HELP, I Can’t Get A Guarantor
Written by The Landlord on 04 Sep 2008
On various occasions I’ve had prospective tenants ask me what they should do if they’re unable to get a rental guarantor. Personally, as a Landlord, I would feel extremely uncomfortable about giving tenancy to someone that can’t get a guarantor. Why? Because if someone can’t get a guarantor it’s natural for me to think:
Why doesn’t anyone trust this person enough to be their guarantor? Hmm…are they dodgy?
Of course, that’s just my mind speculating. There are potentially endless amounts of genuine reasons why someone can’t get a Guarantor. However, regardless of the justifications, it’s still a problem for Landlords. Or at least, it should be a problem.
As a tenant, I imagine it’s extremely frustrating to be deprived from renting a property because of an external factor like a guarantor. Because at the end of the day, the lack of guarantor isn’t really a reflection of how good or bad a tenant is. But unfortunately, it is necessary for the landlord’s own security.
Most letting agents should require tenants to have a guarantor, but ultimately it is down to the Landlords discretion. If a landlord wants to take on tenants that don’t have a guarantor, they can do so at their own risk.
How to substitute for a guarantor
There are ways tenants can try to persuade landlords to consider accepting their tenancy without a guarantor. I’ve found that the methods I’m about to discuss work quite well.
A guarantor is all about providing the landlord with a sense of security. A landlord wants to know that if their tenant falls in arrears, he/she has something to fall back on. So as long as a tenant provides some kind of security that a guarantor can provide, then the landlord should be kept sweet.
Method 1- Rent Guarantee and Legal Expenses Insurance
A prospective tenant could suggest paying for a rent guarantee and legal expenses insurance policy. What is that? It’s an insurance policy for Landlords that covers rent if tenants fall in arrears. Additionally, if the tenant runs up any legal costs (e.g eviction costs), then the insurance company will pay for it.
I’ve got policies like this in place, and have actually had to claim before. It’s actually a pretty good substitute (if not better) than a guarantor. However, I recommend having both in place. Policies can vary in price, but it cost me approximately £120 for a year, which I think it pretty damn good.
If you, as a tenant, are willing to pay that extra insurance cost, it maybe just enough to clinch the property you want to rent, without a guarantor. Here’s more details on Rent Guarantee And Legal Expenses Insurance.
Just to clarify, landlords can take this out at their own will, regardless of their tenancy circumstances.
Method 2- Increase the security deposit amount
Another way of persuading the landlord is by increasing the security deposit amount. A security deposit is any advance rental payment other than an advance for the first month’s rent or a deposit for a key or any special equipment. So for example, if a property costs £400 to rent per month, that’s how much the security deposit should be.
Security deposits are most often used for the following reasons:
- to clean the property at the end of the lease term, if the renter did not leave the property in a clean condition;
- to pay utility bills, if the renter did not pay the bills; or
- to pay rent, if the renter did not pay the rent.
In order for a tenant to persuade the landlord, he/she could offer two months worth of deposit, as opposed to the usual one month. Landlords can’t require more than two months rent as a security deposit. But obviously, if a tenant pays double the usual amount, the landlord will then have a better sense of security.
It’s important for tenants to note that security deposits are not substitutes for payment of rent, and at the end of the lease they will get the full amount back providing that they haven’t inflicted any form of damage.
Method 3- Rent Guarantee and Legal Expenses Insurance & Rent Guarantee and Legal Expenses Insurance
If a tenant is really in love with a particular property, and is willing to lick gum off the landlords shoe to secure the place, they could always combine the two methods and double the security deposit and pay for the insurance. While the initial costs of moving in maybe high, they should remember that they will get the security deposit back (as long as they behave well), so the only lreal cost will be the insurance, which as mentioned, costs approximately £120.
Final thoughts…
Personally, I would accept either of those alternatives for a guarantor if the tenants personality and mannerism came across as acceptable. But as mentioned, at the end of the day, it is ultimately down to the landlords own discretion. The landlord may even decide he/she doesn’t require a guarantor. Of course, I would question the sanity of that landlord.
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77 Comments - join the conversation...
Showing 28 - 77 comments (out of 77)
Nikki2010-05-29 11:45:08
I have been doing a search for Rent Guarantee Insurance and as always with searching on the internet for companies offering this type of insurance, there are many to choose from and all seem to offer one thing over another. Has anyone got any recommendations or experience of which is a reputable company to go for or is it just a case of shopping around until I find one which I think is suitable and trustworthy.
28
Dave Lawrence2010-06-04 14:12:23
Re:- rental guarantee and legal expenses insurance
Hi, who arranges, and pays for, this policy. I am being asked to be guarantor for my son ( who I know, obviously) and his fiancee (who I don't really know well enough for my own peace of mind yet).
I am concerned that, should they split up and he moves back home, I will be responsible still for all obligations. She is expecting a baby around years end, and as she has no job, and my son is still at college, this makes renting difficult. They cannot yet register for local authority housing as she still lives in a different area, pending finding some where near us to move to. I think I would pass guarantor checks, as a homeowner and full time long term employee, but my dispoable income in the event of default would not cover prospective rent amount. Has anyone any advice on how my liabilities can be reduced, but at the same time ensure landlord protection- otherwise they would rightly not be willing to let. Any advice warmly welcomed!
Hi, who arranges, and pays for, this policy. I am being asked to be guarantor for my son ( who I know, obviously) and his fiancee (who I don't really know well enough for my own peace of mind yet).
I am concerned that, should they split up and he moves back home, I will be responsible still for all obligations. She is expecting a baby around years end, and as she has no job, and my son is still at college, this makes renting difficult. They cannot yet register for local authority housing as she still lives in a different area, pending finding some where near us to move to. I think I would pass guarantor checks, as a homeowner and full time long term employee, but my dispoable income in the event of default would not cover prospective rent amount. Has anyone any advice on how my liabilities can be reduced, but at the same time ensure landlord protection- otherwise they would rightly not be willing to let. Any advice warmly welcomed!
29
jill2010-07-10 11:14:49
I am looking into fake guarantors.it happens all the time,give a fake name you get the property.Im in debt also because i had depression and a drink problem,it was all under control didnt damage any property or get into any trouble was just drinking alone and hurting only myself.now my punishment is homelessness because i was ill?sorry but i need a flat.so im going to try to lie to get a place.
30
peggy2010-10-09 19:58:35
i am currently trying to move out of my home into rented accomidation due to a divorce , i viewd a property and explained fully to the estate agent that i had the deposit , the months rent in advance and that was able to afford the rent myself however i would be looking into hb as i would be entitled to help towards the rent , she said i would need a garentor and i said it would be fine as my sister had agreed to this , she informed me credit checks would be needed and would cost £140 each one for me and one for my sister again i said this was fine as i had the money , when my credit check came back they said my garentor would need to earn over 29k a year !...my sister earns just under this i asked if i could get a joint garentour and was told no , i asked if i could secure the house in someway on the sale of my own home and was told no , the probelm i have with this is surley the estate agent would have known how much the garentor would need to earn before i paid £140 to be told no ????
31
alix2010-11-04 20:44:33
Hi, im a mother of 1 and have a part-time job of 6 years. I am trying to move out of my parents house as it just isnt big enough and i dont particularly get on with them. They cant give be my guarantor as my dad is retired and my mums job isnt secure at the end of this year. When i do move out i will be on housing benefit, and other benfits. I cant find a guarantor is there any other way apart from paying more money upfront as all the money i have goes on rent to my parents and on my daughter.
Does anyone have any ideas?
Alix
Does anyone have any ideas?
Alix
32
James2010-12-10 16:13:40
To whomever wrote this article,
Thank you!
I have a CCJ, and was struggled to get a guarantor as the letting agency wanted the guarantor to cover all parties in the property, not just myself.
After contacting the landlady direct, she agreed this was unjust, and has allowed me to rent the property, without a guarantor, with just an increased security deposit.
So thanks again for your article, you've helped me a great deal.
James
Thank you!
I have a CCJ, and was struggled to get a guarantor as the letting agency wanted the guarantor to cover all parties in the property, not just myself.
After contacting the landlady direct, she agreed this was unjust, and has allowed me to rent the property, without a guarantor, with just an increased security deposit.
So thanks again for your article, you've helped me a great deal.
James
33
Chanelle Howell2011-01-20 21:59:36
hi I'm now renting my first home and they want a guarantor I have one but he is already a guarantor on his ex wives home will he still he executable for mine
34
sidara2011-01-25 21:54:42
Hi,
I have been trying to find a property to rent for my Disabled Daughter for over 2 years now. The housing benefit department of the local council gave me a letter stating that they will cover the rent in full for her.I showed the letter to the estate agent to secure a tenancy for my Daughter thinking it might make a difference. Unfortunately the landlord refused to let her the property and the agent told me that all their landlords would be the same,so things are very grim for her.
I have been trying to find a property to rent for my Disabled Daughter for over 2 years now. The housing benefit department of the local council gave me a letter stating that they will cover the rent in full for her.I showed the letter to the estate agent to secure a tenancy for my Daughter thinking it might make a difference. Unfortunately the landlord refused to let her the property and the agent told me that all their landlords would be the same,so things are very grim for her.
35
Laura2011-02-15 22:07:37
Hello to all,
Firstly, its refreshing to know that so many people are in the same boat as me.
Okay, so I have a 5 month old child and currently cant work as minders are expensive, I am a single parent. Given, I am 18, so it's fairly understandable that the private landlords are dubious of me and my financial status.
Just finishing college, applying for income&housing benifits is something all us students living at home had to do, so as to pay our parents for living with them. And as, now I have a son, I have a need to have my own, even if temporary, family home for him to grow up in.
I find it highly insulting for estate agents/landlords to look down on me , yeah, its my bed and i'll lie in it. Just because of my age doesn't mean I'd use the house as a 24 hour beer and drug fest as the teen mom thing implies, I'm well educated, am willing to work and pay upfront all that is required, have goals and aspirations as any other newly budding mother has!! and because neither one of my parents can be guarantors-reasoning; own their own home yet or have particularly good income/credit rating, I have no choice but continue living with them. It's not fair for me or anyone to have to be turned down because of the unavailable "G" word....
Guarantors they just simply don't exist..not for the majority of us anyway.
Thankyou for reading,
Laura x
Firstly, its refreshing to know that so many people are in the same boat as me.
Okay, so I have a 5 month old child and currently cant work as minders are expensive, I am a single parent. Given, I am 18, so it's fairly understandable that the private landlords are dubious of me and my financial status.
Just finishing college, applying for income&housing benifits is something all us students living at home had to do, so as to pay our parents for living with them. And as, now I have a son, I have a need to have my own, even if temporary, family home for him to grow up in.
I find it highly insulting for estate agents/landlords to look down on me , yeah, its my bed and i'll lie in it. Just because of my age doesn't mean I'd use the house as a 24 hour beer and drug fest as the teen mom thing implies, I'm well educated, am willing to work and pay upfront all that is required, have goals and aspirations as any other newly budding mother has!! and because neither one of my parents can be guarantors-reasoning; own their own home yet or have particularly good income/credit rating, I have no choice but continue living with them. It's not fair for me or anyone to have to be turned down because of the unavailable "G" word....
Guarantors they just simply don't exist..not for the majority of us anyway.
Thankyou for reading,
Laura x
36
Dave2011-02-17 23:05:32
Im looking to rent a flat,many saying a working guarantor is required. Does that mean they also have to be home owners aswell,or is just being in full time work ok.
37
michela Bruno2011-02-25 22:32:35
we made an offer to rent a house but because my husband's contract will end before the end of the first 6 fixed term rent he needs a guarantor. even if this 6 moths he will going to earn the amount of 2 years rent this is not sufficient. we can't provide a guarantor because it must be UK based and we just moved in the country and don't know anyone. So we offered a 6 months deposit to cover all the fixed term period, but our offer has been refused! Isn't it ridiculous?
the main problem is that we paid £500 to start the referencing process and only then we discovered we needed a guarantor and now the referencing company doesn't want to give our money back. But it wasn't our fault we couldn't get the house, it has been a landlord decision. can we do anything to get our money back? thanks
the main problem is that we paid £500 to start the referencing process and only then we discovered we needed a guarantor and now the referencing company doesn't want to give our money back. But it wasn't our fault we couldn't get the house, it has been a landlord decision. can we do anything to get our money back? thanks
38
mark harrison2011-03-24 02:16:32
im 38 and i have a 16 year old daughter whos been kicked out of her mothers house and is stopping at her grans until i find a 2 bed flat for us to live. i work 25 hours per week so i need a garuntour as i would be claiming HB .
i can get around it by paying 6 months rent in advance . if youve got the money you can get a place to live but you need to have a few quid in the bank first...
say you play poker and have no regular income, no problem if u slap a few grand down . thats what the landlord wants to see, some cash..
i can get around it by paying 6 months rent in advance . if youve got the money you can get a place to live but you need to have a few quid in the bank first...
say you play poker and have no regular income, no problem if u slap a few grand down . thats what the landlord wants to see, some cash..
39
Nigel2011-03-24 14:07:47
I'm sorry Mark, but I disagree. Not all landlords want to see cash otherwise when I offered to pay a years rent in advance a long time ago, I was turned down as I was not working! I had the money from a huge payout after being injured at work and left unable to work for a long time. It made no difference with the landlords I spoke to or the agents. In fact, the agents were even worse to speak to than the landlords themselves, because even though the landlords refused the money, the agents were just damned rude and arrogant!
Since getting a job, I found solace in the fact that I went back to these people regarding renting properties and I messed them around big style. I wasted as much of their time running around and keeping them waiting for ages at a time before turning round and telling them, I had already found somewhere to live and wouldn't be renting off them. The fact is, wait long enough and there is always opportunity to piss these people about as much as they enjoy pissing you about!
Since getting a job, I found solace in the fact that I went back to these people regarding renting properties and I messed them around big style. I wasted as much of their time running around and keeping them waiting for ages at a time before turning round and telling them, I had already found somewhere to live and wouldn't be renting off them. The fact is, wait long enough and there is always opportunity to piss these people about as much as they enjoy pissing you about!
40
becki2011-04-17 20:49:40
Legal Expenses to cover loss of rent and tenancy disputes can be added onto any landlords "Buildings" insurance policy - most companies offer it. Most accessable company that dont do credit checks on the tenants is Swinton. You can set it up with nil deposit on direct debits - however it has to be taken out within 30 days of the date the buildings insurance is taken oput (& the landlords buildings insurance must alos be through them) it is cheap though, the landlords buildings insurance (which he would usually pay himself) is anything from £80-500 depending on type of preoprty, area, etc - then the landlords legal cover can be added on for £60 at full price - if you decline at first they often offer for half price. (it costs them about £20 - so they can include it from £30 upwards as a "package deal")
Also wanted to say thanks we've found this page really helpful with all the comments and advice as we're having a nightmare with this guarnator business at the moment, i work full time, but my boyfriend is on benefits & he is trying to get his own place & as all his family live abroad its a total minefield (& i have bad credit history) but now hoping that with the suggestions above we might figure something out this week (or i prey we do before we end up more homelsess!!)
Also wanted to say thanks we've found this page really helpful with all the comments and advice as we're having a nightmare with this guarnator business at the moment, i work full time, but my boyfriend is on benefits & he is trying to get his own place & as all his family live abroad its a total minefield (& i have bad credit history) but now hoping that with the suggestions above we might figure something out this week (or i prey we do before we end up more homelsess!!)
41
russell2011-06-07 14:36:45
i put down 6 weeks rent as i never had a garentour but the land lady wants first months rent i aint signed no contract and aint even got the keys can she do this can anybody help me
42
elle2011-06-10 13:36:32
having no guarantor doesnt mean you are dodgy
I think it s all crap
I HAVE NO FAMILY in this country to sign as my guarantor so what do you do ?
2 great jobs , manager and senior in great compagnies and yet you are penalise for no guarantor ?
Landlord should get a life and try to stop ripping off tenant with stupid amounts of rent !
I think it s all crap
I HAVE NO FAMILY in this country to sign as my guarantor so what do you do ?
2 great jobs , manager and senior in great compagnies and yet you are penalise for no guarantor ?
Landlord should get a life and try to stop ripping off tenant with stupid amounts of rent !
43
Chris2011-07-15 14:42:45
Russell
You should get the keys when you sign the contract, ask to sign it in the flat your renting.
You should get the keys when you sign the contract, ask to sign it in the flat your renting.
44
Chris2011-07-15 14:53:22
So what happens if you cant get a guarantor or this insurance, do people have to live on the streets in shanty towns.
45
Kyle2011-07-15 21:27:49
Hey, me and my partner are on the council list and have been for a while. But, they are really not helping at all. My partner is now 35 weeks pregnant and is already showing signs that she might not be much longer before she goes into labour.
The only option they are giving us is private, bidding ( but they are not putting up any properties to bid on ) or homeless applicatin which could house us miles away from our family and my partner is planing on going back to education while she still can and the transport is here.
But neither of these reasons are apparently good enough, also we cannot go private because we are on benefits and currently neither of us work and of course they wont take anyone on benefits without a guarantor who we can not provide.
Anyone able to advise would be most appreciated
Kind Regards
Kyle
The only option they are giving us is private, bidding ( but they are not putting up any properties to bid on ) or homeless applicatin which could house us miles away from our family and my partner is planing on going back to education while she still can and the transport is here.
But neither of these reasons are apparently good enough, also we cannot go private because we are on benefits and currently neither of us work and of course they wont take anyone on benefits without a guarantor who we can not provide.
Anyone able to advise would be most appreciated
Kind Regards
Kyle
46
Chris2011-07-16 13:23:26
Its the landlord can ask for 1 & half month's as a deposit.
Really this country needs to improve the laws on renting and what landlords can do with deposits.
I think your deposits should go to an impartial source and then any differences of opinion in what the land lord says you've broken can be sorted out.
I can honestly say Ive never met an honest land lord when it comes to deposits and giving it back.
Only ever had two land lords that gave me back half of my deposit back ever out of say 6. Some land lords are utter rubbish and want money for no nothing.
Really this country needs to improve the laws on renting and what landlords can do with deposits.
I think your deposits should go to an impartial source and then any differences of opinion in what the land lord says you've broken can be sorted out.
I can honestly say Ive never met an honest land lord when it comes to deposits and giving it back.
Only ever had two land lords that gave me back half of my deposit back ever out of say 6. Some land lords are utter rubbish and want money for no nothing.
47
The Landlord2011-07-16 23:06:46
Chris, it's easy to say that the law needs to improve when you are clearly UNAWARE of the law! Landlords actually HAVE to secure the deposit with a third party, for the very reason you mentioned. The Tenancy Deposit Scheme has been law since 2007!
48
Chris2011-07-17 01:19:35
The Landlord
Thanks I never knew that. It has been well over a decade since I last rented.
Good too know your not all that bad, like most people you always get a few bad eggs. Most people will have it in for all landlords due too bad experiences in the past. Love this blog it is hilarious.
Thanks I never knew that. It has been well over a decade since I last rented.
Good too know your not all that bad, like most people you always get a few bad eggs. Most people will have it in for all landlords due too bad experiences in the past. Love this blog it is hilarious.
49
Lucy2011-07-31 22:17:55
I hope someone can help. Me and my fiance have just agreed to rent a flat, and the moving in date is at the end of August. We are going back to the letting agency to sign the contract in just under two weeks time, but he threw all this paperwork at us when we were last there and are very confused by the whole thing!
Regarding a guarantor, neither my parents (divorced, mother struggling to pay off her bills every month and father earns very well but isn't a homeowner, d'oh!) nor my fiance's parents (own their own business and have been in and out of debt constantly for 10 years) would be perfect candidates. The only reason we're being asked for a guarantor is that we are both still young, but my fiance works for the BBC and I have a new job lined up for when we move, which is very well paid. They have already asked for references for our jobs and a 6 month bank statement showing we have regular income. There is also no bond or deposit required on the flat, we just need to pay the first month's rent when we sign the contract. Do we really need a guarantor? Could we sweet talk them a little bit? I'm just wondering if it's more than likely just the letting agency being over careful. Any help or advice would be more than welcomed. Thanks!
Regarding a guarantor, neither my parents (divorced, mother struggling to pay off her bills every month and father earns very well but isn't a homeowner, d'oh!) nor my fiance's parents (own their own business and have been in and out of debt constantly for 10 years) would be perfect candidates. The only reason we're being asked for a guarantor is that we are both still young, but my fiance works for the BBC and I have a new job lined up for when we move, which is very well paid. They have already asked for references for our jobs and a 6 month bank statement showing we have regular income. There is also no bond or deposit required on the flat, we just need to pay the first month's rent when we sign the contract. Do we really need a guarantor? Could we sweet talk them a little bit? I'm just wondering if it's more than likely just the letting agency being over careful. Any help or advice would be more than welcomed. Thanks!
50
becky332011-08-02 09:37:53
Hi,
I hope someone can help. I am a full time mum and carer for my eldest son. my youngest is 3 years old so not at school yet.
My landlord has given me notice to move by October, we have been at this house for 5 years. never had a problem with the rent. Have been trying to find private landlords so as not to go through letting agents as they all want a gurantor. unfortuntaely i do not have anyone to be a gurantor. I am in reciptm of housing benefit and dla etc. does anyone know what other options i may have?
I hope someone can help. I am a full time mum and carer for my eldest son. my youngest is 3 years old so not at school yet.
My landlord has given me notice to move by October, we have been at this house for 5 years. never had a problem with the rent. Have been trying to find private landlords so as not to go through letting agents as they all want a gurantor. unfortuntaely i do not have anyone to be a gurantor. I am in reciptm of housing benefit and dla etc. does anyone know what other options i may have?
51
Rob Dean2011-09-08 04:34:06
HELLO HELLO
I offer advice that has not been mentioned .especially to BECKY33
While I dont want to give any of you false hope dont give up if you dont have a working guarantor.There are Always options with any problem ,and the more options and incentives you can present to an unwilling landlord(after all it is a big risk on their part)the more your chances increase.
Like the website says offering to pay Rental/Legal Insurance is a good start, and upping the security deposit is also a good idea. and a good reference from a previous long term landlord,if you have one, will work too.
My best advice though, which is working well for me is to get yourself an official representative like a key support worker who can speak to landlords or letting agencies on your behalf . I am currently on a North East Lincolnshire Council Back to Work Program and have a Key Support Worker that is helping me move to find work. I often ask her to ring individuals or companies on my behalf.Her "official" and imparcial status seems to work very well to reassure a prospective landlord ,after all Support workers are much better placed than we are to explain the situation and be taken seriously. SO..phone or go to your nearest benefit offices and tell them you would like to be refered to a support worker or organisation that can help you with barriers back to work (such as finding suitable accomodation).They are there to help.They may not if you just claim JSA but its worth a shot.But long term Incapacity or disability benefit claimants are intitled to this sort of help, Especially if you have special circumstances or wish to move to find work.It will take away a lot of stress ,trust me.Im going to shut it now before i start rambling .Hope this helps. Good Luck .....:)
I offer advice that has not been mentioned .especially to BECKY33
While I dont want to give any of you false hope dont give up if you dont have a working guarantor.There are Always options with any problem ,and the more options and incentives you can present to an unwilling landlord(after all it is a big risk on their part)the more your chances increase.
Like the website says offering to pay Rental/Legal Insurance is a good start, and upping the security deposit is also a good idea. and a good reference from a previous long term landlord,if you have one, will work too.
My best advice though, which is working well for me is to get yourself an official representative like a key support worker who can speak to landlords or letting agencies on your behalf . I am currently on a North East Lincolnshire Council Back to Work Program and have a Key Support Worker that is helping me move to find work. I often ask her to ring individuals or companies on my behalf.Her "official" and imparcial status seems to work very well to reassure a prospective landlord ,after all Support workers are much better placed than we are to explain the situation and be taken seriously. SO..phone or go to your nearest benefit offices and tell them you would like to be refered to a support worker or organisation that can help you with barriers back to work (such as finding suitable accomodation).They are there to help.They may not if you just claim JSA but its worth a shot.But long term Incapacity or disability benefit claimants are intitled to this sort of help, Especially if you have special circumstances or wish to move to find work.It will take away a lot of stress ,trust me.Im going to shut it now before i start rambling .Hope this helps. Good Luck .....:)
52
Rob Dean (again)2011-09-08 06:34:04
....almost forgot ...IF you have no joy at the benefits office ask Social Services to help if you are on long term benefits.Remember..If you Are looking to get back into work go into Job Centre Plus and tell them you want to find a job but feel (for personal reasons , no specifics) you need help and support with other aspects in your life that are concidered "barriers to work(like the difficulties finding a home to call home,for instance).They should give you leaflets of local independent schemes that can help... And remember if your future landlord knows you are getting support to help you back into employment they also know that you dont intend to be lounging around on the dole for too long.
Also worth mentioning to help sweeten a deal is offering to top up your deposit on a fortnightly or monthly basis by a token amount you can afford,(especially if you cant afford to pay much more than the initial deposit to secure a home)this is a good way of reassuring a landlord you intend to keep it in a reasonable state,(you intend to get this money back, right?}and this is also a good way of saving a larger deposit.
I told you id start rambling, just be thankful i didnt have a BAD experience....:)
Also worth mentioning to help sweeten a deal is offering to top up your deposit on a fortnightly or monthly basis by a token amount you can afford,(especially if you cant afford to pay much more than the initial deposit to secure a home)this is a good way of reassuring a landlord you intend to keep it in a reasonable state,(you intend to get this money back, right?}and this is also a good way of saving a larger deposit.
I told you id start rambling, just be thankful i didnt have a BAD experience....:)
53
sophsloth2011-09-08 16:05:09
i have been a paying tenent for 20 years. my landlady is selling up. I dont have a guarantor but paying 20 years of rent doesnt seem to matter. Looks like me and 3 kids have to lose everything before the council will help us. gutted.
54
Chris2011-09-08 16:12:29
sophsloth,
Sorry to hear that, that is an awful state of affairs. Best of luck.
Sorry to hear that, that is an awful state of affairs. Best of luck.
55
sue2011-09-20 22:44:33
sophsloth i know exactly how it is for you, my landlady is having to sell 'our' home after splitting with her partner, we have always paid our rent on time and been perfect tenants but that counts for nothing when you can't get a guarantor in the eyes of a new landlord unfortunately we rely on housing benefit to top up our income but we work fulltime and don't expect something for nothing!, i wish you good luck and hope you find somewhere very soon i know how scary this situation is good luck!
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Martin2011-09-24 17:33:05
I am trying to stand Guarantor for a property, the problem is I am self employed and based on the wages I pay myself I was declined, but my question is: can my 'Company' stand as Guarantor or does is have to be assessed on personal wages??? Any help on this is appreciated.
57
Rob2011-10-04 14:56:49
I am also facing a nightmare situation.
I had to leave my job 3 years ago (fireman) due to my fathers ill health due to cancer. I became his full time carer.
We are now looking to move as our current landlord is selling up, and have faced a nightmare of a time because my father has to claim a housing benefit.
We are being told by estate agents that they require 3x the annual rent in income from the applicant which in our case is £25500/pa. Even though the rent we are looking for and agreed is a 6 month LET.
The housing benifit my father recieves covers the figure of monthly income and we can pay the full deposit and 6weeks rent upfront. We are still being asked for a guarantor.
It does feel like a nightmare situation and apart from all my duties in looking after my father i have also had to deal with all of this and its slowly making me ill.
I am also in the process of launching my own business which is projected to fully remove any need from HB within 6 months, it just constantly feels like a uphill struggle.
I had to leave my job 3 years ago (fireman) due to my fathers ill health due to cancer. I became his full time carer.
We are now looking to move as our current landlord is selling up, and have faced a nightmare of a time because my father has to claim a housing benefit.
We are being told by estate agents that they require 3x the annual rent in income from the applicant which in our case is £25500/pa. Even though the rent we are looking for and agreed is a 6 month LET.
The housing benifit my father recieves covers the figure of monthly income and we can pay the full deposit and 6weeks rent upfront. We are still being asked for a guarantor.
It does feel like a nightmare situation and apart from all my duties in looking after my father i have also had to deal with all of this and its slowly making me ill.
I am also in the process of launching my own business which is projected to fully remove any need from HB within 6 months, it just constantly feels like a uphill struggle.
58
Chris2011-10-04 15:54:54
Rob,
That is madness 3x an annual salary just so you have a VALID guarantor, crikey your not going for a mortgage.
This entire system of landlord and tenant needs to be overhauled.
I wonder if Avazz could help us all out. I will find out.
I am also starting a business up ASAP, and hopefully not have to get into this ridiculous system at all.
Does anyone know how strict rentals are in Europe? or the USA?
This would be an interesting comparison of Rents, Deposits and guarantor salary amounts etc...
I really do not know what landlords want? (apart from a paying & tidy tenant). This is just ridiculous do they want people to live in shanty towns under motorways as some do in Italy?
Anyhow Best of Luck and best wishes.
Hope things get better for you all soon.
I'm being a nosey parka here but you might be able to get a carer on the NHS too so you can have time off.
That is madness 3x an annual salary just so you have a VALID guarantor, crikey your not going for a mortgage.
This entire system of landlord and tenant needs to be overhauled.
I wonder if Avazz could help us all out. I will find out.
I am also starting a business up ASAP, and hopefully not have to get into this ridiculous system at all.
Does anyone know how strict rentals are in Europe? or the USA?
This would be an interesting comparison of Rents, Deposits and guarantor salary amounts etc...
I really do not know what landlords want? (apart from a paying & tidy tenant). This is just ridiculous do they want people to live in shanty towns under motorways as some do in Italy?
Anyhow Best of Luck and best wishes.
Hope things get better for you all soon.
I'm being a nosey parka here but you might be able to get a carer on the NHS too so you can have time off.
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Alec2011-10-21 05:07:54
A place to live is a basic human right, not a commodity and should not be an opportunity to make money or secure a nice pension.
I am 46 and a private tenant. My parents are both dead and I don't have anyone I can ask to be a guarantor. If all landlords started asking for a guarantor I would be homeless. I have a well paid job and so does my wife but due to the fact that rents are currently so extortionately high we are finding it increasingly difficult to save money for the large deposit required to get a mortgage and so will probably be forced to stay renting for the foreseeable future.
It is about time private tenants in the UK were given the same rights as in countries like Holland where the landlord cannot terminate the tenancy (unless any provisions of it have been broken by the tenant) or put up the rent by more than a very small percentage, or dictate to the tenant whether or not they can decorate, own pets, etc. Only in this way will renting be viewed as a viable alternative to buying and relieve some of the inflationary pressure historically associated with house prices in the UK.
Landlords must accept some risk to renting out property, as in any business (if they must treat it as such) and should be disallowed by law to ask for a guarantor. Proof of earnings should be a sufficient indication of somebody's ability to pay the rent and if a tenant doesn't pay he can be evicted. To ask a middle aged working couple in secure employment for a guarantor is degrading and demeaning.
I am 46 and a private tenant. My parents are both dead and I don't have anyone I can ask to be a guarantor. If all landlords started asking for a guarantor I would be homeless. I have a well paid job and so does my wife but due to the fact that rents are currently so extortionately high we are finding it increasingly difficult to save money for the large deposit required to get a mortgage and so will probably be forced to stay renting for the foreseeable future.
It is about time private tenants in the UK were given the same rights as in countries like Holland where the landlord cannot terminate the tenancy (unless any provisions of it have been broken by the tenant) or put up the rent by more than a very small percentage, or dictate to the tenant whether or not they can decorate, own pets, etc. Only in this way will renting be viewed as a viable alternative to buying and relieve some of the inflationary pressure historically associated with house prices in the UK.
Landlords must accept some risk to renting out property, as in any business (if they must treat it as such) and should be disallowed by law to ask for a guarantor. Proof of earnings should be a sufficient indication of somebody's ability to pay the rent and if a tenant doesn't pay he can be evicted. To ask a middle aged working couple in secure employment for a guarantor is degrading and demeaning.
60
lisa2011-10-29 09:41:20
I recently had a credit check done at a letting agent and it was too low to get the house that i wanted, my mum is my gaurantor with excellent credit but i was refused the home i wanted. My mum has since said she will rent the house with me so a credit check can be done on her, i will be claiming housing benefit for me and my son, will this be possible because without her help i will never get a property
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Chris2011-10-29 12:55:29
lisa;
The whole system of applying via application is a load of rubbish (OK it protects landlords), its not geared towards the tenant unless you are able to rent then your in control & protected to some degree.
What I don't understand is how do all these BAD! tenants get to rent in the first place?
When good people like yourself have no chance of renting at all.
It is a real puzzle.
These BAD! tenants, clearly, must be involved in some elaborate conspiracy to defraud the landlords of the UK.
In this case it is true, that liars prosper.
Answer to your question; Yes you can do that.
The whole system of applying via application is a load of rubbish (OK it protects landlords), its not geared towards the tenant unless you are able to rent then your in control & protected to some degree.
What I don't understand is how do all these BAD! tenants get to rent in the first place?
When good people like yourself have no chance of renting at all.
It is a real puzzle.
These BAD! tenants, clearly, must be involved in some elaborate conspiracy to defraud the landlords of the UK.
In this case it is true, that liars prosper.
Answer to your question; Yes you can do that.
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lisa2011-10-29 13:35:04
Thank you Chris, hopefully i will now be able to rent a house with the help of my mum. The whole systems is not fair, im a carer for my disabled child and i know how much it would mean to him to have his own bedroom again, thank you
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Becks2011-11-08 10:53:16
hi is it actually allowed for me to act as a gurantor for 2 different people in 2 different properties, at the SAME time? Im a home owner with my boyfriend, i wrk part time and he is full time! We were put on spot last year to b gurabtor for his bro and gfriend as they had nowhere to live and a baby on way! There literalky was nobody else that fitted the gurantor criteria so hesitantly ee done it as didnt want to see them with no home! 12mnths later we are back here agen byt this time its his sister and partner with a baby on way, nowhere to live and nibody to act as gurantor so we have been asked! Before even discussing this i wanted to no, legally, are we allowed to act as gurantor fir 2seperate people and priperties at same time as our own mortgage cis if im honest, if i payed my mortgage one month and BOTH properties faced probs i dont think i could afford to pay both of them also! So legally, will estate agents or landlords take a risk and allow you to gurantor more than one person at same time. ?
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Cardifflandlord2011-11-08 11:14:28
@Becks: What planet are you on sweetie? You obviously have absolutely no idea what your legal responsibilities will be if these people default on their rents. YOU will be TOTALLY liable for ALL THEIR debts in relation to the tenancy.
If you become another guarantor you are completely nuts. Forget family - they are the ones more likely to let you down. Are you prepared to lose your own home if you have to pay for your brothers rent, any damage to property etc and can't pay your own mortgage? Could you afford to pay rents x 2 + your own mortgage every month for the remainder of the tenancy which is what you are esentially agreeing to do as guarantor whilst your inlaws bugger off?
Bloody hell Becks - wake up and smell the coffee. The Agency and Landlord won't care that you are guaranteeing another property because they know they can sue you for their costs.
Hells teeth woman.................
If you become another guarantor you are completely nuts. Forget family - they are the ones more likely to let you down. Are you prepared to lose your own home if you have to pay for your brothers rent, any damage to property etc and can't pay your own mortgage? Could you afford to pay rents x 2 + your own mortgage every month for the remainder of the tenancy which is what you are esentially agreeing to do as guarantor whilst your inlaws bugger off?
Bloody hell Becks - wake up and smell the coffee. The Agency and Landlord won't care that you are guaranteeing another property because they know they can sue you for their costs.
Hells teeth woman.................
65
Twattybollocks2011-11-08 11:21:58
@Alec; What complete bollocks.
If it's your human right to have a house stop whinging and get on with saving to buy one. If you want one so badly get a second or even a third job like some people have to do just to survive. Stop blaming Landlords for doing what every other company is in business for - to make profit.
It's not the Landlords fault rents are so high. It's called supply and demand and is the basis of a free market economy. If the councils supplied more social housing then there would be more choice and rents would be lower but then you would risk being lumped in with all the other socially housed people.
Stop whinging, grow up and actually take the time to learn and understand the market before writing such complete shite!
If it's your human right to have a house stop whinging and get on with saving to buy one. If you want one so badly get a second or even a third job like some people have to do just to survive. Stop blaming Landlords for doing what every other company is in business for - to make profit.
It's not the Landlords fault rents are so high. It's called supply and demand and is the basis of a free market economy. If the councils supplied more social housing then there would be more choice and rents would be lower but then you would risk being lumped in with all the other socially housed people.
Stop whinging, grow up and actually take the time to learn and understand the market before writing such complete shite!
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Alec2011-11-08 13:51:48
@Twattybollocks
I'm not blaming landlords at all; after all most are only human and any opportunity to gain financially, be it from the misfortune of others or not, is actively encouraged and supported by our economic system. The "market" as you call it is not free. It is kept artificially buoyant by the housing laws passed by successive governments over the past 30 years. The reason most people want to buy a property is because as a private tenant you have very few rights and very little security. If more restrictions were passed on to landlords, renting would be seen as a viable alternative to owning, house prices would start to fall to a more sustainable level (like in most of mainland Europe) and maybe we won't see a repeat of the crisis we are all now in.
As someone who "understands the market" it's a pity you don't understand the political and legal forces that underpin it. But maybe you're just too thick.
I'm not blaming landlords at all; after all most are only human and any opportunity to gain financially, be it from the misfortune of others or not, is actively encouraged and supported by our economic system. The "market" as you call it is not free. It is kept artificially buoyant by the housing laws passed by successive governments over the past 30 years. The reason most people want to buy a property is because as a private tenant you have very few rights and very little security. If more restrictions were passed on to landlords, renting would be seen as a viable alternative to owning, house prices would start to fall to a more sustainable level (like in most of mainland Europe) and maybe we won't see a repeat of the crisis we are all now in.
As someone who "understands the market" it's a pity you don't understand the political and legal forces that underpin it. But maybe you're just too thick.
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Armin2011-11-08 14:18:45
@Alec,
There's a direct relation between house and rental prices in societies with a liberal tradition like in the UK. Housing in general, not just for renting, is much more expensive in all of the UK compared to the continent. In my opinion, this is not due to additional burdens imposed on landlords (tenants have additional burdens too and plenty of them) but due to the restrictive zoning laws in the UK.
The UK is a very desirable place to live, but not much more land is made available for housing development. Lots of people wanting to live here, means lots of people having to compete for properties.
To rent or to buy.
I dream of building my own house like many of the people I went to school on the continent with actually did, but it's almost unheard of in the UK.
Maybe one day...
So if you want to blame someone, blame the people who stand in the way of building more houses/housing.
There's a direct relation between house and rental prices in societies with a liberal tradition like in the UK. Housing in general, not just for renting, is much more expensive in all of the UK compared to the continent. In my opinion, this is not due to additional burdens imposed on landlords (tenants have additional burdens too and plenty of them) but due to the restrictive zoning laws in the UK.
The UK is a very desirable place to live, but not much more land is made available for housing development. Lots of people wanting to live here, means lots of people having to compete for properties.
To rent or to buy.
I dream of building my own house like many of the people I went to school on the continent with actually did, but it's almost unheard of in the UK.
Maybe one day...
So if you want to blame someone, blame the people who stand in the way of building more houses/housing.
68
Alec2011-11-08 14:59:23
@Armin
I agree. Planning laws in the UK are part of a legal system designed to keep property prices artificially high. No government wants to see the same sort of house price crash we saw in the 90's because people judge their wealth on the value of their home and historically have borrowed and spent money against that valuation, however arbitrary, so keeping the economy afloat.
There is plenty of land in this country (76% farmland) and there is no reason why we in the UK should be forced to live in the smallest homes in Europe as we do now.
I agree. Planning laws in the UK are part of a legal system designed to keep property prices artificially high. No government wants to see the same sort of house price crash we saw in the 90's because people judge their wealth on the value of their home and historically have borrowed and spent money against that valuation, however arbitrary, so keeping the economy afloat.
There is plenty of land in this country (76% farmland) and there is no reason why we in the UK should be forced to live in the smallest homes in Europe as we do now.
69
Twattybollocks2011-11-08 16:09:22
@Alec: Perhaps you would be more at home in a communist society?
Best to have a reasoned argument when replying. As a tenant you actually have a huge amount of rights namely The Housing Act and it's various amendments, AST's which mean a landlord cannot evict you during the fixed term and then only at 2 months notice AND THEN via either a section 21 notice or for any other yet limited reason a section 8 notice.
And your comment regarding landlords profiting through "the misfortune of others" is frankly laughable. Are you assuming that ALL renters are missfortunate because if you are you are way out of touch.
Best to have a reasoned argument when replying. As a tenant you actually have a huge amount of rights namely The Housing Act and it's various amendments, AST's which mean a landlord cannot evict you during the fixed term and then only at 2 months notice AND THEN via either a section 21 notice or for any other yet limited reason a section 8 notice.
And your comment regarding landlords profiting through "the misfortune of others" is frankly laughable. Are you assuming that ALL renters are missfortunate because if you are you are way out of touch.
70
Alec2011-11-08 21:28:26
@Twattybollocks
Best not to call yourself Twattybollocks when replying, which suggests you're either 13 or an idiot. Let's give you the benefit of the doubt, assume the former and make this nice and simple for you in words you'll understand:
1. Wanting more rights for tenants does not equal Communism. Holland, Germany, Belgium and many other countries in Europe all afford private tenants more rights and impose more restrictions on landlords resulting in many more people living in rented accommodation and much lower and more stable house prices. Last time I checked they weren't Communist states.
2. I am all too well aware of my rights as a tenant in this country as I have been one for 30 years. My argument is that tenants need more rights and landlords need more restrictions placed on them. If you consider being given 2 months notice to quit the home you may have lived in for 10 years to be sufficient then it is you who is out of touch.
3. If you want to patronise people effectively just make sure you have the intellect to follow the argument logically and sufficient knowledge to make it appear that you have some idea about what point it is you are trying to make. Neither of which attribute is in your gift.
Now run along, the grown ups are talking.
Best not to call yourself Twattybollocks when replying, which suggests you're either 13 or an idiot. Let's give you the benefit of the doubt, assume the former and make this nice and simple for you in words you'll understand:
1. Wanting more rights for tenants does not equal Communism. Holland, Germany, Belgium and many other countries in Europe all afford private tenants more rights and impose more restrictions on landlords resulting in many more people living in rented accommodation and much lower and more stable house prices. Last time I checked they weren't Communist states.
2. I am all too well aware of my rights as a tenant in this country as I have been one for 30 years. My argument is that tenants need more rights and landlords need more restrictions placed on them. If you consider being given 2 months notice to quit the home you may have lived in for 10 years to be sufficient then it is you who is out of touch.
3. If you want to patronise people effectively just make sure you have the intellect to follow the argument logically and sufficient knowledge to make it appear that you have some idea about what point it is you are trying to make. Neither of which attribute is in your gift.
Now run along, the grown ups are talking.
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Twattybollocks2011-11-08 22:06:40
Ahhh - a worthy opponent at last.
Alec - your responses are very well reasoned however when you enter the rental market you take the risk that for whatever reason, at anytime in the future, the LL will want the property back. Now I'm not sure about you but I certainly don't have a crystal ball into tomorrow let alone 10 years in the future. Why don't you try becoming a LL to actually see what it is like and then you will be able to write a more accurate account. Instead of restricting the LL more why not try to help the rental sector by ridding it of the rogue LL's and the scum LL who charge extortionate rents for squalid conditions? Maybe that's too hard for you? Many councils are introducing mandatory licencing of HMO's BUT they are charging the good landlords huge fees whilst quite openly stating that the inflated fees are there to help prosecute the landlords who don't comply. Well that's fair isn't it. And you don't want me to charge more?
I would indeed be able to patronise you more effectively if you actually had a valid and logical argument. If you prefer the rental conditions and terms in the countries you mentioned then why not go and live there? This country is stuck with the current system until the ridiculous legislation created by the previous government pertaining to LHA payments direct to tenants is reversed. Many properties are owned and managed by letting agents who have less oversight into their operations. Whilst many areas of the country are introducing landlord accreditation schemes the letting agents are not not required to even be members of professional bodies such as ARLA.
As a tenant for 30 years you obviously have an extensive insight into the rental sector , albeit from a limited viewpoint. Perhaps if you want to change the way the rental market works you should stand for elected government so you can actually try to change policy instead of moaning how bad things are? Me? I'm happy being a Landlord and providing good quality accommodation.
Alec - your responses are very well reasoned however when you enter the rental market you take the risk that for whatever reason, at anytime in the future, the LL will want the property back. Now I'm not sure about you but I certainly don't have a crystal ball into tomorrow let alone 10 years in the future. Why don't you try becoming a LL to actually see what it is like and then you will be able to write a more accurate account. Instead of restricting the LL more why not try to help the rental sector by ridding it of the rogue LL's and the scum LL who charge extortionate rents for squalid conditions? Maybe that's too hard for you? Many councils are introducing mandatory licencing of HMO's BUT they are charging the good landlords huge fees whilst quite openly stating that the inflated fees are there to help prosecute the landlords who don't comply. Well that's fair isn't it. And you don't want me to charge more?
I would indeed be able to patronise you more effectively if you actually had a valid and logical argument. If you prefer the rental conditions and terms in the countries you mentioned then why not go and live there? This country is stuck with the current system until the ridiculous legislation created by the previous government pertaining to LHA payments direct to tenants is reversed. Many properties are owned and managed by letting agents who have less oversight into their operations. Whilst many areas of the country are introducing landlord accreditation schemes the letting agents are not not required to even be members of professional bodies such as ARLA.
As a tenant for 30 years you obviously have an extensive insight into the rental sector , albeit from a limited viewpoint. Perhaps if you want to change the way the rental market works you should stand for elected government so you can actually try to change policy instead of moaning how bad things are? Me? I'm happy being a Landlord and providing good quality accommodation.
72
uncre numynberg2011-12-29 23:55:31
Both lanlords and tenants are being Raped blindly! Being fought off of eachother argueing and sueing eachother..the economy/market/politics is not as complex as it is made to look...its simple....STOP raping the people!! The real blood suckers, rapists, murderers and theives are getting away with it red handed! Conquered and divided countries and nations, and now even cities, towns and neighbours are contaminated!!! THERE IS NO PEEEEEAAAACCCCCCEEEEEEE!!!!!!!!!!!!!!!!!!!! Until we stand up to the theives and murderers...together!!!!!!!! Simple!!!!
73
uncre numynberg2011-12-29 23:59:48
lets stop being victims of mind control..they have made you and sculpted you and you know not...wake up folks!
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claire2012-02-01 19:28:10
Hi I'm wondering if anyone can give me some advice, I'm a single mum with 3 kids at the moment I'm living with my parent's due to domestic violence I'm on the bidding list but properties in the area I'm staying in don't come up to often so i decided to look at renting, I'm currently calming income surport and found out I'm entitled to 795 housing benefit per month, I found a lovely property that wound be perfect for me and my children i have the deposit the months rent in advance and the 210 admin fee but i have bin turned down by the agent as my parent's was going to be my guarantor but they are retired the agent said they will have to av 10.000 in savings or earn 29.000 a year which they don't but they own there own property and have good pensions coming in every month, i have no one else to ask to be my guarantor is there anyway of me getting around this. Pls could someone help or give me some advice thank you
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Benji2012-02-01 19:44:47
Claire,
Maybe worth a try. Get a copy of the land registry (£5 online) showing the property is owned outright by your parents, showing that there is no mortgage or charges against the property. The agent may accept that.
Maybe worth a try. Get a copy of the land registry (£5 online) showing the property is owned outright by your parents, showing that there is no mortgage or charges against the property. The agent may accept that.
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claire2012-02-01 20:04:34
@benji, thanks for the advice i'll give it ago x
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