Finding a HAP landlord

YipeeDee

https://www.boards.ie/discussion/comment/118110635#Comment_118110635

Exactly, the council houses the CC’s are handing out wouldn’t come anywhere near passing a HAP inspection.

They should HAP inspect themselves 😂

https://www.boards.ie/discussion/comment/118108269#Comment_118108269

how is that any different to a tenant not paying the rent to the landlord? either way no ones getting paid.

fun loving criminal

https://www.boards.ie/discussion/comment/118110659#Comment_118110659

How does the list work if I'm being faced with homelessness? Given notice and there's not a whole lot out there at the moment.

Caranica

https://www.boards.ie/discussion/comment/118110864#Comment_118110864

That doesn't push you up the list. As a single person the wait is long, in Dublin council areas could be 10 years. If you are homeless the council will direct you to the homeless services so probably a hostel. You will qualify for homeless hap though which is higher. Not a route I'd advise.

@fun loving criminal

@fun loving criminal You’ve given notice in the house share? How long before you leave? What’s the plan should you not find another property?

fun loving criminal

https://www.boards.ie/discussion/comment/118111235#Comment_118111235

I didn't give notice. The landlord gave us notice to move.

I’d be on to the council then. Talk nicely to them, get their advice, ask do they know if any one beds are coming online soon.

paul71

As much as people (landlords) complain about HAP the fact is the its every existance and extent is a distortion on supply and demand. Without HAP all rents in Ireland would be far cheaper, it is not called the landlords dole without valid reason.

MBE220d

https://www.boards.ie/discussion/comment/118111439#Comment_118111439

Yea, it's so good now that landlords don't want to take it. Did you even read the thread title before you posted?

Landlords dole my hole.

fun loving criminal

https://www.boards.ie/discussion/comment/118111536#Comment_118111536

At least I got my answer, landlords hate HAP and to keep my mouth shut, build up trust in paying rent myself and then apply.

MBE220d

https://www.boards.ie/discussion/comment/118110663#Comment_118110663

Correct, standards drop very quick when it comes to themselves.

paul71

It is the landlords dole and 125,000 landlords do take it. Without it 125,000 households would be forced to find money they do not have to pay rent that is overinflated. If the HAP were not there those 125,000 would not afford current rents, therefore landlords would not be paid and end up with empty properties. HAP and any rent supplement artificially inflate the pool of money available to pay rent to private landlords.

Reading the heading is irrelevant, its a pop up heading, perhaps you should read instead a book on economics to understand supply and demand. In Ireland we have socialised the cost of owning and buying property not the cost of living in a property therefore it is the landlords dole.

Remove HAP tomorrow and the market would find the solution once those 125,000 houses go into mortgage default.

MBE220d

https://www.boards.ie/discussion/comment/118111568#Comment_118111568

As I said in another post, not much point in applying for it if the property won't pass a HAP inspection.

fun loving criminal

https://www.boards.ie/discussion/comment/118111625#Comment_118111625

That's the thing, I don't know what will pass or not. It is absolutely worth applying for. It takes a few months to get an inspection, so that's a few months saving on my part and if at the end of it, if all it needs is a 10 year smoke alarm, I'll get it myself so that I don't annoy the landlord.

YipeeDee

https://www.boards.ie/discussion/comment/118111439#Comment_118111439

173,000 tenancies registered with the RTB.

Just 17,000 of them are HAP tenancies.

And that’s even after the government literally making it a criminal offence for LL’s to refuse payment from the State.

If it’s LL’s dole as you claim, not too many of them are taking it, even when under threat of criminal prosecution.

Rent price rise because of demand due to lack of supply.

You want lower rent prices? Increase supply of rental properties.

I’d recommend you go take a look at the active forces inhibiting that much needed supply.

1. Non tax paying foreign corporate vulture investors buying up every stick in Ireland they can get their hands on and holding back rentals from the market deliberately, to push demand and push up prices.
2. Ever changing onerous legislation coming from all sides of the Dáil that only impacts small LL’s and is driving them out of the sector in their droves..

22,000 fewer tenancies than there were five years ago. All small LL’s leaving.

With a further 26% planning to get out in the next five years according to the RTB.

PS. *Correction make that 18,000 HAP LL’s.

Just checked the figures.

http://hap.ie/landlords/whyhap/

MBE220d

https://www.boards.ie/discussion/comment/118111591#Comment_118111591

You really don't have a clue do you, Property lying empty if they stopped paying HAP.

And for the record, I never read a book on economics but worked my ass off for the past 35+ years for what I have today.

Maybe try working instead of reading nonsense from clowns that change their minds with the wind.

YipeeDee

https://www.boards.ie/discussion/comment/118111591#Comment_118111591

No, there’s not 125,000 landlords taking HAP.

HAP figures State 18,000 landlords take it.

Here’s 22,000 small landlords who have left over the last five years, they clearly didn’t want your “landlords dole”

and another 26% of small landlords planning to leave in the next five years.

Looks like they’re not much interested in it either.

https://brophygillespie.ie/2021/07/14/26-of-small-landlords-plan-to-leave-rental-market/

You really need to look at exactly which type of LL’s are the main recipients of your LL’s dole.

If there’s 120,000 HAP “tenancies” (not LL’s) and we know that 85% of all landlords are small landlords with 1-2 units. And a further 60% of those just have one unit.

From my chair here, looks like it’s the corporate vulture investors who the State has already given cut priced properties to in bulk to begin with. Are paying little or no tax on their rental income throughout and avoid capital gains tax if or when they sell.

And surprise, surprise, they’re the culprits deliberately withholding rental units from the market to drive up prices.

https://www.irishtimes.com/business/economy/exodus-of-small-investors-shrinks-rental-stock-by-22-000-in-five-years-1.4705034

fun loving criminal

I have another question. I think it's best to not say anything about HAP to a landlord, I found that out.

But when viewing a place, is there anything I should be looking out for to give a good enough indication that the property is up to standard?

So when would you tell them about HAP, op?

HAP isn’t backdated so you’re happy to pay 900 a month without it being backdated from the day you move in?

Sorry, I’m not buying all these questions. You’ve said you’re already renting, you’re in your 40s but only now you want advice on what to look out for in a rental property. Shouldn’t you be experienced already in the “red flags” of renting?

fun loving criminal

https://www.boards.ie/discussion/comment/118112417#Comment_118112417

No I'm not experienced in the red flags in renting. Thanks very much. Find somewhere else with your tone.

fun loving criminal

https://www.boards.ie/discussion/comment/118112400#Comment_118112400

What's your problem with what I'm doing? I need a place and I tried being upfront and it got me nowhere.

https://www.boards.ie/discussion/comment/118112456#Comment_118112456

What did the council say this morning when you rang them?

fun loving criminal

https://www.boards.ie/discussion/comment/118112463#Comment_118112463

I rang them yesterday, they didn't answer the phone, I left a message and they still haven't gotten back to me. Emails go unanswered as well.

Any more helpful advice from you?

https://www.boards.ie/discussion/comment/118112562#Comment_118112562

Yes. Looking back at a previous thread of yours from September you claimed you weren’t being offered properties you had viewed due to the fact that you didn’t have a car.

Perhaps it’s time to reflect that landlords don’t necessarily have a problem with HAP or cars or what not but they actually have a problem with you.

Just something to ponder over. Best wishes 😉

fun loving criminal

https://www.boards.ie/discussion/comment/118112687#Comment_118112687

You should probably get your facts straight lad. I didn't even get a viewing because I didn't have a car to travel to the place. Apparently I needed a car to live in 12km out of town. Yet, 12km is cycling distance but a bike wasn't good enough.

Post report for the insult that wasn't needed.

😂 😂 😂

C14N

https://www.boards.ie/discussion/comment/118108529#Comment_118108529

It may be different councils have different policies, but regardless, assuming a tenant in either case is making a good faith effort to actually pay and not just deliberately withold money, if they are on HAP then the revenue will be more reliable, because at least that portion will still come in if the tenant cannot work anymore and just contribute their % of income as they had been when they were working. And if they do just decide to deliberately withold money, it wasn't like they were easy to evict after the initial 6 months are up, even if they aren't taking HAP.

In all honesty, I think HAP is a pretty terrible scheme on the whole. It's unnecessarily confusing, applying for it is slow and laborious, it requires going on a housing list that someone looking for HAP may have no interest in, it effectively raises the price of rentals in the market, it's a hassle for people who get paid monthly instead of weekly, it requires landlords to adhere to standards they otherwise wouldn't (despite often being for people who are more desperate to find somewhere to live), and it's not even the same system from one county to the next. If we had a referendum next week on whether to keep it I would probably be voting to end it. I'd also fully support legislation that makes it far easier for delinquent tenants and homeowners to be evicted.

That said though, I don't blame an individual for taking it if they are eligible to help them pay their rents considering they are competing in a market where many others already are, and don't think it would ever be right to evict someone just because they sign up for it after they move in when they have been paying rent on time as agreed up to that point.

fun loving criminal

https://www.boards.ie/discussion/comment/118112861#Comment_118112861

I hope somebody laughs in your face when you're stuck next time.

YipeeDee

https://www.boards.ie/discussion/comment/118112355#Comment_118112355

Yes I have a suggestion, not sure if it will work but maybe worth a try.

If you have an area in mind where you’d like to rent.

You could phone up the CC overseeing that particular area and explain you’re a prospective HAP tenant etc.

And ask them if there’s anything they would recommend you look out for when viewing units in the area.

The first response will likely be that all their HAP inspectors follow guidelines so once the property meets regulations it should be fine.

But let’s say…. In the case of the HAP inspector that took exception to the cooker hoods.

I’d bet a pound to a penny it’s not the first time he failed a property over that.

He may have submitted to his superiors multiple other failure reports about the same thing.

So if I were you, I’d play the innocent, say that yes you’ve read the regs, but you’re just wondering if they have noticed any particular repetitive issue with apartments in particular or houses built before x date in their area etc.

Of course you’re not gonna say, hey I’ve heard your inspector is a finicky bugger with an aversion to cooker hoods lol.

Just be as sweet as you can and pretend your totally new to this and if you get someone wanting to help you.

They might say… well we see a lot of failures over x issue or y.

Again, not sure if it would work for you, just an idea.

All the very best with your search.