Landlords, would this change your mind?

[Pepper123123]

I am currently desperate for a property. I have one DD, 10 and DC2 due next year.

I use a wheelchair full time, always will. Because of the low income coming into the household I get some help towards the cost of rent.

I'd say around 95% of landlords in my area refuse outright to rent to those who receive HB.

If you are one of these landlords, would you relax that rule if an applicant explained their situation and offered references from previous landlords?
I am very house proud, have never had rent arrears, very quiet etc.

I'm asking because I am considering contacting landlords through agencies and trying to appeal to their better nature.
Obviously those with clauses in their mortgages can't help me, but those who don't rent to HB claimants because they see them as less reliable/responsible etc may consider me.

Refusal of HB is often the letting agency's policy. Have a look on openrent, as they are all direct landlords who don't use letting agencies - you can message them and explain your situation, and take it from there. Much better chance than on a site like primelocation where it's mainly letting agents.

Have a look on OpenRent for properties in your area. You usually meet the landlords direct as they do the viewings.

It might potentially change my mind. I recently rented to someone with very very poor credit after she provided a letter of reference from her previous landlord.

If housing benefit went to me directly it would make a difference too.

My issue with housing benefit tenants is actually a moral issue for me, as I think there should be more social housing. Private rental is expensive, but many landlords can't afford to reduce the price for people on low incomes. I would feel there was something not quite right in taking money from housing benefit.

I quite accept this is a very personal view.

We have two houses we let out, one to someone on universal credit and one in receipt of housing benefit. We decided that just because someone's on benefits doesn't mean they're going to be a bad tenant, in fact the one on universal credit is one of the best tenants we've ever had. I'd definitely try asking and explaining your situation. Good luck.

Thank you for your advice.
I've never heard of openrent, so I'll absolutely give that a go.

I didn't realise it was some letting agents policies either, which is interesting.

There are very few properties I can live in anyway because of my mobility issues, so I get very disheartened when I see bungalows or houses without steps up for rent, but completely unavailable to me because HB isn't accepted.

Hopefully things will improve with social housing, but I won't hold my breath, sadly.

@Beetlebum1981
Thank you for being accepting. It's so good when I see LL who understand that suffering financially doesn't equate to being bad people or unreliable tenants.

My previous LL was genuinely sad to see me leave because he knew his property was taken care of and his rent was more or less guaranteed. A good relationship between LL and tenant is wonderful.

Yes I would OP. I hope you find somewhere

I have previously accepted HB but only because I knew the tenant previously and that she was a good tenant. My insurer would not cover me for malicious damage with a HB tenant in though. I would be loathe to accept another HB tenant generally, as it seems counter intuitive to accept someone who cannot afford rent with their own earnings, but would be happy if it was someone with a health issue.

I don't think I would, no.

But I have a bad experience, so once bitten twice shy and all that. A previous tenant of mine became entitled to HB part way through his tenancy. The council paid him the HB and he was supposed to transfer on to me. I did not receive a penny. I informed the council and after 8 weeks (I think) it could be paid directly to me. By that time, his entitlement had reduced dramatically (to about 20% of the rent due). I got one payment from the council, then they wrote to me saying I had been overpaid and owed them money!!! Apparently, they also advised my tenant he should stay put "until the bailiffs showed up".

I'm not sure what I hated more, the money lost (thousands) including legal fees or trying to deal with the council over HB. They never answered the phone, took weeks to answer emails and were just INCREDIBLY painful to deal with.

You sound like a completely different kettle of fish, and I would be tempted, but I wouldn't unless I was really struggling to let it. Before this experience though, yes 100% would give you a chance. So definitely worth an ask.

I have two rental properties, both mortgage free but landlord insurance doesn’t allow HB, however it does allow tenants who work, are retired or on permanent disability benefits so I would accept you

Unfortunately not, partly because of mortgage/insurance clause, but even if I didn't have that I'd be concerned.
References in my experience (both for jobs and everything else) are usually unreliable.

However, I think your approach is a good one and there will be landlords that will consider it.

I live a fairly long way from my BTL and I don't use an agent. I'll be brutally honest and say that I can't be bothered to put the effort in to get to know a prospective tenant. When I last rented out mine I did a viewings day where everyone interested came one after another - the first that offered that I liked the look of (there were a couple that screamed "dodgy" to me that I ruled out on sight) were extensively credit and employment checked and that was it. I don't have time to go through the detail and get to know them.

But where I am at the moment rental houses are snapped up quickly so a professional couple earning well over the threshold for affordability will always take preference. It is probably not the same everywhere. I take pets though which a lot won't as I think it important that people have pets.

I realise that it is not a very fair system, so I do have huge sympathy with your circumstances. I suspect if the market changes in the future I'll have to consider a different approach or give it up.

I didn't enter BTL as an investment - I was just able to keep my first home and when I met my husband were were able to buy together without me selling. Hence I became a BTL landlord accidentally. House is back up for our pension so I am keeping it for as long as it pays me to do so. The mortgage repayment is tiny so I can afford to be picky about tenants as it wouldn't hurt me financially if it were empty. And I'd rather lose the rent than have the hassle of a bad tenant. My first tenant was awful and it has made me very wary, and tbh very snobby about who gets it now.

insurance can be an issue even if mortgage isnt.
anyone can lose a job so I dont see someone getting HB as a higher risk - but if the insurers wont cover it then it cant be done.

sorry, OP - not helpful but that is the issue. and no politician has noticed.

and sorry , no one is an accidental landlord! it is a business decision - want to keep house for the future, in negative equity, working away. Or to make money, same as anyone who sells stuff.

@specialsubject

No not true. I moved in with DH very quickly, we lived together 6 weeks after meeting. I kept the house as a fall back if I needed it.
We've only been together 5 years so that is still true really. If my marriage fails I'll move back in to it! It has tenants in it for security, I don't particularly need the cash as it gets heavily taxed anyway so it makes no money - just breaks even. I have no desire to be a landlord, it is not a business decision - it's an emotional one as it was my home for a very, very long time.

Special you’re so wrong I’m an accidental landlord and I hate it. The market here crashed so badly I can’t sell. I’m £150 down every month as rent doesn’t cover the mortgage.

I was initially an accidental landlord as I inherited a property with tenants in situ. I now do it as a business decision further down the line.

The thing is, you can sell but choose not to Littleelf - there's always a price someone will buy at, but that may too little for you to feel it's worthwhile, or clear your mortgage.

We've been there, but it was a conscious decision not to just sell at any price.

Wow no it literally had no viewings I dropped the price twice

Without knowing the tenant personally I'm afraid I wouldn't- as long as there were other people willing to rent for that price not on HB. Having said that, if I knew the background I would make an exception. Currently I have a lovely couple who have been my tenants for 2 years and just about to renew for another year where one had a CCJ and couldn't get anywhere to live. He had a believable reason as to why he had the CCJ and I took them on- they have never missed a payment!

Do you need a house with adaptations or a ramp for your wheelchair? Some landlords may be concerned you will ask them to changes things once you're in. You may want to be clear on your position re this as well, just to make sure they are not making assumptions and then turn you down for it.

you are forced landlords, you could sell but you choose not to for one of the financial reasons I listed. Because you want security or dont want to lose loads of money. Reasonably enough.

Not my choice of business either (especially after getting the filthy tenant triple treat) but needs must with Carney in power.

Btw I am a landlord not an mn Guardian reading knobber .