How do I find a landlord that accepts benefits?

[poshsinglemum]

I want to continue to rent but a bigger house.

Your local housing benefit department should be able to provide you with one.

with one?! With a list I meant to say!

That's a toughie posh! A lot don't/won't and to add insult to injury, a lot of letting agents are also very anti HB because they know how many landlords won't accept it. That's certainly the case in my part of the world anyway where the rental market is doing very nicely so they can overlook those of us on HB.

My local council have their own Rental Support Team (2 officers) that place those with priority need into private accommodation due to a lack of social housing. Although to access this here (a Borough within Surrey) you do need to be on the council housing waiting list and have priority e.g threatened with homelessness etc. They even supply the deposit. It's a great scheme but necessary here due to a dire lack of available social housing.

I don't mean to be a bucket of cold water, just going on experience and it could be completely different where you are. It's definitely worth getting along to your local housing office and finding out if they can help you. Shelter and the CAB could also help perhaps. Also, don't be afraid to approach landlords direct from private ads etc...don't give up..I really DO know how frustrating it can be! Best of luck to you!

Its true, a lot of landlords wont look at families on HB. As a landlord myself I have sympathy with that point of view.

There is the general fear that they will end up with an undesirable family whom trashes the house. But a lot used to accept the risk as it was steady money from the council.

However, now HB is paid direct, many landlords stopped as all too often they don't get paid as the tenant has blown it on something else. Then it costs time/money to get them out.

The only advice I can give is to approach a landlord directly and not via an agent and try to convince them you are not a scally who will trash his/her house and most importantly will be punctual in payment. Oh and most landlords will prefer someone who will stay long term. Voids are really costly so like me, I've rented it out cheaply to a tenant who said she'd stay for the long haul. I could get an extra £30-£40 a month but then if that tenant left after 6 months then the lost rent quickly overtakes the loss of extra I get.

Good luck

If you have a deposit and the first months rent then noone has to know you are on benefits because if the local housing allowance you can do it all without your landlord finding out.

However, if not then it is much harder. I am a landlord/lady myself and always rent to those on benefits - it is a bit of a pain in the ass but mo more than any other tenants to be honest. If people are assholes and going to trash your house then they are working or not working benefits or no benefits. The two local councils I work with have a department for assisted housing and if the properties become available i ask them to out it up on their board. Last time I had 18 calls for a 4 bed house in 48 hours!! There are landlords like me and really as someone else has said forget agents - expensive and judgemental.

Oh and make sure you have references in hand when you meet someone from your current Landlord and let the new Landlord call them to speak - this is always a winner with me.

tartyhighheels - That isn't right. Your landlord has to know. Mine sure HAD to.

My daughter and son-in-law rent a house from a lovely lady, they receive benefits, son-in-law works full time but is on minimum wage and they have an 18 month old baby. They found the property via an advert in a newsagent window, so could be worth looking in local shops, etc. We thought it would be really difficult for them to rent due to the benefits situation, but they were lucky enough to click immediately with the landlady. I rent out a room in my house (vacated by daughter & son-in-law!) and past 2 lodgers have been on benefits as I know how difficult it is for people to be accepted.

Good Luck!

No I did a claim on behalf of my father in law - filled out all the papers for him and took them into the council. There was a part on the form asking if they could contact the landlord of his place and I explained to the HB Officer that I was not sure they would accept someone on benefits and they were cool - the officer told me that they didn't need to know.

I myself have also had a tenant who never told me she was on HB and then she got into debt with me - when I called her HB office they were unable to tell me if she was in recipt of HB - only becuase her debt was so big and after her agreeing did they talk to me about it but I had no right to know and certainly not if she had been up to date with her rent.

Telling the landlord only becomes and issue if you do not have the rent and deposit up front and need to apply for a deposit or advance rent from the council - if you have the money keep your mouth shut and no one will be any the wiser.

If you can provide a guaranteur, letting agents seem to be a lot more willing to consider HB tennants.

We also found that it varied a lot from area to area, and have had a lot more luck in more affluent areas!

I was told by agents that some LL couldn't rent to HB tennants because it would invalidate their insurance. No idea if this is true or not.

i thought if you had a mortgage then you couldnt have hb tenants in that property?

Sadly it is all about artful deception, you might find someone like me who intends to rent to those on benefits - we do exist and can be nice too. Ring up, meet them and then after a nice look round and a bit of a schmooze let them know, do not apologise for yourself being on benefits, it's just how things are for some people. A lot of people who called me in the past, it is the first thing they say - I just think that this must be horrible for them, it is so demeaning to have to declare this sort of thing upfront.

What landlords worry about is the shortfall between LHA and the rent - offer a guarantor if you can and offer a direct debit for the outstanding amount each month. You will look like you have thought it through and are on top of your game. If you are already in receipt of HB it is easier because you do not need to start the claim all over again which is the thing that takes the time.

Best of luck.

I think the insurance thing is a red herring actually - i think it might be a nicer way to say bugger off. I have all the right insurances and this isn't mentioned in any of them.

Well, re. the mortgage. We all have mortgages because if you don't then you have to pay tax on the full amount of rent received so having a mortgage particularly if it is interest only is extrememly advantagous because you have tax relief on the interest payments and can offset your costs.

I suspect the thing about mortgages is that if people are renting their properties without the knowledge of the tax man or their mortgage company - payments of benefit (as they used to sometimes be straight to the landlord) could easily be traced. I think it might have been about covering thier arses rather than being a real problem. If you are paid cash by a tenant, you can just disappear the money

Not that I would ever do that.....

It wasn't the council that said I had to tell my landlord - it was the letting agent. The house dais 'No DSS' and when I asked they said I could be a tennent but I had to the the landlord know.

*said *let the

In the case of my FIl we just didn't mention it to the letting agent or anyone - my Dh stood as guarantor and it was all sorted - he is a pensioner and the letting agent doesn't deal with people on benefits so I just didn't say anything - like i said artful deception

I am coming across as well dodgy here I just think that is needs must then so be it.

I privately rent and had a months deposit and first month upfront.
Then after living in the property for a month I put in a claim for housing benefit. ( I work fulltime so I dont get much )
There is a section right at the back saying " do you give us permission to contact your landlord " and I ticked no. So my landlord receives his rent every month and has no idea I am on HB.

Forthebest - that's the spirit!