Landlord selling after 7 years – struggling with private rental referencing on UC/PIP

[TryingToThrive]

Title: Landlord selling after 7 years – struggling with private rental referencing on UC/PIP

I’m hoping for some advice from anyone who has been through something similar because I’m feeling really overwhelmed by the current rental market.

My landlord has recently given me notice because they intend to sell the property. I’ve lived here for 7 years, and the rental market is completely different from when I first started renting. My circumstances have also changed a lot since then.

I’m now trying to find a 3-bedroom property for myself and my 3 children. The average rent locally is around £2,200 per month.

I currently receive Universal Credit and Personal Independence Payment (PIP). Before anyone makes assumptions, I previously worked and was on a higher salary, and I fully intend to return to work when I’m able to. In the meantime, I have made sure that I can afford to continue privately renting. I budget carefully, have a good savings buffer, a homeowner guarantor in stable employment, and a good credit history.

I’ve also been a reliable tenant for the last 7 years. I have never missed a rent payment, have always looked after the property, have paid for improvements myself where appropriate, and my current landlord is happy to provide me with a positive reference.

The difficulty I’m having is not that I can’t afford the rent, it’s getting through the referencing and affordability checks.

Several letting agents have explained that their referencing systems are based around gross employment income and don’t seem to account properly for non-taxable income such as UC and PIP. This means that, even if someone’s actual disposable income is enough to comfortably cover the rent, the system may not reflect that.

I’m also finding that some agents or landlords seem to lose interest as soon as they hear I receive UC, before looking at my overall circumstances, rental history, references or financial situation.

I also receive child maintenance, but I have deliberately not included this when working out whether I can afford the rent because it is a voluntary arrangement rather than through the Child Maintenance Service. I have a good co-parenting relationship with my children’s father and don’t want to formalise something that is currently working well.

My guarantor also only just misses the required income threshold for some agencies. I did find one letting agency who were happy to accept two homeowner guarantors (my mum and dad) to cover the shortfall, but unfortunately that particular property wasn’t suitable for my children.

I’m now starting to worry that despite being able to afford the rent, having a strong rental history and doing everything I can to present myself as a good tenant, I won’t be able to secure somewhere before I need to leave.

I have looked into council housing, but from what I understand they are unlikely to be able to help unless I am actually homeless or at immediate risk of homelessness. I would really like to avoid reaching that point with 3 children if there are other options available.

I’d really appreciate advice from anyone who has been in a similar position, landlords, letting agents or anyone who knows the system well.

• Are there any letting agents or referencing companies that are better at assessing UC/PIP income?
• Is there anything else I could do to strengthen my applications?
• Are there any options I might not have considered?

Thank you in advance for any constructive advice.

Why was the property with the letting agent who accepts 2 guarantors unsuitable for your children? What was the issue?

Would it be preferable to accept it rather than go through the process of being officially evicted and classed as homeless?

have you checked what your area's Local Housing Allowance will cover for your family of 4. Have you offered that the UC housing element i.e. rent could be paid directly to the landlord?

You need to get housing advice from your local authority including getting onto the council housing register and bidding on local authority property (social housing). The rent for social housing will be fully covered by your UC.

Also just so you know you must not leave until you actually have somewhere else to live or you are evicted by bailiffs - get advice about this from the council or Citizens Advice.

honestly it was in the perfect location but my main issues with it were the stairs and bathrooms.

• the stairs were so shallow and steep that my feet couldn’t actually fit on them properly and I had to place one hand on them and practically climb up with with my baby in the other hand.
• the bathrooms (family bathroom and en-suite) were shower only which I was willing to work with but I couldn’t comfortably crouch down so I’m not sure how I’d bath the kids.

Additionally the landlord decided that they weren’t willing to offer the property unfurnished because they were moving country and didn’t want to deal with the hassle.

It most definitely would have been preferable to do so if it was suitable and to be fair I’m still considering it as a last resort but trying to see if there are any other options first.

I went through eviction process twice.

If you want to avoid eviction. Contact the council and tell them you are facing homelessness. They will put uou under homless intervention. They will help you look for private rent. They also work with some private landlords. You also continue to look for private yourself.

If you haven't found anything by the Times your notice is up you will need to stay in the property and go the eviction route.

Try to open up your search maybe go a little further than you really wabted wanted. Consider a property that's not quite what you want. As if you do need help ftom the council you won't get much choice. As you have to take whats offered or you would be making yourself intentionally homeless. Them they close their duty to help house you.

If you or them can't find anywhere by the time eviction happens. They will put you into emgemcy accommodation that lasts 56 days. During that time they still keep looking for you.under homelessness intervention. If after 56 days they haven't found anything you then go into emgemcy accommodation. You then get a bidding number. And are put on the housing register. You are still expected to look for private rent though.

Yes and it doesn’t even come close to covering it but that’s no problem as I can afford to top it up.

I did reach out to them for advise but they just told me to fill out a homelessness form. From what I can gather they’re unlikely to offer me any help because I have a decent amount of savings so will just tell me to look for somewhere privately but private landlords won’t consider my savings

Thank you so much for this. I’m so unfamiliar with how it all works but this made it clear. I’ll fill out the form they sent me and go from there. I’m still looking and enquiring daily but just no luck.

Do you know what documents they’ll request? Bank statements etc?

I'm already on the housing register but as I’m only on there for overcrowding it’s a bit pointless

Also @yellowrose57 sorry you’ve had to go through that yet alone twice! It’s so awful. Hope you and your family are in a better position now x

The stairs sound dangerous! I'm surprised they could legally rent a property like that.

As for bathing children in a shower, many people do this. You could sit on a low stool rather than crouching, and have a baby bath to place in the shower tray? You may find other properties that only have a shower so it may be sensible to find ways to manage this.

The furnished/unfurnished thing is a deal breaker, I agree.

Keep looking, you will get lots of good advice on here.

I was shocked too! I was scared going up and down them and I don’t scare easily. I did try to consider maybe if I put gets up but inevitably we’d still have to go up and down them and it just wouldn’t be safe.

The shower only I am definitely willing to overlook! It was more so the space in the room. There would be nowhere for me to put a stool in that particular property. I’ve seen a few with shower only and put in offers though, I just haven’t been successful.

I think the furnishing situation was a deal breaker for most to be honest because I was sure that property was going to fly off the market given all its other features and prime location but I’m pretty sure that’s why no one’s been willing to take it

Look at Openrent in your area.

Assume as you are in receipt of PIP that you have a disability? If so, worth raising with the council, you maybe entitled to your own housing officer.

If its a shower over the bath think about a bath board, that might help. Also if you are disabled you could request an OT comes and visits and suggests adaptions, such as second hand rails etc. They will also supply a bath board if needed.

Yes I do. I wasn’t aware I could get a housing officer based on this.

In regard to the shower it’s just a cubicle but too small for me to put a seat in and the room would be large enough for my mum to also be in to help me bath so outside of being unsuitable for the kids it’s also unsuitable for my need too but I’m trying to mainly focus on them as I have the option/can get help to make adjustments for myself. I’ve spoken to my OT and they said I need to secure the property first before they come to make suggestions.

I have been in this situation.

i was unable to pass referencing even with a gaurantor.

in the end I had to move towns to one where there was less rental demand as it simply wasn’t possible where I was as there was so little available and a single parent on pip with a child is a very unattractive tenant (that was my situation).

good luck.

Where abouts are you based? Have you tried posting on your local Facebook page?

How much savings do they need you to have? As obviously you won't have more than 16k if on UC.

Do you mean posting to find a property or for advise? Sorry I’m not that familiar with Facebook so a little confused

Only about 2.5k so obviously not enough for landlords to take seriously but also the council seems to see that as enough for you to afford to go private instead of helping (or so I’ve heard)

That really sucks. I hope you find something soon! Maybe the one with only showers might be worth a second consideration if it's all you can get?

Our local Facebook page sometimes has people posting who are looking for houses to rent. I don't know how successful they are, but it might be worth a shot.