Meet the Other Phone. Flexible and made to last.

Meet the Other Phone.
Flexible and made to last.

Buy now

Please or to access all these features

Relationships

Mumsnet has not checked the qualifications of anyone posting here. If you need help urgently or expert advice, please see our domestic violence webguide and/or relationships webguide. Many Mumsnetters experiencing domestic abuse have found this thread helpful: Listen up, everybody

Leaving, Can anyone explain estate agent jargon to me?

4 replies

CoffeelikeTar · 28/12/2009 10:40

This is kinda connected to relationships so I hope I'm ok posting here.

Basically I want to leave my partner but am only working part time. I have 0 chance of getting a council house so I will need to go private.

Problem is, the local estate agents always have one of the following notes on their houses:

"DSS considered (guarantor required)"
or
"Sorry, no DSS"

I won't actually be claiming "DSS" will I? I'll have part time wages, plus tax credits and perhaps some LHA (used to be housing benefit). I can't get a guarantor so would have to try and get past the DSS thing.

So, since I'm working part time and would be paid LHA direct to me, would I count as being "no DSS"?

I'm finding myself fantasising about leaving. I could really do with some advice.

OP posts:
emsyj · 28/12/2009 11:36

I think DSS tenants in the traditional sense have their rent paid to the landlord directly by the Council. As I understand it, the Council pay in arrears (whereas most private landlords take rent monthly in advance) and can be slow to pay. Often a DSS tenant will be unable to pay a security deposit and the Council don't pay market rates. The DSS rental market is really its own little market. I don't think you fall into the DSS category if you are personally paying the rent, but why not just ring up the agents and speak to them?

We have a house that we rent out and the tenant is a single mum who works part time. I assume she must be able to claim some benefits as a result. She pays the rent herself and is not a DSS tenant according to our letting agents (who have a blanket 'no DSS' policy), although her credit rating was not good enough to pass their vetting procedure and she required a guarantor before the agents would approve her.

cheerfulvicky · 28/12/2009 11:36

Hello

I was in a similar position this time last year, minus the part time working bit. I still managed to get a property. I had some help from my local housing choice team, who advised me of loopholes in the "no DSS" thing that I could try. Apparently, having a job, even if just a few hours a week, is very very helpful. As the landlord will ask if you are working, and you can say truthfully, "yes, I am". They never need to know you are claiming LHA because, as you have pointed out, it goes directly to you.

The only snag is, it's a bit of a gamble in the sense that you won't know how much LHA you are definitely getting until you move in and start paying rent. If you LL is aware you will be claiming, and for example you couldn't afford the property without knowing exactly how much LHA you will be getting, then a pre tenancy determination is useful. This looks at the property in question, BEFORE you agree to rent it, and lets you know how much LHA they would pay towards it. Nice for peace of mind; and you do need the LL to agree to that, so they would be aware then you were planning on claiming LHA. However, a pre tenancy check isn't necessary, and you are perfectly within your rights to just go and view properties, say you are working and rent one. I don't see the problem with that.

My case as I say was a little different, I was a SAHM, so I was upfront with my letting agent and they found me somewhere that accepted DSS. I even managed to take my two cats, for a £100 increase in the deposit. Different letting agents have different attitudes to people claiming LHA. They will all tell you it depends on their individual landlords, who accepts DSS and who won't. But that is bollocks. The letting agents have vastly differing attitudes to benefits, some treated me like dirt, but I just shrugged and shopped around until I found one that was pleasant, respectful and helpful. Remember, they really want you to rent through them, as they get money that way. They can recommend to their LL's that they should consider DSS/LHA tenants, especially if the LL is very keen to rent their property for whatever reason. And LL's are having to be increasingly competitive as they housing market means they will rent out rather than sell - and there are a LOT of people doing that. That means increased choice for you, the tenant, and it means that LL's have to be more understanding of things like DSS anyway, in order to exist in what is now a competitive market. Basically, it's a tenants market

I hope some of that was helpful, it might be worth having a look at your local councils website to see if there is help available for people who are looking to rent privately, you might be able to get some support and advice and that is invaluable. Especially if you say there are zero council properties going. It's the same in my area, and as a result they are really pushing private lets, they will sometimes liaise with the LL on your behalf, and they sent me a long list of all local letting agents who accept kids/DSS.

Good luck, I'm sure you will do just brilliantly

ObsidianBlackbirdMcNight · 28/12/2009 11:40

Hi
I read your other thread and really hope you do end up leaving. I don't know if you are the one who has posted many times or not but either way good luck to you.
Basically, working part time you would need a guarantor unfortunately. Do not mention housing benefit as that is DSS as far as they are concerned, even if you pay most of the rent yourself.
Some agents are happy to let to DSS tenants so ring round. They may say it in the ads especially if they are private properties in mainly council areas.
Your local housing dept may be able to advise you if you call them they should give you an appointment - they will have lists of agents who accept HB/no guarantor and they may be able to help you to borrow a deposit.
Good luck.

SleighGirl · 28/12/2009 11:49

you def need the rent deposit scheme because you often need effectively 2 months rent up front in advance - 1 month deposit and 1 month up front. Do you have an savings?

New posts on this thread. Refresh page
Swipe left for the next trending thread