Housing Options in Westminster

Private rented accommodation

Renting in the private sector lets you choose the type and location of your new home. First, decide what is important to you. Be realistic and think about:

• How much you can pay 
• What facilities you need
• What size property you need
• The location
• Who you want to live with 

Where to look  

Accommodation Agencies and Letting Agents:
Before accepting a flat or handing over any money, ask the agency if it charges for:

• finding a place tenancy agreements and inventories
• collecting the rent
• renewing your tenancy agreement when the initial contract ends
• administration costs, such as phone calls and postage.

Letting agents are allowed to charge a fee for finding you a home, however, not before you are offered a place and formally agree to take it. It is illegal for a letting agency to charge you a fee before this point. They cannot charge for taking your details or giving you a list of properties that are available for rent. You can find details of local letting agents in the Yellow Pages or Thompson Directory.

Shop windows/notice-boards:
You can find notice boards in libraries, bookshops, newsagents, local shops and community centres.

Newspapers:

• Loot 
• Evening Standard
• Pink Paper (for Gay lettings)
• Local papers
• Capital Radio flatshare

Websites

London Home Net
Net Lettings
Really Moving
A Room to Let
Find a property
Gumtree
HB Accepted
Spare Room

Money Matters  

Remember – the cost of living in Central London is outside most budgets. You should be flexible and consider accommodation in the outer parts of London, which is often cheaper.

The Social Fund: 
Most landlords ask for a deposit plus one months’ rent in advance. If you have been claiming Job Seekers Allowance (JSA) for at least 26 weeks, then you could apply for a loan from the Social Fund to help you raise this money. Each loan assessment is calculated according to your current circumstances, and is not guaranteed. You have to pay the money back out of your benefits. For more information on the Social Fund, contact your local benefits office and ask for an SF500 form. 

Crisis SmartMove
Crisis SmartMove helps homeless or vulnerably housed people to access homes in the private rented sector by offering landlords a guarantee in place of a cash deposit. Tenants are offered ongoing support, including befriending support, and advice.

Crisis Loan: 
You must be at least 16 years old to apply for a crisis loan. You don't have to be claiming benefits, but must show that your health and safety would be at risk if you don't get a loan. If you have more than £500 in savings, or £1,000 if you or your partner is over 60, you are less likely to get a lone. If you have already borrowed from the social fund and have not paid back what you borrowed last time, it will affect the amount you can get now.

Charitable assistance
A number of charities offer financial assistance. You can find a list here.

What if I can't afford the rent?

Housing Benefit
Housing Benefit is available to help people who are struggling with their rent. It is very likely that you are eligible for Housing Benefit if you are on other benefits or on low income, and your rent is within the market value. However, you may not be eligible if: 

• you have more than £16,000 in savings
• you are a full time student
• you are 16 or 17 years old
• you pay rent to a friend or relative that you live with 
• you are only allowed to live in the UK on condition that you have 'no recourse to public funds'

Check roughly how much Housing Benefit can pay towards your rent here

Housing Benefit can be paid directly to the person applying as long as they are not in past/current rent arrears. It can also be paid straight to your landlord.

Local Housing Allowance

The best way to check whether the amount of rent amount the landlord wants is reasonable, is to find out what the Local Housing Allowance (LHA) amount is. The LHA amount that applies to you is the maximum Housing Benefit you can get for the property size you need.

You will need to find out the LHA rate for the area in which you are looking for a property. The rates will be available from Housing Benefit offices and on their website

You need to work out how many bedrooms you and the people living with you need.

Number of rooms
One bedroom for each of the following:

• A couple
• Someone who is 16 or over
• Two children of the same sex until they are 16
• A child (someone under 16)

Each person is only counted once, in the first group that they would come into. For people living in one room and sharing facilities (i.e. kitchen/bathroom) there is a special LHA rate. If you are under 25 and live on your own, you will also receive this rate.

Useful hints  

• Be safe! Take a friend with you when you are viewing flats
• Do not part with any money until you have accepted the accommodation
• Be sure to get a receipt and read your tenancy agreement carefully
• Most agents require references from employers or previous landlords, proof of ID and proof of income, so have these ready
• Consider renting with friends to help with the cost
• Central London is very expensive so be flexible about where you want to live!