I've heard different reasons for why landlords don't like tenants on IS and housing benefits.

One reason I've heard is that benefit claimants have a reputation for being rough and they don't want their property to get trashed.

Another reason is that councils have a tendancy to pay late.

These are the two reasons I have been given. I don't know whether there are any more.

I am fleeing an abusive marriage with three girls. I don't smoke, drink or have wild parties. I like to think I'm a thoughtful, decent human being. I'll be on benefits until I can sort out a means to support myself and my family.

So maybe the council might pay the rent a week late. They are going to pay it every month without fail aren't they? I would have thought that the guarantee of getting the rent every month would be a bonus.

What bothers me is the fact that this is a known issue and yet nobody does anything about it! When I sort my life out, I'm tempted to try to start some kind of campaign myself.

I know that when my sister wanted to rent out her house, the building insurance was astronomical for DSS tenants as opposed to non DSS. She felt awful about having to say no to people claiming housing benefit but couldn't afford not to.

Landlords are generally in a position to pick and choose.

I can remember being interviewed a few times for places in shared houses when I had just graduated.

The thing that would put me off most as a landlord is that when you give notice a private tenant will (usually) move out. If you have a housing benefit tenant then they have to be evicted through the courts as otherwise they are considered to be voluntarily homeless and the dss is not obliged to rehome them.

We will probably sell the flat that we currently rent out at some stage, and it would be a real pain in the arse for us to have to go through the courts to get a tenant out.

The problem arises not necessarily because of anti-social tenants, but because the tendency now is for the the tenants to be given the money to pay onto the landlord, rather than the council paying direct, as it is seen as empowering the tenants to handle their own money. If the tenant has been claiming fraudulently, even if honestly mistaken, the council can recover the money from the landlord, as they have a sitting target, rather than trying to recover from the tenant.
For this reason, most private landlords are reluctant to take the risk.
Even if the council is paying dorectly this can arise. And paying late IS a problem - ( which you need to understand if you are taking on a tenancy!!) - try paying the Inland Revenue late and see what their view is!!

HB is not usually paid direct to landlords so there is no guarantee that the landlord gets paid.

Insurance costs are very high for DSS tennants which means less profit for landlords together with a higher risk of having to claim.

Theres also wear and tear, people on benefits can spend more time at home than somebody who is out for the day working - not always but another thing to factor in.

Also as Bran says, its far harder to evict a DSS tennant.

Whilst I sympathise with you OP, I also believe that landlords should be able to pick and choose who they rent to.

There are lots of known issues with renting - whether dss or non dss but there seems to be little political will to tackle them. It is particularly difficult for families.

I sincerely hope you soon find a place for you and your girls.

Housing benefit is paid in arrears so you get 4 weekly in arrears which is hard to reconcile with the mortgage and with the new LHA as MrsGuyofGisborne says, it is now being paid directly to the tenant.

And some mortgages I have seen specifically specify that you do not rent to people on housing benefit and the insurance is more.

However I do let to people on housing benefit and actively look for people in exactly your situation as I think we are all only a few pay cheques away from it and I know how friends have struggled in the past. One of my tenants split up from an abusive partner and has 3 children. I was happy for her to move in then sort out the bond(guaranteed by a council department) and the housing benefit. So hang in there, there will be something available though I know it is tough.

Dragonstitcher, the best thing you can do is not tell the landlord you are on DSS until after meeting them when viewing flats. That way they will see th ekin do fperson they are. Then write to them and explain you rsituation. They may still be reluctant because of potential issues but landlords are human too and might go out on a limb for someone they know is not going to be trouble.

Will you not be able to claim a cetain amount of support from your husband to help reassure landlord as to means to pay?

The problem is not so much lack of private landlords willing to rent to you as a lack of social housing that should be available to all that need it.

I really sympathise Dragon as I have been through the wringer trying to get my Mum housed near me. I live in the South-East - I could not get my respectable, widowed mother, a woman in her late 50's on a tiny pension with excellent references anywhere to rent in my small town. Despite my dh being her referee (he is a senior civil servant on an good wage). As she is eligible for HB my mum was not considered for any rental properties near me. She was able to find a place in the roughest part of the County town - smelly and depressing and not where you would want you mother to live. The housing assoc all have 5 year waiting lists so we were wasting our time there.

Finally we accepted defeat and she has moved back to wales where loads of people are on HB and landlords will rent to them. She has a lovely little house now - she never would have got that here. No offence to Wales btw - it is simply how things are - and she is happier there.

As a child I was always in rented or Council housing - we were one of the few families not to buy our Council House - now we are finding out the harm that has been done by this policy.

Our mortgage lender stipulated that we could not rent our flat out to DSS tenants when we informed them we would be letting the flat. There was no way we would go against this as it would have made us in breach of mortgage conditions.

I can understand why it bothers you but i'm currently living next to a rented house which is tenanted by a lady claiming every benefit possible, including DSS and IS and HB.... we've had endless problems and only finally got in contact with her landlord last week and he told us he cant evict her just like that!! So now we're waiting on her doing somethign we can report through the police and the council so her landlord has grounds to evict her on!!

His house has been trashed and will cost a heck of a lot of money, my garden has been trashed too over the last 2 years by her kids and yet now we're left waiting!!

I know not everyone is like my neighbour, but instead of getting a flat sorted privatley why not get on the housing list? then you can move into private accomodation when you'r sorted?... may be better in the long run?

Could you advertise under "property wanted" on Gumtree or similar?

There are many people who rent out properties mortgage-free, the last three places I have lived have been like that.

Oh and the councilpaying a week late could be the difference between mortgage payments being misswed and not, we certainly wouldn't have been able to pay our mortgage without the rent being in our account. Not all landlords are loaded

Dragonstitcher, I sympathise with you. It's hard and demoralising when you can't get a place to live because the system makes certain assumptions about recipients of HB.

We were very lucky when we got our flat after DS1 was born. The landlord specified no DSS but we were able to talk to a lovely lady in the letting agency and explained our situation and she had a word with the landlord who gave us a chance.

It's easy to say 'get on the housing list' but when there is a terrible lack of social housing and you are offered accomodation in a b&b for your family, you would give anything for a private landlord to take you on.

it's hard to know as a tenant how much rent the dss will pay IME
sometimes they will not pay the full amount and HB claims can take months to sort out - who is going to pay the shortfall?

I do see the difficulty for landlords in some cases - they are trying to make money not provide a service for people

however I do know from experience as a tenant that it stinks

I know it can be really difficult - a friend of mine in a similar situation had a nightmare problem. Sadly when she found a flat to rent the council did not pay housing benefit for months and months. When she finally found a lawyer who would take her case the council paid up on the day the case was due to go to court. Her lawyer told her that this was fairly standard with this council. Meanwhile her landlord (who was very supportive and did not want to evict a heavily pregnant woman) was getting into arrears with his mortgage...

Where do you live Dragonstitcher? Or I suppose I should say where do you want to live?

I think this clawback thing is a big issue for a lot of landlords.

For example: If you have a partner staying over for more than so many nights a week then the council will classify them as living in the property. hence the amount of housing benefit received will be less and then the council are legally able to chase the landlord, not the tenant or partner, for the 'overpaid' housing benefit.

Also any benefit being paid will be stopped if someone reports that someone is living with you as a partner even if it is not true. It only takes one call from an angry ex partner and the landlord is facing no rent from HB and clawback of any 'overpaid'. Really it is not in a landlords interests to let to people on benefits (however lovely and honest they may be) because the risks are too great.

Have you tried housing associations?

The posts outline really clearly the issues for landlords. I honestly don't think it's a case of prejudice. Ultimately, if people on benefits were a good bet, then landlords would take them on wouldnt they? Unfortunately there are too many risks much of the time. Many landlords are in a position to pick and choose, and really, if they are letting their property, they have the right to do that.

It also explains why the DSS (and so taxpayer) is said to pay over the odds - they must have to when the risks for landlords are so much higher.

Housing in the UK is a mess if you are not lucky enough to own one.

'The problem is not so much lack of private landlords willing to rent to you as a lack of social housing that should be available to all that need it. '

That's pretty much it in a nutshell.

i think the problem can also sometimes be that DSS will refuse to pay the whole of the rent, arguing it's not market rates. this is probably done once the tenancy agreement has been signed, then the tenant, on benefits, so unlikely to have much spare cash, has to top up the rent. this could lead, understandably, to the whole rent not being covered.

Thank you all for your replies. Very informative.

dragonstitcher, I think most council housing offices hold a list of privately owned properties where the landlords are willing to take tenants on benefits (this was where i found my first rented house)

I hope you're on the lists of all your local housing associations - If your current housing is insecure you'll get a better chance of being placed higher on social housing lists.

Oh, and it's not true that Housiing Benefit can't be paid directly to your landlord, you can sign (a section of housing benefit form) for your landlord to be paid directly.

In my experience it takes about 6 weeks for a first claim to be processed and the benefit you are entitled to will be paid 4 weeks in arrears.

"it takes about 6 weeks for a first claim to be processed and the benefit you are entitled to will be paid 4 weeks in arrears."

surely they could process it immediately in a case like this? DragonSticher is fleeing an abusive marriage and has children. How is it acceptaple that she won't get housing benefit for two and a half months?

DS - hope you have somewhere safe to stay in the meantime

We let out our flat, but have never had any DSS applicants because it's a 1 bed. However, we probably wouldn't accept them. We don't do it to make money, we are in a rented house through the Navy, so the flat is to ensure that we keep a step on the property ladder. The rent doesn't cover the mortgage. If our tenant pays late, we can only just cover the mortgage ourselves. I couldn't risk clawbacks or anything like that in addition to the normal problems with renting a property. I've no idea about the impact it would have on our buildings insurance (this comes with our service charge, so we might not be allowed to sublet to DSS tenants anyway) or mortgage as it was never an option for us.

I completely sympathise with you, but as hatrick says, not all landlords are loaded. Hope you find somewhere soon.

Dragonstitcher, I used to rent out a small 2 bed house 4 years ago and when I started to rent it out I was told by the lettings agency that mortgage companys wouldnt allow DSS/benefits which I felt was a shame because YOU were the sort of tenent I was advised by another friend (who rented houses out) to go for. A single mum, on benefits, who wanted to make a settled home for the children, and rent gauranteed every mth.
I, on the other hand got tenants who moved it, stayed a short while then moved on.
I would do as other posters have said, and talk to someone at the lettings agency, and ask them to explain your situation to the landlord. As said before, landlords are human too, and better to get a long term tenant if possible.

No one in their right mind will rent out a property without insurance. The problem with DHSS tenants is that they are uninsurable. You need insurance to cover stuff like fire or flood even with the best of tenants.

I didn't know about the claw back policy and I find it horrifying. Why should it be an honest's landlord's problem if a tennatn has fiddled the benefits system. Would the governant claw back from Tescos for all the food fraudently paid for by benefits.

The sad thing is that many benefit cheats are on low incomes and probably should be entitled to other benefits.

sometimes the mortgage lenders won't allow certain types of tennants. When I was letting a house they refused to allow students. I actually went down the DSS route and let it to a young couple who had a deposit but I had to wait for the monthly payments direct from the dss. That was fine. They insisted on a yearly agreement and then at 10 months they wanted to leave. I was very reasonable and even gave them back their deposit (idiot that I am). The house was filthy and they had caused no end of problems with neighbours that I only heard about later. Shame that a few bad eggs ruin it for everyone.

With the new housing benefit rules the claimants will be paid directly and paid a set amount not dependent on the amount of the rent. They either have the money in their hand or they don't so it's not the problem of the landlord. It's up to the renter to find the deposit/first months rent before they move in. Nor do I believe it would be possible for the government to take the money back from the landlord.

I'm having trouble believing that it ever was possible unless the landlord was an accessory to fraud. Sometimes they were of course. I can remember the real old days when the landlord would find out what you were entitled to and then adjust the rent up to the maximum housing benefit level.

As for evicting tenents you either have the legal right or not. Private tenants don't have less rights. The whole voluntary homelessness thing is a red herring because if you have the right to evict they are not going voluntarily.

As for all poor people being dirty.... I'm sure that's true and really that's why it's fair and right that they are so poor.

my friend was in the same situation so she met up with the landlord and explained the situation and offered good referance and a garentaur(cant spell sorry) and she got it.

the trouble is, greyriver, that many private lets require an income check. and if you need the income from HB to pay the rent or your income is from benefits, that's going to become very obvious to the landlord soon.

private renters do have fewer rights in that their tenancy is only short-assured, from 6 months until however long the landlord wants to set it. but 6 months allows the landlord greater flexibility so that's what many opt for. after that, the tenant can be given the 2 month notice to vacate at any time.

so it's far less secure than housing association/council tenancies, where a tenant can find himself having to come up with a deposit/first month's rent once a year if not more.

oh yes all poor people are dirty, thats the reason yes. Why the hell did no-one mention it before

Someone I know was living privately rented in a house with her partner and there three kids. Partner buggered off and even though she received HB her landlord served her an eviction notice because she was now a dss tennant council/ha offered her a bed and breakfast 15 miles away, for her and her 3 kids but said her cat and dog would have to go to rspca. She went to local press - landlord changed his mind...how very convinient

their not there

"It's up to the renter to find the deposit/first months rent before they move in."

Can't you see how this might be difficult for the OP?

Some councils do have grants set up for this, and some councils even have agreements with private landlords to let to DSS tenants as 'temporary accommodation'.

But this is not the case anywhere.

The root of the problem, of course, is that a huge percentage of social housing was sold off and not replaced.

It can't be expected for the private sector to take up the slack without being forced to do so, which will never happen.

Im absolutley certain that if you are overpaid Housing Benefit it cannot be claimed back from the landlord, just as much as if you were overpaid Income Support they wouldnt claim it back from the shop you spent the extra money in.

And our local council DO accept people as homeless if their private landlord is selling up- maybe its different elsewhere.

Big mouth where was your mum offered a place to live?It sounds like where I live!

'Why should it be an honest's landlord's problem if a tennatn has fiddled the benefits system.'
Because they can. Becasue the landlord is traceable person and they can get at them. And until this is addressed, there will be a shortage of decent properties available to HB claimers.

I used to work in lettings and one of the reasons landlords won't take people on benefits is because it negates their rent guarantee insurance- landlords can take out a poicy on new tenants that will pay them if the tenants ever default on their rent. The companies who offer such policies will not insure tenants on benefits. Not fair, but its the way it is

It is grossly, grossly unfair. I do not blame the landlords, I blame the policies that have forced the land lord's hand.

Also - may have been covered on this thread, but non HB tenants do move out if served eith a section 21 notice - HB tenants go to the council housing office which tells tehm to saty put till evicted or they will have made themselves intentionally homeless {hmm]. The landlord then has the trauma and expense of eviction, so again, it deters people from renting to HB claimers.

I mean 'claimants'

Don't know where you live Fiodyl, but it does happen in Sheffield- friend rented out her house while travelling. The council came after her when they found out that the tennant had been with a partner who was working, so shouldn't have had housing benefit. The council's attitude was that my friend should chase the woman to get her money back.

(sorry off topic, but combustible lemon I do like your name!!!!)

Thanking you kindly

I was in a similar position to you recently dragonstitcher. xp and I had split, I had to stop work, we've had to sell the house. It is very difficult to find somewhere when you're on HB, but what I did was just emailed every letting agents where I live, asking if they had any properties that would take HB tenants. Of about 60 agents, I think only about 8 replied, and only 3 of htese were able to help. The landlord of the house I did find, and am moving into on Sat was actually saying no to HB, but the agents managed to talk him round, explained my situation and he's been great since. Some others were able to help me out, but only if I was able to find 6 months rent up front.

WRT clawing back overpayments, the council tried to clawback from an ex landlord of mine when xp and I were being done for benefit fraud. (Their cock up, they put a new claim through for us when we were claiming the 4wk carry on when I started work)

Some do take on DSS tenants dragonstitcher

I have just been given one finally and im on IS, i get all of my rent paid but had to go through quite a few checks to get there!

If you ask at every state agents you know then they should be able to tell you if they have any landlords who accept DSS, i bet you will find one because i did.

The only thing i would say is that the house ive just started renting is a MESS and i think the landlord thought he could get away with it because im on benefits, but luckily its all being sorted now!

Anyway i would seriously ring around all the agents you know and find out

It makes me so angry to read this dragonstitcher. You should be getting all the support you need not being discriminated against.

I rent to a single mum on benefits and yes it does cost more to insure. I don't mind paying a bit more, I would hate to lose my tenant, she's great and loves her home therefore looks after it.

Good luck with your new home and new life.