Read the first few post and post 21 and 22 again, not so sure most homeless HAP tenants are in the above groups to be honest,
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Read the first few post and post 21 and 22 again, not so sure most homeless HAP tenants are in the above groups to be honest,I am presuming there are two distinct groups of homeless, those who got evicted due to LL selling up and could not find alternatives even though they have good jobs and the other more typical profile where the individual has ongoing significant addiction problems or mental illnes
I'm very curious, which towns are these? I'd be very surprised if there is anywhere in the country where HAP or Homeless HAP rates get near to anything like market rate.But I know of 2 landlords who are big into homeless HAP both operating out of 2 different rural towns about 20 miles apart, both have been doing up buildings for the last few years and are into homeless HAP I see no sign of them slowing down or getting out,
As outlined by me a couple of months ago I met a lady works in a city council who told me they have moved to Market Rent for Hap. There is nothing to rent in many small towns. So they have no choice.I'm very curious, which towns are these? I'd be very surprised if there is anywhere in the country where HAP or Homeless HAP rates get near to anything like market rate.
HAP base rates are unchanged in 10 years now. Outside Dublin, Homeless HAP does not paying anything more than normal HAP.
Still, it is hard to imagine that there is so much demand for homeless HAP in small rural towns that landlords are actively buying and doing up properties so that they can participate in the scheme.As outlined by me a couple of months ago I met a landlady works in a city council who told me they have moved to Market Rent for Hap. There is nothing to rent in many small towns. So they have no choice.
Bronte, the rent limits are set in statutory instrument. Those are unchanged since 2017. A council can only exceed them by up to 35% (50% for homeless cases in Dublin), and only case by case. If they go above that, it's acting outside its powers.As outlined by me a couple of months ago I met a landlady works in a city council who told me they have moved to Market Rent for Hap.
We are putting a house up for sale. The agent looked at the house and said ‘I could get you €1950 per month for a single girl and child‘ so where is the incentive to go to work and pay your way or get a morgage? Current rent was not increased for 6 years as tenant on rent allowance. Rent €900 pm.
The friend is considering what?I am asking for a friend who is considering
The 35% and 50% uplift is by ministerial order - but those are the caps and local authorities don't have the authority to go above those.Where is the statutory basis for the 35% and 50%. That's the first time I've seen 50% BTW.
Even with the 35% it's still massively below market. It's 35% extra on a base number that was set 10 years ago. Rents are up much more than 35% since then.The councils are using things like: discretionary top ups etc to get around the limits as it's the only way to house tenants.
Unintended consequences again. Landlords will now just rent to people in fulltime jobs for years with a salary higher than x amount. Landlords will now just triple check a few previous landlords and ask for payslips and refs from employers going back years. In fact potential tenants should be furnishing this info up front with their application.How does the poster Landlord screen these tenants ? Does he interview them personally and what does he look for ?
How much money can you earn and still qualify for homeless HAP ?
If you have a 2 bed apartment what is the typical profile of homeless HAP applicant ?
I am asking for a friend who is considering.
All I can tell you is what I was told. Clearly in some cases even a 50% increase wouldn't pay for current rentals. So the council must have some kind of 'workaround' - which they are calling: discretionary.The 35% and 50% uplift is by ministerial order - but those are the caps and local authorities don't have the authority to go above those.
Even with the 35% it's still massively below market. It's 35% extra on a base number that was set 10 years ago. Rents are up much more than 35% since then.
This is what I hope my new agent has been doing. In relation to salary, a suitable couple were found to rent, I turned them down because I didn't think their salary could sustain my rent. It's no longer any good tenants wanting a place, as a landlord I need to know they can afford the rent.Unintended consequences again. Landlords will now just rent to people in fulltime jobs for years with a salary higher than x amount. Landlords will now just triple check a few previous landlords and ask for payslips and refs from employers going back years. In fact potential tenants should be furnishing this info up front with their application.
That is already the case. Makes it real easy to weed out people. Because wise tenants know that to get somewhere they more they prove they are employed/well behaved/stable to a prospective landlord the better chance they have of getting a place. So as you said, we landlords cannot ask anything, but tenants can volunteer whatever they want. Straight in the bin otherwise.It is approaching a stage where they wont ask for it (for fear of being accused of illegal discrimination) and if it isnt with the application without asking for it then that application is just thrown in the bin as it will be assumed that it doesnt exist.
My understanding is they will offer people to go in the Ras scheme on occasion. But again that's not HAP.So the council must have some kind of 'workaround' - which they are calling: discretionary.
This is something which has surprised me, that the Department of Housing and the politicians don't see the consequences of the new rules and the RTB's pro-tenant attitude where rent isn't paid.Because wise tenants know that to get somewhere they more they prove they are employed/well behaved/stable to a prospective landlord the better chance they have of getting a place.
There is a deliberate smoke and mirrors going on. Clearly they had to do something as their 'statutory' HAP limits make no sense, so now they have the 'hidden' 35% in Dublin and a new one on me, the 50% one you're talking about. Having looked at the HAP rates even with 50% 'uplift' that is not enough for Market Rents.My understanding is they will offer people to go in the Ras scheme on occasion. But again that's not HAP.
That's the problem with individual anecdotal stories. They're impossible to verify and could be from some spoofer.All I can tell you is what I was told.
Its my understanding also that the council can just decide if they feel like it that they must have a rent decrease. Then the landlord must take it or leave it, but the tenant stays regardless. You would want the possibility of this happening to you mitigated for in your contract with the councilMy understanding is they will offer people to go in the Ras scheme on occasion. But again that's not HAP.
Below is interesting in relation to HAP. It confirms the 35% / 50% uplift limits. Also says, 68% of hap tenancies get the uplift, with the average uplift being 28.8%.
https://www.oireachtas.ie/en/debates/question/2025-03-25/473/
She was no spoofer, we were stuck out in the Far East due to the bombs in the Middle East. She most definitely worked in a city council in Hap. We had daily chats ans we figured out his to get back.That's the problem with individual anecdotal stories. They're impossible to verify and could be from some spoofer.