Landlords - would you rent to me under these circumstances (universal credit problem)

[HangerLaneGyratorySystem]

My house is up for sale, divorce is going through but not done D81 (financial order) yet. I'd like to move out with DD20 and rent, leaving ex here to oversee sale whilst we wait - could be a long wait. I don't earn enough for a 2 bed property (no cant move to cheaper area as I need to be here for work/DD's treatment) but if DD20 and I rent together would be able to comfortably afford it. DD is disabled receives UC and PIP but can't claim the housing element of UC until she is on a tenancy agreement - but who is going to put her on a tenancy agreement if she doesn't have the housing element of universal credit first? I rang Shelter they said I'd have to "persuade" a landlord to agree to rent to us and put her on the tenancy agreement on the promise of her claim going through and that I should show landlord information from websites such as entitled.com, CAB etc to "prove" that she would get the money. (I read on HMGov website today that applications to add the housing element to UC claims takes around 3 weeks).

I think no estate agent or landlord in this current climate would give me the time of day to look at bits of websites explaining housing benefit/universal credit rules and be persuaded by it. So I think we're stuck - she can't claim the extra money until she is on a tenancy agreement and she can't go on a tenancy agreement until she has the extra income.

Anyone had experience of this? It must happen to families/single people trying to get their first private rental too?

(BTW forgot to say I can provide 6 months rent in advance no problem but I've heard that landlords aren't keen on that sort of thing).

I can remember years ago (15-20) DSis was advised (in horrible break up situation) to go to the housing benefit office and ask for some kind of letter indicating what level of HB she would be entitled to if she rented a particular house. We were sceptical but it did help her secure that tenancy.

IDK if UC have a similar mechanism but it was what popped into my head when I read your OP. It was obviously understood to be something that was needed.

I rented to tenants on UB. They were a complete nightmare. Would never do it again unfortunately.

Yes they would. When I was poorly the council had a list of private landlords who they work with. They gave a promise agreement to them so they were happy too :)

Literally the only way I have ever been able to rent previously whether I have been employed or not has been to pay six months rent upfront.

As a LL I would consider you if you paid 6 months upfront. Our first tenant was on UC and unemployed but paid 6 months upfront and had a guarantor. We met him first and warmed to him. I think you do need to persuade a LL you are good tenants given the shortage of rentals at the moment.

@Lesssugarketchup I think you'd be a real asset on AIBU by just replying "yes, yes you are" on every thread.

Thanks to everyone who's replied so far:

I've spoken to the estate agent selling my house who said similar to @3isthemagicnumberrr but also said that it would have to be a sympathetic landlord due to the current rental market and really, landlords don't need to be sympathetic!

@JeandeServiette - see I think this is what Shelter meant but in a post covid world, so I don't think there is a HB office is there, its all done centrally on UC?Hence Shelter said I could print out some stuff from various websites and show the estate agent/landlord. I agree if I had a letter like that it would be much simpler.

Have a Google for "intermediate rent" or "market rent" HA schemes near you too. You get the benefit of a big landlord and maybe some flexibility on the way affordability is calculated.

Vaguebooking and barracking OP isn't really adding anything to the thread.

If OP has previous been told to take £million out of her bulging savings to buy, please do share. Otherwise it's just irritating.

I'm a landlord and I would most definitely consider it, as you would be a long term tenant, uc doesn't matter as long as you pass the affordability test.

I wouldn't even say I was on uc, just put your offer in and go from there.

You can't do that around here - estate agents send out massive forms requiring you to put your occupation, marital status etc and everything short of the colour of your underwear...

OP I would post on a local FB group. There may be LL's sympathetic to your situation especially as two women with no pets and children. Unlikely to have any loud parties, cause long lasting damage, etc.

I'm a LL and I probably wouldn't rent to you. I have a waiting list of people where both of a couple work and want a 2 bed, so I'd choose to have them but I do have 3 bed houses with families in them too.

I know we get to see those offer forms and can make informed decisions on weather or not tenants are suitable for the property.
They have to pass on all offers to us.

And you'd be surprised the amount of people who don't put an offer in because they are out off by the forms.
Don't be is what I was trying to say!

Yes they do! We talk to the EA about all aspects of prospective tenants, including finances. Which is fairly important to us and them.

Okay @Lesssugarketchup I'm not sure exactly what your problem is. Clearly you've never been a landlord. I don't want a stupid troll bun fight on here . I'm trying to give advice. Please stop bloody tagging me in your crusade 🤣🤣

If you pay the rent 6 months in advance can you not also sign as guarantor for her half of the rent after that 6 month?

Then when you move in put the UC claim in and rent will be added giving you plenty of time, or get your ex to be her guarantor or someone else?

Did CAB or Shelter see a problem with that?