Renting, landlords not accepting housing benefit

[Googoodol]

Hi i live in a two bedroom rented flat in the south east, we used to live in the area where I grew up London but renting prices where to high so had to move when I was pregnant which ment leaving my job :( when me and husband moved I was still getting maturnity money , now I'm a stay at home mum had to give up work as can't afford child care, I'm now pregnant again with a little boy problem is our flat is so small we have to move but as I'm not working my husband has his wage topped up by housing benefit as he doesn't earn enough, no landlord will accept us at all as soon as we mention housing benefit :( I just dont know what to do the council will not help us which is fair enough but if the landlord at the property I'm at now doesn't renew our tenancy we will be homeless :( I feel like a failure so guilty on the children, my anxiety is so high but can't take my antidepressants as am pregnant, cry myself to sleep most nights I know a lot of people are worse off than me but I'm so scared for the future wake up with dread every morning. I just do t no what to do no family can help with childcare ect as I had to move away from everyone, just feel like here is no hope, we a decent family always pay rent on time, keep place really tidy but they just see benefits :( feel worthless

Is there a reason your landlord might not renew your tenancy?
I know lots of landlords insurance doesn't allow them to rent to people collecting benefits, which seems crazy.

You might be better off asking for this to be move to the money section, or even chat for traffic?

All the best.

@fastliving thanks for your reply and the landlord is abroad traveling just don't know when he will be back and want his property back but that's renting for you never secure 😩 and yeah I i do understand why they don't it's just so frustrating just feel like everyone on benefits is painted with the same brush 😩 xx

Do you have to tell them you will be getting HB. It will be paid direct to you so you will just pay your rent.
Is where you are def not liveable? I live in a two bed with two kids. I shared with one till she was 14. I am now on the sofa. I would have loved to move but never could so just had to make do.
Baby can be in with you for a few years.

estate agents like to make you think that you need to renew your tenancy but in actual fact the law gives you a lot of rights as a tenant. when the initial period of your tenancy ends it will automatically become a rolling contract. you don't lose anything. if the landlord doesn't want you to stay they have to initiate formal eviction proceedings. they have to get that application correct or it is invalid they have to try again a month later. If they do that admin correctly then you take evidence of that to the council and then you do become a higher priority for housing.

it's not landlords fault that they don't accept HB - for most of them it's a stipulation of their insurance that they mustn't accept HB so blame the insurance providers.

I'm a landlord and my insurance will only cover tenants who are fully employed/not on benefits. I'm sorry for your situation but what else can I do in a scenario like this? I cannot risk being without insurance (that would be catastrophic if anything serious happened and I'd be a fool to do that).
Genuine question- what do you expect LLs to do in cases like this? We dont have a choice.

This is going to sound snarky but it isn't meant that way- why did you have another baby if you were struggling with finances in the first place?

Could you move to a cheaper area?

I'd contact Shelter for advice.

A 2 bed property is considered perfectly reasonable for a family with 2 children. If you qualified for a housing association or Council property, it wouldn't necessarily be a larger property than you have now.
I would stay put, if the tenancy is renewed, then provided you are paying rent on time and keeping the property in good condition then credit checks aren't taken. Having a year's contract would surely be better than living from month to month.

I think you need to talk to your GP about your depression. There are anti depressants that you can take while pregnant. Get the depression under control and you will see things in perspective.

Your depression is distorting the picture. You live in a two bedroomed home. That is more than big enough for a family of four which includes two small children. Many people in your circumstances manage with one bedroom and use the living room to sleep.

You have no reason to assume your current landlord will not renew the lease. If you pay regularly that will not be in their interests. You can stay where you are.

You do not need to move. You do not really have a problem.

A lot of BTL mortgages have this restriction as well. I think it's daft!

In 90% of cases it's not the landlords decision; it is a clause in the mortgage that does not allow them to let to people on benefits.

It's not necessarily the landlords decision.

I'd contact Shelter for advice.

This ^ If you're worried you might be made homeless they are the best people to speak to.

And ignore the snarky fuckers posting above.

the usual MN advice to lie will only cost you money, you will be found out. As repeatedly mentioned this is an insurance issue, despite Shelter screaming 'discrimination'.

stop crying and get clued up on rental rights - read your how to rent guide. You don't mention any notice being given, so you could ask for a new fixed term tenancy or just carry on on a rolling tenancy. With the tenants fees ban now in place the landlord may not want to pay for a fixed term and just keep you there on a rolling.

and yes, you did make a choice to become pregnant again in what you perceive as a too-small house. You can manage perfectly well in a two-bed.

you can go on the council waiting list. The usual process is that you will need to be evicted (which will cost you) and then have a long wait in temporary accommodation which will be much worse. You would be better taking control and making the best of what you have.

see your GP and I wish you happier times.

not snark, facts. No point spending hours on the phone to Shelter, the how to rent guide is given to all tenants and is easily available online, as is all Shelter's advice.

mencken I was referring to the posters who decided to comment on the OP's circumstances rather than answering the question she asked.

But if she is concerned, yes, she can give Shelter a ring, they will be happy to talk though her worries, explain her options and hopefully set her mind at rest.

mencken, oh, just noticed you did comment on her circumstances too - gosh, well done you! What an incredibly useful contribution.

My DD was found this when she was looking for rental. She is on long-term disability, which had been awarded for 9 years, so was probably no more a risk than someone in employment who could lose their job. I have no idea why insurance companies do this blanket ban but frankly it is discrimination and ought to be challenged somehow.
As someone else has said, if you get an eviction notice you will become a lot higher priority with regards to housing. Also, a lot of housing departments have a few properties that anyone can apply for, regardless of category. These are not usually the best properties obviously but certainly better than being homeless. If you are not already on your local housing list and bidding I would suggest starting there, if things get worse they can move you to a higher category.
While part of your problem is wanting to move, rather than just fear of losing your flat, I'm afraid while your children are small 2 bedrooms will be deemed adequate as far as most council housing depts are concerned.
Some housing associations may consider you. Find out which there are in your area and ask them for their policies regarding benefits.
A very few private landlords will consider benefits. Register with all the letting agents and let them know you are specifically looking for this. You won't get offered much, but our DD got the odd offer - sadly none suitable for her wheelchair.
Many areas will have local charities to help you, look around for one that can give you advice. And of course nationally there is Shelter.

as I said, not snark, facts. Won't be news to the OP.

who as we note, doesn't actually have an iminent homelessness problem anyway.

pressed post too soon - MN does tend to chuck the toys when told uncomfortable truths. Playground mentality quite common on here.

adults are responsible for their own choices and the consequences of those choices.

My friend rents her flat to a single mum who gets housing benefit. If you have a good record of paying your rent and your husband is employed securely you should be able to find somewhere. Good luck.

When is your tenancy due to renew? After 6 or 12 months (depending on the contract) it should just roll on. If the landlord ever wants to end it they will need to give you min 2 months notice

The reason most mortgage & insurance companies now won't cover tenants on benefits is because of the decision a few years ago that stopped the money going directly to the landlord (when having tenants on HB was a pretty safe guarantee of payment) to moving to pay the recipient directly and therefore unfortunately taking the 'almost guaranteed' payment away

As a landlord, the old way was better for us and made it much easier for tenants too

@SaskiaRembrandt

I’m assuming you’re referring to me.
I think you need to research the definition of ‘snark’

I agree it is discrimination.
All the best op