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06-11-2018, 16:46   #31
Ray Palmer
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Weird how people are suggesting the rent could be too high for everyone but HAP. The constant complaint has been rent is too high for HAP rent so the complete opposite
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06-11-2018, 20:12   #32
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My recent experience in vetting tennants was that most respondents who said that they were on HAP were also working. It was an eye-opener for me.

It seems to be a significant step forward over RA where taking up employment would have meant losing RA in many cases. It still doesn't address the root of the problem which is a lack of supply but takes away one of the unfortunate side effects.
Not when the tenant can pay 700 but chooses to apply for hap so they only pay I think a minimum of 12.5% of their income. I had a tenant on RA and wanted hap as she would only have to pay 325 instead of 700.
so 325 for a 3bed house.

Funny thing is many in Ireland are paying more than 50% in rent or mortgage..
The landlord still pays a minumum of 50% of the rent in tax...

Say rent was 1200 landlord pays 600 in tax and USC. Then has to pay mortgage insurance repairs maintenance etc so more than likely in the negative cashflow.
Tenant gives 350 on hap balance paid by the council.

so 1200-600 tax and usc leaves 600. Tenant pays 350 balance to landlord and the government is 250.

The figures do not stack up at all.Basically the landlord is subsiding the housing.
Reits pay little or no tax and they are now the largest holders of properties for rent in Ireland.

Sorry going off point here.

Last edited by tvjunki; 06-11-2018 at 23:28. Reason: Typed in the wrong figure. Correction
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06-11-2018, 20:36   #33
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I think it is more accurate to say that when you take tax into account the government is getting tremendous value. The local authority can house a family in Dublin for around 600 euros a month net.

Hard to justify spending 200k building a house when you can get that sort of price including maintenance and service charges. It is easy to see why the government doesn’t build much housing.
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06-11-2018, 22:19   #34
ShaneC93
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If your asking rent is particularly high then it is likely that only HAP people will be able to afford it. Most outside of HAP cannot come close to funding the rents many properties are seeking. Homeless HAP in particular will pay rents that no one on the average wage could fund. Plenty of hard working good tenants are on HAP so you should consider them.
I disagree and say the the more expensive the rent, the less HAP tenants you will attract. HAP is capped to a certain amount per month depending on area, amount in the household etc. whereas in the Dublin rental market right now even properties considerably over the market rate get snapped up sharpish.

All ranges of earners are facing the lack of available properties, there's plenty of people earning over the average struggling to find a place to that will snap up essentially anything that comes up even if it ends up being more than they wanted to pay.
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06-11-2018, 23:24   #35
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I disagree and say the the more expensive the rent, the less HAP tenants you will attract. HAP is capped to a certain amount per month depending on area, amount in the household etc. whereas in the Dublin rental market right now even properties considerably over the market rate get snapped up sharpish.

All ranges of earners are facing the lack of available properties, there's plenty of people earning over the average struggling to find a place to that will snap up essentially anything that comes up even if it ends up being more than they wanted to pay.
There is flexibility.
If the tenant has a family and is at risk of being homeless the council are allowed increase the hap ceiling or allows the tenant pays over the limit.
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09-11-2018, 11:31   #36
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That’s disgusting that the government are paying 500 to letting agents, absolutely disgusting

Yes, but its disgusting that landlords won't rent to people on HAP and so desperate measures are needed so that people on HAP are not all homeless.

I hate the bonus too but I'd hate even more that landlords refuse everyone on HAP and nothing happens.
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09-11-2018, 12:14   #37
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Well if you are NOT working and on hap , yes you are lazy

Obviously I don’t include pensioners and some people with disabilities. Then again so many wasters claim disability with their impossible to prove mental issues

Just think it’s wrong that there should be any incentive to be paid to estate agents to house these

Renting is tough for everyone not just the lazy
So you know everyone on HAP personally? I see
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09-11-2018, 12:17   #38
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Yes, but its disgusting that landlords won't rent to people on HAP and so desperate measures are needed so that people on HAP are not all homeless.

I hate the bonus too but I'd hate even more that landlords refuse everyone on HAP and nothing happens.
And it is a total discrimination that gives no quarter to pensioners and disableds... I was refused on those grounds. The naysayers maybe need to respect the decisions of those in charge of granting HAP.
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09-11-2018, 12:49   #39
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Most people on HAP are working anyway. They aren't lazy, they are poor. It's not their fault they can't pay out 2k a month to house their families when they don't earn much more than that.
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09-11-2018, 13:22   #40
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So you know everyone on HAP personally? I see
I don't nor wish too.

I will say no more on the matter as we have polar opposite views of contributing to society via work.

Last edited by power pants; 09-11-2018 at 13:26.
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09-11-2018, 14:27   #41
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I don't nor wish too.

I will say no more on the matter as we have polar opposite views of contributing to society via work.
But you don't seem to understand that most people claiming HAP are in work and contributing to society, and many more have done so but are now unable to via illness or age, so your view is an uninformed and therefore invalid one.
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09-11-2018, 15:02   #42
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I understand fully. My initial post said people who ARE not working on HAP.

What about people who are just over the threshold to claim HAP but are now marginalised even further from securing rented accommodation due to this incentive scheme?

my anger and frustration is directed towards the long term unemployed on HAP and NOT the ones that are working on HAP.
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09-11-2018, 22:05   #43
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Yes, but its disgusting that landlords won't rent to people on HAP and so desperate measures are needed so that people on HAP are not all homeless.

I hate the bonus too but I'd hate even more that landlords refuse everyone on HAP and nothing happens.

There is nothing disgusting about it.


It is not the job of private landlords to supply nor have anything to do with social housing. Thats the governments job.
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10-11-2018, 00:51   #44
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Most people on HAP are working anyway.
Got any stats to prove that?
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10-11-2018, 10:25   #45
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Not when the tenant can pay 700 but chooses to apply for hap so they only pay I think a minimum of 12.5% of their income. I had a tenant on RA and wanted hap as she would only have to pay 325 instead of 700.
so 325 for a 3bed house.

Funny thing is many in Ireland are paying more than 50% in rent or mortgage..
The landlord still pays a minumum of 50% of the rent in tax...

Say rent was 1200 landlord pays 600 in tax and USC. Then has to pay mortgage insurance repairs maintenance etc so more than likely in the negative cashflow.
Tenant gives 350 on hap balance paid by the council.

so 1200-600 tax and usc leaves 600. Tenant pays 350 balance to landlord and the government is 250.

The figures do not stack up at all.Basically the landlord is subsiding the housing.
Reits pay little or no tax and they are now the largest holders of properties for rent in Ireland.

Sorry going off point here.
How would the tenant paying 700 euros instead of 325 allow the situation to be better for you.

And why is "what someone can pay" never an issue when rent is too high in relation to their income.

But only when it's perceived she's paying too little
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