Picture this. You’re looking for somewhere to rent. You scour the internet every day, make inquiries, go to viewings. It takes weeks, maybe even months, but eventually you find a home. It’s a little pricey, and it will take longer to get to work than you’d hoped, but sometimes you have to make compromises.
You tell the landlord you’re interested in renting from them, you give them proof of your income, which is enough to pass their affordability checks, and you scrape together the money for a deposit and the first month of rent. But then, at the last hurdle, the landlord turns around and asks you to provide a guarantor.
This is increasingly becoming the reality for private renters. What was once often only a requirement in some niche situations, is fast becoming a regular demand.
In 2024, we found that 26% of renters who had moved over five years ago had faced a guarantor demand. This rose to 28% for those who last moved three to five years ago, 34% one to three years ago, and 39% within the last year. This is a 50% increase in guarantor requests. There is a real danger that guarantor demands are becoming the norm.
What are guarantors?
A guarantor is someone who agrees to pay the rent if the tenant does not. The role often falls to close friends and family, especially parents. They usually have to earn a certain amount, but that exact amount is completely dependent on the landlord or letting agent and can vary wildly. Sometimes they are also required to own property, meaning that often, other renters, cannot act as guarantors.
They become legally liable for the rent, as well as any damage to the property, meaning that their credit can be seriously harmed if the rent or damage done goes unpaid.
Who can be asked for a guarantor?
Anyone. Anyone can be asked for a guarantor, and while this has been a long-standing problem for many people, as it becomes more common for landlords to demand a guarantor, more and more people are being restricted from accessing safe, good quality homes.
We spoke to those who have struggled with guarantor demands to get a better understanding of the damaging impact they have.
What do renters say?
We reached out to private renters to ask them about their experiences with guarantor demands. This is what they had to say.
Many renters were frustrated that they were able to prove they could afford the rent, but were still being struck with guarantor demands.
Lucy* explained the issues she had experienced when facing a guarantor demand simply because she had recently started a new job:
“The letting agent asked how long ago I had started my job, which at the time had only been one month. They said that since I would still be in my probationary period at my job, they would need me to provide a guarantor as they wouldn’t be sure that my job was permanent, which is completely untrue. I did try to explain that probation makes no difference to how secure the job is, but they were not interested.
“I passed the affordability test no problem at all, this is actually the highest salary I have ever earned, so I was extremely surprised at this request. The probationary period also actually makes no difference as to how much notice my employer would have to give me to end the contract, so it makes no sense at all.
“It would be impossible for me to find a guarantor. Fortunately, this was the only letting agent who asked for one, and I was able to find a flat through a different letting agent. It did make me worried about future moves though, as it would be absolutely impossible for me to find a guarantor.”
William* meanwhile explained his difficulties against guarantor demands living with their Disabled partner:
“My partner was disabled and unable to work at all. This was the first time that we’d ever been asked to provide a guarantor since we started renting in 1999, despite being able to prove that we’d never missed a rent payment or had owed rent to any previous landlords.
“I was surprised and I don’t think it was fair given the proof we’d provided to show there was no additional risk to allowing us to rent the property. I could not get a guarantor.”
For many, a huge issue came from benefit income not being considered as part of their income to pass affordability checks.
Oliver* described his difficulties when last looking for somewhere to rent.
“They could not include benefits for referencing. This is what really annoyed me, we smashed the affordability, but my partner’s wage alone would not pass referencing. I don’t see why referencing cannot include the housing element of our benefits.
“When we applied for a viewing. It was explained to me that we didn’t meet referencing and would need a guarantor. The fact I couldn’t get one (in that moment I was not aware of anyone) we didn’t even get a viewing. I definitely don’t think it is fair. Especially when even the estate agent said ‘how is benefits a problem, it’s guaranteed? You could lose your job tomorrow.’
“The first issue we encountered was the guarantor needs to be in full time work. The guarantor I had has just retired so no longer an option. Same went for my dad’s friend who earned more but was retired. A guarantor had to earn 3.5 times the annual rent and be in full time work. Thankfully my dad has another friend that has agreed to be my guarantor, but it’s not an easy thing to ask someone for, which the estate agents definitely don’t understand, they talk as if it’s just a formality, don’t worry about it. It’s crazy really.
“Our final option, should we have not been able to obtain a guarantor, would have been to pay for a guarantor. We had a quote provided, out of interest, for a £700 monthly rent, I was quoted £687 for the year.”
Natasha* reported a similar situation, saying:
“I am in receiving of Universal Credit, and renting privately, I been living at present address for 13 years. My landlord is going to sell the property, so I have to move out, which I’m finding to be a nightmare. I am 58 years young, and I have medical issues with my health, and I was told by the council to find a property and they will help with first month rent and deposit this is wonderful, but when I telephone agents to book a viewing, I am asked a few questions.
“One question is are you earning £30-£38,000 per year, and my answer is no. Right there and then I cannot go any further and I don’t get to see the property. I can pay the monthly rent, but I can’t secure a property. I am very worried and anxious about my future, and I only have at least 6 weeks in my present address. I can’t get a guarantor because [I don’t know anyone who is] making £37-£38,000 per year.”
Venessa meanwhile explained her experience:
“I moved here because I had become very ill due to inhaling the mould in the house I had been living in, consequently developing Myotoxicity. They told me I did not have enough money to pay my rent of £600 per month, although I was receiving Housing Benefit at the other prepay. Having never been asked to provide a guarantor previously, I was surprised. I did not think it was fair. It was obvious that I could afford to pay the rent because my bank statement showed I had a healthy bank balance.
“I experienced great difficulties in organising a guarantor… [they] demanded that my guarantor earned over £34,000 a year. Because of my age, into retirement, many of my friends were also retired, therefore not earning £34,000 a year. Finally, a friend agreed.”
For some, bad credit also a legitimate issue. But this was despite being able to prove a long renting history of keeping up with payments.
Jane* for example explained the difficulties she had when last moving, as a survivor of abuse.
“[I was asked for a guarantor] for bad credit due to economic abuse from an ex-partner. I know it is standard practice, but I feel in my circumstances where I could explain the bad credit and have a many years history of never missing a rent or mortgage payment, that it should not be required in these circumstances. I was able to find a guarantor, but if that person had not been able to, I would have been unable to rent anywhere and potentially been homeless.”
What needs to be done?
For some, guarantors can be a way into a new home. However, for many, demands for guarantors are an obstacle. We need a system which offers guarantors as an option for those who can source one, but does not lock people out of homes who simply cannot.
The Renters’ Rights Bill is currently passing through Parliament. Among a number of reforms which will help renters, it will bring an end Section 21 ‘no fault’ evictions, improve standards by introducing the Decent Homes Standard and Awaab’s Law to privately rented homes, and banning bidding wars and demands for months of upfront rent. This is all good news for renters, and will remove significant obstacles locking renters out of safe and good quality homes.
But the government must go further and restrict the scenarios in which a landlord can legitimately request a guarantor to those in which a prospective tenant cannot prove that the rent is affordable to them.
Moreover, people who have experienced care should also be able to use their local council as a guarantor, and the government should monitor the effectiveness of these schemes, with the view to potentially include other marginalised communities who disproportionately struggle to provide guarantors.
Unfair guarantor demands cannot become the norm, their use must be significantly restricted, and new options must be made available for people who really need them to access guarantors.
Are you a renter who has struggled with guarantor demands? Tell us your story here.
Can you support our fight for a strong Renters’ Rights Bill for all? Sign up here.
* All names have been changed to protect anonymity
