Is it possible to have a stable/secure home when renting privately?

[couldntgiveaflyingfudge]

I've posted before about stbx and my plans to leave. Currently, I'm waiting for a bidding number to apply for council housing. Embarrassing as it may be to admit, I don't believe I'll ever be in a position financially to buy a home, unless there is suddenly a windfall or I write the next Harry Potter.

All of that is just for context, please note I'm only asking for advice. I am desperate to leave ASAP but I am too nervous to go to a women's refuge with my toddlers. It's been very distressing recently as every day it seems things are getting worse. In my dream scenario, I'd get a bidding number tomorrow, win a bid on Tuesday and be moved in to the new house/flat by the weekend. I just want some stability for my children. They've been through enough.

Recently an opportunity has arisen whereby I would be able to afford a deposit for a privately rented place. That of course also would mean a credit check (?) which I would probably fail, but barring that potential snag, here's my concern;

I understand that at times, property owners/landlords decide they want or need their house back. If that's the standard across the board, then I'm not convinced it would be a good idea to rent privately, as I wouldn't want to settle into a home with my children and then have to up and leave after two years.

Is there anything here that I'm missing that I could do? Are there some landlords that guarantee tenancies? Is there any way that this 'deposit money' can help me towards moving away? I need to add that I would be paying rent via benefits in this scenario because I'm currently a SAHM and my children are nowhere near school age yet. Next year I can use the 30hrs nursery but until then, what can I do?

If you've read this far then thank you.

I'm both a landlord and a private renter. I've been renting my old flat for about 4 years and I'm on my 3rd tenant, but that was their choice not mine. I've also rented 4 different places over the last 4 years but that was our choice not the landlords. We moved around a lot for DPs job before he found his current position. We don't plan on moving from our current house again for about 5 years I'd say. So basically I've never been asked to leave, and I've never asked anyone to leave. It costs an arm and a leg now to get a tenant in with all the agency fees, so I'll be very very happy if my tenant wants to stay for a good long time.

i rent privately - i’m disabled and my entire income is from benefits.

i had to have a Guarantor and pay 5 weeks up front, luckily i’d just had a small inheritance and it all fell into place. i hadn’t anticipated how hard it would be to downsize from a 4 bed house to a studio but my place is huge for the money. not quite where i thought i’d be at 48 but there we are. i’m not living with an unpredictable alcoholic any more so it’s all a bonus, really.

i’m a good tenant i think. rent always paid, i’m not noisy and i’m not too demanding.

it IS possible to rent privately on benefits. i struggled quite a lot in the first couple of months getting my benefits sorted (i’m on legacy benefits so had to swap my ESA to income related, apply for Housing Benefit etc) and it was very tight for the first little while.

i’ve been here 16 months and i think if i can get the maintenance issues sorted this will be me until i get to 55 and apply for local authority housing based on my disability. i feel more secure here on a rolling tenancy than i did in a mortgage-free house, because it’s mine. just the freedom from my nightmare ex is worth every extra jumper i put on as it gets colder!

your local housing authority may offer help with deposit etc. a home is wherever you make it, it doesn’t matter which roof is over your head as long as your heart is happy.

oh, and my credit rating was horrendous. as long as you’re not in an IVA or bankrupt you should be ok.

The only advice I can give is... try to go with a landlord who owns multiple properties and you’re more like a customer of a business rather than someone living in “their” home.

I’ve rented from home owners twice (by that I mean it was their one and only rental property that they used to live in themselves) - the first time she wanted to move back and we got our eviction notice 6 months into the tenancy. The second time, they divorced 15 months in and the property had to be sold.

With property #2 I never felt secure as they still got all their post sent there (insurance, parking fines, banking letters, NHS letters, business and HMRC letters, greetings cards, etc.) and I had a feeling we wouldn’t be staying long.

Our tenants have been living in our old house for about fourteen years. They know they can stay as long as they want as it works both ways. Their children have grown up there and it's in catchment for a very good secondary school.

They look after it well and aren't overly demanding but we are good landlords too. They can decorate, have a cat and had our children's climbing frame and wendy house when we moved out. We aren't friends, but happily share a cup of coffee occasionally. It is very much their home.

I would be paying rent via benefits in this scenario because I'm currently a SAHM and my children are nowhere near school age yet. Next year I can use the 30hrs nursery but until then, what can I do?

If you look into getting a job, if you are on a low income you will get lots of help towards your childcare costs via universal credit.

Landlords will far prefer an employed tenant to one relying solely on benefits to pay the rent, so you may have more choice and are likely to find something more stable.

Well said OP!!!
Me? UC, deposit and Open Rent website.
Can you pay a bit more on your deposit as security for your Landlord? As in smaller rent pm so bigger deposit? Ask for your rent to be paid directly to your Landlord too.
Moving costs factored in?
Could you do Refuge and go from there? A little moving about initially then settled perhaps?
Good Luck OP and keep us posted

Hi @BiggapTwins . Yes, I do believe that I could put up more of a deposit and I happily would if that would help to secure a stable home. I didn't know that was an option so I'd be happy to explore that. Moving costs have been factored in. In essence, this small inheritance could set me up for a life of independence. I just want to make sure that wherever I move to with DTs, they can feel secure there and we won't have to keep moving. Thanks so much for your input and support.

I was renting an apartment - landlord was selling. I had to move. Found a house. Lived there for a year and a half. Landlord died. His children sold the house. Had to move. In a house now. Lived here for 2 and a half years. Guess what. Landlord wants to sell. Have to move.

Renting is not stable at all.

You will need a guarantor to rent privately (at least if you are using a letting agency), if you are planning to fund the rent through benefits.

The alternative is to pay 6 months’ rent upfront.

A family member lived with me for some time and this is the challenge they faced. After 5 years, they finally got a council property. They had two children as well.

You are also facing a long wait for a council property unless you are in an area with lots of availability.

The quickest option for you is the refuge one.

Do you have anyone who can be a guarantor? That would help you.

Look for an agency that doesn't charge too much, or a landlord who owns a few properties. Like someone se said the most unstable in my experience are where someone has decided to have a go at being a landlord by renting out their flat when they go on and buy somewhere else, or someone who was forced into it because they couldn't sell their first property. These sorts of people often find that being a landlord doesn't suit them and sell up at the first opportunity.

My old landlord was actually a Lord and he owned a literal town. He would never have sold any of the houses and the only way you would have been evicted would be if you were a bad tenant in some way. He was really reasonable about pets and getting repairs and maintenance done as well. Good landlords definitely do exist.

You should be able to get an idea from how long the house has been rented for. There are no guarantees but my experience is that I have been the one to choose to leave after a few years.
It would look much better if you have at least some employment, but if you can offer 6 months rent up front that may well swing it for you. It depends what the market is like in your area.
By the way, don't be put off by condescending estate agents, they are like that to everyone. Just be confident and polite and try to appear as organised as possible.

I’ve always rented, OP.
Landlords are no longer allowed to state that they won’t accept benefits. Benefits are included in minimum income requirements.

My landlord asked for a guarantor and my friend obliged. I have been here 4 years now.

You need to leave, by whatever means you can. The children won’t see instability, they will see things like sleeping on mattresses as an adventure. The fog will lift and you will be able to find your way forward. Just get out and after that it will be plain sailing after this. This is the hardest part.