Housing Benefit - LRR Scheme
Important
The contents of this page only apply to you:
- if you have claimed Housing Benefit without a break for the same home since before 7 April 2008
- if you claim for help with the rent for board and lodgings (renting a room with meals included), mobile homes, site rents, house-boats and mooring charges
Other claims are paid under Local Housing Allowance (LHA) rules. For further details of this scheme and how it may affect you, please contact your local Housing Benefit department.
What has Housing Benefit – LRR Scheme got to do with the Rent Officer?
Housing Benefit can help you pay your rent, but the amount you receive is also based on your personal circumstances and may not be the full amount you have agreed to pay your landlord. Housing Benefit levels are set by the Local Authority and if the Housing Benefit department asks, the Rent Officer will make a series of valuations. These are called ‘determinations’. These determinations give the council the rent figure that they use to work out your benefit. They will be provided for most claims which started before 7 April 2008, and some newer claims (like board and lodgings, site rents and mooring charges).
How does the Rent Officer value rental properties?
The Rent Officer may inspect the property first but it is not always necessary. If a Rent Officer wants to visit you, an appointment by phone or letter. Housing Benefit does not cover the cost of certain things which may be included in your rent, such as fuel, water charges, laundry or cleaning of your room.
The Rent Officer then makes valuations which are explained in more detail in the Housing Benefit – the Rent Officer and Housing Benefit factsheet:
- Claim-related Rent – reasonable market rent for the size of property you are entitled to.
- Local Reference Rent – midpoint of rents for the size of property you are entitled to.
- Single Room Rent – a rent based on the midpoint of rents for single rooms with shared facilities (only applies where the Housing Benefit office request it)
Frequently asked questions
Will the role of the Rent Officer delay my benefit?
The Rent Officer has fixed time limits to carry out the valuations. In most cases, the Rent Officer should be able to send a decision back to the council within a few days. If the Rent Officer needs to visit, there may be a short delay. The council can usually pay some benefit on account if there is a delay.
How does the Rent Officer know what figures to set?
Rent Officers continually monitor the local rental market. They collect details about properties available to rent and the rents that have been agreed for properties let recently. This information comes from different sources, including letting agents, landlords and tenants.
Can I ask the Rent Officer to explain these decisions?
Yes, you have a right to ask your Housing Benefit office or the Rent Officer to give you reasons for all or any of these decisions.
What if I am unhappy about the Rent Officer’s decision?
If you are unhappy about the Rent Officer’s decision, you can ask the Local Authority for your case to be looked at again. You should give your reasons. The Local Authority will then ask for another Rent Officer (called a Redetermination Officer) to make a new decision. At this stage you can make representations about the Rent Officer’s decisions, and give them any information you think would help. You should make your representations in writing to your Housing Benefit office.
Who are Redetermination Officers?
Redetermination Officers are experienced valuers who make new decisions when a redetermination is requested. They work for a different team of Rent Officers. The Redetermination Officer who deals with your case will not discuss your case with the Rent Officer who made the original decision, but will consult with another Rent Officer before making their redetermination decisions.
What does the Redetermination Officer do?
The Redetermination Officer will make new decisions based on market rents at the date of the original referral from the Local Authority. The Redetermination Officer will look at all the evidence available, even if the Rent Officer did not see it. They will also take into account any representations you have made.
Will the Redetermination Officer visit my home?
The Redetermination Officer may want to visit your home, but this is not always necessary. We will contact you by phone or letter if we need to visit you.
How will I find out about the Redetermination Officer’s decisions?
The Redetermination Officer will send the decisions to you and your Housing Benefit office. The new decisions could be higher than, the same as, or lower than the Rent Officer’s valuations. The Redetermination Officer will always send you written reasons for the decisions. They will also answer any specific points you raised when you or your Housing Benefit office asked for the redetermination.
What if I don’t understand some of the information I have been given?
You have the right to ask the Redetermination Officer to explain anything you don’t understand. You should let the Redetermination Officer or your Housing Benefit office know if you would like anything explained in more detail.
Can I find out how much I might get before I take a tenancy?
If you are thinking of renting a different property your claim for Housing Benefit will generally be dealt with under the Local Housing Allowance (LHA) scheme. Some types of property are exempt from the LHA scheme and you should ask your local Housing Benefit department if these exemptions apply to you. If the property you are intending to rent is exempt from the LHA scheme, or you are remaining in your existing accommodation and your existing agreement is coming to an end you may be able to apply for a pre-tenancy determination.
What is a pre – tenancy determination?
A pre-tenancy determination is the same as any other determination made by the Rent Officer except that it is done in advance of you committing yourself to the tenancy. The information in the pre-tenancy determination may help you decide whether you can afford the rent that you are being asked to pay.
You will need to complete a pre-tenancy application form available from the Housing Benefit department or download it from http://www.voa.gov.uk/_downloads\pdf\E2124687.pdf
The Housing Benefit department will forward it to the Rent Officer.
The pre-tenancy determination will show you the maximum figure that the Housing Benefit department will use to work out your benefit. It does not guarantee that you will qualify for Housing Benefit or say how much your benefit will be. This will depend on your income and personal circumstances. If you decide to take the property, you should claim Housing Benefit as soon as possible. You can get a claim form from your local authority Housing Benefit office.
If you are unhappy about the Rent Officer’s decision, you can ask for your case to be looked at again, but only if you take up the tenancy and claim Housing Benefit. The Local Authority will then ask for a Redetermination Officer to make a new decision. If you get Housing Benefit, it will be paid from the date of your claim, not from the date of this pre-tenancy determination.
If you want to claim Housing Benefit or you need any more information about your benefit, you should contact your local Housing Benefit office.
Further Information
For more information contact the VOA:
Telephone enquiries: 08450 26 46 96E-mail: NSOhelpdesk@voa.gsi.gov.uk
Further information is also available on our website: www.voa.gov.uk
Details of how to contact your local Housing Benefit office are available at www.direct.gov.uk
The Rent Officer and Local Housing Allowance
Housing Benefit
This factsheet provides information on Local Housing Allowance and details on the role of the Rent Officer in its provision
Booklets for landlords and tenants renting privately
Housing
Most agreed private tenancies will be assured or assured shorthold tenancies under the provisions in the Housing Act 1988 (as amended by the Housing Act 1996). CLG publish a number of information leaflets on their website including 'Letting your home'
Application Form for a Pre-Tenancy Determination (PTD)
Pre-Tenancy
This form should be completed by the prospective tenant, signed by BOTH landlord and prospective tenant, and taken or sent to the local Housing Benefit Office in the area in which the accommodation is situated. You will find their address in the local telephone directory. This form should NOT be sent directly to the Valuation Office Agency.