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housing question

bargainhunter2009 Avatar
7y, 8m agoPosted 7 years, 8 months ago
I am living in private rented accomodation with me and my daughter. Landlord has just told me come july he wont be renewing my tenancy. As its private rent, I receive some housing benefit (im a student and a single parent, so money tight) and its very difficult to find anywhere that will accept housing benefit. So, does anyone know what will happen come july - will the council be able to help me? Could I make a homeless application come july. I dont think I will find anywhere that accepts children and some housing benefit. Im worried!
bargainhunter2009 Avatar
7y, 8m agoPosted 7 years, 8 months ago
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1 Like #1
get it in writing now and take it to your local housing office, dont wait til july, even if you only get advice its better now than later. also might be worth popping your details into letting agencies and ask them to ring you if anything comes in
#2
michelleleemoo
get it in writing now and take it to your local housing office, dont wait til july, even if you only get advice its better now than later. also might be worth popping your details into letting agencies and ask them to ring you if anything comes in


Thanks Michelle!! Will call some letting agents, but none accept housing benefit - had such hassle 3 years ago when I moved in here finding any letting agents that would accept us.
#3
bargainhunter2009
Thanks Michelle!! Will call some letting agents, but none accept housing benefit - had such hassle 3 years ago when I moved in here finding any letting agents that would accept us.


im not entirely sure but i think you can have housing benefit paid direct to you, might be worth enquiring and regarding the letting agents would always be best to go in and meet in person that way you build up a relationship and they dont have preconceptions about you because you are on benefits, dont want them ringing you when the mouldy properties come in, go in, smile and show them youd be a lovely tenant. also think you'll find that in these economic times there will be leniency towards housing benefit, moneys money at the end of the day :thumbsup:
#4
tinkerbell28
Yeah only thing witht hat though is private companies credit check you so take recors of income and sources.
The councils have a private scheme where they have landlords on their books private ones, but there is none of that hassle or deposits, the councils do it.
Although yeah, I would of thought landlords would be more willing to take HB at the mo what with the recession and all1


sure, could get advice from citizens advice bureau too. hope you sort it out bargainhunter :thumbsup:
#5
Landlord is perfectly in his right not to renew the tenancy (I assume it is a fixed term shorthold assured tenancy and he has served you a section 21 notice at least two months before the end of tenancy ). Even then, he cannot throw you out without a court order. Many councils will not entertain your claim to a new accomodation as a homeless person, UNLESS you have been issued with a COURT ORDER. Being single with a child should work in your favour. But be nice to your landlord and say that without a court order you are unable to leave.
Best luck!
1 Like #6
I do hoe that is the case with this lady's council. Only way to find out is go to the council and ask whether she will classed as homeless from contract end date. Experience states that council will not do anything until serious threat of eviction is present, and that is only by legal route. Because councils know that a landlord cannot evict without due legal process.
1 Like #7
bargainhunter2009
Thanks Michelle!! Will call some letting agents, but none accept housing benefit - had such hassle 3 years ago when I moved in here finding any letting agents that would accept us.


Don't know where you are but Castle Wildish accept housing benefit or if not then the council and/or the CAB can give you a list of agents that do accept it :)
#8
tinkerbell28
They can if the contract runs out as it's the end of the legal right to stay there, it's how it works in m local council anyway.


+1, she's not being evicted :)
#9
With the privately rented property under Assured Shorthold Tenancy, the legal right to stay ends, but you are not obliged to leave unless YOU want to. Landlord has to give a minimum of 2 months section 21 notice, then ask court to help gain possession, court order and then the bailiffs. All in that order. If this lady leaves without first getting a WRITTEN confirmation about her homeless status; the council will consider her as intentionally homeless. Has to be very careful and seek advice from CAB at the earliest.
banned#10
bangs head on table....short of money....bangs head again....internet....bangs head again....it's a luxury for gods sake it's free in a library

btw my mum was a single parent of 3 and a student at university, didn't even have a PC!
1 Like #11
be warned though, if going down the council route you may not get a house straight away. Here (Birmingham) I know there are house shortages, and people get put in b&b, hostels before getting a house.

I private rent and we dont personally get benefits, but have seen loads with DSS accepted, take a look on gumtree!
#12
lumoruk
bangs head on table....short of money....bangs head again....internet....bangs head again....it's a luxury for gods sake it's free in a library

btw my mum was a single parent of 3 and a student at university, didn't even have a PC!


I am sure OP is extremely grateful for your input!
1 Like #13
My day job involves working with people who have been homless and we help them to find new accomodation and help them to setup a home.

Speak to your council about rehousing and what they can offer you accomdation wise, if you go down the homeless application route it can be quite a bit of hassle as they will usually offer temporary accomodation either in a hostel or b&b, and you could be there for a long time before they would offer permanent accomodation. I would defo advise not to present as homeless especially if you have kids. If they do offer you accomdation after living in a hostel it is usually not in a area you choose and you have no option than to take it.

Have you tried looking for landlords that accept housing benefit, I have found that most are put off by DSS not because of the money but the stigma attached to those who claim it. It is always worth looking a property via the landlord and not an agent as they are more open to accepting hosuing benefit.
My experience of dealing with landlords is they are happy to accept families with children as they usually stay put and generally tend to look after the house, make improvments etc.
Please dont be put off renting a private property if you claim housing benefit:)

If you claim for Local Housing Allowance which has replaced housing benefit for private properties, this usually covers most of the rent for a private rented property( check https://lha-direct.therentservice.gov.uk/Secure/Default.aspx for the rates in your area) and if the rate is higher than the rent than you can keep upto £15 a week(or £60 per month) extra
Also some councils offer a bond scheme for those who want to rent from a private landlord but cant afford the deposit. They usually offer the landlord a 1 month deposit or will offer a bond upto the cost of 1 month rent to cover damages etc

The best advice I can give is start looking for a private rented property asap, you will easily be able to find a nice house in a area you want within a few weeks. :)
If you need any more info please PM me
#14
What an excellent advice from treble99.
I agree about the drwbacks on via homeless route as you will have not much choice in accomodation offered. Private rented sector is good and there are many landlords who would welcome housing benefit tenants. Apart from stigma for claimant, it is also true that some tenants do not pass on the rent received from the council to the landlord and that landlord has to wait for 8weeks for rent to be in arrears before it can be paid direct to the landlord.
On balance if you have good payment record with your landlord, I see no reason why s/he can't give you agood reference.
banned#15
Shelby25
I am sure OP is extremely grateful for your input!


at least i gave some unlike your post :?
1 Like #16
Been through this before, but managed to find another place to rent a week before the balliffs arrived!

Some of my advice has already been given but will tell you what I know.

Get a letter from your landlord stating the date he wants you out and take it to your local housing office. They can provide you with a list of agencies in your area that may have places for DSS tenants or they may give you the option of letting them rehouse you in another private property - you won't have a chance to go down the homeless route.

Phone around the letting agencies and leave your details, but you will have much more luck if you can phone private landlords directly by going through Gumtree, Loot and your local newspapers as they will be more likely to accept DSS tenants.

Can you offer an extra month's rent as back-up? If you can then the landlord will have more security - or you can arrange for the payments to go to you directly so you can tell the landlord that they won't have to have any dealings with the benefits people.

If you can't find anywhere by the end of the tenancy DO NOT LEAVE YOUR HOUSE. If you do then you will be considered intentionally homeless and will not be eligible for any help from the housing people whatsoever. If you get to that point, then you will have an extra month to 6 weeks wait for a court order to be granted, and then ANOTHER 2-3 weeks before the balliffs arrive.

Hope this info is of some help :)
#17
saab1000
Landlord is perfectly in his right not to renew the tenancy (I assume it is a fixed term shorthold assured tenancy and he has served you a section 21 notice at least two months before the end of tenancy ). Even then, he cannot throw you out without a court order. Many councils will not entertain your claim to a new accomodation as a homeless person, UNLESS you have been issued with a COURT ORDER. Being single with a child should work in your favour. But be nice to your landlord and say that without a court order you are unable to leave.
Best luck!



Single parent with a child wouldn't make an ounce of difference to the court, as they HAVE to grant possession if the landlord has done it correctly.


You also forgot to tell the OP that she would then have court costs to pay as well.

After all this, the OP will have ruined any chance of getting a decent reference.
Beware of interweb advice.
1 Like #18
I am in private rented accomodation and have been down this avenue , but luckily found a private landlord

Your landlord must give you 2 months written notice , you can take that to your local council , but with the way things are you will be more likely if any to be put in temp accomodation i.e b & b or hostels , and you can be there upto 5 years , my friend was told 2 years she had 2 young children ,but has just left after 4 and half years .
you can go to shelter they will help with deposits and have knowledge of local landlords who will accept housing benefit ,also local papers and like someone else said gumtree ( beware they are fraudsters who advertise properties which do not belong to them ) , also do a search on the net for rented accomodation in your area.

Good luck ,

also the landlord has every right to end hes agreement as long as he gives you 2 months written notice
#19
Thanks everyone. Just to clarify, im not being evicted. The Landlord not renewing tenancy. (difference!) I know he can do that, im just wondering what can happen with the council? I have called some letting agents today, none accept housing benefit or local housing allowance. I have paid my rent every month and I NOT being evicted!!! I dont want to go to court....I will just leave when I have too (subject to what council say). I know I may have to go into a hostel if I cant find anywhere and if that happens then I will just have to do it...I have a child and I dont want to be out on the streets if I cant find anywhere else to live that will accept HB

I dont have to be out until end July so not been given formal notice yet. Landlord said he MAY consider letting me stay a few months if he doesnt sell although he isnt sure yet what he is doing so might not let me stay bit longer

I have deposit from my place now, but who knows how much I will get back from tenancy deposit scheme (place in good condition, but I expect there will be disputes). Also I dont know if I can afford another deposit (while I am waiting for this once back) and I cant afford a full months rent upfront...
1 Like #20
lumoruk
bangs head on table....short of money....bangs head again....internet....bangs head again....it's a luxury for gods sake it's free in a library

btw my mum was a single parent of 3 and a student at university, didn't even have a PC!


the internet is much more important in studies these days and with the internet at home she can study and she can spend as much time with her child as possible. The fact that she is actively trying to study and raise a child should be applauded better than the majority of single mums round her happy to claim benefits for doing nought.
#21
bargainhunter2009
Thanks everyone. Just to clarify, im not being evicted. The Landlord not renewing tenancy. (difference!) I know he can do that, im just wondering what can happen with the council? I have called some letting agents today, none accept housing benefit or local housing allowance. I have paid my rent every month and I NOT being evicted!!! I dont want to go to court....I will just leave when I have too (subject to what council say). I know I may have to go into a hostel if I cant find anywhere and if that happens then I will just have to do it...

I dont have to be out until end July so not been given formal notice yet. Landlord said he MAY consider letting me stay a few months if he doesnt sell although he isnt sure yet what he is doing so might not let me stay bit longer


keep on good terms with landlord if possible as this may keep a roof over your head if he hasn't sold yet. Most people prefer not to be an ******* if they can avoid it. Follow all the other advice about contacting the council already, take any letters you have with you and a copy of your tenancy agreement showing the end date with you.

contact other landlords directly...check out local tesco noticeboards etc as sometimes flats etc are found here too. Consider if you can you get together a bit of money for a down payment and a months rent to pay up front and then go on housing ben? also get together some references if at all possible from your current landlord any previous employers previous landlords saying how trustworthy you are and what a good tenant.

what area u in hon?
#22
cbryanp
the internet is much more important in studies these days and with the internet at home she can study and she can spend as much time with her child as possible. The fact that she is actively trying to study and raise a child should be applauded better than the majority of single mums round her happy to claim benefits for doing nought.


Thank you! I am about to do my finals in a week. I am studying law, having internet essential so I can read law reports etc and so I can see my daughter. I want to get a job when I graduate, if I can but will still need housing benefit as rent so expensive where I live
#23
:thumbsup:
ClarityofMind
keep on good terms with landlord if possible as this may keep a roof over your head if he hasn't sold yet. Most people prefer not to be an ******* if they can avoid it. Follow all the other advice about contacting the council already, take any letters you have with you and a copy of your tenancy agreement showing the end date with you.

contact other landlords directly...check out local tesco noticeboards etc as sometimes flats etc are found here too. Consider if you can you get together a bit of money for a down payment and a months rent to pay up front and then go on housing ben? also get together some references if at all possible from your current landlord any previous employers previous landlords saying how trustworthy you are and what a good tenant.

what area u in hon?


Thanks Clarity. I am in herts, just outside london. Will def try to stay on good terms with landlord. My letting agent will give me a reference I think and my parents will be guarantor for me. (as they did for this place).
#24
bargainhunter2009
Thank you! I am about to do my finals in a week. I am studying law, having internet essential so I can read law reports etc and so I can see my daughter. I want to get a job when I graduate, if I can but will still need housing benefit as rent so expensive where I live


Studying law too - so know how hard that is by itself without having to look after a child as well! All the best in your finals :thumbsup:
#25
you say you have not been given formal notice as its to afr away ,, we are now in MAY he says JULY thats 2 months in my book 1!!!!!!!
1 Like #26
oh, listen to you herts eh :) poshy posh

I'm just teasing. Everything will be fine honey, for these reasons...

You can get references ( get hold of them and photocopy them and make sure the council gets copies too )
Your parents stand as Guarantor. ( some letting agents will accept dss if you have a guarantor so make sure you mention this )
You are still on good terms with your landlord.
You still have a little time yet. Do your homework and get in touch with as many agencies, private landlords, housing associations, plus the council as possible.

Good luck sweetie x x
#27
Thanks everyone! Repped you all (well expect lumoruk)
banned#28
bargainhunter2009
Thanks everyone! Repped you all (well expect lumoruk)


except :whistling:
#29
tinkerbell28;5092108
A council will regard her has homeless from the date her tenancy ends, if she has been given formal notice that is all she will need. :?

not necessarily - it depends on the council - havering council will not consider anyone as homeless until they are taken to court and officially evicted which can take months - and even then they will tell you to stay put until it goes to court again for the bailiffs to evict you

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