Advice needed from landlords please. Any other views also welcome!

[MaybesDontCount]

We have applied for a house (to rent), it is gorgeous, we're in love with it. We had everything sorted out ready to view it, all the information for the application forms, our guarantor, everything. We viewed it with 3 other people and none of them wanted to put in for it because they all complained about the garage because it's down an ally and you wouldn't be able to get a car in, one lot also moaned about the kitchen saying it wasn't big enough for her. We viewed it 2 weeks ago and put our applications in the next day, but we had a problem. Our guarantor decided she couldn't do it anymore because she hasn't paid her mortgage in 3 months and is being kicked out, she only told us this when we asked her to fill in her part of the forms, I was gutted that she did that to us especially because she is a family member. Fine, I get some people don't want to do it but to say yes for over a week then suddenly say no? It broke me.

Anyway, I explained to the letting agents we didn't know any homeowners, could it be someone long term employment? They said no. So I asked if we pay a double bond and rent in advance would that be ok (totalling £1,950)? They said we can write a cover letter offering that to the landlord because they understand not everyone knows a homeowner especially one willing to do it so depending on references he may accept. Our applications got passed to the landlord either last.Friday or today, depending if the estate agents had time to do it Friday, we had to wait for DP work reference to be sent as work were being slow. They received it Friday 5.20 and shut at 5.30. She said we'll hear Tuesday/Wednesday if he's accepted or not. I don't have a landlord reference as I've always lived with my parents then DPs dad, then here. The landlord here is useless, he doesn't fix things that need fixing, there's sewage leaking under the house and he won't fix it, he comes every month for his rent then goes again. We don't have a contact number for him either, just his name, so can't get a reference.from him. My DP has.one from his old landlord though so that may help.

I was wondering if, if you were a landlord, would you accept.us paying that amount instead of a guarantor? The letting agent said its me putting money where my mouth is so to speak. We can move in 9 days after the current tenant has moved out, so he won't be going long without rent being paid. I'm so nervous! I really love this house. Any thoughts welcome, sorry it's long!

Oh, also, what does the credit check entail? She said when he accepts our application then it's the credit check, what is it? I've never had one before I don't think.

If they're using managing agents they'll probably take their advice.
From their POV they want reliable tenants who will pay on time & take care of the property. If you can prove that you might be in with a good chance.
The other option is to pay 6 months up front, friends of ours did that.
Good luck.

Thanks for the reply. So the landlord will ask what the estate agents think of us? They like us (I think). While we were waiting for DPs work reference to be sent they rang us every other day to keep us updated and said they didn't want us losing out on the house. No one else has put an application in and no more interest has been shown in it either. They have met me 3 times, DP once, the baby twice and my 4 year old once, both children were great, baby sat.playing in his pram and 4 year old sat next to me quietly not.moaning or anything for 30 minutes while we talked.

DPs landlord.reference said he paid.on time and maintained a clean home. I have references from my FIL stating we paid on time when we lived there and were clean and tidy etc.

I asked about paying upfront but the estate agents said no, that's why I offered double bond instead.

that's nuts - as a landlord I would want paying several months upfront if you can't prove income! The deposit will be protected, and the idea with the upfront payment is that it is also ring-fenced by the agent and 'drip-fed' to the landlord.

if you don't smoke, don't have pets (kids not a problem, they don't tend to chew carpets or repeatedly excrete on floors, just don't use bath crayons and keep all other pens and pencils out of reach) and work then you are a long way to being very desirable tenants.

can you contact the landlord? and you certainly need to get out of the current place, and FWIW let environmental health know.

Thank you. We can prove income, his work finally sent their reference, we have given them wage slips too.l and also bank statements. I can't gr8 hold of the landlord as I don't know his details unfortunately. We don't smoke, don't drink, don't have parties, he works, no pets and no my children don't chew carpets lol. Oh no, no bath pens here! I hate the things. All.pens.and pencils and scissors, any craft things really including playdough, are kept away from the children unless we're doing crafts together.

We contacted environmental health in 2012, they came and said it needed sorting, we gave the letter to the landlord the next time he came and he hired someone to rip my living room floors up and pump.everything.out, we lived upstairs for 5 days while he did it.and had to live off takeaways because there was no floor in my living room, the guy pumped it.in to a pile in the back garden and left it there, he also left a pump so we could pump it when it got bad but it never worked. It's the pipes that need sorting, it's our waste and both neighbours waste that is going under the house. It stinks. The new estate agents know about allthat too.

So why are they demanding you gaurentee the rent if you can prove income? That's not normal.

That's because my DP is under 25, that letting agents require you to be 25 or over and if one or more applicants are under 25 then they require a guarantor. I'm over 25, so hopefully that will go in our favour.

As a landlord I've not heard of under 25s needing a guarantor. Admittedly anyone, any age, any income with a guarantor would be great - but not essential. The credit checking agency may ask for a guarantor if your income isnt enough (based on some sort of rent %).

First off - you do need to pass the credit check. This is a check done by an external company (experien or someone), they verify your identity, check your employer exists, check you dont have CCJs (unpaid debts), check your income/expenditure and make sure you can afford the rent. IF you fail this a guarantor will be needed and even then you may not be accepted by the Landlord.

When you pass the credit check, its then up to the Landlord as to whether they accept you. Yes, a guarantor would always help. Failing that the Agents opinion of you goes a long way and so do your references.

If there were several people wanting my property, and all was equal after the above, the person who seemed more stable ie likely to stay in the property long term would get it.