Help me secure a rental please

[TheConstantLurker]

ExDP and I selling house and separating. I work part time in a low paid job but would get tax credits and child benefit which would enable me to rent privately. My equity from house sale precludes me from local authority housing or housing benefit.
I have been lent 6 months rent by a great friend so can offer that in advance to agents.
Our buyers want to move in before Christmas.
I am terrified that I won't be able to rent somewhere. Will I need a guarantor and who makes a good one? Is there a good way to put my offer to agents so that they won't turn me down flat? How do I sell myself as a good tenant to choose. The market here is very competitive and property is moving very quickly.

Precludes? Excludes?

Yes you need a guarantor (usually work) but if you can offer 6 months rent or more up front that is acceptable. We've rented 3 times once when DH was self-employed and had no problems. They want your money basically.

I have been in your position before and I never had trouble finding a rented house. I always had a gurantor though, this was my dad, who always had a very well paid job. I would imagine if you have 6 months rent you should be fine.

with 6 months paid in advance the main concern of the landlord, you not paying (so they can pay their bills and mortgage) is removed.

character references always good. Don't smoke, no animals even better. Children not a problem.

you should be fine.

As a landlord, I'm not impressed with 6 months rent up front - we've taken such tenants twice and both times after the 6 months they couldnt pay.

What a landlord wants is a reliable, long term tenant who can pay their monthly rent from their normal monthly outgoings. A guarantor is a huge bonus. This should be someone with a permanent job and preferably their own house.

You should offer to sign a 12 month contract, explain you want the property longer term, offer to meet the agent or landlord at your current house (to see its well maintained and that you're a decent person, your kids not hooligans etc), prove you're entitled to enough tax credits or whatever to pay the rent.

And dont be an awkward potential tenant - ask for a reduction in rent, ask for rooms to repainted, carpets to be replaced, to accept pets, add ovens etc all these things mean time and effort for a landlord and although not unreasonable you are trying to be the perfect tenant!

I (try to) choose tenants that are honest, decent people - not because they have a secure well paid job.

very valid perspective - OP, will your finances stack up after the six months?

Thank you everyone. Great practical advice.
specialsubject yes my finances should be fine after the six months.

sunnyshores how do I prove I am entitled to tax credits? I have been on the website, run all the figures through and someone from Gingerbread confirmed that too. I have sent off for the forms.

Ex partner has agreed to be a guarantor, although he of course is selling jointly with me. Friend with house and income has also agreed, is she a better bet?

As a ll I wud not want ur ex-husband as a guarantee.

Imagine you two fell out, it becomes spitefull. You decide to screw him over by not paying rent so he has too.

I'm stuck in the middle as a ll. With a great big court bill.

Agree with "sunnyshores" (as another landlord") 6 months rent in advance is not the sign of a good tenant, in fact I would think it suspicious (cannabis farm) and in the past have let to someone who paid 6 months in advance, they did a bunk after 6 months, so this was probably something they did on a regular basis.
I would rather have credit check and bank statement as evidence that a tenant could pay on a regular basis.

I dont know how you prove what credits you'd get, a letter from them? From Gingerbread? A note of your future equity too would help.

Everything you can do shows you're willing to be open and honest. Dishonest tenants seem to get incredibly irate when they're asked to prove this or that!

Agree ex is a bad idea, the friend sounds ideal.

The best thing you can do is try and meet the landlord.

You're all helpful and have valid points of view. I have taken on board the points made.
As a single parent on a low income it seems I will find it very difficult to meet all of the requirements to put a roof over mine and my children's heads.
I'm waiting to hear back from an agent tomorrow about a house. Fingers crossed.