Renting privately on UC

[Wartywartyyukyuk]

I am on UC and PIP. I have also applied for DLA for my daughter but no decision has been reached yet. I meet the affordability criteria for a private rental I have applied for. We do not qualify for a council house-we are way too far down the banding.

We have 11 years of perfect private rental records-we have always paid rent on time (I always pay a week early just to make sure) and have always left the property is good order. We have rented three houses in 11 years, and have been at this property for 3 1/2. I have no CCJ’s, IVA’s etc.

I want to move house for a number reasons.

The first is that my ex-partner is abusive, and we are in the process of filing a non-molestation order against him. He knows where we live and regularly shows up at the property. I know that the non-mol will protect me, but it doesn’t stop him from parking a few roads down and watching us (as he has been known to do). He knows our routines and our school, supermarket, after-school club and park routes, so can easily just sit and wait for us to pass him. He is still allowed contact with dd, so he can punish per for anything he deems to be “bad behaviour” from me (particularly taking out the non-mol). If we move I will be less scared of us being watched, and he is less likely to collect her for contact as he doesn’t want to travel for more than 10 mins. The new place is 40 mins away (pick ups are done from school).

The second is that dd has SEN, and school are struggling to meet her needs. The school that we would be moving to has a space in her year group, and can accommodate her needs. The house is also in catchment for a secondary that can cater for her needs.

The third is simply that I don’t like this house, I never have. We were lucky to have found it when we did as we couldn’t find an affordable rental in the area, but the only thing going for it is that we can afford it-I hate the village (it is a hamlet and very goldfish-bowl like) and I hate the house. We look out on to brick walls 5 feet away from the windows on both sides which makes me feel claustrophobic, we have no upstairs escape in case of a fire as the windows don’t open, and it is really dark-you always have to have overhead lights on, which I find depressing.

The landlord has accepted our application on the basis that I can provide a guarantor that earns more than 40x the rental amount. The only person I know who could guarantor is my Dad. He has said no. I cannot pay 6 months up front, and can’t take out a loan to do so as I’m on benefits. Is there anything I can do? Are we stuck? I feel trapped here now, and really disappointed in myself that I can’t even provide us with a safe place to live. I have offered to have the rent paid directly to the landlord through UC (I am able to do so due to disability) but he said I would still need a guarantor.

You qualify in the highest banding for a council property if you are fleeing DV

The harsh reality is that landlords can make any demands they like.
There’s a stigma that those on benefits won’t pay rent but they are more likely to be consistent with rent. The competition for private rentals means that some can drop 6 months dent rent at the top of the hat and it’s becoming acceptable.

have you applied for any housing associations?

I believe there is a rent guarantor that you can buy - a bit like insurance. Not sure how costly it is and whether the landlord would accept it but it's worth looking into.

@fizzwhizz1 , we would have to go into temporary accommodation, which I would rather avoid. We would not go into a council rental.

@MrsCat1 I have asked if they will accept a professional guarantor service, thank you. Annoyingly, the one with the best reviews needs you to provide a guarantor so that they can give you cover 🤦‍♀️.

On UC you can ask for help with bond /deposit money. Maybe this could help pay another month or 2 up front?

Sadly it's very hard to rent when on uc.

It would still be worth contacting the council though. They will have to consider things like your child's ehcp . / sen needs. The council often work with private landlords. And landlords incentive etc.

If you can get the non molestation order. Camera on your house extra security. Maybe a police marker on your address. Womans aid can help with that. It could be possible to stay where you are whilst on a heigh housing band due to the DV.

I know you want out of the house but you also don't want to go into temporary accommodation. So it's really hard. But obviously if your not safe to be there then it may not be a good idea.

Oh also the landlord that has said he will take you on if you can pay 6 months upfront since your fleeing DV . The council may actually pay this. Because of your situation they may be able to negotiate can incentive etc .

@Pinkypurple24 , I’ve just spoken to our council housing options team and they can’t do anything like that. I will call women’s aid now and see what we can do about staying put for now. This is so frustrating-I have done NOTHING wrong-I pay my rent early, I pay all my bills on time, my credit score is good and yet we aren’t able to move. I feel like I have fewer rights because I’m on UC.

Yeah its awful when on uc for renting . There's to many loop holes still. Also council will fobb you off. Yeah definitely contact womans aid . It would be good to get an advocate if you can. My dd has one and she's fantastic.

My local council has a list of landlords who will accept those on benefits. Have you tried one of them? They may not need a guarantor.

It may not be a stigma at all, chances are his landlord insurance won’t be valid without the guarantor.

@FawnFrenchieMum, I have emailed the letting agents to ask if it is his insurance that stipulates that he must have a guarantor-I did not think to ask that. Thank you x

Many landlords have this in place set by the mortgage broker.. The council should have a list of accredited landlords..

This is what you can do and you need to contact the DV team at your local housing.

@Wartywartyyukyuk

im sorry you're in this position. Separately to the Ex issue, I'd be using help that focuses on DD's school needs. There might be separate help & support from that angle

I hope one of the agencies advised above can help you.

plus I just wanted to add (not that it helps practically, but might emotionally a little bit). If I rent my house out, my mortgage states it cannot be to anyone on benefits. So it's not a judgement from me, re people on benefits 🤗.

Thank you all so much. I’m starting to feel less hopeless, thank you! I have put an application in through the city council and the information that they had given me over the phone was incorrect so that is a huge weight off my mind! Thank you all.