Question

[kregrs]

Me and my partner were given a 3 month notice to quit our property on the day the tenancy runs out, no problem with that, the landlord has put the house on the market. We have just under a month to find somewhere, and so far have drawn a blank. Both currently unemployed but looking to start business in coming months, on Housing Benefit and with a pet dog. It seems every letting agent or landlord we approach just doesn't want to know, eiher because of the dog or the benefit.

Is there anything we can do? At the rate we are going we're going to be homeless very soon. Local authority have been no help at all so far, have both tried getting jobs so we can get off benefit but no luck yet.

Giving up my dog is out of the question as well, I may sound like I'm being stubborn but having had to fight the RSPCA to keep him, and all the hassles I have been through with him, letting him go is NOT an option.

[LittleMissSunshine]

hi kregrs

i am familiar with the problem as I am running into it too. I know that my landlord wanted references and/or guarantors, both difficult if you are unemployed and dont want to (or cant) involve family.

I know from when i applied for housing benefit that there is a list of landlords that take tenants on housing benefit. I havent look recently (am planning to go next week again), so have you checked with your council?

Otherwise I also would not know what to do, so hopefully someone here has some more suggestions.

Keep us posted how it goes

LMS

[Ms Fi]

I had a similar problem, couldn't get council housing (hadn't been in the area long enough and a lack of housing), couldn't rent through an agency as on benefit (hardly my fault my husband upped and left for someone else!) and couldn't stay with my parents - 7 of us in a 3 bed property!!

In the end I took a private rental which was the biggest mistake of my life, constant harassment from the landlady, repairs not being done, the house is in a terrible condition and whenever I say anything I get threatened with being thrown out!

My lease ran out in October and everyday I'm expecting a letter through the door serving notice.

I'm now a student (so still on housing benefit!) and still can't find anywhere else to live In the words on one agent, you don't stand a chance in this town on benefit - you're just not the sort of tenant the landlords want.

Can't move towns as the kids are settled in school and with the various statements, IEPS and health problems they can't be moved.

Sorry I can't offer any help but just wanted to let you know it's nothing personal and it's a problem everyone on housing benefit has across the country. Keep trying though, hopefully something will crop up.

[Aequitas]

Please remember that the tenancy does not come to an end until a court order is made.The landlord cannot apply to the court until after the notice has expired. The local authority will not regard you as homeless until a court order is made.

[marlow]

I may be missing something with this no DSS thing that most landlords prefer but why do they prefer it? Taking someone on DSS GUARANTEES their rent being paid and directly into the landlord or agent's account and they can also charge the earth in rent too and get away with it most of the time. So what gives?

[Ms Fi]

I know!! I know!!

I asked one of the local rental agents about this and their response was very interesting.

1. the local authorities are now paying the tenant and then letting them pay the landlord - could be several months before a tenant would be evicted having not paid rent (so basically we're all thieves who'll steal the money and won't pay the rent!)

2. whenever there's a change in circumstances it takes the council ages to sort it out and HB isn't paid in the meantime, so no rent is being paid

3. tenants will be at home all day and will put more wear and tear on the property

4. tenants on HB don't take as much care over the property as working tenants (we're all scum you see!)

5. having HB tenants affects the insurance premiums the landlord has to pay (no idea if that's true or not)

It's so hard trying to get a tenancy if you're on benefits - I'm on Income Support as my husband left me and our children with nothing. I'm currently studying for a BSc in Criminology and Pyschology yet all the rental agents and landlords see is Housing Benefit claimant and they're not interested

[Joa]

Guys, some Local Authorities have a list of landlords who are prepared to take HB tenants on. Some have Rent Deposit schemes. Can you ask about it?
As for the pet dog; some landlords would agree providing that you are prepared to give undertaking that the property will be professionally cleaned and sanitised upon your leaving. Guidance on unfair terms in tenancy agreements http://www.oft.gov.uk/shared_oft/rep...rms/oft356.pdf say that the landlord musn't refuse to allow pets unreasonably- see Table 4.2: Examples of potentially unreasonable prohibitions
Besides, the revised Homelessness code of guidance for local authorities ( July 2006) stipulates in 8.32 that Local Authorities are obliged to help without waiting for the court to issue a possession order.
The Secretary of State considers that where a
person applies for accommodation or assistance in obtaining accommodation,
and:
(a) the person is an assured shorthold tenant who has received proper notice in
accordance with s.21 of the Housing Act 1988;
(b) the housing authority is satisfied that the landlord intends to seek possession;
and
(c) there would be no defence to an application for a possession order;
then it is unlikely to be reasonable for the applicant to continue to occupy the
accommodation beyond the date given in the s.21 notice, unless the housing
authority is taking steps to persuade the landlord to withdraw the notice or allow
the tenant to continue to occupy the accommodation for a reasonable period to
provide an opportunity for alternative accommodation to be found.
http://www.communities.gov.uk/pub/62..._id1501625.pdf

[Esio Trot]

Originally Posted by marlow

I may be missing something with this no DSS thing that most landlords prefer but why do they prefer it? Taking someone on DSS GUARANTEES their rent being paid and directly into the landlord or agent's account and they can also charge the earth in rent too and get away with it most of the time. So what gives?

Even if we assume it is GUARANTEED, it is not the first time that the tenant has revoked direct payments to the LL and then spent the rent money on booze, fags, or spliffs.

The Rent Officer give a maximum rent payable - which is no more than the average of rents for that type of property in the locality - hardly charging the earth!

The main reason though in the last year or so is that most BTL mortgage forbid letting to those on housing benefit.

[kregrs]

We may have finally found somewhere. There is a local estate agency which, due to the type of properties they sell (nothing below £300k) I'd dismissed as being unable to help. Actually went to see them, felt out of place in the posh offices, but instead of being looked down upon becaue of circumstances, were actually very helpful.
Yes, they do have landlords who take HB and pets, and they have a property within our price range. The lettings manager is speaking to the landlord over the weekend, will get back to us on Monday.
The house itself is not what we were looking for, being 6miles out of town and fairly isolated, but beggars can't be choosers, and I'm just glad that someone is actually helping us for a change and not brushing us aside.