Rent Guarantors Explained: What They Are, Who Can Be One, and What to Do If You Don't Have One
A plain-English guide to rent guarantors in the UK — what they are, who qualifies, what checks they face, and the option most newcomers never hear about: professional guarantor companies.
Most guides about rent guarantors assume you already know what a guarantor is and just need help with the paperwork. This one starts a step earlier — because a surprising number of renters, and plenty of first-time landlords, don't realise how many options actually exist.
A quick admission that makes the point: it took the founder of LetSorted three years of living in the UK to discover that professional guarantor companies existed at all. Nobody had mentioned them. If that route had been common knowledge, several stressful rental applications would have been far easier. So this guide exists to put the whole picture on the table — what a guarantor is, who can be one, what checks they face, and what to do when you haven't got one.
What a Rent Guarantor Actually Is
A rent guarantor is a third party who agrees to cover your rent (and sometimes damages) if you don't pay. They're a financial backstop: the landlord's reassurance that, even if something goes wrong, the money is covered.
Landlords typically ask for one when an applicant is harder to assess on their own — a student, someone on an irregular self-employed income, a person with a past credit blemish, or a newcomer with no UK credit history. It's not a judgement about character; it's about the numbers not yet stacking up on paper. For the landlord's own guide to when a guarantor is appropriate and how to make the agreement enforceable, see our complete guarantor guide for landlords.
A guarantor is one unlock — affordability evidence is the other. If you'd rather not lean on someone else, LetSorted lets you prove you can afford the rent directly from your bank statements. See how screening works →
Who Can Be a Guarantor — and What Checks They Face
Not everyone can act as a guarantor. Landlords generally look for someone who could genuinely absorb the rent if called upon. Typical requirements:
- UK-based — so the agreement is practically enforceable in UK courts.
- Income of roughly 2.5–3× the annual rent — a higher bar than the tenant's, because the guarantor may be covering the rent on top of their own outgoings.
- Good credit history — no serious recent adverse markers.
- Often a homeowner — looked on favourably, though not always mandatory.
And the part people forget: the guarantor gets checked too. The what checks are done on a guarantor question comes up constantly, and the answer is that they're screened much like a tenant — a credit check, proof of income (payslips, P60, or self-assessment returns if self-employed), and proof of address. If the guarantor can't actually afford to cover the rent, they provide no real protection, so landlords screen them properly. This is why our tenant screening covers guarantors as well as tenants.
What a Guarantor Is Agreeing To
Being a guarantor is a serious commitment, not a formality. The guarantor signs a separate agreement — which, to be enforceable, should be executed as a deed (signed, witnessed, and dated). That agreement sets out exactly what they're on the hook for: rent arrears only, or damage beyond the deposit too? Capped at a figure, or open-ended?
Anyone asked to be a guarantor should read that scope carefully before signing. Under gov.uk private renting guidance, tenancy documents should be clear and fair — but the responsibility is real, and it can outlast the initial fixed term. The landlord-facing detail on drafting and enforcement lives in the guarantor guide for landlords.
The Part Most People Don't Know: Guarantor Companies
Here's the option that took our founder three years to find. If you don't have a suitable UK-based friend or relative to act as guarantor, professional guarantor companies will do it for you — for a fee.
How they work:
- They act as your guarantor, covering rent and damages if you default.
- You pay them a fee, usually a percentage of the annual rent.
- They're especially useful for international students, new arrivals, and self-employed applicants who have solid income but no suitable personal guarantor.
The tenant arranges and pays for the service directly; the landlord simply accepts or declines the professional guarantee on its merits, exactly as they would a personal one. Because the tenant pays for it themselves, it stays compliant with the Tenant Fees Act 2019 — it's an option you can choose, never a fee a landlord can impose on you.
The Two Routes for a Thin-File Applicant
Whether you're a renter without a UK guarantor or a landlord weighing a borderline application, it comes down to two complementary unlocks:
- A guarantor — a personal one, or a professional guarantor company if there's no suitable UK-based option.
- Proving affordability directly — evidencing that you can afford the rent from your bank statements (including overseas statements), so a landlord can assess you without a guarantor at all.
These aren't either/or. Plenty of applications are strongest with both: clear affordability evidence and a guarantor for extra reassurance. If your situation is specifically "new to the UK," the no UK credit history guide walks through the whole path.
The point of this guide is simply that "I don't have a guarantor" is not the dead end it feels like. Between guarantor companies and affordability screening, there's almost always a route — most people just never hear about them. For the landlord's side of screening a guarantor properly and keeping the agreement enforceable, the guarantor guide for landlords is the companion read.
Frequently Asked Questions
What checks are done on a guarantor in the UK?
A guarantor is usually checked much like a tenant: a credit check, proof of income (payslips, P60, or self-assessment returns), and proof of address. The income bar is typically higher — often 2.5 to 3 times the annual rent — because the guarantor may have to cover the rent on top of their own commitments. Home ownership is often looked on favourably but isn't always required.
What income does a guarantor need in the UK?
As a rule of thumb, a guarantor should earn at least 2.5 to 3 times the annual rent in gross income. For a property at £1,200 a month (£14,400 a year), that means a guarantor earning roughly £36,000–£43,200. The same affordability logic that applies to the tenant applies to the guarantor, often a little more strictly.
What can I do if I don't have a UK guarantor?
You have two main options. Professional guarantor companies act as your guarantor for a fee (typically a percentage of the annual rent) — useful for students, new arrivals, and the self-employed. Alternatively, you can evidence affordability directly from your bank statements, including overseas statements, so a landlord can assess you without needing a guarantor at all.
This article is for informational purposes only and does not constitute legal advice.
This guide is for informational purposes only and does not constitute legal advice. Laws and regulations may change — always verify current requirements and consult a qualified solicitor for advice specific to your situation.
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