How do I convince a landlord to rent to me

linpoo · 01-03-2020 10:10PM #1

I'm having no luck finding somewhere to live for myself and my 3 year old child.

A couple of places I've viewed have been let to someone else after I expressed an interest.

Would it be because I have a child.

It will be my first letting but I'm working in the civil service the last 16 years so I tell them an employer reference will be no problem.

It's so stressful....I just want to find somewhere to live for the 2 of us as my current living situation is having an adverse affect on my mental health.

Is there certain lingo to use or what am I doing wrong? Thanks

Slydice · 02-03-2020 12:40AM

That sounds like you're doing everything that's needed.
- find places in ads online or otherswise
- view them
- offer to take the place
- tell them where you work and offer reference

The child shouldn't affect them unless they think their place is unsuitable for children.
Maybe it's just been a wierd set of coincidences.

Maybe they want a reference from previous landlord too. Can you try and get that?

Samuel T. Cogley · 02-03-2020 08:12AM

Treat it like a job interview. Turn up prepared with all your references etc. Dont mention the child unless directly asked, get someone to mind them. Once you're offered the place they cant refuse on the basis of the child but LLs have to allow more wear and tear for children so some will be less likely to want to rent to you.

However with all that said it's just tough to find something full stop at the moment.

VonBeanie · 02-03-2020 08:57AM

You must understand that there is stiff competition for any rental that comes on the market. You may have a reliable job - so will a lot of other people looking to rent the same place. They may also have previous landlord references or other items that push them ahead in the race to secure a tenancy.

The only answer is to improve your pitch to the maximum. When applying, accentuate that you have a reliable full time job and are not on HAP (that's not supposed to matter, but it might). Try to get some kind of previous landlord reference, even if its from a house share etc.. Try to be one of the first to get to the viewing and have all your documents (references, bank statements etc.) ready to get the tenancy. Also, try to visit agents operating in the area to see if you can get them to look over your references etc. in advance of a specific rental coming on the market. Many landlords use agents, and they might look favourably on someone they already know.

zell12 · 02-03-2020 09:07AM

Did you advertise that you are looking for a rental. Create an ad, post it up.

ted1 · 02-03-2020 09:10AM

Samuel T. Cogley wrote: »

Dont mention the child unless directly asked, get someone to mind them. Once you're offered the place they cant refuse on the basis of child .

As a landlord, I’d give preference to a single parent or family over an adult on their own. Maybe it’s because I have my own kids.

02-03-2020 09:11AM

Also, offer to pay first month, last month and deposit up front. You are competing against a lot of people for the property and it is all about reducing risk for the LL.

Op, effectively this is a beauty contest, a professional couple, both with jobs are the preferred candidates, so you have to make a case for yourself that makes you more appealing. Money talks louder than anything else.

The Student · 02-03-2020 09:51AM

Samuel T. Cogley wrote: »

Treat it like a job interview. Turn up prepared with all your references etc. Dont mention the child unless directly asked, get someone to mind them. Once you're offered the place they cant refuse on the basis of the child but LLs have to allow more wear and tear for children so some will be less likely to want to rent to you.

However with all that said it's just tough to find something full stop at the moment.

Yes treat it like an interview. Don't play games with the landlord either. I had this with a prospective tenant who started dictating to me that they wanted new carpets & curtains etc.

Suffice to say they did not get it.

I actually prefer to rent to families with children as there will be no wild parties etc.

linpoo · 02-03-2020 09:54AM

Slydice wrote: »

That sounds like you're doing everything that's needed.
- find places in ads online or otherswise
- view them
- offer to take the place
- tell them where you work and offer reference

The child shouldn't affect them unless they think their place is unsuitable for children.
Maybe it's just been a wierd set of coincidences.

Maybe they want a reference from previous landlord too. Can you try and get that?

This will be my first time renting. Currently living with my parents. I can get an employer reference though.

I'm entitled to HAP of €1,500 and I can pay the difference up to €1,800 so I'm wondering if the HAP will put them off

linpoo · 02-03-2020 09:58AM

VonBeanie wrote: »

You must understand that there is stiff competition for any rental that comes on the market. You may have a reliable job - so will a lot of other people looking to rent the same place. They may also have previous landlord references or other items that push them ahead in the race to secure a tenancy.

The only answer is to improve your pitch to the maximum. When applying, accentuate that you have a reliable full time job and are not on HAP (that's not supposed to matter, but it might). Try to get some kind of previous landlord reference, even if its from a house share etc.. Try to be one of the first to get to the viewing and have all your documents (references, bank statements etc.) ready to get the tenancy. Also, try to visit agents operating in the area to see if you can get them to look over your references etc. in advance of a specific rental coming on the market. Many landlords use agents, and they might look favourably on someone they already know.

Thanks for the advice. Why do I need bank statements? Is it just my name and account number they will want?

I actually am entitled to HAP at the moment as I'm work sharing so I can rent anywhere on Dublin up to €1800 which limits my options.

linpoo · 02-03-2020 09:58AM

zell12 wrote: »

Did you advertise that you are looking for a rental. Create an ad, post it up.

Didnt know I could so that

GerHankey · 02-03-2020 09:59AM

I'm currently looking myself too, and it's not easy!
I'd echo what everyone else has said, be prepared & ready to go with everything.
Have a little bit of info about yourself you can send on when you apply (local to the area, steady full time job etc).
If you get a viewing, take any references you have, copies of photo IDs, payslips from work if you're comfortable doing that (a couple of estate agents have asked for this, presumably to make sure I can afford to pay the rent). But also have all this saved in an email so if you are happy with the place once you view it you can send it on to get your name in near the top of the list.

Best of luck!!

GarIT · 02-03-2020 09:59AM

linpoo wrote: »

This will be my first time renting. Currently living with my parents. I can get an employer reference though.

I'm entitled to HAP of €1,500 and I can pay the difference up to €1,800 so I'm wondering if the HAP will put them off

Yes it will. It is illegal for them to refuse because of HAP but I'm sure they can find another reason. HAP pays a month behind instead of a month in advance and HAP tenants (rightly or wrongly) have a reputation for destroying houses.

linpoo · 02-03-2020 10:02AM

Dav010 wrote: »

Also, offer to pay first month, last month and deposit up front. You are competing against a lot of people for the property and it is all about reducing risk for the LL.

Op, effectively this is a beauty contest, a professional couple, both with jobs are the preferred candidates, so you have to make a case for yourself that makes you more appealing. Money talks louder than anything else.

Is the deposit a months rent too? I'm not even getting to view many as I'm not getting many replies.

Will have to change what I say in my emails.

GarIT · 02-03-2020 10:03AM

linpoo wrote: »

Thanks for the advice. Why do I need bank statements? Is it just my name and account number they will want?

To prove you have the cash to pay the rent. Some like to see a years rent in the account to be safe. It also lets them know they have a decent chance making a claim against you if you destroy the place if you're not broke. It's a very competitive market so a landlord can set any criteria they like.

John Hutton · 02-03-2020 10:05AM

Do not give landlords your bank statements. Any landlord who insists on these is not a landlord you want.

The problem you have is HAP. They will look at a single mother on HAP and make assumptions. They won't outright say it because that would be illegal but that is your problem.

It's an absolute disgrace and I feel for you OP.

Perhaps mention somehow that you are a civil servant. Perhaps try phonecalls rather than emails.

The Student · 02-03-2020 10:21AM

John Hutton wrote: »

Do not give landlords your bank statements. Any landlord who insists on these is not a landlord you want.

The problem you have is HAP. They will look at a single mother on HAP and make assumptions. They won't outright say it because that would be illegal but that is your problem.

It's an absolute disgrace and I feel for you OP.

Perhaps mention somehow that you are a civil servant. Perhaps try phonecalls rather than emails.

If a landlord asks for a bank statement then do give it. this will allow a landlord have an idea of your financial situation if you destroy a place. I did it and what I found was surprising, the prospective tenant was in the local pub most nights using their debit card to purchase drinks.

Sometimes you get a better understanding of a person from these sources. Remember this is a business trans, would you expect to buy a car on finance and not give financial details to the finance company?

There are issues with the HAP scheme.

VonBeanie · 02-03-2020 10:31AM

linpoo wrote: »

Thanks for the advice. Why do I need bank statements? Is it just my name and account number they will want?

I actually am entitled to HAP at the moment as I'm work sharing so I can rent anywhere on Dublin up to €1800 which limits my options.

As others have mentioned, its illegal to discriminate against a prospective renter on the basis of whether or not they receive HAP. The HAP system is a real negative for landlords, so while no landlord is ever going to say they discriminate against HAP, its going to happen.

From a Landlords point of view, its all about risk. If you can produce bank statements showing you have a heathy bank balance and some savings, this makes it more likely that you are going to be able to pay rent, and if you stop paying rent, you have some money to go after to recover losses. You don't have to show you bank statements, but if someone else in the competition is showing off a significant bank balance and history of making rent payments on time, you're finishing the race in second place.

overkill602 · 02-03-2020 10:43AM

Last place i rented last year check the first 100 or so replies 2 gave bank statements showing a previous rent payment history employment contract showing salary and fultime status 1 previous LL ref attached to the original inquiry both got viewings and offered to the best viewer on the day.
If you hide any info ie HAP, professional LLs are aware of the law will never refuse or discriminate but will not hand over the keys, proof of ability to pay is a must it can take a year to evict for non payment so LLs are been risk adverse.

02-03-2020 10:52AM

linpoo wrote: »

Is the deposit a months rent too? I'm not even getting to view many as I'm not getting many replies.

Will have to change what I say in my emails.

Effectively you would be handing over the equivalent of 3 months rent, but one is your deposit which would be returned to you at the end of your tenancy. Like many landlords, I insist on this when renting. If you are in a position to offer this, do so.

Ray Palmer · 02-03-2020 11:58AM

Samuel T. Cogley wrote: »

Treat it like a job interview. Turn up prepared with all your references etc. Dont mention the child unless directly asked, get someone to mind them. Once you're offered the place they cant refuse on the basis of the child but LLs have to allow more wear and tear for children so some will be less likely to want to rent to you.

However with all that said it's just tough to find something full stop at the moment.

The first thing I ask is who will be staying there which I would expect every landlord to do.

A child wouldn't particularly make much difference to me to a let. A single income would though and would always prefer at least 2 incomes.

riffmongous · 02-03-2020 12:05PM

Are people really handing over bank statements with every transaction visible?

John Hutton · 02-03-2020 12:14PM

riffmongous wrote: »

Are people really handing over bank statements with every transaction visible?

Don't worry I'm sure landlords all have good data protection policies etc... Ridiculous

02-03-2020 12:19PM

John Hutton wrote: »

Don't worry I'm sure landlords all have good data protection policies etc... Ridiculous

If you want a rental property, you have to show that you have the means to pay for it. How is this ridiculous? EAs/Letting agents would have well established DP policies, I suspect most LLs would be satisfied with sight only of a bank statement showing means.

VonBeanie · 02-03-2020 12:23PM

riffmongous wrote: »

Are people really handing over bank statements with every transaction visible?

Yes they are - and some are doing it without being asked.

OP is trying to find a way to beat the competition. This is one tactic which can demonstrate track record and financial stability

JustMe,K · 02-03-2020 12:27PM

linpoo wrote: »

I'm having no luck finding somewhere to live for myself and my 3 year old child.

A couple of places I've viewed have been let to someone else after I expressed an interest.

Would it be because I have a child.

It will be my first letting but I'm working in the civil service the last 16 years so I tell them an employer reference will be no problem.

It's so stressful....I just want to find somewhere to live for the 2 of us as my current living situation is having an adverse affect on my mental health.

Is there certain lingo to use or what am I doing wrong? Thanks

Have you tried registering with a couple of estate agents in the area you are looking? Going in and speaking with whoever does the lettings and trying to get them to like you so that you can be ahead of properties coming on the open market? Or if there are rented apartment blocks in the area managed by one company, approaching them to see if they have anything coming up?

handlemaster · 02-03-2020 01:00PM

linpoo wrote: »

I'm having no luck finding somewhere to live for myself and my 3 year old child.

A couple of places I've viewed have been let to someone else after I expressed an interest.

Would it be because I have a child.

It will be my first letting but I'm working in the civil service the last 16 years so I tell them an employer reference will be no problem.

It's so stressful....I just want to find somewhere to live for the 2 of us as my current living situation is having an adverse affect on my mental health.

Is there certain lingo to use or what am I doing wrong? Thanks

Have everything in a presentable folder. You say a reference will be no problem... why dont you already have it , there in your folder. Bank statements , work contract , landlord reference and guarantor would all help.. The landlord will have 100s of applicants in Dublin anyhow. You need to show you are a low risk. The business for the landlord is all about managing risk.

Caranica · 02-03-2020 01:23PM

The truth is that HAP is an absolute pain in the posterior for landlords. They can't legally refuse to take it but if there are multiple decent tenants to choose from they can only pick one and they're going to choose the one that's less hassle every time.

handlemaster · 02-03-2020 01:23PM

John Hutton wrote: »

Do not give landlords your bank statements. Any landlord who insists on these is not a landlord you want.

The problem you have is HAP. They will look at a single mother on HAP and make assumptions. They won't outright say it because that would be illegal but that is your problem.

It's an absolute disgrace and I feel for you OP.

Perhaps mention somehow that you are a civil servant. Perhaps try phonecalls rather than emails.

This is quiet normal outside of ireland. Your not renting a bicycle

riffmongous · 02-03-2020 01:24PM

Dav010 wrote: »

If you want a rental property, you have to show that you have the means to pay for it. How is this ridiculous? EAs/Letting agents would have well established DP policies, I suspect most LLs would be satisfied with sight only of a bank statement showing means.

A bank statement showing only the rent being paid each month should be more than enough, any more than that is mental

handlemaster · 02-03-2020 01:27PM

linpoo wrote: »

This will be my first time renting. Currently living with my parents. I can get an employer reference though.

I'm entitled to HAP of €1,500 and I can pay the difference up to €1,800 so I'm wondering if the HAP will put them off

HAP and welfare tenants do not have a good reputation. Now I know what posters will say it's illegal to refuse , they can't do that etc etc . But I have yet to see a poster who cries a river of the injustice of it all offering a place to a Hap tenant or other wise. You will need to up your game it will be tough to get a place. Have your folder of documentation ready and a guarantor also in place.

02-03-2020 01:30PM

riffmongous wrote: »

A bank statement showing only the rent being paid each month should be more than enough, any more than that is mental

When you rent out your place, you can do just that. But if someone else wants to limit risk by the applicant having to show that they can afford the property, then that is there prerogative, it would be mental in the current rental market not to try to reduce risk as much as possible, especially if there are lots to applicants to choose from.

green_rim · 02-03-2020 01:30PM

linpoo wrote: »

This will be my first time renting. Currently living with my parents. I can get an employer reference though.

I'm entitled to HAP of €1,500 and I can pay the difference up to €1,800 so I'm wondering if the HAP will put them off

How do you manage a €1,500 HAP entitlement if you have a job

riffmongous · 02-03-2020 01:43PM

Dav010 wrote: »

When you rent out your place, you can do just that. But if someone else wants to limit risk by the applicant having to show that they can afford the property, then that is there prerogative, it would be mental in the current rental market not to try to reduce risk as much as possible, especially if there are lots to applicants to choose from.

Knowing how much you earn and that you have previously always paid the rent on time is more than enough, anyone who wants to know more would set off alarm bells for me that they are some sort of creep

02-03-2020 01:47PM

riffmongous wrote: »

Knowing how much you earn and that you have previously always paid the rent on time is more than enough, anyone who wants to know more would set off alarm bells for me that they are some sort of creep

In your opinion. If the LL looks for statements and you aren’t willing to provide, stand aside, the person behind is more than happy to.

riffmongous · 02-03-2020 01:53PM

Dav010 wrote: »

In your opinion. If the LL looks for statements and you aren’t willing to provide, stand aside, the person behind is more than happy to.

Gladly, these people usually turn out not to be reliable and worth the hassle for a tenant in the longer run

02-03-2020 01:56PM

riffmongous wrote: »

Gladly, these people usually turn out not to be reliable and worth the hassle asked a tenant in the longer run

How do you know this? At least they can show that they have the means to pay rent.

whomitconcerns · 02-03-2020 02:00PM

If you are able to pay 1800 in rent yourself per month happily as the op says, why would you they be entitled to government assistance? Genuine question

Samuel T. Cogley · 02-03-2020 02:18PM

linpoo wrote: »

This will be my first time renting. Currently living with my parents. I can get an employer reference though.

I'm entitled to HAP of €1,500 and I can pay the difference up to €1,800 so I'm wondering if the HAP will put them off

I'm afraid it will. Again if you can get to the offer stage they cant withdraw the offer because of HAP but many will be put off by it. It might be worth offering two months deposit if you can to try and offset the HAP processing time and the fact its paid in arrears.

Samuel T. Cogley · 02-03-2020 02:22PM

whomitconcerns wrote: »

If you are able to pay 1800 in rent yourself per month happily as the op says, why would you they be entitled to government assistance? Genuine question

Assuming a Clerical Officer, even with 16 years service they aren't paid that well, not when considering full time child care and renting in Dublin. I'd prefer to see the OPs situation any day rather than someone sat on their hole at home paying next to feck all and spending the mickey money on cans.

Captain Flaps · 02-03-2020 02:35PM

I brought payslips for my partner and I, plus employer references confirming we were employed full time, plus previous landlord references. I had a copy of that in an envelope ready to leave with the landlord/agent if they wanted it. You always pay your first month's rent up front, plus a month's rent as your deposit, but offering to pay the last month sounds like madness to me. Dress professionally even if you either don't work or your work doesn't call for it.

We were offered every single rental property we viewed using the above system despite there being literal queues. A previous landlord told me that they were offered over asking by people at the viewing but they went with us because we had our ducks in a line and there was no messing.

Browney7 · 02-03-2020 02:54PM

Samuel T. Cogley wrote: »

Assuming a Clerical Officer, even with 16 years service they aren't paid that well, not when considering full time child care and renting in Dublin. I'd prefer to see the OPs situation any day rather than someone sat on their hole at home paying next to feck all and spending the mickey money on cans.

The "net income limit" looks to be 35k per annum so depending on personal tax anyone on under 45k gross would appear to be entitled to assistance once they apply to go on the housing list? Most graduates in house shares would be on less than this so potentially could apply?

linpoo · 02-03-2020 03:45PM

Captain Flaps wrote: »

I brought payslips for my partner and I, plus employer references confirming we were employed full time, plus previous landlord references. I had a copy of that in an envelope ready to leave with the landlord/agent if they wanted it. You always pay your first month's rent up front, plus a month's rent as your deposit, but offering to pay the last month sounds like madness to me. Dress professionally even if you either don't work or your work doesn't call for it.

We were offered every single rental property we viewed using the above system despite there being literal queues. A previous landlord told me that they were offered over asking by people at the viewing but they went with us because we had our ducks in a line and there was no messing.

Thanks for that. I didn't realise how competitive the rental market is. Il have to get myself organised.

Johnny Sausage · 02-03-2020 03:50PM

whomitconcerns wrote: »

If you are able to pay 1800 in rent yourself per month happily as the op says, why would you they be entitled to government assistance? Genuine question

i read that as in she can pay the difference of up to €300 (€1,800 - €1,500)

linpoo · 02-03-2020 03:53PM

JustMe,K wrote: »

Have you tried registering with a couple of estate agents in the area you are looking? Going in and speaking with whoever does the lettings and trying to get them to like you so that you can be ahead of properties coming on the open market? Or if there are rented apartment blocks in the area managed by one company, approaching them to see if they have anything coming up?

I hadn't thought of that but that's a good idea, thanks.

linpoo · 02-03-2020 03:55PM

Johnny Sausage wrote: »

i read that as in she can pay the difference of up to €300 (€1,800 - €1,500)

OP here - that is correct.

Also I'm an executive officer but as I am work sharing I am not getting full salary.

linpoo · 02-03-2020 03:59PM

green_rim wrote: »

How do you manage a €1,500 HAP entitlement if you have a job

For Dublin you can get HAP for up to €1,500 and pay any extra yourself.

The Student · 02-03-2020 04:05PM

linpoo wrote: »

OP here - that is correct.

Also I'm an executive officer but as I am work sharing I am not getting full salary.

Best of luck with your search. Look as professional as possible, try build a rapport with the estate agent. When viewing bring your Mam, Dad or family member along with you for both moral support and also it gives a good impression to the letting agent that you have family support.

Landlords want as easy a tenant as possible and if you have support you wont be contacting the landlord for the simplest of issues ( I am not saying you would but it may give the impression you may if you are on your own).

It is a very competitive market at the moment sell your employment status and also that you are looking for something long term to rent (assuming you are) as a landlord wants to rent a property for the long term rather than the hassle of renting each year to someone new.

A final note, listen to the opinions of actual landlords on this thread, we are your audience and we can tell you what we look for in a prospective tenant.

Samuel T. Cogley · 02-03-2020 04:27PM

Browney7 wrote: »

The "net income limit" looks to be 35k per annum so depending on personal tax anyone on under 45k gross would appear to be entitled to assistance once they apply to go on the housing list? Most graduates in house shares would be on less than this so potentially could apply?

I assume so. Whether there is any needs based assessment like social housing I haven't a clue I'm afriad.

How do I convince a landlord to rent to me

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