Landlord not happy that I’m applying for Housing Benefit

[Worriedfortheroofovermyhead]

I told my Landlord that I had applied for Housing Benefit and they made it clear that they are not happy about, so I’m worried about my tenancy. They told me that they had not let to someone on Housing Benefit before and did not intend to going forward. I think I need to talk to someone at Shelter, but any further advice would be helpful as I’m feeling very anxious about the situation.

Also, if either the HB or uc doesn’t cover your full housing costs you can apply to the council for a discretionary housing payment. It’s time limited but may help a bit.

I'd be very surprised if it was HB. Most new claimants unless they're in an exempt tenancy, would be making a claim for UC.

The post about the discrimination law suit is only part true. A landlord cannot advertise 'No DSS' because this is discrimination however, when a LL does a financial check they can refuse to let to someone based on their financial circumstances I.e. if they're on benefits. OP, I don't think you gave the LL much of a chance in respect of advance notice of no payment hence why the LL is angry. LL's have to pay a higher premium if they're letting to residents on benefits. They can also choose whether or not to rent to someone on benefit, in this case because of the current situation the LL can't evict you because if the current pandemic but I think the LL could evict you on the following grounds if you couldn't pay for any other reason than losing your or whatever due to the pandemic.

"Ground 11: The tenant has breached the tenancy agreement
A discretionary ground. This could be down to your tenant’s behaviour but does not cover failure to pay their rent.

Ground 12: The tenant owes rent
This is a mandatory ground if rent has not been paid for three consecutive months and if at least one month’s rent is owed on the day of the hearing. If less than one month’s rent is owed it is a discretionary ground."

I am a landlord and depend on the rent so please dont just say Tits up to the LL. I dont ever refuse any one on Housing benefit and you could have jyst not told him as it comes straight to you. The problem is you are not paying the rent. You cannot be evicted under sec 21 during this emergency time, and I suspect even under a sec 8. ( normal if you are two months in arrears)Long term tenants with a good relationship always get plenty of leeway from us but you have yet to prove reliable. The best thing you can do is keep in contact with the landlord and let him know what is happening. Unfortunately Housing benefit can take ages

I qualify for Housing Benefit because I have a disability. I could not give the LL much notice, because my friend offered to help me if I had any money issues, but her circumstances changed overnight, so it doesn’t seem right to ask for her help at the moment. The LL was actually okay when I said I was going to late with my rent, it’s when I mentioned HB that they got annoyed.

So it's not a knew claim then? Do you know what the holdup is?

I applied for Housing Benefit about a month ago. I expect some of the delay is due to staff shortages.

Oh . How did you previously pay your rent?

My friend helped me with the rent.

With every post op, I feel more and more pity for your landlord tbh.

Why do you feel increasingly sorry for my LL?

When I said my friend helped to pay my rent that only came about recently because I was struggling with health related problems. At my old flat I paid the rent myself, but my income has gone down. I had put support in place to help with my disability, but this is on hold because of the lockdown. I have money coming to me, but this has also been delayed because of the lockdown. My friend, knowing that my health and financial position would be improving over the next few months, offered to help me with my rent if necessary as, unlike the LL, she knows that I will pay her back as soon as possible. My friend is having her own problems now, so it seems inappropriate to ask her for help now. I will pay the LL as soon as my funds become available, or as soon as I get HB. I hate being behind with any bills. Apart from the obvious problem that I currently overdue my rent, I am worried that my housing is not secure even if I get Housing Benefit.

But you took on a new flat knowing you couldn't afford the rent . Why?

When one of my tenants applied for housing benefit I had to fill in a form from the council confirming they were my tenants and what the rent was.
It made no difference to me as long as I got the rent where the money came from.

I took on a flat with the assurance that my friend would help me until my own funds came through. Ideally I would have waited until my own situation was more stable, but I lost my last flat as it needed considerable work done, so I was given notice to quit, so it was sign a lease, or become homeless.

You’re protecting at the moment for 3 months from eviction. Once you’ve paid your arrears, could your circumstances mysteriously change so the LL thinks you’re no longer on HB? Be creative rather downright lie - could be that they have a a mortgage any many BTL mortgages specifically exclude HB claim as nts

I asked for the HB to be paid to me, so the LL wouldn’t necessarily have known how I was getting the money anyway. The overdue rent didn’t seem to upset her, but the mention of HB showed me a new side to her. I doubt she has a mortgage on the property, but other people have mentioned her insurance could be void by renting to someone on benefits.

As a LL I would understand there are issues at the moment but the lack of notice being late would worry me

You do have to declare the benefit situation as it can void the mortgage and insurance - I would have to let mine know

Poster that said tits to the LL is being very unreasonable - LL may be relying on the money, that may be their only income!

As I mentioned the situation with my friend changed overnight which led to me not giving much notice that my rent would be late. The LL, however, did not seem to have a problem with this. It was after a follow up email when I mentioned HB that things went south. She simply doesn’t want a tenant on HB. The LL does not rely on my rent as her only source of income, but this is a moot point, because I will pay the rent asap regardless.

How can you still apply for HB OP? I thought it was all UC now for new claims? Just curious!

It’s actually the LL I feel sorry for to be honest. Not all LL are multimillionaires with hundreds of property’s.

Many just have one property and they need someone reliable in there as they are relying on the money.

Again to those saying ‘sod the LL’ End of the day, most LL will have mortgages to pay on the property they let out. Whilst you’re worried how you’re going to manage if they kick you out- they’ll be thinking the same thing when the bank comes knocking on their door! It’s a knock on affect.

I would also be concerned about the lack of payment and the sudden change of circumstances if I was the LL.

I would be as honest as possible if I was you moving forward. You’re probably going to be ok in the short term as they won’t be able to do much right now so that should give you some breathing time for your benefits to kick in.

I have disability, so, even as a student, I continued to get some ESA. If I remember correctly, UC is not yet equipped to deal with people getting disability premiums, so I remain on ESA and I can still put in a new claim for HB.

With respect, op, you really have no idea of your landlady's income streams, whether her house is mortgaged or not or whether she's relying on the rental income to pay other debts.
Frankly, it's none of your business and completely irrelevant as to when you pay your rent. Or not, as the case may be.

Thanks OP. Are you in England?