What is a rent guarantor? Do I need one in the UK, and what are my options?
By the Scraye Editorial Team · Last reviewed: 10 June 2026
A rent guarantor is someone who agrees to cover your rent if you can’t. In the UK, around one in three first-time renters and the majority of international students are asked for a guarantor before a landlord will let them sign. This guide explains what a guarantor does, when you’ll need one, and the alternatives if you don’t have a UK-based parent, sibling, or friend who can act as one.
What is a rent guarantor?
A rent guarantor is a person or company that legally promises to pay your rent — and sometimes other tenancy costs, such as damage or unpaid bills — if you fall behind. They sign a separate contract called a deed of guarantee alongside your tenancy agreement. If you pay rent on time, they never hear from your landlord. If something goes wrong, they’re on the hook.
A guarantor is not the same as a co-tenant. A co-tenant lives in the property and shares the lease. A guarantor doesn’t live there and isn’t a tenant; they’re a financial backstop.
Why do UK landlords ask for a guarantor?
Landlords use guarantor requirements as a risk filter. The standard threshold most letting agents apply is that a tenant should earn at least 30 times the monthly rent annually — roughly 2.5× rent in gross monthly income. If you don’t clear that bar, or your income can’t be verified as the agent expects (payslips, employment contract, UK tax records), the agent will usually ask for a guarantor rather than refuse the tenancy outright.
The same applies if your credit file is thin, you’ve recently moved to the UK, or you’re starting a new job and can’t yet show three months of payslips.
Who typically needs a guarantor in the UK?
You’re most likely to be asked for a guarantor if you fit one of these profiles:
- You’re a student, including UK postgraduates and international students at any level
- You’re starting your first job and your salary is close to — but doesn’t comfortably clear — the 30× rent threshold
- You’re self-employed or a contractor without two to three years of accounts
- You’ve moved to the UK in the last two years and have no UK credit history
- You’re returning to the UK after time abroad
- You’re on a visa where right-to-rent checks add complexity
- You’ve had previous credit issues, including CCJs or recent missed payments
- You receive Universal Credit, DSS, or other council support
If your situation matches any of these, expect the question.
What is a guarantor liable for?
Liability depends on the wording of the deed of guarantee, but most UK guarantor agreements make the guarantor responsible for the full rent for the entire fixed term, plus any damage to the property and unpaid utility bills the tenant left behind.
Two points worth knowing. First, in a joint tenancy, a guarantor named for one tenant can sometimes be held liable for the whole rent — not just one share — because tenants are typically jointly and severally liable. Second, the implications for guarantors have become more complex following the Renters’ Rights Act 2025.
How does the Renters’ Rights Act 2025 affect guarantors?
The Renters’ Rights Act 2025 commenced in May 2026 and abolished fixed-term assured shorthold tenancies for new lets. All new tenancies are now periodic by default, meaning they roll on a month-by-month basis rather than running for a defined term.
This changes the guarantor picture in two ways. First, a deed of guarantee written for a fixed term now has no natural end date — the question of when a guarantor’s liability stops depends entirely on how the deed is worded. Second, landlords and agents are updating their standard guarantee documents in response, so the terms you’re asked to sign may differ from what they were before May 2026.
If you’re being asked to act as a personal guarantor right now, ask for written confirmation of exactly when your liability ends before signing anything. If you’re a tenant using a guarantor service, check whether the service’s coverage is structured for periodic tenancies.
For authoritative guidance on the Renters’ Rights Act, see the Gov.uk guidance for tenants and Shelter’s tenant rights pages.
What are the alternatives to a personal guarantor?
Two legitimate alternatives exist if you can’t or don’t want to ask a friend or family member. It’s worth noting that paying several months’ rent upfront was previously a common workaround, but this is no longer permitted under the Renters’ Rights Act 2025, which caps advance rent at one month.
Use a guarantor service. Companies like Scraye Guarantor act as your guarantor for a fee — typically a percentage of annual rent. The landlord gets a UK-based corporate guarantor with verified financial standing; you get the tenancy without asking a parent to sign.
Negotiate without one. This is harder but possible if you have strong income, a clean rental history, and good references. You can offer a higher deposit (within the legal cap) or accept a shorter initial term in exchange.
How does a guarantor service like Scraye work?
A guarantor service replaces the personal guarantor in the tenancy paperwork. You apply, the service runs affordability and identity checks, and if you’re approved it provides a deed of guarantee directly to your landlord or letting agent.
The advantages are speed (most checks complete in 24–48 hours), no need to involve family members, and acceptance by most major UK letting agents because the guarantor is a regulated, UK-based entity with a verifiable balance sheet.
The trade-off is cost. Scraye Guarantor charges 6% of annual rent for standard cover and 7.5% for the Enhanced plan (which includes the landlord receiving rent upfront in six-month blocks). For a £1,500/month London rental, standard cover works out at roughly £1,080 for the year — material money, but worth comparing against the cost of losing the property and remaining in temporary accommodation while you keep searching.
Find out more about Scraye Guarantor →
How do I choose between a personal guarantor and a guarantor service?
Use a personal guarantor if you have a UK-resident family member who comfortably meets agent income thresholds (usually earning 3× the rent annually) and is genuinely willing. The cost is zero.
Use a guarantor service if you don’t have that person available, if asking would create awkwardness or financial pressure, or if you want a faster process — corporate guarantors are often pre-approved by agent panels.
The strategic point: a guarantor exists to unblock the tenancy, not to test family relationships. If a service makes the difference between getting the flat and not, and the cost is proportionate, it’s a reasonable trade.
Frequently asked questions
Can I rent in the UK without a guarantor?
Yes, but you’ll usually need to demonstrate strong income or use a guarantor service. Paying several months’ rent upfront was previously a common workaround but is no longer permitted under the Renters’ Rights Act 2025.
How much income does a guarantor need?
Most agents require a guarantor to earn at least 36 times the monthly rent annually — slightly more than the tenant threshold.
Can a guarantor be from outside the UK?
Most letting agents will not accept overseas guarantors because UK courts can’t easily enforce against them. This is the single most common reason international students need a guarantor service instead.
How does a guarantor service work step by step?
You apply online, the service runs affordability and identity checks (usually completed in 24–48 hours), and if approved, the service issues a deed of guarantee directly to your landlord or letting agent. You then pay the service fee — typically a percentage of annual rent — and the service is named as your guarantor on the tenancy agreement. You continue paying rent to your landlord as normal; the guarantor only steps in if you can’t.
Is a guarantor service worth it?
If it unblocks a tenancy you’d otherwise lose, almost always. Compare the annual fee to the cost of staying in temporary accommodation while you keep searching — or the cost of paying six months’ rent upfront.
Does using a guarantor service affect my credit score?
A soft credit check usually has no effect; a hard check may show on your file. Ask the provider before applying.
What happens to a guarantor agreement under the Renters’ Rights Act 2025?
Because new tenancies are now periodic (rolling month-to-month) rather than fixed-term, the end date of a guarantor’s liability is no longer automatic. Make sure any deed of guarantee you sign — whether as guarantor or tenant — clearly states when the obligation ends.