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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

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Original poster

If you are/were a landlord, what would persuade you?

31 replies

midori1999 · 13/02/2015 21:27

If anything, to accept a DSS tenant? I really like a property, but as my move is following a separation from my DH and I am having to relocate, I will be in benefits initially. The landlord has said no DSS, but the agent is going to discuss with them. Is there anything that may convince them? I have a guarantor and could possibly pay some rent in advance or a larger deposit.

AIBU to think they might consider me?

OP posts:

gobbynorthernbird · 13/02/2015 21:32

I think it's to do with their mortgage company, rather than the landlord.

thecatneuterer · 13/02/2015 21:35

A guarantor and some rent in advance to cover the often couple of months before the housing benefit starts to come through could well persuade me - if you seemed 'nice'. However many insurance policies specify no DSS, which can make things difficult.

notnaice · 13/02/2015 21:36

Did you have a job until you relocated? Why did you relocate? How easy will it be to find another job? Can you show a full CV without gaps.

I think if you want them to consider your case on an individual basis then they need to know you are a safe bet. The more information you can priovide to give a big picture of why you are in the position that you are and that it is most probable that it will only be temporary, the more you will be considered. Especially with a guarantor and a big deposit or extra rent up front.

londonrach · 13/02/2015 21:37

Surely that depends on type of mortgage and insurance the landlord has. Certainly worth asking

MagratsHair · 13/02/2015 21:37

A guarantor will make a huge difference it may be enough to swing the balance for you

notnaice · 13/02/2015 21:40

We want a guarentor even with no DSS tenants so that on its own wouldnt be enough to persuade us. We'd want a bigger picture.

HappyAsASandboy · 13/02/2015 21:40

Yup, nothing can convince them if it is a mortgage company/freeholder/management stipulation. It just isn't worth the risk to them of their mortgage company/freeholder/management company finding out.

holeinmyheart · 13/02/2015 21:42

I am a LL and I think I would be convinced by a face to face meeting. I have interviewed all prospective tenants and feel that I am a good judge of character. I have never been let down as yet.
So ask for a no obligation meeting. Just don't take it too personally if they meet you and still say no. Landlords have to think of their rights first.
Having a guarantor is good and being able to pay in advance is good. Any previous job references would be good as well. Character references would all be a help.
Best of luck

Sazzle41 · 13/02/2015 21:49

Depends where you live massively i think. In London i would say fat chance, rentals are getting 6+ applicants for every flat so cream off working tenants as good bet over DSS. I dont even get to sit down befoe i get told "if you arent earning over 30K we dont take applications for 1bed flats. Luckily i earn slightly more contracting but it can vary/ go up and down.

In the Midlands where I am from, local agents like the independants i worked for will take you if you get Housing Benefit paid direct to the Landlord - you get the option to have it paid straight to a landlord when your first claim it. Most of the large chains are still no pets, no smoking,, no DSS, but small independants use their discretionand are more flexible as are their landlords in my letting experience.

Original poster

midori1999 · 13/02/2015 21:54

Thankyou. Not in London. I'm relocating as I only live where I do now as my DH is in the army, so going back 'home'. I have been a stay at home mum for many years, but have a trade I could easily go back to. I am a carer for my son and get carers allowance and DLA for him.

OP posts:

mindifidont · 13/02/2015 22:01

notnaice, can I just ask why you would want a guarantor for non-DSS tenants?

MagratsHair · 13/02/2015 22:08

Just to add midori that I rented for exactly the same reasons as you and I chose to rent from an agency as I felt there was more protection for me. Time and again there are threads on here about awful landlords but agencies have a good working knowledge of the legalities involved in renting and I was attracted to the security of knowing the landlord couldn't turn up one day and decide we had to be out in 2 weeks. Also if there's a problem with heating or plumbing, an agency will get some one there to help within 2 days so you are not stuck with a landlord prevaricating about getting stuff fixed.

bigredtractor · 13/02/2015 22:10

I personally have no prejudice against DSS tenants but our mortgage Ts &Cs stipulate that we can't rent to those in receipt of housing benefit (or students). I often wonder whether anyone might challenge it legally eventually, but its quite common.

EnriqueTheRingBearingLizard · 13/02/2015 22:12

DSS tenant wouldn't be a problem at all but a face to face meeting has always decided for me. I've never been let down yet by going on that.
People who seem like they're a good bet on paper are often not anywhere near as good a tenant as someone who's trying to get on their feet.

Fizrim · 13/02/2015 22:17

We have been landlords and it was a condition of our insurance (no DSS). I assume we could pay extra or something if we did take on a DSS tenant but the situation never arose.

I will also say from bitter experience that employed tenants can be pretty slow at paying and a guarantor is no use at all in the short term so I remain to be convinced how useful that clause in the policy actually is!

Hope you find somewhere suitable very soon.

yellowdaisies · 13/02/2015 22:21

Personally my mortgage forbids it. Plus I'm aware how much housing benefit would pay for that size of house where I live and it's £400 less a month than the market rent. Have you checked how much housing benefit you'd be entitled to?

But in the past when I was on benefits we found that some landlords initially said no DSS when what they really meant was that they didn't want to be dealing with the DSS and waiting for rent in arrears. If you could find a deposit and first month's rent you might persuade them.

mytitiferssungtheirsong · 13/02/2015 22:27

Slightly off topic but why do mortgage/insurance say no dss? What's the difference? It's all the same money at the end? I am in receipt of housing benefit but have been extremely lucky to be able to rent privately through an acquaintance.

Original poster

midori1999 · 13/02/2015 22:28

I think I had just assumed that landlords wouldn't be willing to of want to meet me as it may be a hassle for them? I would be more than happy to do that if the landlord wanted to.

I will ring the agent back tomorrow and ask if they managed to ask the landlord and if there is anything that may make them consider me. I suppose I have nothing to lose.

There are a couple of other nice properties that may be an option, be I just do really like this particular one. I'll just keep everything crossed!

OP posts:

Lazaretto · 13/02/2015 22:29

I wouldn't as a rule of thumb. Rents are too high in London to risk it. Move out of London.

Want2bSupermum · 13/02/2015 22:30

Just be honest and yourself. You sound like a good tenant. I am a LL and have rented to a whole range of people/families. What I look for is someone who is going to be responsible for paying the rent but will also look after the place, reporting issues to me on a timely basis.

I had a couple with a disabled child applied to rent my flat in London and I turned them down for the sole reason that the property was not right for them. I was very upset with the agent that they took money from them as they clearly were not flush with cash and from speaking to the couple it was clear the agent had mislead them. I was able to shame the agent into returning the fee to them and moved my business elsewhere as I don't do business with people who take advantage of others.

There was no way the child would have been safe in the flat and I couldn't put the adaptations in as it was a period conversion. I did call up the council and our local MP to try and help them as they had been given the run around. The MP did a good job of helping them and they were housed in suitable accommodation shortly after.

Word of advice... Don't offer a guarantor. Always puts my back up because its you admitting you might have a problem paying the rent. Let the LL suggest it and then say you can arrange that. I would prefer 3 months rent paid in advance with no rent due for the last 3 months of the tenancy agreement. Borrow the money for this from the guarantor if you don't have the cash. I do not do security deposits and I know quite a few landlords are also doing this too. In effect you are only putting up an extra months rent when you move in compared to doing it conventionally.

If your son has special needs that require adaptations I would speak to the council and look to have them coordinate a home. If they are slow (they will be) get hold of your MP and attend one of their clinics. My experience was that MP's have special powers that can get things done when it comes to medical care and housing.

Original poster

midori1999 · 13/02/2015 22:31

Yellowdaisies, yes, I've checked how much housing benefit I'd be entitled to and I would need to pay extra on top to rent any suitable property tbh, including this one, but I can afford it due to the DLA/carers allowance. (Part of the reason I need a larger property is that my disabled son needs his own room)

OP posts:

notnaice · 13/02/2015 22:32

mindif Our agency just advised us to, so we always have and I suppose it's given us peace of mind. It's a big national letting agency.

Piratespoo · 13/02/2015 22:37

I actually prefer housing benefit recipients and I get the money paid direct from the council, who actually pay a little over market rent! I have had three so far, and have had very few problems. They normally stay longer too. So try and speak to the landlord direct, rather than the agent if you can.
I don't even use an agent. I go straight to the council and ask who wants a flat and is on their waiting list and they provide me with a tenant, if I like the look of them, I go with them!

Original poster

midori1999 · 13/02/2015 22:38

Thanks want2be. My son doesn't require any adaptations thankfully. I had assumed all agents would require a guarantor for tenants on DSS tbh. Most of thee trying agents I have spoken to have actually been pretty good and said that whether DSS is accepted depends on the individual landlord.

I live in army accommodation at the moment and so am used to keeping the place in good order as they are so strict when you march out, the place has to look as though it's never been lived in.

OP posts:

MadameJulienBaptiste · 13/02/2015 22:39

I may be mistaken but I think many landlords are put off ds's because in the event of a housing benefit overpayment, the landlord has to pay it back.

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