Renting. What else can I do to get a property?

[NinkasiNinjaPaws]

Dh and I are separating. It's been a long while coming and for my own sanity it needs to happen. Dh won't leave the family home (his owned outright) so I'm trying to find somewhere.

I gave up my profession in 2012 due to DS1 not coping at nursery due to ASD and since 2017 have been with the local council in a low paying part time role, this has now changed in feb to a full time "relief" role paying around 18k a year (keeping my old role as well so I'm technically working in two departments) . Due to tax credits/dla/child benefit/maintenance my potential yearly income would be somewhat different, potentially around 30k, but I've been looking for somewhere around 500-800 a month (town in the midlands) which will also allow a cat.
The cat might sound like a luxury but both children are very attached to a cat we have and I honestly think not taking it would make a crappy situation worse. I'm also stuck in the town we currently live due to DS1 having funding to attend a specialist school and moving local authority will mess with it.
I've been searching for a month now and I'm drawing a blank. I can provide a guarantor and 6 months rent up front from my "running away fund" but still nothing. I'm not mentioning DS1 ASD on applications and have excellent credit. I had a holding deposit taken for a property and the letting assured me my references were fine with the addition of a guarantor, but then the landlord rejected because I had a guarantor. They wouldn't go for rent 4-6 months rent in advance either. I'm drawing a blank. I'm looking on Rightmove, Zoopla, open rent, on the market and registered with social housing. Also been looking on Gumtree and Facebook. Is there anywhere I'm missing? I will soon get a wage slip with the new salary, which I'm hoping will help as the new department won't confirm anything apart from the fact I'm a relief worker, and the other department can only confirm my low pt wage.
Frustrating isn't the word. I'm hoping someone can think of an avenue I've not tried as amicability between DH and I is fraying and affecting DS1 behaviour not to mention DS2. It's taken me so many years to pluck up the courage to end this co dependant relationship and now it just seems like barrier after barrier. Sorry for the essay

I feel for you as I know how difficult it is knowing your relationship is over but not being able to move on.

You could try local forums and Openrent.co.uk where you could connect directly with landlords rather than agents, so may find more flexibility.

Also, have you had legal advice as you are married and division of assets on divorce in law depends on needs and is not dictated by who owns what. He may own the house outright, but a court of law (or mediation if he is amenable) might not agree he gets to keep it on divorce! You may want to consider staying and sorting out division of assets first.

Post on the divorce/ separation board for advice!

Definitely see a lawyer about your divorce. If you are married, just because he owns it, does not mean he gets to keep it all. Starting point is 50/50 and as you have full time care of your children, one of whom has a disability, the courts will look favourably perhaps allowing you to stay in the house until they are adults.

Please don’t just walk away with nothing. Renting privately is so risky (as you are finding out!) and marriage gives women in particular financial security when separation happens.

No advice on the renting side I’m afraid! Good luck

the reason 6 months up front isn't working is because that can be a drug dealer tactic (no, I am not suggesting you are one!) and so some insurances won't allow it. Any sane landlord needs rent guarantee cover as well as buildings, landlord contents, home emergency etc etc.

there is also a rental property shortage because many small landlords are selling up, risks are rocketing even without the covid 'provide free housing for two years' situation. That's what the campaigners wanted but good luck finding a housing campaign organisation that actually provides housing.

If you are meeting affordability criteria AND have a guarantor, then two possibles:

• landlord insurance/mortgage not allowing benefits. However much Shelter scream 'discrimination' this does still happen for some. Yes, I know that anyone can lose their job but landlords cannot let against mortgage or insurance rules.
• the cat, I'm afraid. As misguided campaigning outlawed higher deposits, landlords may not want to risk pet damage. The only legal alternative is to offer a higher 'pet rent' which of course you don't get back if there is no damage.

there will be somewhere (cat far more possible than a dog) and I hope you find it soon.

Depending on your area check out the spare room website for annexe type accommodation.

We're married. I've not talked to a lawyer yet, but aware what I'm entitled too. The issue is he won't physically leave, and refuses to admit the marriage is over. Frankly the house is a mess that I could do without, it needs a new roof and 1/3 of the bedroom ceiling plaster is missing. It's worth it keeping him amicable due to DS1 ASD, us tearing strips of each other would cause issues.

The "affordability" is what I'm having issue with, I know 18k gives me affordability of 600 a month, but what would come in monthly just in terms of dla, maintenance and child benefit alone (not including working tax) would give me another 700+ on top of my wage. However it seems some agents won't accept this as it's not been earned (how the hell do students manage?!). Does open rent have a section for posting your requirements? I've not come across that.