HELP, I Can’t Get A Tenant Guarantor – Here’s What You Should Do!

I need a Guarantor

Most landlords and letting agents require tenants to have a Guarantor in order to qualify as a suitable tenant.

Some tenants – for one reason or another – can’t arrange a Guarantor.

And therein lies the problem.

I’ve been a landlord for over a decade and I’ve been presented with this scenario many times. While I prefer my tenants to have a Guarantor – like most other sensible landlords – I have been persuaded to go without, so here’s my advice to you…

On various occasions anxious tenants have asked me what they should do if they’re unable to arrange a rental guarantor to help appease the demands of their landlord or letting agent.

The reality is, a guarantor is a prerequisite for every sensible landlord, and rightly so.

Personally, as a Landlord, I would feel extremely uncomfortable forming a tenancy agreement with anyone who is unable to arrange a Guarantor. Why? Because I’d only be thinking the following…

Why doesn’t anyone trust this person enough to be their Guarantor?

Of course, there are many genuine reasons that aren’t unnerving for why a tenant is unable to arrange a Guarantor. However, regardless of the reasons, a tenant without a guarantor is not a desirable proposition, just like going on a skiing holiday without insurance. It just doesn’t make good sense.

Why do landlords require tenants to have a Guarantor?

As a tenant, I imagine it’s extremely frustrating being refused a tenancy agreement because of an external factor like the inability to arrange a Guarantor, especially if you’re particularly in love with a property, and you’re willing to lick gum off the landlord’s shoe for it. Because at the end of the day, the lack of a Guarantor isn’t really an indication of how good or bad someone will be as a tenant. But more importantly, you’ve probably paid rent on time and every month in the past, so you can’t see the problem!

However, unfortunately, just because you haven’t had a thumble on the ski slopes in the past 20 years, it doesn’t mean holiday insurance is a woeful waste of time!

It’s all about risk management.

Landlords want you to have a guarantor in case life happens, and consequently you find yourself in a bind that results in financial tormoil. No landlord wants that to happen to their tenants, but it does. All the time.

Landlords, simply, want the assurance of a Guarantor (i.e. they want to know they have the option of turning to someone else to recover any unforeseen losses!).

Do tenants NEED a Guarantor?

It’s not a legal requirement or anything. I’m sure there are many stupid landlords that don’t require one. In fact, I know there are! But ask yourself, should you trust a landlord that doesn’t require a Guarantor?

While some tenants may think they’ve got the hit jackpot when stumbling upon a landlord that doesn’t require a Guarantor, I’d personally be concerned. For the most part, good landlords require one. Would you jump into a car with someone knowing that they’re not insured? Or at least, would you feel safe doing that EVERY day?

If you’re dealing with a letting agent, you’ll find that most of them will require their tenants to have a guarantor, but ultimately it is down to the Landlords discretion. If a landlord wants to take on tenants that doesn’t have a guarantor on standby, they can do so at their own risk. So ultimately, the trick is to win over the landlord in many cases.

How to substitute for a Guarantor (i.e. how to look appealing without a guarantor)

There are ways tenants can try to persuade landlords to waive the need for a guarantor. I’ve found the methods listed below to 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 or damages the property, he/she has a security net waiting underneath. So as long as a tenant is able to provide a substitute form of security, then the landlord might be willing to make a compromise.

Method 1) Flaunt your positive rental history

Landlords love good rental history. In fact, it’s one of the most valuable attributes a tenant can personally approach me with.

If you’ve been a tenant for several years and can provide positive references from previous landlords, then make sure you do that! All good landlords will take references from previous landlords seriously, and then contact them for verification purposes.

Method 2) Pay rent in advance

There’s nothing more reassuring than a pile of cash.

Paying several months worth of rent in advance can definitely provide a sense of security that landlords crave. However, while it’s an easy fix, it’s not an option available for most tenants as they won’t have the funds to make such a grand suggestion.

But, if you do have the cash laying around, this could be the solution.

Method 3) Rent Guarantee and Legal Expenses Insurance (RGI)

You could suggest paying for a rent guarantee and legal expenses insurance policy.

What is that exactly?

It’s an insurance policy for Landlords that covers rent if tenants ever fall in arrears. Additionally, if the tenant runs up any legal costs (e.g eviction costs), then the insurance company will cover the expenses.

Many landlords buy this policy as standard (just to feel safe), but plenty of them don’t. In any case, you could make the gesture of covering the expenses for the policy.

Ideally a landlord will have RGI and a Guarantor in place, but I actually think this solution is the best like-for-like replacement in those cases where a Guarantor is absent.

I’ve got RGI policies in place for a few of my tenants, and I have actually made a claim in the past when my asshole tenant fell into arrears quite a while back. RGI definitely is handy and comforting.

RGI policies can vary in price, but it cost me approximately £120 per year, per policy, which I think is a pretty sweet deal if you’re able to convince your landlord to accept the replacement.

Word of caution: some RGI providers may require the tenant to have a guarantor in place before they’re willing to provide cover (sound familiar? Seems like everyone is at it!). However, not ALL of them do, so you may have to shop around for a provider that will accept your circumstances and notify your prospective landlord of the provider so they can take out the policy.

Here’s more details on Rent Guarantee And Legal Expenses Insurance.

Method 4) Increase the security deposit amount

Another way of persuading the landlord is by paying a larger than necessary security deposit. Instead of paying the standard 4 weeks of rent which the landlord is asking for, offer to pay 8 weeks worth.

Security deposits are most often used for the following:

  • to clean the property at the end of the lease term, if the tenant did not leave the property in a clean condition;
  • to pay utility bills, if the tenant did not pay the bills; or
  • to pay rent, if the tenant did not pay the rent.

Unfortunately, this option isn’t viable for tenants in England anymore, because ever since the introduction of the Tenancy Fee Ban in June 2019, landlords in England have been capped to accepting a maximum of 5 weeks rent. What a shame! Even if you pay the maximum amount of 5 weeks when a landlord is only asking for 4 weeks, it’s unlikely to carry any weight!

Method 5) Use a Rent Guarantor Company/Service

I find this rather bizarre, but it’s happening.

There are now Rent Guarantor Companies providing the service of being a Guarantor for complete strangers, whether they’re a student, in employment, in receivership of benefits, or even plagued with poor credit history or CCJs. With that in mind, it’s unsurprising that these services have become incredibly popular.

I suspect you may have to meet some requirements to qualify, and they probably won’t back extremely high-risk cases (but I could be wrong).

Evidently I have no idea how it all works, but below I have listed a couple of the most popular companies in the UK that offer these Guarantor services.

UK Rent Guarantor Service
Guarantor ServiceRatingNotesPrice From


TrustPilot Reviews

  • For students only!
  • Online application
  • Possible to secure a UK Guarantor on the same day you apply
  • Price guarantee (will refund you the difference if you find a better price)
Per annum
More Info


TrustPilot Reviews

  • Can Guarantor people receiving benefits and/or with poor credit history
  • Online application
  • Instant quote (after completing application)
Per annum
More Info


TrustPilot Reviews

  • Can Guarantor people receiving benefits and/or with poor credit history
  • Online application
  • You can pay their fee over 8 months
Per annum
More Info

BTW, if anyone does use one of the Guarantor Companies above (or any other), please let me know what your experience was like, and what the process and requirements were! It would be interesting to know.

Students and the University Guarantor schemes

Quick note for students!

Your university or college may provide a rent guarantor scheme, which means they could act as your guarantor to help you become a private renter.

If available, you will have to apply for the scheme and meet certain requirements to be approved. For example, you might be required to have a satisfactory academic record, and provide proof of income, which is sufficient enough to pay the rent.

To find out if your University or college offers a guarantor scheme, you should enquire with the relevant accommodation service or search their website for further details.

Final thoughts…

Personally, I would accept applicants without a guarantor if they could make me feel secure in other ways.

But as mentioned, at the end of the day, it is ultimately down to the landlords own discretion.

Goodluck, folks! xo


171 Join the Conversation...

Showing 121 - 171 comments (out of 171)
Guest Avatar
Ema 2nd July, 2014 @ 22:01

There are numerous reasons why people do not have a guarantor. Mine is because I have a Mother in a council house. My brother and sister are in council houses. My friends are in private or council houses. At a time of sky rocketing house prices to assume the individual has a bad reputation is narrow minded and quite offensive.

Someone on housing benefits (and has written proof of entitlement etc) is much more reliable than so many of the working population. However, someone hears the term benefit and immediately assumes scrounger.

As for references, what of your previous houses were so badly run (bullying and harassment all on police record) that you can't go to them for references? You ask how do people end up in this position???

Because majority of the time, landlords go by what's on paper instead of true fact. Put me up against 10 working people I bet I have a better personal record. Never missed a rent paid full deposits and done whatever he landlord has asked. You should take people on housing. They're often so scared of being homeless (because no one will actually look at the finer details) that they'll jump through hoops.

In terms of pricing and rents as well, if a single room was remotely worth £500pm, housing benefit would have been raised to match that, like they do wih the cost of living.

Greedy landlords , taking taking taking. Instead of saying no upon hearing no guarantor or reference ask what they can offer. So many empty holes would be filled up so quickly of you weren't so stubborn. You go the the council, they say go private. Privates too expensive go to the streets and rob steal and purge. It's a vicious cycle, end of the day narrow mindedness prevails.

Why are you blaming us when your the problem in the housing crisis???

Guest Avatar
holly 14th July, 2014 @ 15:48

Im 20 i don't have much family and all on low income plus relationship with family isn't good, i have been in foster care now in supported lodgings paying some rent through social services but been told i have to move out by the end of the month hosing dose not seem to help as don't see me as a care leaver as i was 17 when put into care rather then 16 or under. Im struggling to find somewhere accept on private rent i don't get enough money so now moving with partner who has no family whatsoever who has to move out as well who is 23 with sone dissabilities which means we now have enough money to get somewhere but then found out we need a guarantor but with no one with enough money or close to us and with disabilities and currently unemployed looking for work we cant get anywhere a friend has told me of helping hands to be ur guarantor but says on website only accepts people in uni as a student!! Every thing i do gets thrown back in my face, i have never been late on paying don't have much money hate owing money what can i do there must be someone that can help me in sure im not the only 1 in this situation

Guest Avatar
Jennifer 14th July, 2014 @ 16:58

Hi HOLLY, I know how terrible you must feel... I would advise the best for you to do would be to find a private landlord . They almost always accept without asking for guarantor. Try looking on gumtree and easyroommate. If you can't find anything suitable, put up an advert of what you are looking for and can afford and you will be contacted by a lot of private landlords. I hope this helps.

Guest Avatar
evie 21st July, 2014 @ 10:44

none of this applies for someone in my situation where I don't have friends or family to be a guarantor I am a child out of care and homeless at 18 but still no tenant is liable to let me move in without a guarantor and my fees are being paid by the council and social services so I have no way of paying extra without an income...... help???

Guest Avatar
syed 5th September, 2014 @ 17:59

looking for Rent Guarantee And Legal Expenses Insurance.can anyone suggest how to get the one for £120 a year or lower.

Guest Avatar
Dennis 23rd October, 2014 @ 09:22

Hi, no matter u want rent a student accommodation or find a private landlord, u can find a UK guarantor. Im a overseas student and just got the help housing hand, search them and they can help u with that.

Guest Avatar
Bart 3rd November, 2014 @ 23:28

All things reffering to life in UK just create a constant problem.Law here is ridicolous.Honest hard working people or even people who made some mistakes in past are not able to get a room not mentioning about a house!We are all human with equal rights yet all in favour of owners.Food is overpriced and sprayed wih chemicals,same with air,transport is on time but way too expensive for average Joe and overcrowded,any kind of entartaiment or free time sucks money iut of our already emty pockets.<forget about help from hospital,police or HMRV or anybody related to public services...we hold our heads just little above the water level and it seems many of us will drown in this muddy ocean.constant wool over our eyes...I feel sorry for everyone who has to go thru this bullshit.Be strong folks!theres always breaking point to turn things over!

Guest Avatar
iva had enough 12th January, 2015 @ 19:19

So much i want to say, but.. ot today.. mice, NOISE.. lots of, greedy LL, drugs, robbery, thefts, LL lets em self into flats whenever to snoop or steal, hb fraud, lots of. No heating at all, no hot water at all.. bang bang, place like a building site, looks like steptoe n sons yard minus the horse n cart.. fucking existance, at least hell is warm.. when i move, i got plenty of pics n video to put a stop to this.. makes me want to end it all cos after leaving the last time to spend 4 months sleeping in tents and doorways i had to return to same building haha.. what a sick joke.. no wonder peeps finally flip the fuck out and end up on the news with a body count next to a pic of when they were alive..

Guest Avatar
confused as hell 5th February, 2015 @ 10:37

I find the whole process utterly bizarre.

My situation is this:
I have no employment, or past employers that i would know how to contact. I have never rented in my life. So i have nobody who could possibly give me any relevant references. My parents are on sickness benefits, i have nobody who would be able to act as a guarantor. I have approx. £150,000 savings in the bank. I'm currently researching starting my own internet business.

From everything i have read, i would find it impossible to rent somewhere for £500 a month, even though i could afford to pay the rent for the next 20 years without ever earning a penny of income in that time. But someone who has a job earning 25k a year, who could get the sack next week, would be able to rent anything off anybody without a problem. Somebody explain to me how the hell that makes any kind of sense whatsoever!

Guest Avatar
Helen 5th February, 2015 @ 10:57

@confused as hell
Simply offer to pay 6 months' rent in advance & you'll get a place easily.

Guest Avatar
confused as hell 5th February, 2015 @ 11:21

I have tried several estate agents and got nowhere with them. They looked at me like i was mental. I didn't mention how much savings i have, frankly it's none of their business, i just answered the question of how i would pay the rent if i don't have a job by saying i have savings. One did say they had a flat in a really shit area (my words, not hers!) and she knew the landlord personally and said she would probably go for it if i met her. I politely declined. If i'm going to pay £450 to live in a dump worth 50k, i may as well just buy it and save myself the rent! The reason i don't want to, is because i don't want to live in a shit area.

I have thought maybe if i bought somewhere cheap, i could get a letting agent to rent it for me and that would persuade them to rent somewhere else to me and offset the payments?? Seems rather convoluted, but i'm running out of ideas! Anybody know if that is something they may be likely to do?

I don't get the whole renting process. I've never come across anything this weird before in my life. I'm used to paying for things and you get them. Hotels never expect you to jump through all these insane hoops, you just book the thing and pay. You have the money, you get the room. I don't understand why renting isn't that easy. If truth be known, i'd probably pay £750 a month for a £500 flat just to not have to go through all this f*@K!ng hassle. To be brutal, i have more important ways to spend my time than all this bullshit just to save a few grand over a year. I also have lots of health issues, including stress, i just dont this f*@k!ng crap. It's like being in kindagarten ffs.

Guest Avatar
Benji 5th February, 2015 @ 20:43

Hotels never expect you to jump through all these insane hoops, you just book the thing and pay. You have the money, you get the room. I don't understand why renting isn't that easy.

Because if you don't pay £25 for a hotel room for the night, it is a criminal offence- theft.

If you don't pay £25000 for renting a property for a year, it isn't.

Which is why landlords need to be very, very careful who they rent to.

Guest Avatar
CJS 31st March, 2015 @ 11:18

The government doesn't care about the people. They just want to line their own pockets and make people who struggle for money and on low wages suffer. Rent is way too high and needs to be brought down or capped. Agencies need to be completely changed. Why so much money for admin? Half the cost and only if the tenant gets somewhere. They should be there to help the tenant more than the landlord. It's all to do with greed.
Guarantors should be removed from the required list. Not everyone has someone who earns that or owns their own property. It is elitist and disgusting to treat people this way.
There needs to be change. The government can't govern if there are no people who agree to be governed by them.

Guest Avatar
Kayy 27th May, 2015 @ 09:07

It's moronic to assume someone can't get a guarantor because no one trusts them.

Right now I'm trying to rent a 4/3 with some friends. My boyfriend can't get the guarantor because his mom makes less than us and his dad is absent. TWO of the guys can't do it because their parents are entirely absent from their lives.

That leaves me and the last guy.

My parents won't even co-sign a car for me. Not because they don't trust me, but because they got royally fucked when they co-signed on my sister's school loan and when she didn't pay they had to. They know that it likely wouldn't happen, but they don't want to be put in that situation.

The last guy's parents are emotionally abusive and condescending people that won't do it for that reason I just stated. His parents are so bad that when he bought an awesome computer for himself with HIS money they guilted him into giving it to his sister [Whom they favor].

And that's that. Twenty-somethings don't have friends that are about to be guarantors because they're in the same monetary situation. Make enough to pay rent, not enough to make 3x rent. It's stupid and horrible and anti-poverty.

Guest Avatar
Matthew 29th June, 2015 @ 17:36

How do i get a garantor (sorry i can not spell)??, also im in situation, i need to move asap!!! anyone can let me know how?

Guest Avatar
Daniel 13th July, 2015 @ 13:18

"Why doesn’t anyone trust this person enough to be their Guarantor?"

Perhaps another question might be, 'does this person come from a privileged background and have rich parents that can bale them out if things go pete tong?'

After all, even if the landlord receives no rent, they can still take their tenant to court, prosecute them and make sure that they do pay them back.

As anyone can be a landlord these days, it does appear that most landlords take a very short term approach and are only interested in covering their mortgage etc while being sure to cash in ever burgeoning housing market where demand far exceeds supply. It does seem like a fairly inexpensive solution to ask the landlord to pay around £120/year if they are concerned about the tenant not paying their rent in time. This is likely to be offset by the increase in the value of their property over the same year.

Guest Avatar
Alex motter or two 28th July, 2015 @ 21:48

Ok so I have been living in the cottage with husband and two kids for 9 years, currently going through divorce and the tenancy agreement is under my ex name only. I contacted the landlord direct to change contract, he wants to go though agency and I'm looking at £200 extra rent as price went up in 9 years, a deposit which wasn't needed for my husband! And I need a guarantor to earn £32k. I earn £1200 a month part time mother and £1200 in child benefit, child tax, tax credit & maintenance which aren't benefit as we can all have them I am not a DSS either. Asking a friend to be a guarantor is hard and impossible, my parents are retired and live in France where they own they house so that not good either. If I don't come up with a solution soon I will be with my two kids in the street. My ex isn't earning enough to be guarantor and hasn't offer to have the kids!

Guest Avatar
Dana 19th September, 2015 @ 11:10

I am a single mother of a disabled child, with unfortunately not much family, I am applying for my 4th house today as I am living with family members (which is overcrowded) but my father is already guarantor to my sister.

"Why would these people not trust their own friend or family to be their guarantor" or "questioning the sanity of this landlord"

Maybe when the majority of your family passes and your whole life is dedicated to a disabled child, then you will understand the frustration and the offence this post to someone like me.

Guest Avatar
Ali 22nd September, 2015 @ 21:41

Has anybody heard of or used handing house it's charging me £400 and they will act as my guarantor?

Guest Avatar
Helen 22nd September, 2015 @ 21:46

I think you mean Housing Hand.

Guest Avatar
MEG 8th October, 2015 @ 14:06

Hi me and my husband have been given 2 months notice because our landlord is ill and can't do it anymore. I was getting disability benefit but when it changed to PIP it stopped. They said that I was fit to work even thou my condition had exactly gotten worse. So with just one wage coming in, we got into a little financial difficulties and now have a bad credit score. We have tried to rent a couple of houses and have been up front and honest with everything. The estate agents have said we need a guarantor that earns £20,0000 a year because of our past history. We have no one we know who earns that much so have said that we would willingly paid for a rent guarantee and expensive insurance but both times we have been turned down. It looks like we will be living in our car .

Guest Avatar
Natalie 18th October, 2015 @ 17:41

The whole system in the UK does need to be looked at.

I have been stuck and homeless for a year now. I don't talk to my parents. The only contact they have is with my son. We go as far as how are you? And that is our conversation. My previous landlord took 5 years to fix a window and 2 years to fix a bath. We stopped talking after he falsely accused me of pouring water across my floor.

Before I had this full time job, I worked 4 jobs to keep enough money to pay the rent. I am a single mum and still manage to volunteer with 2 youth groups. I have had obscene offers from 'potential' landlords.

I can offer 6 months rent in advance with help from the council yet this is not enough. I have offered to pay for the landlord insurance as well. And I am still homeless. I do not know what more I can do.

Guest Avatar
irate parent 16th November, 2015 @ 14:54

Recently I was asked by my son to be a guarantor. He is a Masters graduate on a good salary as is his partner, jointly earning in excess of 50k. He has a good credit history and good references from previous landlords. In theory this should be a dream tenant for any landlord but the landlady and letting agent requested a home owning guarantor despite this not being covered by industry guidelines in his situation. Whilst I agreed to act as guarantor in principle, I was then presented with a most intrusive questionnaire including bank account & national insurance details and much more very personal information. When I expressed concern about a) the need for a guarantor in the first place and b) the need for such in depth information for a guarantor and c) the security of that data bearing in mind a major credit referencing company has just lost 100million customers details I was told very arrogantly "take it or leave it". I was also told by the director of the letting agency that there is a move to insist on guarantors for all tenancies. I was concerned about the security of my data and despite offering other alternatives such as lending my son the full rent money to be put into an independently administered account, the letting agency refused as they wanted their boxes filled in or nothing. His partner's parents were retired and they considered them unsuitable to act as a guarantor. None of this was explained to my son before he paid the best part of £300 fees & as a result of my questioning the system they let the property elsewhere & have refused to reimburse the fees he paid.

If this is the way the letting market is going, god help anyone who is not in a position to have a guarantor. No other country has this awful rental market, even Scotland has made fee charging to tenants etc. illegal so why do we not do it in England... maybe it is because most of the landlords are supporters & financiers of the current government???

Guest Avatar
MR ANGRY AGENT 4th February, 2016 @ 23:19

I have been a home owner, a landlord and now I'm a tenant and an estate agent.
Being an agent for me is stressful because we do understand and sympathise with your plight however this doesn't mean we can bend rules or go against a landlords specific instructions the same as a landlord can not instruct us to do something illegal or immoral. Tenant's only see it from their perspective thinking all landlords are greedy self centred heartless shits, well some are and some are not just the same as tenants.
People have to understand a landlord is not part of the council or government and owes private renters nothing other than accommodation at the market rate according to your area the property is legally compliant.
Landlords have to borrow to buy the house you rent contrary to belief they actually make little or no monthly profit on top of your rent and often subsidise the mortgage from their own funds, the excess will be used to pay buildings insurance, long term & regular maintence, gas safety checks, emergency repairs, agent fees, redecoration and the taxman plus many other expenses. A landlords profit is made on capitol growth over a 17 to 20 year period.

I hear the complaining over guarantors and bigger deposits, well I ask you what happens when a working tenant loses their job or splits from their financially contributing partner, or the DSS tenant gets sanctioned for not attending an appointment or simply the DWP cock up as they some times do plus a 100 other scenarios. The landlord suffers it directly effects his living standard, he has to worry if he can pay his/her own mortgage as well as your homes to avoid repossession, would you find it acceptable if the landlord put your rent up without notice because he had a financial crisis and expected you to foot the bill?. It really pisses me off to hear people whinging about it, but worst of all knocking the landlords and agents for trying to make a living. And yes agents charge admin because the landlord can not foot the bill for every failed applicant and we agents that are good have to do a lot of work to ensure you and the landlord are protected legally and the admin is mega. Why do you think they are asking you to meet these requirements? It's because they have been bitten in the arse and now they are twice as shy. In a nutshell if a tenant fails to pay and damages the property the landlord is screwed, tenants always act naïve and hard done bye yet they always know their rights, the council tell tenants to stop paying so the landlord has to evict through the courts before they will be offered help now isn't that unfair for both parties concerned? Yes it is but I have not heard one case where a tenant has been evicted and then offered the landlord all the money back he is due after they have been offered a house have you?

With regards to the man offended by the probing questions for being a guarantor well yes it will be you are signing a financial and legal document this means you assume all the responsibility of being the tenant & should the lead tenants renegade on their agreement whilst you receive none of the benefits you will be the one pursued and county courted if you fail to pay! This is why people are not willing to act as guarantor so why should a landlord gamble his property on someone he hasn't ever met if a friend, work mate, boss or family member wont be guarantor.

It's the system that is to blame and councils refusing to take responsibility, they allow landlords to absorb all the shit knowing they will eventually be obligated to house the evicted tenant. Remember when towns were filled with dangerous derelict buildings blighting areas with rubbish tips in the gardens if it wasn't for developers and landlords they would still be like it and there would be no private rental sector. The government present and past have sold off council housing so there is none left and making many individuals very wealthy in the process of which a few I know bought the very home they used to smash up because the council repaired it and the rent was peanuts yet as much as they pleaded poverty they were the ones with £100 trainers, SKY TV, they smoked and drank, had new cars & went on holidays, whilst me and my family lived in a big farmhouse yet had to cut our own wood because we couldn't afford central heating and drove round in shit heaps because just paying the mortgage and living swallowed our money so you see it's relative, horses for courses.
If you want to change it lobby your MP for more social housing, councils to be forced to rent properties from private landlords at the going rate with guaranteed rents, and more legal & financial protection for landlords against the bad apple tenants.

Guest Avatar
Kayy 14th February, 2016 @ 10:09

Dear Mr Angry Agent:

I previously commented. My only real complaint was that this article insinuated there must be something wrong with/untrustworthy about a prospective tenant that no one trusted them enough to be a guarantor. Which honestly is the rudest thing ever, and quit presumptive. In this day and age parents simply aren't willing to. My parents were co-signers on my sister's college loan and as such they were royally screwed over when she failed to pay. Because of that my parents now refuse to co-sign [My cheap ass car has a high monthly payment for this reason, since I have NO credit history] and wouldn't be a guarantor on renting for me. It had nothing to do with MY untrustworthiness and simply of something that happened in the past. And the rest of my family is either in a completely different state or not even financially stable enough to take that gamble, despite that I have NEVER been late on ANY payment I have EVER had.

Luckily my credit is now going up with this car payment.

So please, don't be so rude about why someone can't get a guarantor. I can understand WHY someone with bad/no credit would need it. But if you want us to be nice and understand about the why, maybe you need to start doing the same.

Guest Avatar
black rat 28th February, 2016 @ 20:55

Struggling to rent a house as they ask for a guarantor I cannot provide. I offered 6 months rent - dd not help. We live in a social house, my husband is on DLA and high WTC and working as his disability does not restrict him from any job. We also get CTC on our kids. The reason we want to rent a house and give up our HA house is we want to move to another area.
So: income approx 3k net, but not much employment income, approx 900, as he works part time now, willing to work full time.
Tried everywhere, no success. Just want to move from Scotland to England.
Tried homeswapper but not interest in our location as rural.
Looks like we got stuck.

Guest Avatar
scott 9th March, 2016 @ 10:33

I don't care what anybody states its an outright rip off from landlords and agencies. I worked with both. Property maintenance etc. Yeah you will always get your bad tenants but you cant tar everyone with the same brush. You now have 1 month in advance deposit that no longer follows the rule of thumb ie if 1 months rent equals 700 then the deposit is 700. Then the agency fees on top then credit check fees! Now they want you to provide a guarantor or sign up to an insurance policy that covers you adding 100-200 a year. Now I have been private letting for 12 years every property was left in better standard than I got it all landlords were over the moon (apparently when they came to see property at end of tenancy) and still I always need to fight to get deposits back etc. Usually takes anything up to 8 months to get it back while every time I move I need to stomp up 1500-2000 to get into a house/flat. I can tell you both as a tenant and property maintenance man for both landlords and agencies there standards are crap. They never re decorate or change flooring or keep anything up to date when they should. Everything is always half ass scrimp and scrape. ( It will just have to do attitude.) Prices for letting are still increasing fees are still increasing while we as tenants are being asked to provide more and more proof. I will not use a guarantor to gain access to a property due to the fact I'm an adult I live and breathe to take care of myself and wife and kids. I moved out from my parents at 16 and didn't look back why should I need to now. Need to go and ask family and friends if they can take responsibility for my actions?? That wouldn't pass in a court of law for any criminal offence why is it justifiable now. Plus it puts the hole reference and deposit procedure on its knees.

Guest Avatar
mark snape 8th June, 2016 @ 18:49

my sister wants to move into our local area but everyone wants a Guarantor? i am unable to help as my circumstances make me unable to but she has her rent paid by the council as she is unemployed with 3 children and 1 has special needs so she needs to be there for him but she has a good record of payments for 15 years the council pays for it so why is this such a problem for landlords as she can get referencdes there are enough propertys empty and rotting so why can't there be more help

Guest Avatar
Valentina 26th July, 2016 @ 11:48

There is no way around it in Oxford... every single agency we've applied for asks for 2 or 2 1/2 times your share of the annual rent. That is absolutely ridiculous.
We are looking at something around 800-875 only rent with no bills, we can manage to pay the rent and bills, but after that we will have no money at the end of the month. But we have help with food etc from relatives, yet the agencies don't care that we can pay the rent and live nicely.
They don't accept anyone as a guarantor unless they're based in UK and earn 70-100k a year or they own a property; they also have to be a relative or a friend.
This must be a joke I told the agencies, all they said was "sorry" or hung up on us.

Guest Avatar
Cranky 9th September, 2016 @ 23:26

We still have to pay our rent 1 year in advance because we are international PhD students (Australian), and even though we have guaranteed income through scholarships and work, we have no guarantor here in the UK. I'm in my 30's and have been renting since I was 19, and have paperwork to prove that I paid thousands of dollars in rent on time every fortnight for ten years. This situation is ridiculous, and articles like this that scaremonger in a way that might influence landlords to reject leigitmate (and responsible) tenants like me really don't help.

Guest Avatar
Cranky 9th September, 2016 @ 23:33

Oh, and "Mr Angry Agent": if landlords aren't willing to take risks, then they shouldn't be investing in property. By making people get guarantors and pay crazy fees, they are passing the risk onto others, meaning they get all the financial benefits without the risk of losses. You want the money, you take the gamble, simple.

Guest Avatar
Benji 10th September, 2016 @ 07:53


If landlords don't mitigate risks, then they won't last long investing in property.

"You want the money, you take the gamble, simple."

I can get the money without gambling on high risk tenants, so no thanks, simple.

Guest Avatar
Abstaaarrrr 10th September, 2016 @ 10:07

I'm relating back to the original post here about the tenants paying the landlords rent and legal expenses insurances as a substitute for a guarantor. I'm in the boat of a zero hours contract for work, even though I earn well over the recommended amount to be financial viable for many properties. I simply can't get a guarantor as the amount they would need to earn is to high and no family or friends earn that amount. I have spoken to a company mentioned in this post and basically they have said that offering to pay the landlords insurances won't work as you still need a guarantor to use the company!URGH!! *head in hands*
The man was very helpful and explained that he has worked in a referencing department previously and that some letting agents would be happy with looking at three months of payslips and a letter from the company that I work for stating that they will keep me in employment for the next 12 months (length of tenancy).
I'm hoping this will work as I'm committed to work my company for the next 12 months anyway as I have just completed a course they paid for. Fingers crossed this will be enough for the landlord

Guest Avatar
Lizy omis 10th September, 2016 @ 15:10

Does it really work for people on Housing benefit with no guarantor

Guest Avatar
Benji 11th September, 2016 @ 11:05


"I simply can't get a guarantor as the amount they would need to earn is to high and no family or friends earn that amount."

Many landlords prefer a home owning guarantor rather than a high earning guarantor.
(Although quite a few don't.)

Perhaps there is an additional reason you don't qualify for RGI? I've just taken on a zero hours contract worker and they qualified for RGI using Homelet, no guarantor required.

Guest Avatar
Intesar 7th October, 2016 @ 09:37

Does a father of mental person, need to write a written Guarantee for his son, in order to rent a property?

Guest Avatar
Intesar 7th October, 2016 @ 09:44

I had a tenant who is mentally disable , rented our apartment , his father was a guarantor verbally. Later we had problems with the son for not paying the rent. The father denied that he is Guarantor for his son.

The matter went to court and the court agreed that the Guarantor should have a written Guarantee otherwise, there is no guarantor.

The father was telling lies and therefore, he won the case.
If you have an advice or a Law case supporting this case please write to me: or contact me on 079 444 290 13.

Guest Avatar
Annie 16th December, 2016 @ 20:53

Myself and my partner are so stuffed so basically he's nineteen and I'm twenty and we are having to leave his parents place due to being over crowded neither of us have a suitable family member to be our guarantor so the local council has said that they would be able to be one however we haven't been able to find any landlords that will take the scheme and we need to be out of this house by mid January. What do we do?

Guest Avatar
caroline tokes 9th February, 2017 @ 10:42

I can relate to a lot of these stories, I am mid 40's & my partner is 50 our parents are on pension & don't own there own house. I work full time but due to rent prices down south I get top up housing benefit. I have lived in the same property for 10 years only moving due to landlord selling. I don't have any close friends due to the fact I moved around a lot before I moved here. Everywhere is asking for a guarantor which I obviously don't have.

Guest Avatar
kezza 14th March, 2017 @ 13:13

ive neen looking for a place for 7 mths always used my dad as guarantour but now he cant do it as he hasnt worked for a yr, building his own house he has sports cars rentals him self and is probably a millionaire twice over in assets but yet i cant i still cant use him,,im stuffed so will be evicted soon and end up in a druggy bed sit..not happy

Guest Avatar
kezza 14th March, 2017 @ 13:15

Also forgot to mention i have my own business and have a shop, but i dont earn over £28000 a yr to not need a guarantour

Guest Avatar
Mike 12th December, 2017 @ 08:28

There is clearly a huge shortage of housing and in particular social housing. An issue exasperated by the changes to pensions. Now as defined contribution pensions are just plain awful people are trying to buy properties as retirement plans. This clearly is problematic. One because it raises demand and two quite simply because if everyone did it then eventually there's no one to rent to!!

The only way to keep that going is a huge pool of people stuck renting. People on the lowest incomes, with the least support and least likely to meet these outrageous demands like guarantors.

People need somewhere to live, shelter from the elements, this is a basic human necessity. Equating risk in purely monetary terms does not take into consideration the impact on an individual's life. A landlord losing some rent or having difficulty going through courts to recover it is not the same 'inconvenience' or 'frustration' as having no home, shelter or food.

Now with regard to the commenter breaking the violin out for agencies and landlords. You present the case of landlords whom fall into a bourgeois category, who are building a retirement portfolio. There are people with 100s and 1000s of properties they don't use letting agents they own them. They have lawyers and agents and debt collection agencies on their payroll. These people are making a fortune out of this system and the 'landlords' you are talking about are perpetuating it instead of speaking out on behalf of the most vulnerable in society who suffer the heaviest consequences.

I will say it again, people need somewhere to live in order to thrive and survive. Not having the fortune of friends or family who can act as guarantors does not change this. This is why we built social housing to begin with. So let's not downplay the suffering, injustice and inequality of opportunity created by this expectation as 'frustrating' because that isn't even close and no means comparable to the frustration of a landlord calling his lawyer to recover non-payment from a warm, secure home. I'm sorry but there's a very old phrase that rings true here: Ragged Trousered Philanthropist?

Single, pregnant mum's no support, broke up with their partner. Need a house for their family, no family support, no guarantor. Can't rent a house? Waiting lists in the years for social housing? This country is becoming disgraceful in terms of its ethics and social awareness, it is regressing to Edwardian times. How long before we start seeing servant's quarters in these 'poor' landlords homes? Really... that is the pertinent issue here the trials and tribulations of people who already have more homes than they need? The security of their investments and income? Not ensuring that people can have somewhere to live. Makes me sick and ashamed to consider myself British to be associated with such people.

Guest Avatar
Louise 14th April, 2018 @ 17:03

Living in private renting sector whilst receiving housing benefit as a single parent can be a vicious cycle. I've had to move three times in the past five years because of notice given by landlords and with rising rental costs the amount required for a guarantor in annual income or savings is a joke! The general equation is one month's rent x36 and considering that most 3 bed properties on the outskirts of London range from £1100-£1500 per month in rent you are looking at needing a guarantor who earns 43-50k a year or has that sort of money sat in the bank account! I do not think landlords consider that having someone with this kind of money is near impossible for many reasons for some people. I believe if you have a great reference from previous landlords, no poor credit history and have always paid your rent on time they should not require a guarantor. Why should we have to suffer hardship because of reasons beyond our control? A solution such as paying for insurance or doubling the deposit really isn't the answer for most and I wish more landlords would understand that. Don't judge everyone the same when a small handful of people ruin it for genuine people.

Guest Avatar
NNNN 1st May, 2018 @ 20:52

Lived in England for years, never had to provide a guarantor.
Move up North; OH WELL!

I got declined constantly without getting a reason why.
I offered to pay double the deposit - nope.
I offered to pay a whole year of rent in advance - nope.

I never took out a credit in my life, had enough savings to support 3 flats at once, and yet: NOPE.

That's what you get apparently after being sex trafficked into another country and then trying to return to real life afterwards: No mercy.
Contacted the council - Nope, can't help. I have too mcuh money to be homeless and am not worthy of their services if I haven't lived there.
Contacted my university - Oopsie, no housing service, try student halls? Don't you wanna share a flat with a bunch of slobs who are 10 years younger than you? Haha, nope, here's a waiting list.

My health? Finding work? Doing anything? - You can't do it without a registered address.
No family, no friends in the country, therefor no guarantor.

Now I'm trying to find a lawyer, maybe they can make a guarantor? But who knows, really?
I'm starting to regret not switching my lights off when I had the chance to.

Guest Avatar
Becca 20th September, 2018 @ 21:27

I’ve moved 3 times in the last year, have been going through rehab after battling addiction for 20 years, now sober, studying, working part time as a yoga teacher, volunteering, setting up a non profit out reach recovery programme and full time single mother. I’ve been in the same flat now since June, I had to pay 6 months up front plus 2 months deposit. The agency are now asking me to renew from December and apparently I need to pay the deposit again plus another 6 months they have told me that the landlord will accept a guarantor but I don’t know anyone I can ask, I’ve asked 2 people but they have both said they don’t earn that kind of money so can’t help. I am a very good tennant, rented for years, never not paid rent, I receive HB all of which will cover the rent and this is an automatic payment, I don’t have to attend appointments etc it will go directly to the landlord if I put in a request to the HB team to do this, my son is in a local school and I can’t bare the idea of moving yet again and uprooting our entire lives for the sake of not having a guarantor. This is effecting so many vulnerable people, I don’t understand how people in the top echolons of society can look down and say “yeah, that’s alright” I just don’t get it. The lack of moral compas and compassion in this society is so sad. If I had money I would buy loads of houses and give them away. Why aren’t people doing this? Those with allot have a moral obligation to help others who have less. And I have always worked and I have always helped others when ever I could. And even if I could work full time at the moment..... which I have also tried.... literally I have applied for thousands of jobs..... nothing. I have an excellent working history and strong work ethic.... and even if I could there is no way I’d be earning £25,000 I would still need a guarantor and rediculous amounts of money to put up front. What a stupid system. Something has got to give. This is effecting children, the disabled, mentally ill etc.... what is going on? And saying that people are untrustworthy is just not nice. Actually I think that dodgy landlords offering lower rent in exchange for sexual favours and lying cheating estate agents who for some reason have been given power over the manopoly of our housing market are not trustworthy... they have a bad reputation for a reason. When in fact pretty much all the people I know who are in receipt of benefits are honest hard working struggling people just trying to live day by day and keep a roof over their heads. Housing is a basic human right for every man woman and child in this earth. When will this madness end???

Guest Avatar
Kate 5th June, 2020 @ 07:04

Thanks for this. I might be late to the game but you've been helpful.

As a small point though, you ask yourself why nobody trusts the potential tenant enough to act as their guarantor. Well, here's my experience so far:

My partner has paid his CCJs (I'm aware that is a problem with many landlords and appreciate why) but even when I was the chief earner and we mentioned these for pre-application disclosure, the immediate focus is on him, and I'll need a guarantor. It should be easy, right? After all, it's not like we can't afford it.

The only issue we have is that we don't know many people. We know two people who fully meet the guarantor criteria - needing to earn x, being a UK homeowner... One of those offered to be our guarantor recently, but he has a very unreliable accountant who, after much chasing, singlehandedly managed to lose us a place simply by ignoring all requests to sent tax returns. The other person, he doesn't trust anyone enough to act as their guarantor - he's recently found out that both his son and ex wife have been on the take from one of his businesses, so who can blame him? Heck, I'd trust nobody after that experience.

We're going to try using one of these rent guarantor companies within the week. If you still want to know about the experience, I'll be happy to tell you everything.

Guest Avatar
Ann-marie Derrick 30th August, 2020 @ 13:55

Being a six month tenancy which is just about to run out I did have a guarantor but the person will not do it again what are my legal rights

Guest Avatar
Mabel 4th November, 2020 @ 18:24

May i say that whilst i understand the perspective of the landlord and mainly the person writing this article. It is not about “why doesn't anyone trust them” sometimes its an emergency that sees them having to flee an abusive home and start again. Or family/friends that simply do not earn the ridiculous x3 wage!
This is geared very much to feeling like “yes i know this is hard for you but.... tough”.
Anyone with a heart can see the genuine souls that need help and should offer a 1:1 meeting if they really are that worried!
Do a credit score, if they are low income/help. So wjat? Maybe they have fallen on hard times. A genuine worker will have zero issue showing you why they need that help and home.
Abit more open mindedness would help many folks trapped. Me included

Guest Avatar
Richard Harris 11th November, 2020 @ 14:50

This insistence by landlords for insisting that all landlords demand a home owner guarantee another persons rent like the character who has written this article is so close to ridiculous.Why this action is not criminalized is very odd? People need to petition for law changes in the renting system. This rent guarantor scam means that a tenant will never have a sensible relationship with a rogue property agent or landlord and why would they after being treated like a none responsible adult. There is a rent safety net and it is called housing benefit, why on Earth can't these rogue landlords and equally dodgy letting agents get their minds around this? HERE IS THE REASON WHY? GREED- If they are charging a fair market rent and a tenant loses his/her job, benefits will cover the rent. What they wont cover is the excessive profiteering rents charged by many landlords who are in turn encouraged to do this by unprofessional greedy letting agents....The rental market in the Uk over the last 25 years has gone rogue and riddled with greed, with characters looking to excessively profit from renting out properties at excessive prices. The law should force them to rent out a property under normal conditions and not place obstacles in the path of those unlucky enough to have to rent. How many decent families have been forced into homelessness because a greedy landlord makes unnatural demands. No sane person wants to guarantee the rent of another person, this invites all sorts of potential difficulties. The laws needs to be created to stop many of the current vile renting practices going on in the UK. You want to be a landlord then do what was done for hundreds of years, you rent out and take a change while enjoying taking money and if a person loses their job, USE YOUR BRAINS and be honest....housing benefit is the required safety net. Stop charging over the top rent prices and cut out the ridiculous middle man parasitic property agents. deal directly with prospective tenants.

Guest Avatar
Tim 16th November, 2020 @ 18:53

Having read up on being a guarantor on this site as I found a couple of the clauses interesting, yet apparently, normal like that I am still apparently a guarantor when I am dead or bankrupt, well good luck with that. Yes I do get the landlord would pursue my estate or join the long list of creditors, but neither situation sounds like one worth pursuing.

Note I am not considering either death or bankruptcy imminent issues I have to deal with thankfully.

Anyway, I digress, I felt compelled to comment as I find it odd that this site encourages landlords both to insist on guarantors and yet advise potential guarantors to run a mile.

Comments like "Why doesn’t anyone trust this person enough to be their Guarantor?" err well I read the text here on it and decided it is not worth the trouble?

Now I get they are saying think seriously about it and understand what you are agreeing to, but if you scare everyone off being a guarantor there won’t be any!

Guest Avatar
Star 17th November, 2020 @ 01:13

This post is a damaging post for all future tenants. You are clearly a property owner in a position where you have been lucky enough not to have needed to rent a property yourself for 20+ years, but have been reaping the benefits of inflation of your home property and your investment property, plus the tenant paying for your mortgage on your investment property. You also mention that the rent has been paid for the most part of 20 years apart from once by one “ass hole” tenant yet fail to mention their personal circumstances - perhaps they lost their job and fell into financial hardship. Guarantors are few and far between and I’m sure if you had a friend or neighbour who was renting a property you would not jump at the chance to put your credit score and finances on the line for someone - even if you did trust them. Mixing money with friendship is not usually a good thing so many people are usually not willing to be a guarantor. If someone’s not going to pay the rent, they’re not going to pay the rent and neither is the guarantor. If it gets to eviction and court and they get issues with CCJs and they haven’t paid by then, they’re not paying the rent. People who rent don’t have lots of money to be buying property. This is a very out of touch post and you are doing damage by promoting this opinion as it is in researched and biased.

















Your personal information will *never* be sold or shared to a 3rd party. By submitting your details, you agree to our Privacy Policy.

Popular Landlord Categories