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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

To accept tenants with DLA?

281 replies

thatverynightinmaxsroom · 14/09/2017 09:51

I'm a LL of an inherited property, not a professional landlord, and I'm really very ignorant about this.

I've been asked if I'd accept a tenant whose rent would be paid directly by DLA.

Is there any reason I wouldn't or shouldn't accept?!

OP posts:
gingergenius · 14/09/2017 13:28

I get DLA for my son. I'm a hardworking professional who would do anything to ensure we keep a roof over our heads. To those who think DLA= benefits= trouble...do your homework! DLA is not means tested and is only payable to the recipient. How about giving people a chance instead of assuming that everyone who receives a benefit is somehow a second class citizen and therefore trouble!

PopcornBits · 14/09/2017 13:36

Lakielady I received it once.
So not sure what you're saying there?

EvilDoctorBallerinaDuckKeidis · 14/09/2017 13:45

I agree with Lila. DS1 gets DLA because working would exhaust him, hell, even getting to work would exhaust him.

lougle · 14/09/2017 14:07

@Gilead, apologies, I was taking my DD's rate of DLA and adding HRM to it, forgetting that my DD gets LRM Blush. My basic point stands that in most parts of the country, DLA alone wouldn't cover rent.

specialsubject · 14/09/2017 14:28

As many have said, it is all about permissions and insurance - including rent guarantee.

OK, a landlord who can't cope with no rent should not be a landlord, but given the length of time eviction takes ( months) and the cost, very few can accept a tenant that the rent guarantee and legal expenses insurance won't cover. Regardless of disability,work etc.

BTW op you are a professional landlord, we all are.

Gilead · 14/09/2017 14:39

lougle Flowers

mathanxiety · 15/09/2017 00:42

So when payments stop for X Y Z reasons, how will they pay the rent then? I know countless people who claims benefits and payments are never a reliable source of income. It's not a risk many LL can afford to take.
LouBlue

Right, and no tenant with an income from work has ever had his hours cut or been fired.

What a godawful thread.

user997799779977 · 15/09/2017 07:27

No unless they have a guarantor.

Flipfloo78 · 16/09/2017 00:22

As harsh as it is. I would have to say no to renting out to them. Benefits just add so many complications to a tenancy agreement plus with insurance payments etc. We've had tenants in the past on Benefits, they can claim HB and not pass it on to you as it isn't classes as benefit fraud because they're claiming it for the house they're living in. I do feel sorry for people in this situation but it's best to stick with working tenants especially this is your first time.

AnneGrommit · 16/09/2017 00:53

You lot do realise that millions of working tenants also claim housing benefit don't you? Precisely because the rent most landlords charge is so high. It does make me smile when landlords say they'd never accept people on hb - I bet that loads of your tenants claim it and you just don't know about it. I certainly never told landlords I got it back when I was renting privately.

WiddlinDiddling · 16/09/2017 04:06

Wow some serious ignorance in here..

Won't cover teh DLA/PIP not means tested bit, been done.

However if someone were relying purely on DLA/PIP as their only income they would then be entitled to housing benefit/universal credit/some other form of benefit.

Should they lose their DLA/PIP they would still be able to claim HA or whatever and if they lose THAT there is a further benefit one can claim in an emergency where one has zero income.

All of that aside though, this potential tenant is no more nor less likely to suddenly lose their income than anyone else is - an employed person can lose their job, they can become seriously ill they can be fired... shit happens.

And MOST IMPORTANTLY here... the prospective tenant already has their rent paid directly and is asking if they can do that again!

The changes to the way HA/universal credit is paid was that where payment of rent direct to landlord could be done very easily at the landlords request and now is harder to achieve however if the TENANT asks for it to be done it is simple, and not an issue at all (And they cannot just ask for it to be stopped either!).

So actually a tenant with direct payments to the landlord is MORE of a guaranteed income than a tenant paying directly, whether employed or not!

silkybear · 16/09/2017 05:27

it is easy to take the moral high ground when its not your money or risk to take. Op as you are inexperienced I would not take tenants on benefits. its nothing to do with whether they receive DLA or not, just that someone on HB are a higher risk of not paying rent than someone in full time work. that can be a government fuck up, not even the tenants fault. If there was no extra risk insurance companies wouldn't have a problem with it. Many landlords can absorb that cost with multiple properties but for someone just starting out you need to have every protection in place, rent guarantee ect. MN probably isnt the best place for advice on this as you will get called mean/cold hearted but the bottom line is being a landlord is a business transaction and you need to protect yourself as trying to evict someone, repair any damage can run into thousands of pounds very, very quickly.

mathanxiety · 16/09/2017 05:39

And none of this applies when a tenant pays rent from income, Silkybear?

'Just starting out' is no excuse for a LL not to have a fund for proper maintenance and other outlays. Unprofessional and amateur landlords are a scourge.

PigletWasPoohsFriend · 16/09/2017 06:08

just that someone on HB are a higher risk of not paying rent than someone in full time work.

You do realise that no job is guaranteed don't you. Hmm

Partypolitics99 · 16/09/2017 06:25

I clam DLA and I work part time, my husband works full time. If is nit a means tested benefit. Even David Cameron claimed it for his son

MissDuke · 16/09/2017 06:38

My dd is in receipt of DLA and I work 30 hours as a midwife and my husband works full time. We look after our house extremely well and would do so also if we were renting. I don't understand what lots of posters on this thread are thinking.

silkybear · 16/09/2017 07:13

Obviously people can lose jobs at any time, nothing is guaranteed. But there is a reason insurers are less likely to insure based on housing benefit than insuring someone in full time perm work. Whether someone gets DLA or not isn't relevant for a landlord, the question is are they claiming housing benefit to pay rent or using income from employment. One carries more risk than the other.

Dumbo412 · 16/09/2017 07:35

This may have been said, but I'd look into if they had a back up plan for the rent. For example if they have a partner who earns money who will pay rent too, or if they have money saved for the instance where disability benefits are cut.
It's not a given that their disability benefits will be cut, but in my own situation each time I've renewed DLA I was told I was no longer entitled, exactly the same one time, next time I'd actually gone down hill quite severely, then in November a letter was sent to me from PIP which I'd missed, they cancelled my claim and I'd tried to ask for them to resend the forms to me, they refused and I asked for a mandatory reconsideration and again they denied. Its upto this point taken 6 months for my new claim and I'm apparently 2 weeks from a decision.
I'm just trying to highlight how the system can work, so if they are only relying on PIP/DLA it's highly possible that they may have their benefits stopped, it won't be an excuse but they'll genuinely be up the creek without a paddle, and that may cause you problems.

alltouchedout · 16/09/2017 08:58

Employees can not be paid due to an employer fuck up that's not their fault. I work for a big employer and that recently happened to us (not allowed to identify the employer as we were all threatened with dire consequences if we did so). Mistakes can be made, jobs lost.

quercuscircus · 16/09/2017 08:58

I think one of the main parts of the problem is that many LLs make a decision about their Ts without actually speaking to the person. Is this how anyone would decide to give someone a job? Imagine if someone posted asking whether to give someone a job based solely on the fact that they have or didn't have a degree from XYZ - it simply isn't enough information to go on - you have to speak to someone on a human level. Tenants are people; from all walks of life and with all manner of abilities and disabilities. Unless you have proof of their actual dishonesty then why be so suspicious and cynical? Based on the fact that someone else somewhere once did something bad?!

People from any background can easily lose jobs or have accidents leaving them unable to work. Some working or professinal tenants do not pay their rent or care for the properties.

So of course there is no reason not to rent to someone just becasue they receive DLA/PIP and/or Housing Benefit. And it is illegal - and immoral - to discriminate based solely on this. They may be working or not working. They may want a bigger house becasue it will improve their condition and help them get into work. Thye may never be able to work - imagine how frightening and disempowering that may feel?

That tenant's brief email should not be used as an application to a LL and it was unfair and lazy of the agent to forward it to you in that manner. It was merely an enquiry to see if they would be rejected at the first step.

Also bear in mind that having to disclose details of your disability and justify your inabilities can be invasive and humiliating especially when you fear that you will be rejected for housing based upon them. I would be questioning the competence and motivation of your agent for this kind of behaviour - are they really putting in the necessary effort to find you the right tenant?

Why not ask to meet the prospective tenant and talk to them about their life and their position? Find out of they have a current LL reference, find out if the LL/ agent before that will give them a reference. Ask if they have a character reference. Take some time to get to know the person. Sensitively.

Housing Benefit (not DLA/ PIP) can be paid directly to the LL and this is often used purely as a way of reassuring LLs that they will receive the rent money. It may have nothing at all to do with the T's ability to manage money. And, even if the person themselves has some difficulty, it should not be assumed that they don't have anyone who can help them with this. They might have help from a partner, friend, family member, or a support worker.

It is true that some insurance companies wont cover rent guarantee on HB tenants if they are not working, but last time I enquired about this with various companies, this restriction does not apply to people with disabilities. If your company does have this restriction you can change your company. Unlike a person with a disability, you can choose not to be constrained in that way.

Above all, remember that you are both lucky enough to not be disabled yourself (otherwise surely you would have at least some awareness or understanding of DLA/PIP - and suerly you wouldn't have to ask!) and to have one more house than you need.

This puts you in the privileged position of being able to determine the course of another person's life at the most basic level - where they live and sleep and whether they are safe. There are many, many people out there who are literally homeless and/or living in crap and dehumanising conditions, and in properties where their health or disability is made worse by where they live. Yes, the government needs to do more regarding council housing, but it doesn't mean that individual people should do nothing to help.

So I would advise you to please talk to the person - to look them in the face - and find out more about them before you make up your mind.

PigletWasPoohsFriend · 16/09/2017 08:59

the question is are they claiming housing benefit to pay rent or using income from employment. One carries more risk than the other

You do realise people can claim HB and work. The two aren't mutually exclusive

quercuscircus · 16/09/2017 09:03

Also, if you want some sensible and verifed information about the ins and outs of benefits and housing you can talk to Shelter and your lcoal council.

Ktown · 16/09/2017 09:06

I don't see why not. If they are in receipt of some allowances that is likely more consistent that paid work.
Our estate agent filters on credit checks so if the person had bad credit scores it gets flagged. It doesn't necessarily stop me renting to them but if it is for repeated non payment of bills then I would think twice.

Notreallyarsed · 16/09/2017 09:07

We claim DLA for DS1 (processing for DD and DS2 after being talked into it by HV). DP works full time, all our bills are paid on time. But lovely to see such snobbery uninformed comments about people who claim benefits. I'm actually Shock at the PP who referred to benefit claimants as "these people" Hmm

When I was a single parent and claimed income support and HB I never, ever missed a rent payment, and the house was left in immaculate condition. Mostly because I wanted to prove people making assumptions wrong.

OP, the LHA/HB should be able to be paid directly to you, and even if it can't, without knowing the tenants you can't assume that because they're on benefits that they won't pay, or aren't working.

Jobs aren't secure now, zero hour contracts in particular make rent payments extremely tough for many people. Oh, and some of the attitudes on here towards benefit claimants have been lifted directly from that fucking vile rag of a paper that we all hate on here! People on benefits are human beings with thoughts, feelings and a life, just like anyone. It's crass and snobbish to lump an entire group together and look down on them.

and don't even get me started on the LL who don't want to make "reasonable adjustments" in their properties for disabled people, you're disgusting.

ItsNachoCheese · 16/09/2017 09:11

I really dont get all the disgust over people on housing benefit we arent criminals ffs. My dsis has a disabled niece and is stuck in an upstairs 4 in a block and because most ll wont take housing benefit she is stuck, doesnt help when the council doesnt have any 3 bed properties avaliable. So until then she has to carry my dns wheelchair up and down the stairs every time they want to go out and its bloody heavy.

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