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Who do I contact when a tenant is transferring over from LHA to UC (due to change in circumstances). I don't want to miss out on HB payment
Change in circumstance (30/5/2019) reported to council a few days later. Council had paid up till 26/5/2019 (direct to me)
UC claim has been successful I understand (from tenant) and UC will be payable on 12th July
How are the dates joined up so I don't loose out in HB? Can I contact anyone to confirm the situation?
Hamilton Square Estates Ltd
Wirral Property Group Ltd
Sourcing and renovating investment property since 1994
As your tenant was receiving HA, paid direct to you at the point of transition, there should be no need for you to notify the Council.
When your tenant claims Universal Credit, DWP sends a Stop Notice to the Council, bringing an end to HB. However, since April 2018, your council should also pay a further "2 weeks run-on payment" to you, quite separately. This designed is assist the tenant during the 5 weeks wait before his first UC payment.
The day after HB ends (excluding the 2 week run-on) should be the first date of the UC award and from this point the "Housing Costs Element" is paid by DWP.. Both you and the tenant could ask DWP to pay the HCE to you, from the first Benefit Assessment Period (BAP) assuming the circumstances that led to direct payment of the LHA award still exist (more than 8 weeks rent arrears or one of the many "safeguarding" provisions).
This is perhaps workable in principle but in practice its not I fear
Its simply no ones job it seems to tell me its transitioning from LHA to UC
The tenant cannot be relied upon to tell me in many cases
By the time I hear of it its happened behind my back so its often too late.
The uphill struggle then begins
A tenant with the best will in the world when they see the glitter of a months rent payable to them after years of it being paid to me forgets to mention salient facts on their application form
The job centre has no remit to call me up to check the veracity of their application and so it doesn't
I cant understand why that call to me isnt built in to the system as an obvious check
How can that be changed ?
The first time i get to hear of it shouldn't be 4 weeks by default after the event
Jonathan Clarke. http://www.buytoletmk.com
Yes the council sends me a termination letter but this is invariably very late in the day if at all
It should come through I feel a day after the decision is made not 4 weeks later !
As I am paid in arrears I am always 4 weeks behind before i get wind of it
Then the 5 week wait and I`m 9 weeks behind and the money goes to them
Then if I am lucky after an immense amount of hassle i get it paid direct
Then one day I find just an obscure reference number on the bank credit when its sorted
So I have to now work out which property it relates to .Ok with one or two but not with multiples
The council would e mail me a lovely printed out schedule with address and name of tenant and amounts
So I receive zero information / service from DWP .
I cannot work with an organisation which ignores me
So yes its far from ideal and 9 years on I am incredulous we still have these so basic problems
Its like going back 9 years in service standards
I am moving away from UC as a result and I cant help thinking this is what the Gov in fact want.
I dont think they could have made it more complex and befuddling
They set it up to fail in my eyes and its a disgrace
Not your fault of course and glad it will keep you in business for years to come
Pleased to hear you're receiving the Council's letter, albeit late. Some councils have forgotten this obligation.
Council IT systems are usually set up so that the decision letter is issued automatically on the day the decision is made. If it's not, I'd be rattling the CEO's cage.
The wait for the first payment is a real pain for everyone, including SRS landlords.
The biggest problem of all is "communication"; the lack of or poor quality of actual response. These are things I've been highlighting with ICE (Independent Case Examiner).
Overall, you're right, by handing the admin to DWP the government made major error of judgement. Its track record and down right lack of empathy for tenants and landlords' alike just beggars belief. If you read my article 8 ears ago "Hitting the DWP Brick Wall" I underestimated just how bad they's be!
Thanks Laura, there are no arrears.
Andrew, I wasn't getting direct payments due to any safeguarding regulations - at the start of the tenancy 2y ago, I merely used a clause to advise the council that in order to secure and retain the tenancy, the HB needs to be paid direct to me and the council was OK with that.
Thanks Bill, I'll keep those timelines in mind as she transitions - I wonder if our council knows about the "2 weeks run-on payment"?
There were no "circumstances" that originally led to a direct payment - only the clause I mentioned, which was enough for the council. The direct payment policy of the council was discretionary but they agreed