I’m currently in temporary accommodation placed here by my council. The council will not house me and say I have to find a private rental.
I am a pensioner recieving standard state pension with guaranteed pension credit.
Having no guarantor is my big problem as no one wants to know (I can understand from a landlords point of view for some people claiming housing benefit)
I am at a loss on what to do, the council could take away the temporary accommodation from me at any time, the only reason they gave it to me in the first place is because I have sleep apnea and need electric to run my CPAP machine, otherwise I would have been homeless.
Even if a property is advertised as accepting benefits, would I still fail referencing without a guarantor?
I guess I could try a guarantor service, but again will that pass referencing?
I have some savings and could pay rent in advance, but due to the price of rentals in my area and surrounding areas, my savings wouldn’t cover 6 months in advance, most rentals I would have to pay a top up from my pension as LHA rarely covers what’s being asked.
Although I’ve not read up on the new bill yet that’s my understanding too from the little I have read.
I think there’s a chance that I may be spending winter in a tent somewhere, my housing officer with the council is as much use as a chocolate fire guard, I’ll just have to wait and see if I get a letter saying they won’t pay for my temporary accommodation any more, which as it’s kind of supported costs more per week that a stay in a b&b.
There are still plenty of landlords who offer tenancies without guarantors or advance rent. I’ve never taken either, but base by selection on extensive interviewing and checking. I’ve also taken a couple on state pension with UC rent payments and never had a problem. I would suggest you trade on the assets you have - decency, the knowledge of how to look after a property well, never being late with rent or causing any problems etc. That’s assuming those things are all true of course.
Although it may not be comfortable, maybe you need to think how much you can afford and whether topping up from your pension or savings will really be sustainable- it’s not in your interest or a LL for you to fall into arrears. So maybe look further afield or reduce your requirements or talk to the council - they won’t make you homeless and have a duty to provide housing assistance unless you became “intentionally homeless”
I am searching for properties up to 50 miles from where I am based, sometimes even further, but it’s very rare to find a studio/1 bed flat that falls within the LHA rates, those that do are mainly shoe boxes with no cooking facilities. And most rooms are as expensive as studio/1 bed flats.
Apart from putting me in this temporary accommodation my council are doing very little for me and the “ making myself intentionally homeless” has been mentioned by my housing officer.
It’s also annoying that they no longer offer a scheme where they stood as guarantor, they also offered some scheme through a company in London, I can’t remember what it was called.
I’ll just have to keep searching far and wide for somewhere suitable.
Thanks for your reply, I have tried doing what you said but I still get the reply that I would fail referencing. I’ll just have to keep searching and trying.
The only properties that are not slums or in bad areas that fall into LHA rates, are houseshares (HMOs).
I know that such properties are not desirable for many, but I have thought for a long time, that unless LHA rates rise in accordance with the market, (The government has frozen the rates for 7 out of the last 12 years) such properties are where many people who are on low incomes will end up, as they are more affordable than a self contained independent property.
Actually I’m my area the LHA rates have risen by approximately £50 also a few areas around me, I’m not sure about elsewhere.
There are the occasional properties that come up that are decent that fall within the LHA rates or within £50 of them, but unless I spot them early they already have many enquiries.
Also some of the smaller studio flats look decent, but no cooking facilities or anywhere to put them, just a small worktop with a sink and a fridge.
And like I said, not having a guarantor doesn’t help.
I’m looking on all the apps for somewhere, but you can’t always specify accepting benefits in the search.
HMO again seem to be priced much higher than LHA rates.
I’m not giving up though, I can’t as I don’t want to be on the streets over winter.
This must be an extremely difficult situation for you. Have you ever considered looking for housing in another area in the country ?
The reason I suggest this I’m in the north east, I’m 58 with health issues & my friend is down just outside London with similar personal health issues and is a pensioner. He is in exactly same position as yourself, he has no guarantor. And he’s finding it virtually impossible to even secure a viewing. We are both seeking accomodation but I do have a home owned guarantor (my mother) & bond available.
However I’ve viewed a couple of properties where they are much more relaxed about what they require. I had one LL who was happy with me to proceed without a guarantor but only provide rental in advance. And I have 2 dogs as well. Granted the area certainly wasn’t the best but not because it was rough area but it was quite rural & travel was required to reach main towns etc ..
Maybe something to consider but appreciate moving out of your area isn’t always the best option & arranging to view would probably have to be remotely or something.
It’s just from speaking with my friend it certainly seems much harder for him compared to me up here in NE region. I have also had a couple of ex work colleagues now on DWP who have managed without a guarantor to secure a tenancy. Granted you’ll still need to clear a credit check & perhaps have previous landlord references.
An alternative is if you have medical evidence of health issues I would approach a housing advice advocacy service as local authorities often just pass you off to the private rental sector & most people just don’t escalate it any further.
At the moment I am looking within about a 50 mile radius, yes I would move further away but like you said viewing would be difficult, especially as I don’t drive and have to rely on public transport. I have a cardiology appointment this Thursday for an angiogram, I know this sounds round but in some ways I hope they find something wrong, maybe it will help me with my local council.
Rural properties, because I can’t drive I am ruling out, I know I need to keep my options open but I spend my days sometimes riding on the buses all day so that I’m not bored out of my brain.
I’m not in London, but some of the properties that come up in my searches are in the outskirts of London and because the LHA rates are much higher there seems to be more available within the LHA rates, but many of these are tiny, even smaller than the room I am in now.
On Gumtree there is someone that advertises studio flats in Bradford, which are dead cheap and they come furnished and they offer support, but I’m not keen on Bradford for certain reasons. Who knows they may be ideal.
Sorry I do tend to ramble on, thanks for your advice and I will look into further afield.
Yeah I can totally understand the complexities of moving to a area aong distance from you.
Maybe look into these Guarantor companies as you stated. Tbh I know nothing about them or how it all actually works. Obviously this will be an extra outgoing expense per month but from what I’ve read from reviews of some are good, they seem a legitimate option. No idea whether they accept dwp or how their referencing works, but only way to find out is approach them & ask.
I’m actually going to ask if my friend has considered one of these companies tbh
I wouldn’t really know how most LL’s would feel about these kind of companies but if they are legitimate & they are offering a guarantee to cover your rent (or damage) I can’t see a problem. But then again I’m not a LL & from what I’ve read they’ve got their own host of issues to deal with.
Anyway, again best of luck & certainly look into that option if your budget allows it.
A couple of the guarantor services a I have looked at only delt with working or students, I’ll have to investigate more. I know one landlord I contacted a few weeks back said only a working home owner would pass their referencing checks and I’m not sure if that’s the open rent referencing or their own.
I took your advice and started looking further afield, I found something suitable in Leeds, then looked at how many people had enquired , 85+ so that one’s out of the question lol. I’ll keep on looking.
I agree tatemono I’m in Tyneside area, whilst it’s WAY cheaper (& it seems a tad easier to secure a tenancy) obviously it’s still a big decision to move out of your home area, particularly if you have family or a personal local connection.
But as the old saying goes desperate times maybe call for desperate measures. Not perfect but the thought of living on the street for me would be a terrible prospect.
