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Original poster

Renting advice needed

13 replies

Middleofthenight7 · 10/04/2023 14:32

Please can someone help me with this situation. At present I own and live in a home with my ex and two children. He is able to buy me out (I could never afford to stay on my own or buy him out) I really need to leave asap bcos it is having a terrible effect on my mental health. I have a deposit and first months rent for somewhere but until all the money comes through that is all I have in my bank at the moment. I work 30 hours and have applied for a small top up of us but do I claim the renting part of ur before I start renting or do I need to get a rental agreed first? I’m not sure if I can get a rental without the uc in place bcos I don’t earn enough. I’m very confused about how it all works

OP posts:
User17865 · 10/04/2023 14:35

You do need a tenancy agreement to be able to apply for the housing element. Unfortunately it can be hard to find a landlord who’ll accept benefits.

Original poster
Middleofthenight7 · 10/04/2023 15:06

Thank you, the majority of my earnings is from employment, it is only a small top up that would be benefits do you think this is going to cause me problems? Also would I be better waiting for the lump sum out of my house before trying to rent somewhere? Do you think that would make me a more attractive tenant? Sorry for all the questions I’m just really struggling to work out what to do and I have no family to help out financially

OP posts:
BennyBlancofromtheBronx · 10/04/2023 15:25

You may need to pay 6 months in advance if you haven't got a guarantor and won't pass the income checks. Is your credit rating OK?

CapturedLeprechaun · 10/04/2023 15:27

Almost all letting agents will say you need to earn 30 x the monthly rent to meet the affordability criteria via your earnings. If you don't earn this, you will need a guarantor.

So for example my rent is £1,500 a month, and I earn £42,000, but I "need" to earn £45K a year to meet the affordability criteria so I failed the checks.

The landlord was lovely and understood I would also get some top up UC, as well as child maintenance, and agreed to let to me against the agents advice. I don't think many landlords would be so nice.

Greensleevevssnotnose · 10/04/2023 15:31

It's very hard to rent. I failed the 30x rent thing too. I couldn't stay with my ex so I moved in to an air b&b for 65.00 a night for about three months until I found a private landlord with an HMO who didn't want a deposit or references. I couldn't get a guarantor as my parents lived overseas at the time.

Babyroobs · 10/04/2023 15:33

Once you get the lump sum payment from your ex you will not be able to claim UC if you have savings over 16k. Not sure if you are aware of this?

Bemyclementine · 10/04/2023 15:35

You won't be able to claim the housing element if UC until you have a tenancy agreement. But you can do an online calculation so you know how much you'll get.

Asabove re your lump sum.

Original poster
Middleofthenight7 · 10/04/2023 17:10

Thank you for all of your helpful responses, I didn’t realise about the 30x rent rule. Do they take into account child benefit payments or child maintenance payments if it’s not through csa or court ordered? Yes I know about the savings threshold, I just need the uc top up to see me through until the house is all sorted though by the sound of it a lump sum may not help me out. Not sure what to do, it’s not enough for a deposit as mortgage but too much for benefits!

OP posts:
roarfeckingroarr · 10/04/2023 17:14

Can you refuse and stay put? Are you married?

Twoshoesnewshoes · 10/04/2023 17:17

Is your lump sum enough for a deposit on a shared ownership place?

misssunshine4040 · 10/04/2023 17:25

CapturedLeprechaun · 10/04/2023 15:27

Almost all letting agents will say you need to earn 30 x the monthly rent to meet the affordability criteria via your earnings. If you don't earn this, you will need a guarantor.

So for example my rent is £1,500 a month, and I earn £42,000, but I "need" to earn £45K a year to meet the affordability criteria so I failed the checks.

The landlord was lovely and understood I would also get some top up UC, as well as child maintenance, and agreed to let to me against the agents advice. I don't think many landlords would be so nice.

Not relevant but just wanted to say that it's outrageous that a person earns £42,000 and still need UC and not pass affordability check for a reasonable property.
What a mess this country is in!

Original poster
Middleofthenight7 · 10/04/2023 17:33

Twoshoesnewshoes - It is enough but there aren’t any being built where I live and I really don’t want to move my kids out of the area if I can help it
roarfeckingroarr - I guess I could but then he would just get a court order to sell the house and I would get less that way bcos he offered me more
I just don’t get how other people do it, I will have £60000 in cash but bcos I only earn £18000 a year I’m stuck! It makes no sense

OP posts:
CapturedLeprechaun · 10/04/2023 17:52

Middleofthenight7 · 10/04/2023 17:10

Thank you for all of your helpful responses, I didn’t realise about the 30x rent rule. Do they take into account child benefit payments or child maintenance payments if it’s not through csa or court ordered? Yes I know about the savings threshold, I just need the uc top up to see me through until the house is all sorted though by the sound of it a lump sum may not help me out. Not sure what to do, it’s not enough for a deposit as mortgage but too much for benefits!

No, the affordability 30x rule doesn't take into account child benefit or child maintenance- literally earnings only. If you fail that check, they'll probably ask for 6months/a year rent up front, or a guarantor. Would/could your ExH be your guarantor? Failing that, you can ask the agent/landlord to consider you anyway due to the fact you also have maintenance/child benefit etc, but unless the property has been on the market a while and/or there's not much interest in it (certainly not the cases for rental properties near me right now), it's unlikely they will want to let to you.

And yes, as soon as you have 60K in your account, you won't be entitled to any UC and it will all quickly disappear in rent costs, which is hugely frustrating, but I don't think there is a way around it.

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