28-07-2025
Galway woman faced uphill struggle to find accommodation as a disabled HAP tenant
After a long-term lease ended due to a 'no-fault' eviction, a termination not based on tenant wrongdoing, Ms. Nolan was forced to re-enter the housing market in search of new accommodation.
However, after an illness in 2021 left her with reduced mobility and degenerative health conditions, forcing her to step down from a physically demanding job, her search became significantly more challenging.
She said she had to 'completely adjust [her] frame of mind' about housing, as mobility, accessibility, and, most importantly, finances became major factors in her search.
Ms. Nolan became a recipient of the Housing Assistance Payment (HAP) in February 2023.
The HAP is a social housing support provided by the local government where local authorities pay a landlord on a tenant's behalf. The HAP tenant then pays a weekly contribution towards the amount to the landlord. Residents who are applying for HAP must find their own private accommodation within specific rent caps governed by the local authority.
'I went into it with a pretty realistic approach,' she added, 'I can't drive so it has to be somewhere that's connected to the public transport system. If there isn't a bus stop within a 5–10-minute walk, I will end up housebound the majority of the time.'
The situation became increasingly dire as she realised how little housing was available. She began considering accommodation that didn't suit her needs but felt she could manage, saying, 'It doesn't matter if there are stairs, I just need a house. I will deal with it when I am housebound, and my joints are acting up – I will deal with that then'.
'Right now, disability wise, I can afford to be in a place that isn't quite right.'
Another concern for Ms. Nolan, who is in her early thirties, was the prospect of living with strangers. The limited housing options left her considering rooms in already-occupied properties.
'I don't think I had ever lived with strangers at this point. I have always ended up living with someone I at least kind of knew.
The home Ms. Nolan currently lives in and hopes to stay in 'as long as they will have [her]', doesn't meet all the requirements for full accessibility. Still, she says its proximity to the city centre and ease of transportation make up for the challenges, at least for now.
She was referred to her current landlord through a recommendation — likely the reason her application was accepted, she says. But disclosing to landlords that 'you come with extra paperwork' as a HAP tenant can mean your application gets denied.
Technically, denying a tenant because of their status is illegal. According to the HAP website, it's considered discrimination saying, '[landlords] cannot treat a tenant getting HAP support any differently'. But they are also not 'legally required to rent to a person getting HAP'.
Prospective tenants who believe they have been discriminated against for their HAP status must fill out an Equal Status Form under the Workplace Relations Commission which requests the name, address, and PPSN of the landlord. Once the form is complete with the complaint in detail, it is sent to the landlord requesting a response back. Ms. Nolan feels as though it's a 'huge flaw in the system' to say the discrimination is illegal but have 'such a [reporting] process that isn't fit for purpose".
'You are basically advised to not disclose that you are a HAP tenant until you are offered somewhere because there is a bias there.
'The unofficial advice given is one should try and see if you can pay up front for the first couple months, because once you are awarded the tenancy… it's a lot harder for them to say no to you. But if you are disclosing from the get-go… that's when they can say no without the recourse.'
In addition to financial constraints, properties that fall within HAP guidelines are limited to begin with. Tenants must stay within a budget set by the council, and eligible homes must meet HAP requirements, including undergoing repeat inspections.
At the time Ms. Nolan was on the hunt she was given a working figure that the maximum monthly rent could not exceed €650 a month.
Designated HAP properties are in critically short supply. The most recent Locked Out of the Market report from Galway Simon highlights an alarmingly low number of properties available for HAP assistance in Galway.
Over a three-day observation period, 38 standard rental properties were available across Galway city and its suburbs. Of those, only one home in the city and one in the suburbs qualified as HAP properties. This marks an increase from the previous report, which was covered by the Irish Independent and showed that no properties were available throughout Galway in March 2025.
The study was 'designed to reflect the lived experience of people with access to HAP support trying to find a home to rent'.
The lived experience of most though, is one of exhaustion and stress.
'Those 12 months that I spent house hunting and overholding were some of the most stressful 12 months of my life and when you have underlying illnesses where stress is a trigger, that's not good.'
'We are great at building committees and oversites and reports but put that funding into building public housing. The private market isn't working.'
In the meantime, while Ms. Nolan doesn't see herself owning a home in Galway anytime soon, she remains hopeful about securing a long-term lease in an accessible home of her own.
'Housing shouldn't just be this asset. It should be a human right.'
