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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

Landlords - WIBU to omit this detail?

42 replies

MockneyReject · 30/09/2017 17:52

I need opinions from landlords/private tenants, please.

I'm currently in refuge, miles from 'home'.

The support and housing help I was led to expect hasn't materialised. There is simply no social housing available locally.

DS is settling well in his new school, so I am very reluctant to move him again. This is his second school since Easter, due to the separate infants/juniors here.

So, our only option is to rent privately. The LA will lend me the deposit, and I am entitled to full HB.
I have no guarantor. Unsurprisingly, very few agencies/landlords will even consider me as a tenant, as I'm not working. (Obviously, I want to get back to work, but need to know where we will be living/going to school first - it's a vicious circle).

So far, I have been honest about my situation. But I'm wondering whether prospective landlords are being further put off, by the fear of an angry ex turning up and damaging their property.

I need to maximise my chances of finding somewhere, ASAP, as I only have 4 weeks left at the refuge. So far, I have applied for, and been turned down for approx 100 properties, this week alone.

So, WIBU to not mention the refuge, if it doesn't come up? If you're a landlord, would you dismiss us as 'trouble?' (We're really not, BTW!)

OP posts:
LazyDailyMailJournos · 30/09/2017 18:05

No it wouldn't bother me, but I would want to know your current address for the application form (as I would cross reference this against your ID to prove it was you). I'd also be wanting a previous LL reference and if you weren't able to supply one, then I'd want to know why. The point of this is to explain that lying about your circs may be difficult because the routine questions you'd be asked on an application would make it difficult for you to seem credible if you were covering up your current living arrangements.

Can WA or the refuge recommend anyone locally that has previously taken on tenants from the refuge?

Ttbb · 30/09/2017 18:08

They are probably more out off by a lack of references/employment. Find a job first, you can always find a different one once you have moved.

DontTouchTheMoustache · 30/09/2017 18:09

Flowers i hope you find something op. No real advice but it sounds like a very stressful situation

Starlighter · 30/09/2017 18:10

Try not mentioning it and see if that helps. It's worth a try. Good luck.

Santawontbelong · 30/09/2017 18:10

Could you ask a previous boss for a work +personal reference? And don't take it personally - some mortgages (buy to let) are on the understanding the tenant won't be receiving hb. .

BarbarianMum · 30/09/2017 18:10

For me, quite the opposite - I'd be more likely to rent to you (don't generally take non- employed people on as tenants). But i may not be typical.

Allthebestnamesareused · 30/09/2017 18:11

Unfortunately most landlords who have a mortgage on their properties are not allowed by the terms of their mortgage to rent to someone in receipt of housing benefit

LazyDailyMailJournos · 30/09/2017 18:13

HB isn't an issue for me - lack of work is. The tenant needs to be in employment, even if it is only a zero hours contract, as it's a condition of the insurance.

LouiseH2017 · 30/09/2017 18:15

As a LL I'd be more inclined to let to someone from a refuge than a regular DSS person. I've let houses for many years and no longer accept DSS applications due to the condition of the house when they leave.

However, I would consider a person from a refuge (assuming paid by DSS) separately as I would guess that their circumstances were different.

(Sorry for the generalisation of DSS, buts that's just my personal experience and has cost me thousands of pounds to rectify)

Original poster
MockneyReject · 30/09/2017 18:21

Thanks, everyone.

I have references from my current voluntary work, and my ex employer, just not a guarantor.

Also, the rent at the refuge is very high. I will struggle to pay it from a school hours job at minimum wage, which is why I'm trying to find a place, first. The address is also a problem - it has to be kept secret, so I have to use a PO Box on applications.

OP posts:
astoundedgoat · 30/09/2017 18:27

The refuge wouldn't bother me, but the work thing would. Honestly, under the circumstances I wouldn't be limiting yourself to a school hours job. I understand that your situation is very stressful, but a regular full time job looks much better to landlords (more income!) and you can sort out wrap around care when it is actually happening. Does the new school have after school care?

LoislovesStewie · 30/09/2017 18:29

Have you presented as homeless to the local authority? If so will your caseworker not phone landlords for you? I always did this for my clients when I was a homeless officer. Often the landlord would be helpful once I had explained the situation.

Oysterbabe · 30/09/2017 18:34

We always ask for proof of last address, utility bills etc and also a reference from the landlord if renting. I'm not sure how it'd be possible to not say tbh.

Pickleypickles · 30/09/2017 18:42

louise unfortunately you are right, a good portion of DSS tenants ruin houses and it makes it so much harder for the remaining decent people to rent. (Speaking from experience of people i know who have ruined houses, a friend of mines daughter removed every door in the property and binned them?! Cost 100s to replace not to mention the lack of cleaning gardenig etc that all cost money to rectify and LL's i know who has been on the recieving end.)

Original poster
MockneyReject · 30/09/2017 18:42

The new school has breakfast club and there are after school activities.
Admittedly, I'm uncomfortable with the idea of extending his school day too much, as he has just lost everyone and everything he had, and I'm his only constant.
School run is currently 2 hours a day, which is another obstacle.

I worked within adult MH for most of my adult life, but my own is too fragile to contemplate that, right now.
I'm (possibly irrationally) worried that I'll be competing with younger, healthier applicants, for unskilled work - of which I have zero experience.
It's interesting that even a zero hours contract would be better than nothing, though.

OP posts:
Pickleypickles · 30/09/2017 18:44

Also when i was looking to private rent i was told by several estate agents that unless i had an income of atleast 30k i would need a guarantor. Its a really shit system OP you have my sympathies.

Dragongirl10 · 30/09/2017 18:46

I am a LL, the refuge thing would not worry me, the fact you are not working is a problem, as neither my mortgage or insurance will allow HB tenants, and sadly the default rate is over 50%

To avoid wasting precious time,

If l were you l would tell all agents you may be registered with so they can advise you which of their LL will accept HB, ( probably those with no mortgage to start with.)

Is there no way you cannot get a job first? if you could settle on an area, get a job then most of those issues will be gone .Renting should not be a problem.
Good luck

GorgeousLadyOfWrangling · 30/09/2017 18:47

Refuge would not bother me but my mortgage lender and insurance would be arsey about HB without guarantor. Wishing you luck x

Original poster
MockneyReject · 30/09/2017 18:56

I have made a homeless application, but haven't (yet) been accepted. The LA just kept reiterating that there is simply no social housing available, and that the only way I will get a private rent is to apply for anything and everything in the hope of finding a sympathetic landlord.
They have warned me that even if I am accepted as homeless, we will end up in B&Bs indefinitely, which is just as insecure and anxiety inducing as short term private tenancies.

It's all such a bloody mess. I almost wish I'd just stayed put. DS was never in danger; as far as he was concerned, life was good. The police frightened me by saying that just one unlucky punch could kill me, and that someone would then have to tell DS I was dead. They also talked about all the support I would get...

OP posts:
Creambun2 · 30/09/2017 19:01

And landlords wonder why they are so unpopular. "Just get a full time job" to someone in a refuge ffs.

The quicker we have Government in invests in proper social housing the better and believe me there won't be much sympathy when there is a much more robust taxation regime on landlords and hopefully a housing market price correction. If I here one more time from some selfish twat "I'm only a landlord as Gordon Brown fucked me pension" I will scream.

retreatwhispering · 30/09/2017 19:01

It wouldn't bother me. In fact it might make me more likely to pick you as a tenant. It's a very reasonable explanation for why you are not currently in work and I'd want to give you a hand up.

Could you offer to put a clause in your contract banning your violent ex from living there or visiting? Some women take violent partners back and this might reassure a potential LL.

Good luck!

AnchorDownDeepBreath · 30/09/2017 19:01

Have you checked what form your deposit contribution from the council is?

Around here, it’s more of an IOU - the council doesn’t actually pay cash; which put a lot of the landlords off.

I’m really sorry you’re struggling Flowers

RupertsMum2 · 30/09/2017 19:07

Whilst I completely understand why you don't want to move Ds again surely if you looked at social housing in another area it would give you a chance to make a new start, have the time to settle ds and be there for him and hopefully improve your mental health so that you can, one day, continue with your career.

Dragongirl10 · 30/09/2017 19:07

Creambun....please take your angry unhelpful attitude elsewhere, the op wanted advice from LL.

Wormulonian · 30/09/2017 19:20

Will the council not help you more - phone around private LL's/agents and offer a "sweetner" (extra deposit etc) - my LH office would do this for someone fleeing abuse. If you are on HB will it not pay the extra the refuge rent is?

I know it is hard but maybe go back to the housing office and plead a bit more? It is so so hard - good luck OP