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I thought the below contribution by Joe Halewood was worthy of its own thread to highlight his opinion as to the true agenda behind Shelter's campaign against "No DSS" landlords.I know Joe from twitter and he is very passionate about people having safe and compliant homes in all tenures.This is Joe's twitter biog:
Joe wrote:Social landlords, both council and housing association, operate "NO DSS" practices and increasingly so ... and the REAL reason the social (sic) landlords are falling back on the PRs NO DSS issue is to take awareness away from the SRS operating them!
Last year a report commissioned by the Chartered Institute of Housing found that SRS was operating NO DSS and I discussed this here and if you read you will find I presented at SRS housing conferences as early as 2013 to say social (sic) landlords doing this was inevitable.
The BBC report like the one in the Guardian emanates from Shelter and if you read you will see the heavy involvement of the NHF in its commentary and it is this umbrella body for housing associations that is placing stories of PRS NO DSS to deflect away from the fact that housing associations are operating it too and increasingly so.
The main reason why HAs are operating NO DSS is because their rent increases were 26.2% from 2010-17 while CPI was 16.6% and average HB only increased 21.2% thus fell behind their rent increases (avg PRS rise in same period was 19.8% and average council rent increased 31.6%!!)
Further benefit inflation for working age increased just 8.3% and wage inflation (AWE) just 10.8% over the period.
As such those solely on benefit and even those on low paid full time work were refused the allocation of a housing association property, though the HAs choose t call this not NO DSS but "affordability reasons" ....!!
The same increases and inflations are the reason why SRS evict in the same proportion as the PRS yet Shelter and the usual lazy housing related commentariat only focus on PRS evictions and PRS rents (the "nasty" PRS landlord strategy) and fail t even consider that the SRS had an average 29% rent increase over the period which was 50% more than the 19.8% PRS average rent increases.
Shelter et al are ignoring these official figures and lazily blaming the PRS so as to take away the blame from the "nastier" SRS as the facts reveal.
Finally, the usually objective House of Commons Library issued a paper last year on Can Private Landlords operate NO DSS and yes they can and yes social landlords can too and they do as the facts reveal. It is all too easy to say SRS cannot operate a blanket ban on all DSS by SRS landlord stating we judge each case on its merits which avoid the potential legal issue of a blanket ban and that is what is happening._______________________This recent post - Council evicting tenants - double standards?From Facebook:Please share this post far and wide on social media to stop Shelter's progaganda against landlords.I have forwarded this to the RLA, ARLA, and the Tenant Tax campaign as well.SEE ALSO - Tenant bodies campaigning against landlordsUP NEXT - Generation Rent launch campaign to end S21DON'T MISS - PRS discrimination claim - "No DSS"NOW WATCH:
Vanessa Warwick Landlord and Co-Founder of PropertyTribes.com **If you have got value from Property Tribes, find out how you can support it in remaining a free to use community resource**
Sense from a landlord and well written
the problem is shelter won’t see it and agree with it
again it’s the imige we have not the reality
Learn Change and Adapt ?????
All comments are for casual information purposes only. If you wish to rely on any advice I have given please ensure you obtain independent specialist advice from a third party. No liability is accepted for comments made.
Social landlords, both council and housing association who may operate "NO DSS" practices but do not advertise it. They as Joe says, instead they say an application is declined for "affordability reasons".
Compared to Private Rented Sector that have "NO DSS" on the bottom of adverts.Perhaps the PRS are trying to save DSS tenants time, they know they wont be accepted from the outset.In practice landlords potentially opening themselves up to discrimination, they should instead be comparing Applicant 1 to Applicant 2 - then taking the best applicant.The one that is employed, presumably.
_________________________________________________________________________My posts are not financial advice but often me rambling - passing time on a coffee break.Our team at Bespoke Finance offers Limited Company Buy-to-Let and Cheap Life Insurance._________________________________________________________________________
When the tenant fee ban comes in no LL is going to pay for myriad referencing on DSS chancers.
Far better to just say no DSS unless can pass RGI checks.
Affordability is the real issue here.
Social housing is touted by all and sundry as the answer to housing the low waged.
But Govt isn't paying enough HB for even social housing to be affordable!
So they evict them and then have to put them in even more expensive TA!!
Some sort of disconnect going on here!(*Moderator note: TA = temporary accommodation such as B & B, hotel, or hostel*).
Well, you wouldn't reference them all. You would reference the best one after you have checked affordability.Shouldn't take long, to compare applications and presume an employed applicant has more income than an unemployed applicant.
Also - I think referencing is just banned for agents. Landlords can still charge if they wish?
I might be wrong but my understanding is that the tenant fee ban is NOT just LA.
It precludes anyone charging anything for referencing or for most other things for that matter.
LL will not be allowed to REQUIRE a tenant to pay for referencing.
However there is nothing to stop a LL informing a prospective tenant that unless they have an up to date Tenant Referencing Passport from LRS then they will not even be considered.
It is then up to the prospective tenant whether they wish to be considered.
Adoption by a tenant of the TRP will result in the tenant being able to use the TRP for any LL or LA.
The TRP process is far more rigorous that most LA referencing.
It is simply not cost effective to even consider most DSS tenants as they haven't a hope of affording the rent.
My rents are double the LHA rate.
What would be the point of me even bothering to consider DSS tenant?
Far easier for me to say No DSS
> LL will not be allowed to REQUIRE a tenant to pay for referencing.
> However there is nothing to stop a LL informing a prospective tenant that unless they have an up to date Tenant Referencing Passport from LRS then they will not even be considered.
How is requiring them to have a TRP from LRS not requiring a tenant to pay for a reference? As far as I have been able to find, this passport costs a minimum of £80. Possibly I found a different passport to the one you are talking about (I do not find their website very easy to navigate). I realise that you are making prospective tenants make the payment/enter into a contract but this means you will have forced the eventual tenant to make a prohibited payment.
Has anyone had experience with https://www.rentalstep.co?
Unless we get support from a government the drip drip effect will kill this sector.
Too true DL. We are getting hit from all sides. Shelter are adding to the problem, not solving it!
No Homelessness. No Shelter.
I wouldn’t expect a Turkey to vote for Xmas.
I can see where Shelter are coming from, but the solution has already been provided in the answers that councils give - fail on affordability basis.
Putting 'NO DSS' is lazy, and gives the likes of Shelter ammunition.
Just do what the councils do and fail the applicant on an affordability basis.
It means having contact from potential tenants that have no chance in reality, but if this is what councils are doing, there's no reason why LL's shouldn't follow suit.