Landlord Rent Guarantee Insurance (RGI) Guide

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What the hell even is it and is it worth it?

Landlord Rent Guarantee Insurance (RGI), also commonly known as Rent Protection Insurance, has become a must-have policy for many UK landlords, and that’s because, not only can these things helpful little things keep landlords in business if their tenants fall into rent arrears (unfortunately, a terribly common scenario these days), but they’ve also proven to be a wonderful ambassador for encouraging peace of mind.

But the question still remains, should YOU splash out on Rent Guarantee Insurance (RGI)? I’m going to try and help you answer that…

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What is Landlord Rent Guarantee Insurance (RGI)?

In short, Rent Guarantee Insurance (RGI) / Rent Protection Insurance protects landlords against loss of rent.

The insurance policy is most commonly relied upon when tenants fall into arrears and default on payments (for whatever reason). If that happens, landlords can reclaim the loss of rent through their insurance (or at least a percentage of it, depending on the terms of the policy).

Most RGI policies include legal expense coverage, which can often be useful in these unfortunate circumstances. For example, if you’re dealing with a tenant that falls into arrears and refuses to vacate, legal expenses to evict the tenant can snowball, especially if matters escalate to court and bailiffs are required. Needless to say, an excruciating experience for landlords.

The extent of what and how much a policy will cover can vary by supplier. However, the following is generally included with most RGI policies:

  • Rent coverage (minus an excess fee, like most claims)
  • Legal costs coverage
  • Legal helpline
  • 50% of the rent paid, for up to 3 months after vacant possession has been obtained, whilst you find a new tenant

Yup, it’s easy to understand why this type of insurance policy can be incredibly alluring to landlords, and for all the right reasons.

“Rent Guarantee Insurance” (RGI) Vs “Loss of Rental Income” insurance

I can’t stress enough, please do not confuse RGI with “loss of rent insurance” (also commonly referred to as “loss of rental income protection”), as they usually provide different coverage, and if you get them confused you might be in for a rude awakening if you ever need to make a claim.

Many standard landlord building insurance include some form of “loss of rent insurance”, but it usually isn’t referring to RGI.

  • Rent Guarantee Insurance (RGI): covers loss of rental income in the event of rent arrears (in other words, if a tenant stops paying rent, for whatever reason).
  • Loss of Income insurance: covers loss of rental income in the event that the property becomes uninhabitable due to an insured event (e.g. fire, flood, explosion, vandalism etc.) and the tenant is forced to move into alternative accommodation.

It’s very unlikely your landlord insurance will include RGI by default (some providers do offer RGI as an optional add-on). However, it is likely for loss of income protection to be included. A common problem is, many landlords incorrectly presume they’re covered by a rent guarantee protection when what they’re actually covered by is loss of income (which isn’t relied upon or required anywhere near as much as RGI, hence why it’s often included), so it’s easy to understand how the confusion can be catastrophic.

Either way, before splashing out on RGI, it would be wise to examine your existing policy to find out exactly what is is you are covered for in terms of “loss of rent” protection. You might be pleasantly surprised.

Do I need Landlord Rent Guarantee Insurance? Is it worth it?

To clarify, no type of landlord insurance is currently a landlord legal requirement for UK landlords in England or Wales, not even Landlord Building Insurance (although, you’d undeniably be a giant fanny not to have it), let alone Rent Guarantee Insurance (RGI).

RGI is purely for pleasure. I mean that in an entirely literal sense.

So it’s not really a question of “needing“, but rather, “wanting“, or perhaps, “would your life would be better with it?”

Having been a landlord for over a decade now, I can say without any doubt whatsoever, that the bleakest times have occurred when dealing with unreasonable tenants that have fallen into arrears. Oh, believe you me, there’s no greater sight to behold than watching a belligerent cock-face tenant yielding their ability to send our anxiety levels to the moon. Many landlords that have been through it will be able to attest to that!

So I’d say that in most cases, landlords would be better off with RGI.

One of the toughest realities of being a landlord is that it’s literally impossible to find a tenant that is guaranteed to always pay rent on time every month. If such a mythical creature existed, bad tenants wouldn’t exist.

RGI is one of the few coping mechanisms we have available to get through the rent arrears shit-storm, and that’s precisely why so many landlords consider it an essential insurance policy.

I’ve been genuinely shocked by how quickly seemingly shining examples of perfect tenants quickly eroded into bottom-of-the-barrel, dead-beat, blood-sucking vampire. Fortunately, I can still cover my mortgage payments if my tenants default, but that hasn’t always been the case, and it’s certainly not the case for many landlords. Personally, I’d say RGI is pretty essential for landlords that rely on the rental income to stay afloat.

Alas, even the best intentioned tenants can fall victim to hardship (often through no fault of their own), which can result in agonising debt. So it’s not just a hedge against the bad actors. Bad luck does not discriminate.

In any case, allow me to explain when rent guarantee insurance (RGI) is particularly effective and useful for landlords (to help you decide whether it’s worth it for you)…

  • New tenants
    One of the biggest concerns for landlords with new tenants is that they don’t really know how reliable they’ll be until they’ve proven their reliability, and that can take several months. Essentially, trust has to be earned (this works both ways, of course).

    In the meantime, we kind of just hope and pray that we did a good job referencing them properly, minimising our risks.

    Tenant referencing is crucial and it’s one of the best ways to separate the wheat from the chaff, but in reality, even the seemingly best tenants can result in terrible tenants. And moreover, circumstances can change overnight for even the best of tenants- that’s something referencing can’t do, predict the future.

    I’ve personally had problems with working professionals that had mouth-watering financial references. Point being, referencing will only give you part of the current picture, and not the outcome.

    So it’s always useful to have RGI for all NEW tenants, despite how appealing their references are. Once you’ve built a good working relationship with the tenant, you can always resist from renewing the policy once it expires. However, many landlords keep renewing the policy for extra peace of mind, because anything can happen in this turbulent economy. But the most effective time to get a policy- if you’re ever going to get one – is when you’re starting a new tenancy with a new tenant.

  • If you rely on rent to make mortgage payments
    In an ideal world ALL landlords will have a sensible emergency contingency put aside, so if shit hits the fan there’s still enough to keep the lights on. However, in the real world, many landlords aren’t sensible; they basically live paycheque to paycheque, relying on monthly rental income to cover their monthly expenses. Some landlords are a little more sensible, and they can survive for a month or two before they start feeling the pinch.

    The problem is, when a tenant falls into arrears, rent payments usually come to an immediate halt for several months, especially if it’s a particularly toxic situation where court action is looming.

    If you’re one of those landlords that heavily rely on mortgage payments to stay afloat, RGI could be a very wise option for you. (But I’d also recommend building a contingency).

  • Expecting turbulent times
    Sometimes, if you’re lucky, your tenant will telegram financial difficulties with subtle and not-so-subtle hints. For example, unusual payment patterns.

    In those circumstances, it might be best to get a RGI policy and cover yourself… just in case.

    Yup, it’s entirely possible to get RGI for new or existing tenants, so it’s not restricted for only at the start of new tenancies.

  • If you simply don’t want to worry
    As said, RGI can be an extremely effective mechanism to alleviate stress, because the fear of not receiving rent isn’t as severe.

    If you’re willing to pay a premium for that extra reassurance, despite the fact you may have wonderful tenants (because ‘anything can happen‘), then RGI might just be the sensible option for you!

  • DSS tenants
    Rightly or wrongly so, DSS/DWP tenants are generally seen as high-risk compared to any other type of tenant. Statistically speaking, they are more likely to fall into arrears, so RGI cover could be extremely useful in this situation.

    Be warned though, there are very few insurers that will provide RGI cover for DSS tenants, and they’re becoming sparser by the day, because of the risk they pose. However, some companies do provide cover for a hefty premium. Not really surprising, though.

    Personally, in this situation, I believe the premium is usually worth paying for (if you can get it, that is).

From my experience, most landlords don’t bother splashing out on RGI, and it’s usually because of the following reasons:

  • They can’t get covered. Be warned, some insurers will NOT offer you cover if you don’t meet their requirements e.g. If the tenant doesn’t pass credit checks.
  • They don’t want to pay extra for it
  • They don’t know such insurance exists
  • They’re willing to take a chance without it
  • They genuinely believe they have good tenants that will never step out of line

But on the other hand, I know many landlords that do (and an increasing amount of landlords are catching on), and they thoroughly endorse the policy because it takes stress away. I guess it boils down to the individual landlord and how safe/protected they want to feel. Much like how some gamble on not having mobile phone insurance. For the record, I do have mobile insurance, and boy have I made use of it over the years.

To conclude, and to reiterate, it’s not really a case of “needing” rent protection, but rather, “would your life would be better with it?” (while taking into consideration the cost)

If you’re truly unsure whether or not you want to splash out on Rent Protection Insurance (approx. £180 per annum for a standard policy), bear in mind that most policy terms are between 6 – 12 months, so you won’t be locked in for any meaningful time. There’s no obligation to continue after the policy expires.

The time I used RGI to make a Rent Arrears claim

Okay, so I’ve covered when and why RGI can be so utterly useful, so perhaps the next and most logical step is to share my personal experience with RGI and how it proved to be invaluable for me. Or at least, worth £900.

My experience should provide you with a practical idea of how the claims process works and what you can expect (although, don’t be terribly disappointed by the fact it works exactly as one would expect an insurance claim to work).

Long and truly painful story short, I had to evict a tenant after she fell into arrears. The Lord knows I tried my best with her, but she tested my patience until the bitter end; endless lies, broken promises, and excuses. A common story. It was painful.

She defaulted on 2 months worth of rent, which cost me a little over £1,500. An amount I certainly didn’t want to part ways with. After I served her with a Section 8 eviction notice, thankfully she promptly vacated herself (it definitely could have got uglier). But obviously I was still in the hole; there was no chance she was going to pay her debt, that much was very clear.

Fortunately, I had taken out RGI with Homelet (they were recommended by my letting agent at the time), so I notified them of my dilemma, which resulted in the usual process of form filling in order to file a claim.

Approximately 3-4 weeks later I received a cheque for just over £900. So what happened to the rest of the £600?

Good question! Just like with traditional car insurance policies (and most other insurance types), I was subject to an excess fee. Unfortunately, mine was a whooping £600. Admittedly, at the time I was naïve to the fact, because I didn’t actually realise my excess fee was so high. But in all honesty, I was still elated by the fact I was able to recoup £900, and to be fair, after following a relatively easy claims process.

However, lesson learned!. I always get policies with little to no excess fees now (I actually do the same with my car insurance). I personally think the small premium to keep those nasty excess fees at bay is worth it.

Do I qualify for RGI? Can any Landlord get Rent Guarantee Insurance?

There are usually a few requirements that must be met in order to be eligible for RGI:

  • A written tenancy agreement.
  • Tenants must have passed an approved and comprehensive tenant referencing service (e.g. the tenant cannot have adverse credit). If a tenant fails, then in some cases RGI may still be available if they can provide a qualified guarantor, but it will vary by the underwriter.

How much does Landlord Rent Guarantee Insurance cost?

I’m assuming this will be the decision maker for most. It’s always about the money, right?

Like all insurance policies, RGI will vary by each policy, and depend on how much coverage you want. However, the average cost is approximately £180 per year.

Needless to say, it’s well worth shopping around for the best deals; it’s becoming an extremely competitive market.

In general, RGI is very reasonably priced considering the amount of protection it provides, and actually, I think a lot of landlords are surprised by how affordable it is.

Landlord Rent Guarantee Insurance (RGI) Providers

By no means is this a complete list of companies that offer RGI products to landlords, however, they are competitive, not to mention well rated and reputable suppliers. So they’re not bad options, in my opinion….

Landlord Rent Guarantee Insurance (RGI) Providers
SupplierRatingTermDetailsPrice from


Google Reviews
12 months


  • Free 14-day no quibble cancellation
  • Tenancies with up to £3,000 monthly rent guaranteed
  • Up to £50,000 total cover
  • No excess on claiming
  • Free legal helpline for duration of policy
  • Policy still valid if tenants change (subject to referencing and £20 admin fee)


*Each named tenant must have passed OpenRent’s Comprehensive referencing within the last three months. This should be done before applying for RGI. You can order an OpenRent Comprehensive Reference online for £20. If the referencing passes, you can go onto purchasing the RGI policy online.


No excess fees

£199Inc IPT

More details

*Order OpenRent’s Comprehensive referencing first if required.



TrustPilot Reviews
12 months


  • 100% of rental income if the tenant fails to pay
  • Up to £50,000 Legal costs coverage
  • 50% of rent paid for a further three months post eviction
  • New or Existing tenancies without any no-claims penalty period
  • 24/7 legal helpline


Each named tenant must have passed a LegalforLandlords Smart or Complete or an approved full reference from another supplier. This should be done before applying for RGI.


No excess fees

£235Inc IPT

More details

Please note, I try my best to keep the information of each service up-to-date, but you should read the T&C's from their website for the most up-to-date and accurate information.

Is this better than Rent Guarantee Insurance? Maybe…

I was recently introduced to a sort of RGI product, only it’s so much more, that’s recently been launched by the online letting agent (an awesome little company I’ve been working with for several years).

It’s not really an RGI product at all, but more so a complete landlord rent collection solution which includes the ultimate Rent Protection policy (among a butt-load of other gadgets).

I say a “sort of” RGI because it’s a little bit different compared to what I’ve been talking about. The RGI policy offered by LettingAProperty includes “rent on time”, which basically means you get paid rent on time even if your tenant doesn’t pay, without having to go through a claims process. You simply get paid on the date you’re contracted to get paid. See the difference [compared to RGI]?

Yes, it’s more expensive than regular RGI policies, but you’re getting so much more. Anyways, I think it’s a pretty awesome product, so I thought I’d throw some light on it, because it’s kind of a hidden gem…

Complete Rent Protection
Letting AgentRatingTermIncludes / NotesPrice
Google Reviews
12 months
Includes / Notes

Complete package

This is for those that want complete peace of mind, from repairs & maintenance management to guaranteed rent on time (even if your tenant doesn't pay).

  • Key features
  • Tenant-find service
  • Rent collection
  • Rent protection / guarantee
  • Repairs & maintenance management
  • Eviction support
  • Legal compliance & assistance
  • Complete rent cover (Rent always paid to you on time - even if the tenant doesn't pay!)
  • Complete rent cover (Rent always paid to you on time - even if the tenant doesn't pay!)
  • Money-back guarantee - let you property in 28 days or get a full refund of your setup fee.
More details

More features included

  • 2 x tenant references
  • Deposit registration
  • Digital Contract Maker
  • Legal & eviction cover
  • Rent payment recovery
  • Property damage protection
  • Criminal prosecution defence
  • Contract disputes protection
  • Deposit dispute assistance
  • Repairs & maintenance management
    • Recording and responding to property issues
    • Obtaining competitive quotes
    • Instructing contractors
    • Monitoring progress
    • Confirming job completion

*Payment Options

£149 upfront setup fee, and then either:

  • Annual payment option (£240 saving): 4% rent + £1188 (equivalent to £99 per month) inc. VAT deducted from initial rent
  • Monthly payment option: 4% rent + £119 per month (inc. VAT) deducted from monthly rent

Portfolio landlord discounts available, ranging from 10-50% off monthly subscription fees. Book a call to discuss.


Discount available

PER MONTH*4% rent +£99 Inc VAT

FIRST YR TOTAL4% rent +£1327Discount included

Visit WebsiteBook a call to discuss£10 Discount Code: PIP10

Please note, I try my best to keep the information of each agent up-to-date, but you should read the T&C’s from the agents’ website for the most up-to-date information.

Top tips for buying your Landlord Rent Guarantee Insurance

Before I drive off into the sunset, here are a few hot tips..

  • Read and understand all the terms and conditions, particularly what you can or can’t claim for, before making a purchase. If there are any details you are unsure about, ask your policy provider for clarity.
  • Check if your RGI policy requires you to pay an excess fee when making a claim, and if they do, check how much it is. RGI policies that are subject to excess fees usually have a lower premium.
  • Get written confirmation of any discussed details that are not specifically written in your policy, which you feel could come under scrutiny and impact future claims.
  • Insurers are notorious for finding ways to refuse claims. Needless to say, if they can find a reason not to pay out – no matter how trivial – they will! So it’s definitely in your best interest not to give them one.

    If there’s ever a change in circumstance regarding your tenant or the tenancy itself (e.g. if your tenant becomes unemployed, or if you change tenants altogether), inform your insurer immediately so they can update your records and make any appropriate changes to your policy.

    If you don’t notify your insurer of any changes, you may find yourself lumbered with an invalid policy.

    Brother, you’ve been warned!.

All-in-all, RGI is a wonderful product.

20 Join the Conversation...

Guest Avatar
cassie 26th January, 2011 @ 17:14

Hiya all. Im currently going through a credit check to see if i can rent the house i applied for. thing is i have checked my online credit check and it came back with the score of 580 which i have found out is poor, would this stop me from renting as im thinkin more than likely any help appreciated

Guest Avatar
amy dobinson 4th March, 2012 @ 10:54

i am looking at a property today to rent for myself and daughter, i havent got a guarantor as dont have any family, i am going to approach the landlord with the insurance idea and the idea of doubling the deposit required, but when i pay the holding fee today for credit check, i know i have a pretty low credit scoring, will that affect me getting the house i want!!

Guest Avatar
Jeremy 4th March, 2012 @ 14:52

Hello Amy,

The insurance is something the landlord takes out behind the scenes, you can't offer to take it out for him.

Also, if you pay more than 2x deposit than monthly rent then you get various rights to sub-let and a canny landlord won't take a high deposit.

If you trying to prove to a landlord you've got the cash despite a low credit score, then you could offer to pay 2 months in advance.

Hope this helps you.

Guest Avatar
Mr X 4th March, 2012 @ 15:29

Hi Amy

Jeremy offers a good suggestion which is definitely worth a try, however I think you will be very lucky to find a landlord that will take you on. Low credit score with no guarantor means you will most likely fail the referencing, so the landlord will have to take you on based on trust.

Your landlord may not even be eligible for Rent guarantee insurance as the insurance companies have a tenant criteria.

To add on Jeremy's response though, explain to the landlord why you have bad credit, and if you do go ahead with referencing, and all other areas are good, then you may be in with a chance.

Guest Avatar
claire murray 7th June, 2012 @ 08:45

I have approached a landlord with the idea of paying for the landlord rent guarantee and expenses insurance as we are struggling to find a guarantor. I own my own business and my partner has a full time permanant job so jointly we earn over 45k a year our problem is i have not been trading for three years we were asked if we could pay 6 months in advance is this a viable option ?
Is there any other advice you could give to help us secure a tennancy x

Guest Avatar
Elaine 22nd June, 2012 @ 17:13

Hi I have owned my own business since 2008 and today have found I have been declined for a property. Number 1 because my business has gone into a loss due to ecomic climate and number 2: I to have No guarntor. I have set up an account with credit expert to see my credit rating. I think its disgusting someone self employed has less rights than someone employed when both could lose their jobs at the end of the day! I have rented for over 5 years now and this is the first time I have been rejected.

Guest Avatar
Jeremy 24th June, 2012 @ 20:37

Hello Elaine,

I'm sorry if this sounds unsympathetic, but: Renting a house is not a right. It's a commercial transaction. In the same way I'm sure your business does not extend credit without doing some kind of check to make sure you've got a chance of getting paid.

So if it's a case of making yourself appear commercialy attractive, owning a loss making business and having no-one able to be your guarantor does not put you high up the list of great tenants, from a financial perspective.

It's just a business fact, as someone who runs their own business should understand.

Guest Avatar
Jeremy 26th June, 2012 @ 00:50

Hello claire murray

I think the idea of paying for rent guarantee insuance is a dead duck. Insurers have acceptability criteria. If you meet it, the price is not that big. If you don't meet the criteria, you get a "no quote". You paying for it really will make no difference.

Offering to pay six month up-front is a very powerful statement about your earninga and cash flow management. My only concern would be if you end up with a "bad landlord" who spends the money up-front and then won't help you with maintenance issues. Maybe you could protect yourself by putting it into an Escrow account?

Guest Avatar
Linsdeyloo 30th October, 2012 @ 11:43

Hi there,

Me & my partner are wanting to rent a property. This property needs a guarantor to sign. Unfortunately we don't have a person that will be a guarantor!
Now were getting down about it because we feel were never going to be able to rent.
The only thing is, is the house we want to apply for is with a lettings agent. Obviously easier for them to do it than the landlord. So how could we go about applying without a guarantor? Please help us!!

Guest Avatar
Kakama 16th August, 2013 @ 21:41

My estate agent was managing my property for three months, we did not received any rent even though that the agent took RENT GARNTEE. He managed to evite the tenants, but no rents either from deposit or the rent garantee scheme.
What can we do as we are four months now in mortgage arrears.
Can some one, please help

Guest Avatar
James Halinson 15th January, 2014 @ 11:17

Homelet do employer and credit checks on the tenant and charge handsomely for this.
Nothing that a good landlord can't do themselves. Better to ask for 2 months deposit instead.

Guest Avatar
Tracy Russell 28th January, 2014 @ 20:04

My son is at Uni and is looking to rent a place with friends for their second year. The things is he needs a guarantor who owns there own home and I do not. The 3 people he is sharing with are ok and have got their garauntor. I am worried if he does't get one he may have to leave Uni. Any ideas?

Guest Avatar
James Halinson 30th January, 2014 @ 10:21

Do you have a friend/relative who owns their own home?

Guest Avatar
Megan 3rd October, 2014 @ 08:44

I have a good credit score, but I'm having no luck finding a guarantor, I don't have any family.
I'm looking for a room, studio or one bed in Brighton that would be willing to take HB.
I am signed off for life due to health reasons. Without a guarantor, I'm not getting anywhere. Can I take out this insurance and use it in lieu of guarantor?
Further difficulty arises from the housing benefit side. I'm not in good health but people see benefits as - low life that doesn't want to work.
Anybody have any advice?
Please help 07553515296 [email protected]
Kind regards

Guest Avatar
Joseph 4th June, 2015 @ 22:10

This whole rent Guarantee Insurance is broken. they pay their poor property agency substantial reference fees and permission to leave a footprint on one's credit file, to then find themselves subject to a financial data fed anomaly. There is no reasoning with the property agency, to question the validity of 'real to life' financial circumstances, and on a personal note, in the real world, there is a feel good factor about the economic recovery, let's face it guarantor's are all about trust & relationship, that's a rare quality to have, maybe one without the other. 'Who wants to be a guarantor?' but no all of this means nothing to a computer, and agencies/landlords trust in their computer data systems, without consulting a real person..oh but they would like 6 months of hard cash in advance to solve the problem...sad really for those who give good 'would be' tenants a bad name.

Guest Avatar
Ann marie 15th July, 2015 @ 15:49

Hi I recently applied for a property through an estate agent and the checks they did came bk as wanting a guarantor I provided them with one and now they have come back and said they can't offer me the house because the landlords insurance will not accept me because I have a guarantor on my application can having a guarantor affect a landlords insurance because as far as I can see it's more of a good thing than it is bad ??

Guest Avatar
Lee Jones 3rd August, 2016 @ 16:01

I think you might want to re-visit your summary of terms for RentGuard Insurance and Total Landlord Insurance. For example, RGI does have an excess, of one month of rental income, and the total payable is capped at £18k, while TLI's excess is only half a month and the cap is £16k - so they are not as far apart as your summary suggests. I got a quotation for £98.55, not a huge saving but a little.

The Landlord Avatar
The Landlord 3rd August, 2016 @ 20:58

On the RGI website it says the following:

Legal Expenses & Rent Guarantee – No Excess (12 Months)
Comprehensive Legal expenses and Rent Guarantee product covering the landlords costs for disputes between themselves and their tenants up to a maximum of £25,000 per claim, with rent guarantee insurance up to a maximum of £3,000 per month. This is a 12 month policy which carries no excess and costs just £129.95 per annum.

Have I misunderstood something (it's highly probable)?

Guest Avatar
carl mauri 28th September, 2016 @ 04:16

I am currently renting through a property maintenance company, landlord has taken out an rgi , our circumstances have changed recently & fell behind with rent approx. 1 &1/2 months rent which was paid in full when I told them it was going to be paid.
pmc issued a section 8 followed by s21 .spoke to owner & he hasn't a problem withdrawing s21 but has been told by pmc that this would invalidate insurance that he holds ? is this true & should they have issued s8 in first instance ? made pmc aware of the situation prior to rent arrears accruing !
any suggestions as to what to do next as we want to remain tenants within this property
thanks in advance

Guest Avatar
Teg 8th November, 2021 @ 20:31

Hi,I have to leave my private rented house as the landlord is selling.Im on DSS due to ill healt I live with my 18 year old daughter who helps me as slightly disable.We cannot get another private rented as no one will give us a chance.We been told by my local council we will most probably end up in different hostels and may not be housed together as she's a student and over 18,how can I improve our chances of being housed together.

















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