Information for Landlords
Introduction
What is Housing Benefit?
How is a claim
made?
What tenancy information is
needed?
How much housing benefit will be
paid?
How is Housing Benefit
paid?
How long is housing benefit paid
for?
What does the Council need from
the landlord?
Introduction
If you are a landlord or landlady or prospective landlord or
landlady wishing to rent out property, you may have tenants
entitled to help from their local council towards paying their
rent. Download the 'Guide for
Landlords whose tenants want to claim
housing benefit'.
Should a tenant make a claim for this help, called Housing Benefit,
they will normally ask you for some simple information about the
tenancy.
This explains how Housing Benefit is calculated, what information
the tenant will be asked for and what information you will need to
provide in order that an assessment of the level of Housing Benefit
payable can be made.
What is Housing Benefit?
Housing Benefit is a government scheme administered by Wyre
Forest District Council that gives help towards housing costs for
people on a low income including those who receive Income Support
or Job Seekers Allowance.
How is a claim made?
A claim can be made by completing an online Housing/Council Tax Benefit application
form. Alternatively you can contact the Worcestershire
Hub on 01562 732928.
A tenant does not need to tell you that they have claimed benefit.
The Council can only discuss a benefit claim with a landlord if the
tenant has given his or her permission in writing for this to be
done.
What tenancy information is needed?
In addition to proof of income, every applicant for
Housing Benefit must provide the following details:-
- date the tenancy started
- date the tenant moved in
- rent charged
- number of rooms in the property
- rooms occupied by the tenant
- the name and address of the landlord; and
- a tenancy agreement or a letter from the landlord which should
show the date the tenancy began, the amount of rent charged and any
services included in the rent (such as heating, meals etc)
How much housing benefit will be paid?
Almost all claims for Housing Benefit are referred to the Rent
Officer for a decision on a reasonable market rent for the
property.
Rent Officers are employed by the government to help the Council
work out how much Housing Benefit a tenant can have.
If a rent is considered to be unreasonably high, then the amount of
Housing Benefit paid could be restricted. Housing Benefit may also
be restricted because a tenant is living in a property which is
larger than needed.
For example, a couple with one child needs only two bedrooms, so
their Housing Benefit may be restricted to the level for a
two-bedroom house and not the three-bedroom house they actually
occupy.
The following criteria are used when deciding whether a property is
or is not overlarge.
One bedroom is allowed for each of the following:-
- a married or unmarried couple
- a single person aged 16 or over
- two children under 16 of the same sex
- two children under 10
- a child under 16
Housing Benefit cannot be paid for that part of the rent which
covers services such as water rates, fuel costs or meals.
The costs of these items are deducted from the rent payable before
Housing Benefit is calculated.
For example:
Actual rent charged
£70.00
Water Rates
£1.00
Fuel
£5.18
Part-Board
£10.80
Eligible rent for Housing Benefit
£53.02
The remaining figure is called the Eligible Rent.
A person who receives Income Support could be entitled to their
full eligible rent. A person not on Income Support but on a low
income will receive only part of the eligible rent.
Housing Benefit is always paid on a four-week cycle. If a
calendar monthly rent is charged, the appropriate weekly rent
will be calculated and then paid on the usual four-week
cycle.
For instance:-
Rent charged =
350.00 per calendar month
x 12
=
4,200.00 per year
÷ 365
=
11.506 per day
x 7
=
80.55 per week
So, if a tenant is entitled to full Housing Benefit they would
expect to receive £322.20 every four weeks, which is 4 x £80.55
weekly rent.
How is Housing Benefit paid?
Housing Benefit is paid every four weeks, in most cases 4
weeks in arrears.
Housing Benefit is paid to the tenant unless a rent direct form is
completed, in which case the benefit will be paid to the landlord.
Payment is madeby a cheque crossed "account payee".
If the Housing Benefit is paid to you as the landlord you will also
receive a schedule showing which tenants' Housing Benefit are
included in the cheque and how much benefit is in respect of each
tenant.
How long is housing benefit paid for?
Benefit will continue as long as there is entitlement and
providing any claim review form sent to the tenant is returned on
time.
Housing Benefit is only paid while a tenant lives in the property.
Entitlement to benefit ends as soon as a tenant leaves the
property. This condition also applies if a tenant dies, as
entitlement ends on date of death.
Entitlement may continue during a temporary absence from
home.
If a tenant moves out or dies and you have been paid Housing
Benefit beyond your tenant's change of address or death, then you
will have been overpaid. You will have to repay this
money.
There may be times when the Housing Benefit Section finds out a
tenant has left before you do. Housing Benefit will still end on
the date the tenant is known to have left - any further rent due is
a matter for you to pursue with your tenant.
What does the Council need from the landlord?
- accurate information about the tenancy details including the
start date, rent charged and any services provided
- prompt information regarding tenants moving out
- recognition by the landlord that the tenancy agreement is with
the tenant. If there are difficulties with payment of rent, the
landlord's first point of contact is the tenant
- prompt repayment of overpaid Housing Benefit
This information is for guidance only. It does not cover
all the rules for all the benefits for every situation, nor does it
provide a full interpretation of the rules. It should not be
treated as a complete and authoritative statement of the
law.