DSS Tenants And The Shitty Council
Written by The Landlord on 28 Nov 2007
I’ve decided it’s not worth getting involved with DSS tenants because of the incompetence of the local council (or at least my local council). They are so stupid and unwilling to help landlords that they make me want to rip my beautiful eyes out with a blunt spoon every time I have to deal with them. I have no qualms with DSS tenants, but having the middleman (the council) makes some situations unbearable, to the point where I’ll happily discriminate against allowing DSS tenants take tenancy in one of my properties.
On various occasions throughout my involvement with DSS tenants I’ve had to contact the council in order to resolve some outstanding issues. It goes without saying that they have been less than helpful and added to my misery.
Council tax problem
I got a council tax bill through for £18.57 regarding one of my rental properties. Not much, right? Right. I knew I shouldn’t be liable because I’ve always had tenants occupy my properties so I wanted to know what period the bill accounted for so I could drill down the problem. I’m not entirely sure why they don’t have the dates on the actual notices. When I get a bill through, I want to know what period it accounts for. Talk about stating the obvious. I’m assuming they’re not liable to disclose that kind of information on the bill for some kind of stupid security reason. I can’t imagine what.
Anyways, I called the council to find out what the deal was. A woman on the other end said it accounted for the period 15th August – 20th August. I told her that my tenant (a tenant I evicted) was occupying the property until the 20th of August and my new tenant moved in on the 21st. The woman said that on their records it shows that my ex-tenant and the council had agreed for her to vacate on the 14th. I said I wasn’t aware of that arrangement, and asked why I wasn’t made aware of that agreement, and how I was meant to know my tenant and the council had made that kind of arrangement? Her response was, “it’s your property, you should know”.
I felt like saying, “no, you dickhead!!! I’m meant to know who is in my property, not what arrangement my tenant has with the council, especially if I’m not notified. If I was meant to be made aware of that information, why didn’t you inform me?”. I said something of sort, but without the “dickhead” part, unfortunately. So basically, if you take on a DSS tenant, you have to not only be in the loop with your tenant’s circumstances, but also keep tabs on your tenant to council relationship.
We basically kept aimlessly arguing for 20mins, we were both getting increasingly frustrated. To be honest, it’s not about the money (because it’s only £19), it’s the principle. I shouldn’t be made liable for my tenant’s council tax because my tenant and council had an arrangement that I wasn’t made aware of.
What made it more frustrating is that whenever I spoke to the council previously about my tenants late payments (which I had a few of), they couldn’t give me any information in regards to my tenants situation for data protection purposes. On so many occasions my tenant would delay payments, and I always wondered ‘why’. She was receiving benefit cheques from the Social Benefits, so there should be no problems in payment. They couldn’t even confirm or deny whether my tenant had received her benefit cheques. I was basically told NOTHING. So why on this occasion did the woman at the council tell me I should be aware of the arrangements between the tenant and social benefits when they’ve failed to tell me anything in the past? It made no sense.
She then went on about how I needed proof to clarify that my tenant moved out on the 20th, and I should send them my tenancy agreement. I said “that would make no sense. My tenant was evicted which you’re aware of, so why would eviction dates be mentioned in the tenancy agreement? There’s no proof in there”, she said, “yes, I understand, unless you can provide proof you’re liable because it’s your property”
At this point I had mental images of slamming a pencil through her spine. I then said, “what if you had a tenant and she had made an arrangement with the council that you weren’t made aware of which ended up costing you?”. She didn’t respond.
The conversation ended bitterly and we basically went around in circles. Urgh.
Benefit cheques received every 30 days
Benefit cheques are released every 30days. That makes no sense to me. 99% of landlord charge tenants on a per calendar month basis. So for example, I collect rent on the 1st of every month, consequently it would make sense for the council to release cheques on a per calender month basis, even if it’s not on the date you require, but just as long as it’s on the same date of every month. Releasing cheques every 30 days can get confusing, especially if your tenant has to pay a shortfall. So if I agree for my tenant to pay £100 on the 1st of every month, and the council pay every 30days, I’m receiving cheques all over the place. IT’S THE SIMPLE THINGS, I TELL YA’!
The Government has stopped sending money directly to landlords
Back in the day, the council would send the tenants rent allowance directly to landlord’s. It gave landlord’s security and a reason to take on DSS tenants.
Unfortunately, the Government were too dumb to hold onto a good thing. The Government have now stopped paying benefits directly to landlords. This is a complete piss-take as far as i’m concerned.
Anyways, to save myself from repeating myself, you can read more about this issue here, The Difference Between DSS Tenants on Housing Benefit (HB) And Local Housing Allowance (LHA)
Council didn’t give a shit when I told them the tenant they housed wasn’t paying rent
One of my tenant’s was receiving cheques from the Social benefits department to help pay her rent. I never received rent from her for 2 months, hence why I had to evict her. I called the council and explained that my tenant wasn’t using her benefit cheques to make her rental payments. They didn’t seem to give a shit; and due to the data protection act, they couldn’t tell me anything useful, like if she had cashed the cheques or not. I never ended up receiving the rent, so I was left wondering what happened to the money. Additionally, from what I’m told, she is now living happily in a council house. Where is the justice?
Why should I or anyone else even bother housing DSS tenants if that’s the kind of support landlord’s get? I’d rather let the government sit there scratching their balls wondering why there aren’t enough roofs to house the needy.
What a joke.
Conclusion
As far as I’m concerned the council are just trying to house as many people as possible without taking any responsibility of the aftercare which is required once a tenant has been housed. Providing shelter alone isn’t good enough; the entire chain needs support there on after. Landlords get a real shitty deal when it comes to DSS tenants simply because they don’t always get the support they need from the council.
Like I said, this is nothing personal against DSS tenants; anyone can potentially be a tenant from hell, regardless of their financial circumstances.
On that note, I stand firm, I won’t accept DSS tenants again. Has anyone else had any problems with the council regarding DSS tenants?
Right, that’s my little crying session over with now. I hope I haven’t drowned anyone to death, unless you’re the tenant I evicted, of course. You can drown, bitch.
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33 Comments - join the conversation...
As a relative new comer to all this it has been a very rocky road that I do not think I would have ever gone down had I known the pitfalls, and the sheer illogical and injust attitude of the benefits people.
One thing I am curious to know is how you can end a shorthold tenancy (say of 6 months) if the tenant refuses to go at the end of the contract. I am about to rent out again, but scared of having to end up forking out a load of cash to go down the court route again just to get my house back after at the end of the day was a mutually agreed limited time period... any ideas how this can be avoided? It seems like the hardest aspect of letting property! Thanks and sorry for this rant!
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We're totally on the same wavelength here. I seriously wouldn't recommend ANYONE to house a DSS tenant because of the complications the housing benefit slap on.
I heard EVERY sob story in the book from my tenant. Eventually, she told me to write a letter saying that i was going to evict her. That way the council would have to relocate her into a council house!! She told me the housing benefit told her to do that as well! The system is so messed up.
I highly recommend getting landlord insurance. Fortunately I had landlord insurance, so I managed to claim back a large portion of the money I lost from my stupid tenant. It only costs like £120 per year as well.
More details here:
Rent Guarantee And Legal Expenses Insurance
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I rent to DSS, 100 properties approx.
It is frustrating but worth the perserverence as you can buy cheap properties and get a good yield.
It takes time to find a good tenant, but when you find a good dss tenant they stay for life and the cheques just roll in every month!
Ajay
http://www.ahuja.co.uk
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I still have one longterm DSS tenant, and she's been great. But she's a Housing Benefit (HB) tenant, so I get the rent directly into my account. So maybe that's why it's easy with her?
I can't imagine it's as easy with Local Housing Allowance (LHA) tenants, where they get their allowances directly.
Anyhow, I don't see her leaving anytime soon, so perhaps your theory is right! They tend to stick around, especially in this climate, when saving is tough and buying is tougher!!
I imagine you're a full-time landlord. I'm not full-time, so if there is a problem, keeping on top of the council eats up too much of my time.
But if you're lucky to get good DSS tenants, the money does come rolling in- I agree. But to get 100 good DSS tenants- I don't like the odds! ha!
Kind regards and many thanks!
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Secondly in response to the poor chap who's tenant kept the HB cheques. I'm afraid to say this isn't fraud. Although HB is an allowance towards someones rent the tenant doesn't have to actually 'spend' the money on rent. The tenant has a liability to pay rent whether they are on HB or not.
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You're right, it's not classed as benefit fraud, unfortunately. It should be though, since she was on "housing benefit" and not paying her rent with the benefits she received :(
The law needs to get tougher in those cases.
Many thanks.
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To be honest I believe the reason some of us tends to up in this predicament is the mere fact that we are concern about the mortage to pay, but if we give ourself a lead way if we have the money, then by all means we can avoid these shitpits,(sometimes).
These agent as one person said have no form of qualification and they don't know how to speak to people, shouting and swearing is one of their defence mechanism, expecting everyone is going to be afaird of them and back down.
They should be put before the judge and pay the consequences of giving you a DSS tenant and things that your don't ask for, and the council should be throw in jail also for not taking responsible to put YOUR MONEY in the account each month,
Why can't the council do that? The money does not belong to the tenant, it for the landlord.Am not saying it's all DSS but some of them not working and don't like to work, so it's quite obivious that you cannot left butter to a cat. The council should be aware of what they are doing.
To be honest I rather to have problem with a private tenant than a DSS tenant, because it does not worth the head ache.
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I can say with some conviction that all the comments made throughout this thread have validity about them. I've witnessed properties stripped by HB tenants. I've even seen bedrooms used as toilets prior to vacation. I've also interviewed landlords (trying to) rip off the system. Indeed, I've worked with competant and incompetant benefit assessors & customer service advisors.
In case your wondering, my tenant gets HB, paid direct under LHA rules. Mind you, my tenant knows that I know exactly when the HB payments get sent, therefore the rent is transferred direct to me the day it's received. Tip for all you landlords: As you know, HB payments get sent four weekly therefore (with agreement of the tenant) I've now adjusted the rent to four weekly. Tenant's happy with this. Tenant now makes 13 payments over 12 months. This means it is easier for tenant to make up shortfall between rent and LHA = no excuse for late payments.
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But when they decide that they will keep your rent for the fun of it. you cant do anything. i repeat anything. the governemnt pays from your tax money to these good for nothing leaches and they live rent free, profit a couple of months money and move on. You can sue as they have no assets, cant speak english when conveniant. a LANDLORD campaign needs to be started! get the council to start paying landlords directly. these people in the large are benefit cheats to begin with, now they can live rent free and make a few thousand pound aswell.
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Keeping bonds with out good reason, not doing repairs they were supposed to do! Walking into the property unannounced to allegedly check on it! Until the laws were put in place to stop this type of thing, too many landlords were more than guilty of these immoral practices and if truth were told, would more than likely be continuing to do so today if they could get away with it!
Practice what you preach! DSS people may be unfortunate that they have to rely on benefits, but landlords should ensure they are going to keep up their end of the bargain too!
I have had to deal with too many dodgy landlords in the past, including taking them to court....just remember, you may see DSS people as potential trouble, but in my experience, it has been the other way round!
And for the record, I won on the court cases on three seperate occasions the landlord tried to rip me off!
The question is, do I tar every landlord with the same brush? No I do not, as there are a lot of reputable ones out there, just as there are a lot of reputable people out there who are in need of DSS assistance through no fault of their own!
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I have a DSS tenant and she is great, everyone is different you can get private paid tenants that ruin your property. Anyway can anyone help especially the person on here who deals with dss and income tax or benefits as newly self employed. Does rental income come on self assessment if you are self employed or other income for income tax/and or tax credits purpose, I have to do my self assessment yet but have till january to do online however tax credits want renewal details before end of july, i know can estimate self employ income till end of january but if it comes under other income dont want to say no dont get other income and try to put it on self assessment and then find ive done wrong on tc renewal as i dont know if tax credits know about dss rental income. In short where do i declare this income and if you pay mortgage interest on the house can you take this off for the year, cheers in advance if anyone knows, all this is really confusing.
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The benefit was back in payment within a week and ive certainly learnt more about how the system works and my tenants and I (and the council) now have an understanding which benefits us all.
May be worth a punt and its less hassle if understand and speak to your tenants ..having to speak to the tenant seems to be the main gripe here but as a landlord you are providing a service so why shouldnt you be interested in helping your tenants. I have 3 benefit tenants all living in an ugly area where theres no way I'd A) be able to rent out easily and B) get as much money as what the LHA rate pays Its being advised on how to do it i fouund the internet only helps you so much before you start reading the same stuff and CAB do jack
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I need rent guarantee insurance, Any advice?
I have a DSS tenant.
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If your getting the rent then whats the prejudice against DSS?
Could it be that your not renting to people who would weirdly pay nothing or get to live in your property technically for FREE is it?
Not that old bullshit coloured chestnut is it?
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The legislation has changed (for quite some time). When Housing Benefit existed (which it doesn't anymore), landlords/tenants had a choice. But since LHA was introduced in 2008, payments have been going directly to tenant's by default. Apparently only under special circumstances can landlord's receive rent directly e.g. if the tenant fails to pass on rent and falls into arrears. But surely it's too late by then.
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Are you accusing ALL DSS tenants of being chav scum? If so, you need to get your head out of your ass and realise that there are thousands of people who are currently out of work and struggling like hell to get a job! This situation is only going to get worse with the way this country is being managed by this piss poor government and the last thing people need who have lost their jobs, is assholes like you accusing them of being chav scum just because they are now jobless and having to claim benefits!
Yes, there may be chav morons who destroy houses...but that does not mean ALL dss tenants are like that!
When the Landlords from hell tv programme was aired a while ago, I was one of the advisors to the programme. I can safely say that there are things I have seen and are currently seeing, which would disgust most ordinary human beings, but obviously not landlords!
So before you go shooting your mouth off about DSS tenants, take a look at the poor quality of landlords which are rapidly on the increase and taking severe advantage of people in poor situations!
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I would like to take my time to introduce you to our new company Tasker Payment Services. The company is designed as a one of it's kind payment service for DSS claimants and their landlords. Customers who do not have a bank account, or have large overdrafts eating into their Local Housing Allowance can use our service to have the peace of mind that their rent is paid straight to their landlord's bank account on time, every time.
With much experience in dealing with such payments, landlords can rely on Tasker Payment Services to provide them and their tenants with a reliable and secure way of receiving their rent.
We are fully registered with the FSA (registration number 564939) and can be found on the FSA's register of payment service providers.
The idea behind our company is simple the tennant agrees to pay our company (Tasker Payment Services) the money they get from the LHA and the landlord gets paid from us fortnightly. All we take £4.00 transaction fee for transferring the money to the landlords bank account.
This also helps out the council because they dont have to deal with arrears and it could help the council because more landlords would want to register because they know they are going to get paid.
If you would like to visit our website http://taskerpaymentservices.co.uk/ and read a little more about us if you have any questions please feel free to ask.
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Tenants can request (when claiming HB for a new property) to have the rent sent directly to the landlord. This is something that should be required within the tenancy agreement, as to prevent inconveniences to the landlord and debt for the tenant.
I am so sorry you had to experience that kid of treatment from the council and I can assure you it doesn't stop with the landlords. The council also keep tenants in the dark! Their policies are so complicated that they are not even sure how it works and therefore good intended landlords like yourself and otherwise innocent tenants in financially hard situations fall short of a fair and satisfactory service.
Now thanks to that shitty council, there is one less GOOD landlord on the market.
I am so sorry, I could have been your next tenant.
Best of luck, anyway.
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same with the council they do what they want they encourage the tenant not to pay the rent, and the promise them council property after when they get evicted,no matter what damage they have done to the property, leave propety with the mass,and end up not paing the landlord 5 month rent. when they go to court the juge will say they dont have money to pay to landlord, and that another £1500 court cost for him (landlord). tenant have mony she spend the benefit cheque for her luxures, and give rent to her mother to save it on her account. why the council and other authrity dont understand this, they only want to hang the landlord, nobody can say anything. landlord may be make a living with this rent, he is not rich,to lose, there should be some thing done about all this. who is responsible? this is real next time will be your turn,
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I initially started this website because I wanted to document my every step from property idiot to property landlord,
in hope that people would find my site and help me along the way. I literally didn't have a clue about being a landlord
when I started this website.
The council are cr@p through you're absolutely right. Its standard local goverment stuff, and where there's no commercial drivers there's no compulsion to provide any kind of service at all. Privatise the lot of them, that's what I say.
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