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Original poster

Section 21

34 replies

Babyaj2k11 · 16/10/2024 21:04

Hi I don't know if anyone cam help but just feel I need to post to hopefully get some advice...
Have been in private rented homes since I was 18 and had my son, have been in current home for 6 years, me my now husband and 13 year old son..landlord has been great and we've paid low rent and looked after the property but now our landlord wants the property back and has given us a section 21
I'm devastated, we can't afford any private rentals and have been to look at some (even though we can't afford them) only to be turned away as the letting agents have so many applicants they can take their pick, we would need a guarantor so already abit of a mark against us in that respect
My local council has said that until we are homeless there's nothing they can do, and qhen we are they will look at hostels, hotels etc
I know the priority is a roof over ours heads and of course I'm grateful for that, but I have my whole adult life's worth of possessions, 2 family dogs which I'd have to give up. The though of just leaving here with nothing is heartbreaking.
I feel I've let my son down if he looses everything he has and his dogs aswell, he will be devastated.
We've done nothing wrong, paid our rent, kept the house clean, decorated and loved it like it was ours.
Does anyone have any experience of temporary accommodation? I have severe anxiety and OCD so new things and places are especially hard for me. I just don't know what's going to happen or where we will end up.

OP posts:
Vhp83 · 16/10/2024 21:09

Do you actually know why they want it back?
Are they not making enough money to cover costs?
Do they want to move into it?
If they are not moving back into it or selling could you see if you could stay for slightly higher rent?
I had a tenant with 2 dogs who split up with partner and was housed by housing association and didn't have to give dogs up.
I suspect there will be more landlords selling up due to what government are doing which is going to make demand mental. I had 45 people interested in my rental and around who wanted to take a lease, I really had the pick of the bunch.
I'll be selling if the tenants I have move on. The system is a mess :( hope you get sorted one way or another.

SophiaJ8 · 16/10/2024 21:12

This is definitely going to happen more. Landlords are getting out and selling before they can’t. All it will do is create even more demand.

No idea what the answer is.

Original poster
Babyaj2k11 · 16/10/2024 21:14

Thankyoubfor the reply, he wants to do major renovations and raise the price to match others in the area, which we can't afford.
If we get temporary accommodation (which looks likely as there's not many council houses) thenive been told we would only be able to take essentials, no furniture or pets obviously as with be a hotel.
I understand the shortage of housing but me and my husband have worked hard for every little thing we have, so to just lose it all and start again is hard.

OP posts:
Original poster
Babyaj2k11 · 16/10/2024 21:16

I don't blame the landlord or have any hard feelings, he's been great all these years and at the end if the day it's his house. I just wish him getting what he needs wasn't going to cost my little family all that we have 😔

OP posts:
Overthebow · 16/10/2024 21:18

How much extra will the rent be on your house to match market rate? Is there anyway you could up your incomes to meet it? And an either if you working part time or term time only, could one of you take a second job? Anything to make up the shortfall so you don’t lose a roof above your head and end up in temporary accommodation.

Vhp83 · 16/10/2024 21:20

Babyaj2k11 · 16/10/2024 21:14

Thankyoubfor the reply, he wants to do major renovations and raise the price to match others in the area, which we can't afford.
If we get temporary accommodation (which looks likely as there's not many council houses) thenive been told we would only be able to take essentials, no furniture or pets obviously as with be a hotel.
I understand the shortage of housing but me and my husband have worked hard for every little thing we have, so to just lose it all and start again is hard.

It's awful situation I feel for you and feel for landlords I don't earn anything on my rental now the mortgage rates have gone up hardly worth it but it was my home before I moved here so I know I will have something in the long run and I have lovely tenants and the next door neighbours are like second parents to me so always want to make sure someone nice lives next door. Due to EPC rules proposed I will have to find £15000 to spend in next couple of years too to bring it up to EPC C.
Has the S21 been served? They can't do so I believe unless there is valid Epc, you were issued with how to rent guide and gas certs. Might be worth speaking to shelter / citizens advice to make sure everything is in order from landlords point of view.

Stormyweatheroutthere · 16/10/2024 21:21

Actually op if the council put you in emergency accommodation it's a Travel Lodge and they allow you to take your dogs. My mate was in for 3 weeks very very recently.. . Now in an actual house but still a temporary address until they can find one.... Also ask the council for a list of accredited landlords.. Fair rent guaranteed.. And council (and universal credit if you claim) can help with a loan for bond /deposit.. Ask your current landlord for a reference.. Take pics of your current home to show how clean and maintained you have kept it. Gather personal /work references.. Also ask ndn to sign a statement that your ddogs aren't noisey pests! We are in exactly the same boat. It's absolutely shit op. Been in limbo since we were told they are selling up... Last November..

Original poster
Babyaj2k11 · 16/10/2024 21:21

It will go up by minimum £300 a month.
We already struggle at the moment as my husband is self employed and I'm currently on universal credit awaiting a medical assessment m, I have severe OCD.
With the increase in bills etc we are already struggling but just getting by...

OP posts:
Vhp83 · 16/10/2024 21:21

www.citizensadvice.org.uk/housing/eviction/getting-evicted/renting-privately/if-you-get-a-section-21-notice/. Check everything is in order in line with this might give you a little more time to look around.

Original poster
Babyaj2k11 · 16/10/2024 21:25

The section 21 has been served and have all relevant documents to validate it (etc, how to rent, bond certificate)
As I said my landlords lovely, he told us in January his plans and has really left it as long as he can before serving s21. We have spent all the time since then trying to find somewhere else but it's just impossible

OP posts:
Original poster
Babyaj2k11 · 16/10/2024 21:28

Really? As awful as temporary accommodation sounds, just knowing I won't be taking my boys pets away from him has really just made me cry happy tears, they are part of our family and I couldn't bare giving them up. Thankyou for making my day (it is hard stbthe min to see any light at the end of the tunnel)

OP posts:
Overthebow · 16/10/2024 21:28

Babyaj2k11 · 16/10/2024 21:21

It will go up by minimum £300 a month.
We already struggle at the moment as my husband is self employed and I'm currently on universal credit awaiting a medical assessment m, I have severe OCD.
With the increase in bills etc we are already struggling but just getting by...

Won’t UC pay any of your rent? Is there anything you could do work wise at all ? If nanny way your DH can up his hours or get a second job around being self employed? Anything extra 10 hours a week work way minimum wage would bring in £300 a month after tax so not a huge amount of hours needed.

StMarieforme · 16/10/2024 21:32

Can you put your things in storage while you're in temporary? Store first and the like often do offers at the start.

It may be better than losing your stuff! Such an awful situation and one I dread daily.

Original poster
Babyaj2k11 · 16/10/2024 21:33

We do already get help with rent from universal credit, our local housing allowance is £110 a week, so doesn't touch the side with private rentals. He is trying to get get more work, and possibly get some kind of evening job to fit around his current work.

OP posts:
Original poster
Babyaj2k11 · 16/10/2024 21:36

Storage might be an option but it's the cost that I'm worrying about, if we are in temporary accommodation for months or even years then we just wouldn't be able to afford it. The council asked if we could leave it at maybe my parents house or a friends, but it's nit a few boxes, it's a whole house full of everything 🙄

OP posts:
Vhp83 · 17/10/2024 05:43

Babyaj2k11 · 16/10/2024 21:28

Really? As awful as temporary accommodation sounds, just knowing I won't be taking my boys pets away from him has really just made me cry happy tears, they are part of our family and I couldn't bare giving them up. Thankyou for making my day (it is hard stbthe min to see any light at the end of the tunnel)

I have two dogs and would break my heart too giving them up as they are my world. I don't know what costs would be but maybe local kennels or friends / family could help short term to house the dogs?

hattie43 · 17/10/2024 05:50

SophiaJ8 · 16/10/2024 21:12

This is definitely going to happen more. Landlords are getting out and selling before they can’t. All it will do is create even more demand.

No idea what the answer is.

This .
I'm a landlord and it's just not worth it anymore . I'm a good landlord with a well maintained nice property but the restrictions and legislation are making it untenable .
Good luck OP it's a horrible situation and it's going to get worse .

shuffleofftobuffalo · 18/10/2024 06:44

All councils will have different rules about temporary accommodation, as will the accommodation provider. Please don't take it as read that yours will let you bring your pets like PP said above, nor that it would specifically be a travelodge. Speak to them to find out.

Lifestooshort71 · 20/10/2024 08:21

It's a dreadful situation that will affect more and more families. I've no idea what the answer is but couldn't just read and run - sending a big hug x

hayal · 20/10/2024 08:37

Has your local authority assigned you a Homelessness Prevention Officer (or a similar job title), and have they created a Personolised Housing Plan with you? If not, you need to get back in touch with them and request one.
This is a requirement of the Homelessness Reduction Act, if you have been served a section 21 and they have confirmed it with your landlord as you have a child in your care. Once your circumstances have been confirmed and an assessment has been completed, you will be provided with a Prevention Duty.
You can read more about this on Shelters Website or the actual act itself.
As another post stated, each LA is different. Therefore, you need to speak to yours and not take other people's experiences as a guarantee for yourself.

Original poster
Babyaj2k11 · 20/10/2024 11:35

hayal · 20/10/2024 08:37

Has your local authority assigned you a Homelessness Prevention Officer (or a similar job title), and have they created a Personolised Housing Plan with you? If not, you need to get back in touch with them and request one.
This is a requirement of the Homelessness Reduction Act, if you have been served a section 21 and they have confirmed it with your landlord as you have a child in your care. Once your circumstances have been confirmed and an assessment has been completed, you will be provided with a Prevention Duty.
You can read more about this on Shelters Website or the actual act itself.
As another post stated, each LA is different. Therefore, you need to speak to yours and not take other people's experiences as a guarantee for yourself.

Thanks for that, I'm not sure what they've done to be honest, I am in the process of sending them all the documents they have asked for (which has been a challenge in itself) I think once they've processed all that then I will maybe hear about the next steps. I will ring them on Monday with the info you've gave me and hopefully find out abit more

OP posts:
redboxer321 · 20/10/2024 11:56

Do you think the LL really wants to renovate and let it out again? Or do you think he has other plans?
The reason I ask is because it's going to take a long time to recuperate the money he is going to spend on major renovations at £300pcm.
I guess he's going to do the work himself but it will still cost, take time and mean the property is not earning for the time the renovations are taking place.
Could you offer him £150 more pcm and try to talk to him to try get an more info that just might help.
It just doesn't quite make sense to me. He's got good tenants who always pay with you and he is taking a gamble on new tenants and will be out of pocket for a good amount of time.
Just a thought.

If you do go into temp accommodation, I believe there are charities who might be able to take you dogs until you get something a bit more permanent.

Original poster
Babyaj2k11 · 20/10/2024 12:03

redboxer321 · 20/10/2024 11:56

Do you think the LL really wants to renovate and let it out again? Or do you think he has other plans?
The reason I ask is because it's going to take a long time to recuperate the money he is going to spend on major renovations at £300pcm.
I guess he's going to do the work himself but it will still cost, take time and mean the property is not earning for the time the renovations are taking place.
Could you offer him £150 more pcm and try to talk to him to try get an more info that just might help.
It just doesn't quite make sense to me. He's got good tenants who always pay with you and he is taking a gamble on new tenants and will be out of pocket for a good amount of time.
Just a thought.

If you do go into temp accommodation, I believe there are charities who might be able to take you dogs until you get something a bit more permanent.

I dont know to be honest, the house is very dated so definitely needs the renovations, it has the original bathroom and kitchen from when the house was built, 1960s I think, and every wall is woodchip, needs new windows etc. I know some one the houses around here rent for alot more than the minimum £300 increase so I suppose he could charge more, also he could just be planning on selling uo in the near future as when we first rented he said it was for his retirement.
Thanks for the info re my dogs, I will look into that

OP posts:
lucy2204 · 10/02/2025 17:12

@Babyaj2k11 heyy just found your post was you housed with your dogs in the end? We’ve just gotten given a section 21 and have 3 kids (two Sen) and two therapy dogs worried how my children will cope without they’re dogs, also waiting for a council house 🤞🏽private rent is so high :(

Original poster
Babyaj2k11 · 10/02/2025 18:26

Hi, I still have not gone to temporary accomodation, currently still in property overstaying section 21, I have just been offered a house yesterday subject to affordability and credit check as it's through housing association rather than council....it feels like it's been such a long road and the most stressful time in my life.
I think I have been really lucky as my housing options case worker upgraded me to platinum (top band) 2 weeks ago. I was bidding ever week before that and coming no where near, I spoke to her about about it and just told her that I was never going to get anywhere as it was, and that it must only be a matter of days until bailiffs are at my door. She said that if we did an income/expenditure form and it showed that private rent was unaffordable for us she could fast tracked me to platinum. That was 2 weeks ago, first week of top band I have been offered. I'm so grateful as I just couldn't see a way out of it all.
I'm afraid I can't be of much help other than to suggest you hassle hassle hassle the council, I strongly believe that they just got sick of hearing from me xxx

OP posts: