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12-09-2019, 13:34   #1
youandme13
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HAP

Hi just looking for opinions on how to go about this please.

I’ve a viewing for an apartment this eve and work full time and I’m entitled to HAP.

I’m just wondering how do I go about mentioning this to the agency, at the viewing or after?

Thanks a mill!
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12-09-2019, 13:50   #2
Dav010
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Just tell them straight out, they can’t refuse you because you are receiving HAP.
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12-09-2019, 13:59   #3
Caranica
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Just tell them straight out, they can’t refuse you because you are receiving HAP.
I would say wait until they get offered the place in writing. They can't admit to making their decision based on hap but they probably will.
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12-09-2019, 16:10   #4
Samuel T. Cogley
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Get the place first, then drop the H bomb.
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12-09-2019, 18:45   #5
Bikerman2019
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Just tell them straight out, they can’t refuse you because you are receiving HAP.
But the can find another reason to refuse you if you do admit to HAP. Or maybe just say it is gone.
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13-09-2019, 05:46   #6
Graces7
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But the can find another reason to refuse you if you do admit to HAP. Or maybe just say it is gone.
One rental I looked at; lady was great until I said the dread words.. then excuses started after black looks and I got an email; " rent allowance does not suit my husband and I" . meaning HAP.

The house was not great so I did not follow it up.
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13-09-2019, 20:54   #7
sk8board
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HAP landlord here -
I’d tell them, they may already be a HAP LL.

the biggest issue most LLs have with HAP is the knowledge gap of what it actually entails - it’s quite a long and VERY probing process (3.5 months in my case from application stamped received by council to having rent in my account - April 10th - Jul 28th). That wasn’t unduly slow either, it’s taking 8+ weeks to process claims, and then they missed the June payment run and had to wait to next month.

The risk the LL has is that if you stop paying the council, the council immediately cut the landlord payments loose.

People refusing HAP aren’t necessarily all discriminating against you either - there’s a large list of banking, tax and LTP proofs required - so if someone isn’t fully (and I mean FULLY) legit, they can’t touch HAP even if they wanted to.
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15-09-2019, 13:03   #8
JJJackal
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Originally Posted by youandme13 View Post
Hi just looking for opinions on how to go about this please.

I’ve a viewing for an apartment this eve and work full time and I’m entitled to HAP.

I’m just wondering how do I go about mentioning this to the agency, at the viewing or after?

Thanks a mill!
If a LL doesnt want to take HAP, he will just rent it to someone else if the area is high demand. LL will have many options. Its not discrimination to take another person whom one thinks is a more reliable tenant (that tenant could be on HAP too) - v hard to prove.

LL who directly refuse HAP and put it in writing dont know the law very well
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17-09-2019, 14:14   #9
ted1
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I’ve taking it in the past. On the basis that the standard terms of the lease are adhered too and that is the rent is paid on the first for the coming month. So they have to pay it till Hap kicks in.
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17-12-2019, 22:56   #10
Shinsen
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Hello.
I have been accepted on Hap, now it's just a matter of receiving the forms on the post.
At first I felt happy about it, but then I've started having nightmares. What if when I ask the landlord to sign, he'll refuse? Or even worse, he changes the key lock and worst of my nightmares, he throws all my stuff away and I cannot access the property either?
I live on my own, I am very scared.
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17-12-2019, 23:09   #11
Gumbo
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Hello.
I have been accepted on Hap, now it's just a matter of receiving the forms on the post.
At first I felt happy about it, but then I've started having nightmares. What if when I ask the landlord to sign, he'll refuse? Or even worse, he changes the key lock and worst of my nightmares, he throws all my stuff away and I cannot access the property either?
I live on my own, I am very scared.
All of the above is illegal. It most likely will not happen.
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18-12-2019, 07:03   #12
Dav010
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Originally Posted by Shinsen View Post
Hello.
I have been accepted on Hap, now it's just a matter of receiving the forms on the post.
At first I felt happy about it, but then I've started having nightmares. What if when I ask the landlord to sign, he'll refuse? Or even worse, he changes the key lock and worst of my nightmares, he throws all my stuff away and I cannot access the property either?
I live on my own, I am very scared.
The chances of that happening are remote. The LL cannot legally refuse HAP, but there can be issues with compliance, for instance the condition of the property and whether it meets the required standards, and whether the LL can provide a tax clearance certificate. Also, remember, HAP is paid in arrears so you will have to continue paying full rent until the payment starts being lodged on the LLs account.
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18-12-2019, 11:56   #13
Shinsen
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The chances of that happening are remote. The LL cannot legally refuse HAP, but there can be issues with compliance, for instance the condition of the property and whether it meets the required standards, and whether the LL can provide a tax clearance certificate. Also, remember, HAP is paid in arrears so you will have to continue paying full rent until the payment starts being lodged on the LLs account.
Thank you for your answer.
This reassured me on one side, but quite worried me on the other.
Where I live now is temporary. A friend of mine is renting me her holiday cottage while looking for a long term accommodation.
At some stage I had to increase my budget in order to find something more suitable and decent. I was previously advised by Hap that landlords might refuse the scheme at first stage, so it's better to pay the deposit and the first month's rent. Once I'm in the house, they cannot refuse Hap.
Having increased my budget, I can afford to pay the deposit and the first month, but I cannot keep paying the same amount for other months.
I have called Hap office now and they told me that once the forms have been signed, I don't have to worry about it. Landlords will receive the money in arrears, but they'll get paid. I don't have to pay other full rents.
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18-12-2019, 13:12   #14
Shinsen
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I’m a little unclear, does the HAP relate to your friend’s house that you are renting temporarily, or are you looking for a new place? I could be wrong, but I think HAP requires a 2 year contract.
My friend has nothing to do with this. She's helping me by allowing me to stay in her house while I am looking for a permanent accommodation.
Hap didn't say anything about the two year contract. Anyway, most agencies ask to sign a one year contract at least. That's fine anyway for me. I want to find a nice place where I'm willing to stay even longer.
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18-12-2019, 13:14   #15
Dav010
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Thank you for your answer.
This reassured me on one side, but quite worried me on the other.
Where I live now is temporary. A friend of mine is renting me her holiday cottage while looking for a long term accommodation.
At some stage I had to increase my budget in order to find something more suitable and decent. I was previously advised by Hap that landlords might refuse the scheme at first stage, so it's better to pay the deposit and the first month's rent. Once I'm in the house, they cannot refuse Hap.
Having increased my budget, I can afford to pay the deposit and the first month, but I cannot keep paying the same amount for other months.
I have called Hap office now and they told me that once the forms have been signed, I don't have to worry about it. Landlords will receive the money in arrears, but they'll get paid. I don't have to pay other full rents.
One thing to be aware of, your tenancy agreement will state rent is paid in advance, the HAP office can tell you what they want, if the rent is to be paid in advance on your lease, that is what will have to be done, otherwise you would be in arrears and the LL can legally issue you with a notice. Some LA will pay in advance apparently, but you will have to confirm this.
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