Rent guarantor requirements: who can be one, who cannot, and the alternatives

In England, a rent guarantor is usually a private contractual safeguard rather than a statutory status: the law controls fees and enforceability more than it controls who is acceptable. Scotland, Wales and Northern Ireland differ at points, especially on writing, age and fee rules.

What does a guarantor need to provide?

A guarantor normally needs to provide signed written agreement to the guarantee, identity and address details, and evidence that they can pay if the tenant does not, usually through income, credit and employment or accounts checks. In England, a landlord can ask for a suitable rent guarantor, but the tenant or guarantor cannot be charged for meeting that condition: the government guidance says, “You can ask a tenant to provide a suitable rent guarantor as a condition of granting the tenancy; however, you cannot ask the tenant or their guarantor to pay any fees associated with meeting this condition (e.g. referencing or administration costs).” The common UK guarantor requirements used by agents are proof of income and a credit check; Shelter says, “The landlord or agent usually checks your guarantor's income and credit history.” The income benchmark to use is 36 times the monthly rent, equal to three times the annual rent, not a loose “3x rent” figure. No fixed savings amount is set for how much savings a guarantor needs; for pensioners, agents may accept regular income or liquid assets instead.

Does a guarantor have to be a homeowner?

A rent guarantor does not legally have to be a homeowner in England, but many landlords and letting agents still prefer or require one as a referencing rule. Shelter’s legal guidance says, “There are no set rules about who may be a guarantor,” while Shelter’s tenant-facing guidance reflects market practice: “They might say your guarantor must be a homeowner.” That distinction matters because does a guarantor need to be a homeowner is not answered by statute alone: legally, homeownership is not the qualification, but commercially it can decide whether a landlord accepts the person. Total Landlord describes the common market position more strongly, saying, “Most letting agents and landlords say that a guarantor needs to be a homeowner.” In Scotland, Shelter gives the same legal starting point — “There are no set rules for who can be a guarantor” — so homeownership is again an acceptance issue rather than a statutory condition.

What disqualifies someone from being a guarantor?

There is no statutory disqualification list for rent guarantors in England, but under-18 status, poor credit, insufficient income, non-UK residence or failing an agent’s referencing criteria commonly stop someone from being accepted. Shelter’s legal summary is the cleanest rule: “There are no set rules about who may be a guarantor.” Age is still a real capacity issue: in England, Wales and Northern Ireland, full age is 18, while Scotland is different because legislation says “a person of or over the age of 16 years shall have legal capacity to enter into any transaction.” In practice, what disqualifies you from being a guarantor is often the agent’s risk test, not a housing statute: Goodlord says a guarantor goes through referencing and “they can't have any adverse credit,” and passref gives the income benchmark as “at least 36 times the monthly rent.” Non-UK residence can also be a practical barrier because credit-score data is usually UK-based.

Can a pensioner or a close friend be a guarantor?

A pensioner or a close friend can be a rent guarantor if the landlord or agent accepts them and they meet the financial and signing requirements. In England, the legal starting point is that “There are no set rules about who may be a guarantor,” and Shelter adds that “The guarantor is most often a close friend or relative of the tenant.” That means a close friend is not legally worse than a parent, sibling or other relative; the issue is whether the person can be pursued and can pay. Pensioners are not automatically ruled out either, but they may need to show pension income, other regular income, or savings that can realistically meet the guarantee. CIA Landlords states the market position plainly: “Yes, technically, pensioners or retired people can be tenant guarantors, but they do still need to show they have a regular income or sufficient liquid assets.” Some referencing products impose their own age caps, which are product rules rather than statutory disqualifications.

Does a guarantor have to live at a different address from the tenant?

A guarantor does not have to live at a different address from the tenant under any specific English guarantor rule, but a landlord or agent may reject a same-address guarantor as unsuitable. Shelter’s legal position is again that “There are no set rules about who may be a guarantor.” The more common requirement is UK residence, because enforcement and credit checking are easier; Citizens Advice says, “Landlords will usually want a guarantor who lives in the UK, as it's easier for them to take legal action against a UK resident if they need to.” A family group can therefore rent a property where the only named tenant receives Universal Credit and an adult child living there offers to act as guarantor, but the landlord does not have to accept that arrangement. Some agents define a guarantor as someone outside the rented property, but that is a market rule, not a universal legal rule.

Can a company be a guarantor?

A company can be a rent guarantor, but England’s Renters’ Rights Act 2025 post-death rent cut-off protects only an individual guarantor and does not extend to a corporate guarantor. Section 19 is framed around “an individual (the ‘guarantor’)” who guarantees payment of rent, so a company guarantee can carry a different risk profile after a tenant’s death. Company capacity is not the obstacle: the Companies Act 2006 says, “Unless a company's articles specifically restrict the objects of the company, its objects are unrestricted,” and it also says, “Any formalities required by law in the case of a contract made by an individual also apply, unless a contrary intention appears, to a contract made by or on behalf of a company.” A company can therefore be a guarantor for a tenant, including through commercial lease guarantor companies, if the landlord accepts it and the paperwork is properly authorised. In Wales, councils can also guarantee rent under the Homelessness and Social Housing Allocation (Wales) Act 2026.

Does a lodger need a guarantor?

A lodger does not legally need a guarantor, but a live-in landlord can ask for one as a condition of granting the room. Torbay Council states the practical rule directly: “It is up to the landlord whether to ask for a guarantor.” In England, a landlord may also ask for a guarantor before letting, and Shelter says, “A landlord is entitled to ask for a guarantor before letting the property.” The important difference for lodgers is not whether a guarantor is required by law, but which fee rules and licence rules apply. Government guidance on the Tenant Fees Act says, “The act defines what fees and payments you can ask tenants and lodgers to pay,” so a landlord should not assume that calling the occupier a lodger avoids all guarantor-fee restrictions. Wales and Scotland have different tenancy structures for shared-home arrangements, but neither creates a general legal duty for a lodger to produce a guarantor.

Can a landlord say no to a guarantor?

A landlord can say no to a guarantor if they do not consider the guarantor suitable, and the tenant cannot force the landlord to accept that person. Shelter’s legal guidance says, “The tenant has no way to challenge the requirement for a guarantor,” and it also says, “There are no set rules about who may be a guarantor.” In England, a landlord may insist on a suitable guarantor, but the Tenant Fees Act prevents the landlord from requiring the tenant to buy a prohibited paid third-party service as the only route into the tenancy. The practical line is that the landlord can reject an unsuitable guarantor, can let the tenant choose a professional guarantor service, and can offer that service as one option alongside another lawful way of meeting the guarantor requirement. Northern Ireland is thinner on statutory rules, but Housing Rights NI says, “You have the right to ask prospective tenants for a reference and a guarantor.”

What is the alternative if you cannot get a guarantor?

The main alternative to a rental guarantor is a professional guarantor service, and in England extra rent in advance is now tightly limited for assured tenancies. Government guidance says, “You can ask for a maximum of 1 month’s rent in advance after you and your tenant have signed the tenancy agreement and before the tenancy start date.” The Tenant Fees Act also blocks front-loaded rent patterns: “If the amount of rent payable in respect of any relevant period (‘P1’) is more than the amount of rent payable in respect of any later relevant period (‘P2’), the additional amount payable in respect of P1 is a prohibited payment.” Since 1 May 2026, a landlord in England may not ask for, encourage or accept rent before an assured tenancy is signed, so the old fallback of six months’ rent upfront is no longer a safe answer for failed referencing. Other alternatives are a different property, a different landlord, a smaller rent, or a credit check in Northern Ireland where Housing Rights NI says this may be requested “in the absence of a reference or guarantor.”

What is a rent guarantor service?

A rent guarantor service is a paid professional guarantor that promises the landlord it will cover the tenant’s rent if the tenant defaults, instead of the tenant using a parent, friend or relative. In England, MHCLG recognises the model: “You can ask a tenant to provide a suitable rent guarantor as a condition of granting the tenancy, in these circumstances, a tenant could choose to contract a professional guarantor service.” The word choose is important: a UK guarantor service may be an option, but a landlord or agent should not make the tenant take a particular paid third-party contract as the only condition for getting the tenancy where the fee-ban rules prohibit that requirement. In Scotland, the letting-agent code is more direct: “You must not, as a condition of granting the tenancy, require tenants to use a third-party service that charges them a fee.” A professional rent guarantor service is therefore a substitute guarantor, not rent guarantee insurance for the landlord.

Do letting agents accept a guarantor company?

Letting agents may accept a guarantor company, but no UK rule requires every agent or landlord to accept a professional guarantor company for renting. Government guidance in England allows the tenant to choose a professional guarantor service where a landlord asks for a suitable guarantor, saying, “You can ask a tenant to provide a suitable rent guarantor as a condition of granting the tenancy, in these circumstances, a tenant could choose to contract a professional guarantor service.” That does not mean every estate agent must accept every guarantor company: the same suitability test still matters, including the provider’s terms, cover limit, duration and claim process. The clearest legal line is that a landlord cannot require a tenant to enter into a third-party contract when the fee-ban rules prohibit that requirement; the Tenant Fees Act explains that a landlord does not require a contract where the tenant is merely given it as an alternative to another requirement. In practice, acceptance is a commercial decision.

How much does rent guarantor insurance cost?

Rent guarantor services commonly cost from about £40 a month or around 3–6 weeks’ rent as a one-off or annual fee, while landlord rent guarantee insurance is a different product and can start around £195 per tenancy. There is no statutory tariff or cap for rent guarantor insurance or a professional guarantor fee; government guidance simply recognises that “A tenant can use a loan, insurance or contract if they choose to.” Housing Hand advertises, “Start your application today, and get a guarantor from as little as £40 a month.” Flatfair describes its tenant guarantor fee as a one-off sum, saying, “You pay a one-off fee equal to 4–6 weeks’ rent depending on your referencing outcome and risk tier.” By contrast, landlord rent guarantee insurance insures the landlord against unpaid rent; Housing Hand’s own comparison says, “Rent insurance is not a guarantor, it is an insurance policy for landlords.” Alan Boswell advertises landlord cover “from £195 per tenancy.”

Where do you get a guarantor form or template?

There is no statutory guarantor form in England or Wales, so a landlord usually gets a guarantor form or guarantor tenancy agreement template from a landlord association, solicitor, letting agent or document provider. NRLA states, “Although there is no statutory document or format for a guarantor agreement, the agreement should clearly set out what the guarantor will be responsible for paying.” A tenancy guarantor form download free or tenant guarantor form PDF is only useful if it matches the tenancy, the rent, the liabilities being guaranteed, the jurisdiction and the signing formalities. In England and Wales, a guarantee must be evidenced in writing and signed to be enforceable, and if the guarantee is added after the tenancy already exists Shelter says, “Where the tenancy pre-dates the guarantee, the guarantee must be drawn up and executed as a deed.” Scotland is different: the Requirements of Writing (Scotland) Act 1995 says, “writing shall not be required for the constitution of a contract, unilateral obligation or trust.”

Abodient can store the signed guarantor agreement against the relevant tenancy, alongside the deposit scheme, rent and tenancy dates, so a landlord can see exactly which letting period the guarantee belongs to.

Last reviewed September 2026.

Sources

• Tenant Fees Act 2019 guidance for landlords and agents — “You can ask a tenant to provide a suitable rent guarantor as a condition of granting the tenancy; however, you cannot ask the tenant or their guarantor to pay any fees associated with meeting this condition (e.g. referencing or administration costs).” Source
• Shelter England, guarantors for private renters — “The landlord or agent usually checks your guarantor's income and credit history.” Source
• Shelter Legal England, guarantors for tenancy agreements — “There are no set rules about who may be a guarantor.” Source
• Shelter England, guarantors for private renters — “They might say your guarantor must be a homeowner.” Source
• Total Landlord Insurance, what is a guarantor — “Most letting agents and landlords say that a guarantor needs to be a homeowner.” Source
• Shelter Scotland, guarantors — “There are no set rules for who can be a guarantor.” Source
• Age of Legal Capacity (Scotland) Act 1991 s.1 — “a person of or over the age of 16 years shall have legal capacity to enter into any transaction.” Source
• Goodlord tenant referencing checklist — “Your guarantor will have to go through a similar referencing process and credit check, as they can't have any adverse credit.” Source
• passref, rent guarantor UK — “The established industry benchmark is that their annual income should be at least 36 times the monthly rent.” Source
• Shelter Legal England, guarantors for tenancy agreements — “The guarantor is most often a close friend or relative of the tenant.” Source
• CIA Landlords, tenant guarantor — “Yes, technically, pensioners or retired people can be tenant guarantors, but they do still need to show they have a regular income or sufficient liquid assets.” Source
• Citizens Advice, using a guarantor — “Landlords will usually want a guarantor who lives in the UK, as it's easier for them to take legal action against a UK resident if they need to.” Source
• Renters’ Rights Act 2025 s.19 — “an individual (the ‘guarantor’)” Source
• Companies Act 2006 s.31 — “Unless a company's articles specifically restrict the objects of the company, its objects are unrestricted.” Source
• Companies Act 2006 s.43 — “Any formalities required by law in the case of a contract made by an individual also apply, unless a contrary intention appears, to a contract made by or on behalf of a company.” Source
• Torbay Council, rent a room — “It is up to the landlord whether to ask for a guarantor.” Source
• Shelter Legal England, guarantors for tenancy agreements — “A landlord is entitled to ask for a guarantor before letting the property.” Source
• GOV.UK, fees you can charge as part of a tenancy — “The act defines what fees and payments you can ask tenants and lodgers to pay.” Source
• Shelter Legal England, guarantors for tenancy agreements — “The tenant has no way to challenge the requirement for a guarantor.” Source
• Housing Rights NI, finding tenants — “You have the right to ask prospective tenants for a reference and a guarantor.” Source
• GOV.UK, fees you can charge as part of a tenancy — “You can ask for a maximum of 1 month’s rent in advance after you and your tenant have signed the tenancy agreement and before the tenancy start date.” Source
• Tenant Fees Act 2019 Schedule 1 — “If the amount of rent payable in respect of any relevant period (‘P1’) is more than the amount of rent payable in respect of any later relevant period (‘P2’), the additional amount payable in respect of P1 is a prohibited payment.” Source
• Housing Rights NI, finding tenants — “In the absence of a reference or guarantor, you can ask for permission to carry out a credit check on the applicant.” Source
• GOV.UK, fees you can charge as part of a tenancy — “You can ask a tenant to provide a suitable rent guarantor as a condition of granting the tenancy, in these circumstances, a tenant could choose to contract a professional guarantor service.” Source
• Letting Agent Code of Practice (Scotland) Regulations 2016, schedule paragraph 49 — “You must not, as a condition of granting the tenancy, require tenants to use a third-party service that charges them a fee.” Source
• Tenant Fees Act 2019 s.1 — “For the purposes of this section, a landlord does not require a relevant person to make a payment, enter into a contract or make a loan if the landlord gives the person the option of doing any of those things as an alternative to complying with another requirement imposed by the landlord or a letting agent.” Source
• GOV.UK, fees you can charge as part of a tenancy — “A tenant can use a loan, insurance or contract if they choose to.” Source
• Housing Hand, rent guarantor vs rental guarantee insurance — “Start your application today, and get a guarantor from as little as £40 a month.” Source
• flatfair, tenant guarantor — “You pay a one-off fee equal to 4–6 weeks’ rent depending on your referencing outcome and risk tier.” Source
• Housing Hand, rent guarantor vs rental guarantee insurance — “Rent insurance is not a guarantor, it is an insurance policy for landlords.” Source
• Alan Boswell, rent guarantee insurance — “Purchase rent guarantee insurance online from £195 per tenancy.” Source
• NRLA, guarantor documents and guidance — “Although there is no statutory document or format for a guarantor agreement, the agreement should clearly set out what the guarantor will be responsible for paying.” Source
• Shelter Legal England, guarantors for tenancy agreements — “Where the tenancy pre-dates the guarantee, the guarantee must be drawn up and executed as a deed.” Source
• Requirements of Writing (Scotland) Act 1995 s.1 — “writing shall not be required for the constitution of a contract, unilateral obligation or trust.” Source