UK Landlord Forum / Life

I am currently homeless due to DV. I want to get out of this situation asap and need advice getting into my first rental. 
My low income entitles me to Universal Credit rent support but I have £12k savings (£9k is a 'help to buy isa' I have to forfeit due to my current situation).
I will have to get this below £6k I believe to get full UC entitlement.
This will be my first rental due to living with family, so no references other than my employer, no UC yet and my low income can't prove affordability. I have a good credit rating.
What's the best way for me into a rental  without using all my saved cash as a deposit as I will also need to buy furniture etc if unfurnished)

I have done the maths and can definitely afford the rent, bills etc with UC support when using details of the properties I've looked at. Just need the best options to get in as this part is proving difficult.

(I also have a small endowment policy to fall back on in worst case scenario. It's meant to mature when I'm 65, the way things are going I don't think I'll make it that far so happy to fall back on that if I am ever behind, this will currently cover approx 7-8 months rent if I ever get super stuck)

I'm and not really sure who to ask advice from, I googled and found you.

Thank you,
Nix

Hi.

There's a limit on how much a deposit can be, so you're more likely to be asked for multiple month's rent in advance.

You'll fail most impersonal checks, income beats savings for most landlords. Being on UC is another negative for a lot of landlords and agents.

What kind of property are you looking at - a room in a shared property will be easier than a single property, and a lot will depend on where you're looking (please don't post where you are looking!)

It's a tough one not only because of prejudice, but real tangible reasons.

You don't have UC yet, and when you do it'll be paid in arrears. Landlords want rent paid in advance, so you'll need to bridge that and even advertising the fact UC is involved is a risk to turn any prospective Landlord off.

A lack of previous Landlord experience is not a big deal, if you don't have one - that's just a tick in the box of referencing. The employer's reference really just validates your income... and that can be auto-completed via Open Banking these days. That said, it's your income that will go against you if you don't pass the affordability algorithm, why would a Landlord take a risk on that?

Well, savings helps, of course. Until they're in the Landlord's pocket they're just someone else's money though. So, you need to think about offering, say, £50 above the asking price while not coming across as desperate, or doing the three-months upfront thing - but my ears always prick-up when on the receiving-end of suggestions like this... because it means something is not quite right (or normal!) and why should I take the risk?

So, in-person viewings with the Landlord themselves is a good one - if you attend, build rapport, seem interested, follow-up after a short time for consideration (don't jump too fast, but don't leave it too long), ask questions about - well, anything, really... you can get somewhere - do that with an Agent and they're not really the organ grinder. Allays any fears, highlight any perceived issues but have prepared answers to avoid the issue or ameliorate it... stress that, right now, you're looking for long-term (Landlords often like that). Let them know you're local to the area (if you are). You're selling yourself as much as the Landlord is selling a roof over your head.

Could you afford to take a room/ lodgings without having to get onto UC?  For various reasons this could be much easier to qualify for, lessen the drain on your savings and give a greater sense of self-reliance.

As it is, I am sorry to say I would not be prepared to accept a tenant in your situation, and with the laws about to change landlords cannot afford to take a risk. Times might change, you may get a better paid job or extra hours, but you need a roof over your head now.Wish you well.   

So, you plan to cheat the system by "getting rid of £6,000" so you qualify for a benefit - and people wonder why 99% of Landlords don't trust poor/low income tenants on benefits.

I have to say I agree with you.  It's a mindset that harms both the individual involved ( though they might not see it that way)  and society in general.
 

Weird that neither of you see it as a badly designed benefits system, and judge the person homeless because of domestic violence.

Firstly I have never seen DV used as a term for violence.I assumed it meant divorce.Secondly,it is not at all clear if this person is the victim or the perpetrator,the latter can usually be removed from the home and have to make their own housing arrangements.

Things have changed a lot from when I fled with my son.Now the police and councils get involved, arrange safe emergency/refuge housing, usually followed by something more permanent for the victims if necessary.

There is even help for dealing with family pets until the injured party can take them back,with foster care or boarding kennels (paid for by Social Services)

 I had to take 3 jobs to pay the rent on an ancient one bedroom cottage,and it never occurred to me to expect anyone else to support me.
That is not me boasting,it is just how I was brought up and my hatred of being beholden to anyone,including family.

I don't know enough about this person's situation,but I don't think it is unreasonable to suggest that they look for something realistically within their means,rather than get caught up in the benefits system.There is no mention of children,which would be another matter.

What do you think could change about the benefits system to give adequate help to those who cannot manage without it,without enabling the dishonest and cynical to exploit it,and the lazy to embrace a life of childlike dependence? Is that good for health and mental resilience?
 
I don't have to justify my opinions to you,but for what it's worth I have voted Labour all my life,and was once arrested on an anti-Nazi march.Sorry I don't fit the implied profile!     

There's no implied profile! But as a lifelong Labour supporter and anti-Nazi, good on you - always glad to meet people on the right side.

I'd feel slightly less sympathy for someone accused of domestic violence needing help, but in my (fairly limited) experience it's something the victims are more likely to reference than the (alleged) perpetrators.

I'd like a system that doesn't automatically presume that people are dishonest and cynical. I've a friend who works in a job centre and she's not allowed to mention to people the benefits they're entitled to unless they ask about them. When the safety net is biased against the needy, I pretty much automatically side with people who're in the system.

My prejudices are still prejudices, though.

I too took DV to mean Divorce.

It still hasn't changed my view though - if the OP has £12k they are more than capable (financially) of funding their own way with decisions made on necessity before desire.

Separately, but while Im on the subject, this article from the BBC perfectly sums-up the issue today;

Quotesome graduates - spooked by the costs involved - have moved back into the family home.

"About 80% of my friends finished university and went straight home to live with their parents," said Monty Savage, who shares a flat with his cousin in Nottingham.

He graduated last year, has a job, and after he has paid his rent of £1,100 a month, relies on his parents to help financially with other bills.

A quick look on Rightmove shows DOZENS of 2-bed properties in the centre of Nottingham for less than £800pcm - what are they renting for £2,200 per month !!

Perhaps if the new graduate (and cousin) aligned a home choice with his income he'd have lots more spare cash and wouldnt be withdrawing at the bank of mom and dad.

Im fed-up of people whining how bad they've got it and expecting everyone else to pay for their lifestyle - and that includes the OP.