To want to move house? It's f***ing impossible.

[MyDogShitsMoney]

I'm renting and want to move as the house I'm in is starting to need a fair bit of maintsoenance. (damp issues, wiring problems, garden wall falling down, kitchen tap broken.....)

The problem is every single fecking advert says no housing benefit. Every single one. WHY?

Surely a Landlord would be happier with HB as it means guaranteed payment?

I do work as well but only part time so since stbXh left I have to claim a little help.

My credit history is absolutely fine, I keep my house immaculately, I have never once been even a day late paying the rent and I have great references from 2 landlords from houses I have lived in for 4 and 6 years respectively to prove it.

Yet just because I no longer have a husband I'm not deemed worthy of renting a little 2 bedroom house. Anywhere.

I'm so fucking pissed off. I just want a nice little home for me and my son. Is that really too much to ask?

(I don't know what maintsoenance is. I meant bloody maintenance obviously.)

Too pissed off to spell

Some mortgage companies don't allow benefits claimants. Some don't trust the benefits people. Some don't trust the claimants.

Sorry if I'm being thick but how do they know you're on housing benefit?

Think it's because of the landlords mortgage...they don't allow hb for insurance reasons
Something like that

Have you told the landlord about these issues. If he refuses to sort out these - go to environmental health as the damp issues could end up affecting yours and your son's health.

I havent any experience of renting but how about trying to approach a landlord directly of a house you like that is available. You could show references and explain your situation. They may just put it as a matter of course but would be flexible if they actually met someone who seemed like a potentially good tenant.

Some Authorities are working with private landlords to guarantee properties on behalf on tenants.

I thought it was something to do with landlord insurance? I may be wrong. Good luck in finding somewhere - any chance of a housing association place?

Problem is, HB is NOT guaranteed for landlords. Almost all councils will only pay the money to the tenant who sometimes don't pass it on - plus if it turns out that a claim is fraudulent then the LL has to pay back every penny he's had in rent. Not a good situation at all.

But I feel your pain - it's crap.

Perhaps it would be better to stay where you are and force your current landlords to fix all the problems. Get environmental health round to check the place and they can order the LL to sort out things like damp & wiring.

If the LL then gets shirty & evicts you, at least it'll be through no fault of your own and the council will be able to help you get new accommodation.

Cross posted with all of the above. If it is mortgage issue, not all landlords would have mortgages on their properties but then if it is an insurance issue it seems incredibly unfair and discriminating.

Hi,

I am a landlord. I think that there is a snobbery / fear of "HB" tenants that they will be in some way be worse tenants. I have had HB tenants and have only once had a problem when a tenant asked me to lie on their claim form.

If I were you I would call them and explain your situation, talk about your references etc. You put your case very well in your OP.

Good luck.

Could you get some good references and hand copies with a covering letter explaining that you are looking for a long-term let, that you are an exemplary, careful, respectful tenant with references to prove it, to some local rental agencies?? Most agencies and landlords would bite their arm off for a good tenant they can trust.

I thougt it was a private matter and that the law had been changed in tenants favour...as in you need not tell them!

@TheSpokenNerd That's true, it is. There's no obligation on the part of any tenant to say that they're on HB - and if they tell the council not to tell the LL then they can't.

But, any LL will want work references etc, which is difficult to provide when you're not working. That's the problem.

It's because anybody who claims housing benefit is obviously a drug addicted alcoholic scumbag who smokes 60 fags a day and has a plasma telly in every room!
Until this myth is dispelled then anyone privately renting on HB is screwed!!

OP does work though OHare so surely that's ok then? OP if you have a deposit and a work ref. you sould be fine...don't mention the HB....ask SHELTER for advice on their website...excellent site it is too.

Wow you lot are quick! I only disappeared for 5 minutes to put DS to bed!

I didn't know that about the mortgages or insurance. That's shit

I don't have to tell the landlord I suppose but I don't like the idea of lying IYSWIM. (The council here give you the choice of having it paid to you or the LL direct.)

I'm happy to approach the agents and ask them to present my case to the LL but is it really worth it if they genuinely can't accept me?

That's such a crap rule, what on earth difference does it make to the mortgage or insurance? Mind you I freely admit to having no clue about that sort of thing having always rented.

The damp is because the gutter has been blocked for so long that the whole front of the house needs re-pointing. The rain is actually coming through the wall.

I told her about it 6 months ago and she promised to get it done but as usual I haven't heard anything since. She's really nice but just seems to forget about things. She's also incredibly tight but so are most LL I've dealt with.

The OP is working.

The LL will usually ask for evidence that the prospective tenant can afford the rent.

This may lead them to disclose they are receiving HB.

A past tenant asked me to complete a declaration that they were a tenant (true) and that I was charging them £500 pm (not true). I declined.

DISCLAIMER - I do not think this woman was in any way representative of those in receipt of HB. I have had other tenants who got HB and they were great.

I'd consider it, depending on references but my insurance won't let me. So far I've never let to anyone with kids, I worry about damage and complaints from neighbours about noise. I have kids myself, so I know what it's like. So far I've always had single professionals apply. People without kids who are at work all day cause a lot less wear and tear on the house.

The LL of the house next door to one we rent had a terrible time with a HB tenant. She didn't work, had men in and out the house at all hours and he had to spend more than £10k on repairs after he evicted her. My tenants threatened to leave because she was such a bad neighbour, it's put me off a bot.

Don't they also ask for guarantors these days?

bit, obviously

mydog, I do think it's work approaching the LL direct, we aren't all ogres, a lot of us didn't intend to be LLs. I fell in to it when DH (then DP) moved in with me and we didn't want to leave his house empty.

I guess insurance companies must have more claims relating to HB tenants. They just work on statistics, not prejudice, so some may offer insurance that includes HB tenants but they'd charge more. In an area with plenty of tenants I can chose cheaper insurance and still have a good pick of tenants. If I had less applicants I might need to consider taking on the extra costs.

That's really interesting to know that I don't legally have to tell them thank you!

I really would rather not tell them (although the principle is what's really pissing me off). Wouldn't I be invalidating their mortgage/insurance though, that wouldn't be fair to them.

I think we have a serious problem in this country with this issue. Afterall it leaves people like the OP in substandard housing. It's discrimination.

I cannot understand for the life of me why if fraud occurs, the landlord has to pay money back. It is the tenant's debt. The goverment wouldn't go to tescos and ask for money back for all that food the fraudster ate. Or to clothing shops. Or to electricity companies. Why then do landlords have to give money back. This is a huge issue, imo and creating more problems. It shouldn't be legal.

Oh sorry - missed the bit about you working.

BUT...it makes no real difference if most or all of the rent is paid by HB & they're saying they won't accept it.

But I do agree with you, OP, it's crap and unfair. Here's some things you can try if you haven't already:

Your local council housing department may keep an up-to-date list of properties currently available that will accept HB. Have a look, and be prepared to keep looking on a weekly basis.

Forget agencies - they will usually only accept HB if it comes with a mega deposit and/or guarantee. You need to go direct to landlords and they can be found on sites like Gumtree, FridayAd & your local paper. Sometimes they might advertise in shop windows.

If you talk to the landlord and they say "No, can't accept HB" then be ultra, ultra friendly about it. Lay it on with a trowel..."Oh, I understand. I don't blame you if I'm honest - there are some people out there that give the rest of us a bad name" etc etc. If they can't accept HB because of insurance then this won't work - but if it's because of nervousness etc then it might make them think "Hmmm...well actually she sounds OK. I wonder?" This approach CAN work - it worked for me exactly like that.

Good luck.