If you get either Housing Benefit or Universal Credit Housing Element there is a maximum amount of assistance with rent you can get,  this is called the local housing allowance (LHA). This may be reduced if you have other income besides Universal Credit

LHA is based on your bedroom entitlement and the where the property is. Areas with higher average rents get a higher LHA amount.

To find out the LHA rate for a property, search for the LHA rate by postcode or local authority.

In some cases, rents are high and not covered by the LHA. You will increase your chances of finding somewhere to live if you look for properties with fewer bedrooms than your bedroom requirement and will still get the same LHA entitlement. 

For example, a household with a 3-bed entitlement will get the same LHA if they move into a 2-bed property.  Looking for 2-bed and 3-bed accommodation broadens the choice of affordable properties. Sometimes a living room can be used as a bedroom.

If you are struggling to find affordable accommodation in an area you may need to widen your search to other areas.

If you are about to claim benefits or are not sure if you are getting all the benefits you are entitled to, use a benefit calculator; this website lists three benefits calculators.

Single person households aged under 35

Single-person households aged under 35 receive the shared accommodation rate and are expected to live in a house where they have their own bedroom but share kitchen and bathroom or toilet with other residents.  There are some exceptions for under 35s who are entitled to the 1-bed rate see the Shelter website.

Single person households aged over 35

Single-person aged over 35 in receipt of:

• Universal Credit gets the 1-bed rate whether living in shared or self-contained accommodation.
• Housing Benefit gets the 1-bed rate in self-contained accommodation, but the shared room rate in a house with shared use of kitchen and bathroom/toilet.

It is not uncommon for rents to be above the LHA for the area. If you rent accommodation with a rent above the LHA rate, you need to ensure that you can afford to pay the shortfall between the housing assistance you receive and the rent.

Completing a budget planner (see below) will show you how much you can afford to pay above the LHA rate and help identify areas of expenditure that you might need to reduce. You may need to consider moving to an area where rents are at or close to the LHA.

Income and expenditure

The next step is to complete a budget planner, to make sure you can afford not only the rent, but also the other costs that you will need to pay such as council tax, gas/electricity and other essential living costs.

If your expenditure is more than your income you will need to reduce your outgoings. If your income is greater than your expenditure you may be able to increase the amount that you can afford for rent above the LHA rate.

For more information on budget planning and where to go for money advice contact:

• Citizens Advice can give free advice face to face, by phone or email. They also have a budget planner
• The Money Advice Service set up by the government to give free advice.
• Turn2Us have a free helpline to help you calculate your benefit entitlement, find grants and find an adviser to help you.

Now that you know what size property you require and how much you can afford you can begin to look for a home.

When looking for a new home you will improve your chances if you look over as wide an area as possible.  Restricting your search to a few areas will mean that it will take longer to find somewhere to live.

Do I need a guarantor?

A guarantor is someone who agrees to pay your rent if you fail to pay. Having a guarantor is not essential, but some landlords and letting agents ask for a guarantor.  Having a guarantor will give you access to more properties.

Who landlords will accept as a guarantor varies from landlord to landlord and letting agent to letting agent.

When agents/landlords do want a guarantor, they will often want the guarantor to be a homeowner who is in employment.

Ask friends and family if they can act as a guarantor for you.

There are rent guarantor schemes which will act as a guarantor, for a fee.  An example is Rent Guarantor who can assist people on benefits and those in work.

Pets

Having pets may severely limit the number of landlords who will accept you as a tenant.  Some landlords are happy to accept pets, some will ask you to sign an additional agreement, making you liable for paying for extra cleaning at the end of the tenancy and for the need to keep your pet under control.

LetswithPets gives advice on finding a property if you have a pet and a list of websites that allow you to filter for pet-friendly tenancies.

Do I need a reference?

Some landlords and letting agents will ask for a reference from a previous landlord and some will do credit checks before offering you a tenancy.

If you have a history of rent arrears or a poor credit history; for example, debts or County Court Judgements this may limit your choice of properties. However, private rented accommodation can still be found if you look in the right places. You will have a better chance of finding somewhere to live if you look for accommodation in places where landlords advertise directly rather than through letting agents.

Where to look for accommodation

Having internet access makes finding accommodation much easier but is not essential.

Many libraries offer free internet access. For computer access in libraries in East Sussex you need to book a session – tel: 0345 60 80 196

You can search for accommodation on the following websites:

• Rightmove
• Friday Ad
• Gumtree
• PrimeLocation

To search for rooms in shared houses, there are a number of websites including:

• SpareRoom 
• OpenRent
• Zoopla

The Councils’ companies have a number of private sector properties available to rent, these are advertised on Homes First Lettings.

Other places to search for somewhere to live include:

• Facebook Marketplace – properties to rent;
• Ask friends who are currently renting if their landlord or letting agent has places to rent;
• Ask friends and family if you can stay with them, or if they know somewhere you can stay.

Letting Agents

There are a number of letting agents covering Eastbourne and Lewes district. They can be found by searching online.

Letting agents cannot refuse to consider someone just because they are on benefits.

What can a landlord or letting agent charge for?

The only payments that landlords or letting agents can charge for are:

• Rent
• A refundable deposit equivalent to no more than 5 weeks’ rent.
• A refundable holding deposit of no more than 1 week’s rent
• Payment for ending the tenancy early
• Payments for utilities (gas, electricity and water), TV licence, phone, internet and Council Tax
• A charge (set out in the tenancy agreement) for late rent payments or replacing a key.

Landlords and letting agents cannot charge you for anything else such as:

• Registering with them
• Producing a tenancy agreement

Scam adverts – Beware!

Most adverts for properties to rent are genuine, but scams exist. Fraudulent landlords may post adverts for properties that look attractive and cheap. However, they may not own the property and ask for money before letting you see the property. Never pay money to a landlord or agent before seeing the property. Avoid making payments through money transfer companies such as Western Union and MoneyGram.

What to look for when considering renting a property

• Is the rent affordable?
• How long is the tenancy agreement for? Most are either six months or one year. If it is a one-year tenancy, will you have to pay if you want to leave before the end of the year?
• Is the property in good condition?
• How is the property heated? Make sure that you will be able to afford to heat the property in the winter.
• If you rely on public transport, is it near buses or a train station?

Before you move in:

There are a number of things that the landlord must give you before you move in:

• Energy Performance Certificate (EPC). The EPC gives you information about a property’s energy use and typical energy costs.
• Valid Gas safety certificate (if the property has gas)
• Valid electrical condition (EICR) certificate
• A copy of the How to Rent Guide
• Is the tenancy to be let furnished or unfurnished?
• Once you have signed up for the tenancy you will need to arrange to have the bills that are not included in the tenancy put into your name, for example, electricity, gas, water rates and Council Tax. Take meter readings for all the utilities.
• The landlord is required to carry out a ‘right to rent check’ they will need proof of your immigration status, showing that you have a right to live in this country. For more information and details of what documents are acceptable see Landlord's guide to right to rent checks.
• If the accommodation is a house in multiple occupation (HMO) your landlord may need to have a licence to let the accommodation.

Negotiating the amount of rent

You may be able to negotiate the amount of rent with the landlord and get a small reduction in the rent.

Tenancy Agreement

A tenancy agreement does not have to be in writing, but most landlords and agents will give you a written tenancy agreement to sign. Read the tenancy agreement and make sure you are happy with it. 

When you sign up for a fixed-term tenancy (for example a 6-month or 1-year tenancy) you will normally be liable for the rent during the whole period of the tenancy, even if you leave early; unless the tenancy agreement states otherwise.

Inventory

An inventory is a list of the items that are included with the tenancy, for example oven, washing machine and furniture. It will also usually include a description and/or photos to show the condition of the property and furniture.

Not all landlords use an inventory, but if there is an inventory, check that it is accurate.  The landlord may deduct money from your deposit to pay for any items that are missing at the end of the tenancy, or for any damage.

Most landlords want rent paid in advance when you sign the tenancy agreement and a deposit which the landlord pays back at the end of the tenancy less any rent arrears or costs of cleaning and repairs.

The deposit cannot be more than 5 weeks’ rent. The deposit must be placed in a government approved scheme and the landlord must give you written confirmation of the details of the deposit scheme used.

There is no limit to the rent in advance, which will be whatever amount you and the landlord agree on. If you can pay several months’ rent in advance the landlord may not require a guarantor.

Listed below are sources of financial help for rent in advance/deposit:

• Discretionary Housing Payment (DHP) you must be in receipt of either Housing Benefit or Universal Credit Housing Element to apply for a DHP (or you will be an eligible for either benefit when you move to your new home). A DHP it will normally only cover one months’ rent in advance.
• Bank loan or Credit Union loan
• Ask friends if they can lend you the money
• If you are a Lewes District Council resident, you may be eligible to apply for an interest free loan from a local charity Homelink.
• If the Council accept that you are homeless, or threatened with homelessness you may be able to get a discretionary interest-free loan or grant (subject to terms and conditions)
• Budgeting loan from the DWP – if you are in receipt of one of the following benefits: UC, ESA, JSA, IS or pension credits.

When you pay the rent in advance/deposit ask the landlord for a receipt, especially if you are paying in cash.