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‘No DSS’ discrimination still exists in other forms and we must fight it
While Shelter’s efforts to ban landlords using the term ‘no DSS’ are bearing fruit, there is still a battle to fight discrimination, says Greg Beales
Almost a third of people receiving housing benefit have been locked out of renting a home because of ‘no DSS’ discrimination in the past five years.
At Shelter, there is no doubt in our minds that this is not only grossly unfair, in most cases it is also likely to be unlawful under the Equality Act – meaning estate agents and landlords are breaking the law. That’s because it overwhelmingly impacts women and people with disabilities – groups more likely to need help with their rent, who the Equality Act protects against this kind of discrimination.
For over a year we’ve been working hard to stamp out ‘no DSS’ across the entire lettings industry. This is from landlords and letting agents, to property portals and mortgage lenders – and with the help of thousands of activists around the country, change is coming thick and fast.
First off, Zoopla committed to removing the wording from its website, along with any other phrases which disguise the same prejudices. Rightmove did the same soon after.
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Next up were mortgage restrictions. Landlords told us their hands were often tied by the terms of their buy-to-let mortgage, so we spent months working with the banking sector to change this.
And the hard work paid off, with big names like NatWest and The Co-op, and smaller players like Kensington Mortgages and Pepper Money scrapping any limitations on the mortgages they provide.
Now that most lenders allow landlords to let to housing benefit recipients, there really is no excuse for barring good tenants who can afford their rent.
Our campaign even caught the government’s attention in February, despite having no direct political asks. Theresa May responded to a prime minister’s question on the topic and as a result the government is acting to challenge the industry and change practice, too.
Last but not least, we got in touch with the Competition and Markets Authority (CMA) and asked them to make their position on DSS discrimination crystal clear. The outcome? Welcome clarification that there is no excuse for a blanket ban on people receiving housing benefit, as Shelter has long argued.
On top of that, the CMA warned that falsely claiming your mortgage terms doesn’t cover a person receiving housing benefit could land you in hot water.
Shelter’s ‘no DSS’ campaign is an example of the difference people can make. This campaign is about using our collective voice to remove all such barriers that stop people from renting a home – to call out discrimination and to challenge it directly.
Together with our supporters and other organisations – especially the National Housing Federation – we have campaigned on the doorsteps of letting agents, shared personal stories and worked behind closed doors with the CMA, lenders and property portals. We’ve exposed the worst culprits and used strategic litigation to help people get justice.
“There are plenty of housing benefit tenants who can afford their rent, pay on time and take great care of the properties they live in. But, sadly, a lot of prejudice still exists”
But it’s not just been about calling out prejudice in the system. It’s also been about celebrating the best landlords, too. We worked with inspirational landlord Helena McAleer, who fought her bank to make sure her tenant – an older woman on housing benefit who always paid her rent on time – could keep renting the property she owned.
But this isn’t where the story of ‘no DSS’ ends. Our fight for fairness is far from over.
There are plenty of housing benefit tenants who can afford their rent, pay on time and take great care of the properties they live in. But, sadly, a lot of prejudice still exists.
Take the experience of this young man with Asperger syndrome from Brighton. Only last month it was reported that he had been repeatedly turned away by letting agents because he receives disability and housing benefit.
His mum contacted more than 20 letting agents and they all said landlords will not rent to people on benefits, disabled or otherwise. This is despite her promise to act as her son’s guarantor.
“Our services are also hearing about the more ridiculous demands placed on prospective tenants simply because they receive housing benefit – including asking for a huge amount of rent upfront or proof of thousands of pounds in savings”
And it’s not just the blatant discrimination we have to look out for – subtle forms of prejudice are creeping in. Where ‘no DSS’ has disappeared from many rental ads, terms like “working households preferred” and “professional tenants only” are sometimes popping up in its place.
Our services are also hearing about the more ridiculous demands placed on prospective tenants simply because they receive housing benefit – including asking for a huge amount of rent upfront or proof of thousands of pounds in savings.
The irony here is that if you had thousands of pounds in savings, it would make you ineligible for housing benefit in the first place.
This sort of discriminatory behaviour shows precisely why we must not give up.
So, what’s next for ‘no DSS’?
We want the rest of the lettings industry to follow in the footsteps of the letting agents, landlords, and mortgage providers who have already started putting an end to such discrimination.
As the campaign continues to grow, we hope that ‘No DSS’ will soon find it is as unwelcome as past forms of discrimination.
Greg Beales, director of communications, policy and campaigns, Shelter
