Landlords Revenge

I thought direct payment was a standard policy now? But, if you can not prove to the council they are two months behind I can see that being a problem. When I went for direct payment with my LA, they just took a copy of the AST and an up to date rent statement as sufficient evidence.

Anon; just to advise you
A LL is NOT liable for any water bill belonging to a tenant providing the LL has advised the Water company ( Remember there may be 2 Water companies for the same address); as in a property I have in Southend.
The LL should advise that at no time should the bill be put in the LL name unless the LL contacts the companies.
The LL should always advise who is the tenant at the property to the utility companies
IF the LL does NOT advise the companies of any forwarding address which he may have then there is a possibility the LL is liable.
LL MUST realise they are NOT liable for tenants' utility bills if the bills are NOT in a LL name at his requirement.
I have tenants who have robbed thousands from utility companies.
I have NEVER paid any of those bills and have NEVER had any requesrt from those utility companies to do so.
Any LL who pays a tenant's bill is an IDIOT!
Just don't do it!!

URGENT LEGISLATION NEEDED FOR LHA-UNIVERSAL CREDIT!!
With respect what we and the local authorities need is urgent legislation that states that taking rent from local authorities and NOT handing it over to the landlords (private, local housing assoc, etc) should be deemed as deception carrying a criminal offence. WE now all need to work together on this site to loby the appropriate department within the gov't. IF we don't act we will all lose. 100% of our tenants are DHSS, I know this sector very well. We are meeting with council next week on this approach. LETS DO IT NOW!! WHO IS WITH US???!!

Anyone involved with HB tenants is really going to suffer when UC is introduced.
LL should consider replacing these tenants with tenants on whom they can source RGI on or similar.
Then it won't matter about rent arrears as the RGI company will boot the tenant out; but the LL will have ALL the rent paid directly to him.
Get yourself full LL contents insurance including malicious damage and theft and then the wrongun HB tenants can do their worst and it will all be covered by insurances.
HB tenants are trouble and will be more so when UC is introduced.
If UC is not paid directly to LL; they will exit the HB market making life very difficult for HB tenants.
What the answer is I just don't know.
I DON'T take on HB tenants because of all these problems.
I think other LL will come to the same decision!
I feel very sorry for those HB LL that try their best and get turned over by their wrongun HB tenants; with NO real form of redress.

@Anon

You need to moderate your language. Best tenant I ever knew was a single mother with one child, left a newly refurbished flat in better condition than when the tenancy started!! Had another child, moved to a 2 bed flat that was in dreadful condition when she took it over, on reduced rent for sorting it out. Ended up looking like something that would win best in show at the Ideal Home Exhibition.

Please quote the "Law" you say was passed several months ago re water bills. This does not exist as there has been no industry comment on it at all. I think I know where your misunderstanding comes from, but those who say you cannot be liable for a utility bill of any description are correct. It is all about contract and who has liability at any point in time.

NOW having said that...............

Whoever said never put bills in LL name is wrong. The liability once the tenancy has LEGALLY ended is the property owner's, and it is an offence not so sign for and pay the standing charge.

As I say please quote exact name of this Statute you say is now on the books and I'll investigate and report back for everyone's better enlightenment.

To all those who seem to take light years to evict tenants - change solicitors, or more likely stop trying to do it yourself. S8 is an easy form to mess up - for example it MUST be completed in black ink!!! With an expert legal firm it should never take 8 months unless there are incredible mitigating circumstances.

Whoever posted about day 31 notices as they are called, immediate action soon as month two is missed, is dead right. And make sure you involve any Guarantor at the earliest possible stage. After all a Guarantor is taken every time on a HB tenant case, isn't it?

I've have been in meetings where senior civil servants from DWP have spoken, and they have stated they do not view any landlord as having entitlement to a benefit payment made to a third party. The question of 'theft' of benefit was raised where housing benefits are not spent on housing (it was raised by a local authority representative) but the response was clear - utter contempt on us for even considering that view.

It was again stated that benefit is paid to those who are 'entitled' to it, an important definition as payment comes not from need but simple qualification. It was also stated that once a benefit claimant has received a payment they are entitled to, the state has, and should not have have further influence over what the claimant spends their benefit on.

SO DWP SEE NOTHING WRONG WITH A TENANT NOT PAYING LHA TO A LANDLORD, BE IT PRIVATE OR SOCIAL.

Think that was me IO.
I meant don't have bills in a LL name unless you are doing inclusive bills or the tenant vacates and then the LL MUST take over the bills until a new tenant comes along.
There is the option of bills being in the tenant's name ; but the LL pays the bills by DD.
I do this.
It assists tenants with their credit status.
But unless the LL has agreed to pay the bills for a tenant and recive an inclusice rent; bills should normally be in the name of the tenants.

Oh dear Paul back to the same old RGI (rent guarantee/legal expenses) chestnut again!!

As we have debated before you can get RGI on ANY tenancy provided the tenant OR a Guarantor passes referencing, especially credit referencing.

The problem is most quality RGI policies insist on agent involvement to the extent of rent collection if not full management.

Be careful too on consent to let from lenders but especially freeholders and insurers as many will not allow HB tenants, along with students.

On Universal Credit as things stand at the moment the facility to automatically have the rent paid direct to the LL will not exist after October. That is what is in the proposed scheme, the Cambridge (I think) pilot may well be using discretion and not applying that and allowing switching after 8 weeks arrears. But it is highly likely when UC goes national that the facility will remain lost and only if the LA determines the tenant to be vulnerable will the LL be able to get rent paid direct.

Generally speaking landlords would be well advised to brace themselves for all HB tenants being paid their benefit and if they can get any redirected to themselves that's a bonus

Paul

Of course

I'm talking about end of tenancies and during voids etc. When the ex tenant is no longer legally liable date-wise then the LL needs to have the account in their name for the void period.

Someone has to pay the standing charge after all

IO that is the real problem; very few HB tenants can source a guarantor who would pass a RGI check.
This is why MOST HB LL come a cropper.
HB tenants who can source a RGI qualifiable guarantor are as rare as hen's teeth!
If I could source HB tenants who could find a guarantor that would qualify for a RGI policy I'd take the tenant on if they could afford my rent; which they can't!
This is why HB cause so many problems as LL have to leave themselves so exposed.
HB know this and and and abuse these poor LL.