Rental agreements often include a guarantor for financial reasons, but their involvement and set of responsibilities can vary on a case by case basis.
So in this guide I’ll answer some common questions – what is a guarantor for rent agreements, who needs one, and what are they responsible for? Whether you’re a landlord or a tenant, I’ll explain everything you need to know.
During the last few years, the number of UK landlords that require tenants to have a guarantor has grown considerably.
Recent data from Goodlord shows that between 2018-2022, there has been a 36% rise in the proportion of landlords asking tenants to provide a guarantor. London saw a 37% increase during that time.
Students and working professionals early in their career are the most likely to need a guarantor. I’ll explain why, as this guide answers several frequently asked questions from both tenants and landlords about guarantors in the UK.
Contents:
What is a guarantor?
A guarantor is a person who agrees to pay on behalf of tenants if they fail to do so – for example, because they cannot afford to.
Landlords can seek repayment from guarantors in these circumstances. Therefore, the agreement needs to be in writing, with the document setting out the guarantor’s legal obligations.
First and foremost, the purpose behind the agreement is to ensure that landlords continue to receive the rental payments they are due throughout a tenancy agreement.
However other scenarios may arise requiring a guarantor to pay on behalf of a tenant, such as damage to a property beyond the scope of the security deposit.
The guarantor will be someone who either has a higher income than the tenant and/or more savings.
When do you need a guarantor to rent a property?
Typically, a landlord or their estate agent will ask tenants to provide a guarantor before the signing of a tenancy agreement if their income is below a certain threshold.
If the landlord or agent assesses that tenants’ income is too low to guarantee consistent payment of the rent on time, or perhaps even the upfront security deposit, they will insist on a guarantor.
As tenants, when is your income not enough to sign an agreement without a guarantor?
- As a general rule of thumb, your annual income should be 30 times the monthly rent, according to Smart Money Tools.
- For a simpler calculation, your annual income needs to be approximately 2.5 times the amount of rent due after one year.
- The requirements of different landlords or their agents will vary – some will have stricter requirements.
As you might expect, to pass this test, students are the most likely tenants that often require guarantors. Even if they have a part-time job around their studies, it’s unlikely to generate enough income to sign a tenancy agreement without a guarantor.
Many employees also need a guarantor if their annual income is not high enough to pass this test.
Groups that often need guarantors include, according to Shelter:
- Students
- First-time renters
- Those on low income or receiving benefits
- Tenants moving to the UK from overseas
- Renters without references from previous landlords
These are all logical reasons for needing a guarantor. So, let’s take a look at who is eligible to act as a guarantor.
Who can be a guarantor for rent payments?
As a landlord, what criteria should you use to assess a tenant’s prospective guarantor?
As above, landlords or their agents need to analyse the income or savings of a prospective guarantor. For example, they’ll check to see if it’s approximately 2.5 times the annual rent – alternatively, they’ll review documents containing proof of savings.
Essentially, the guarantor goes through the same financial checks that a typical applicant would. For more information, take a look at my guide on right to rent checks and other tenant checks.
These include:
- Solvency checks: Relevant documents include bank statements or a letter from an employer confirming their salary
- Credit checks: A review of the guarantor’s credit history looks for any warning signs such as unpaid debts, personal bankruptcy, or county court judgements (CCJs)
Other requirements can include the guarantor living in the UK or being a homeowner. The guarantor is often a parent, family member, friend or known acquaintance.
What responsibilities does a guarantor have?
As a landlord, if your tenant needs a guarantor, what will they be responsible for during the tenancy agreement?
Ideally, the guarantor’s involvement ends with their signature before the tenancy begins. If tenants pay the rent on time and look after the property, the guarantor never needs to hear from the landlord or their agent.
But if that’s not the case, then guarantors must step in when needed. Typically, if tenants do not pay the rent on time and don’t rectify the situation quickly, the guarantor becomes responsible for making a swift repayment.
For comprehensive details around the remit of a guarantor, take a look through relevant legislation such as the Landlord and Tenant (Covenants) Act 1995.
Depending on the specific agreement between the landlord and guarantor, responsibilities can be wide-ranging, including:
- Joint tenancy rent: Joint tenants are mutually responsible for the total rent due, not only their share. For example, let’s say that two friends are joint tenants, with one parent acting as the guarantor. The parent’s son pays his share of the rent on time, but his friend doesn’t. As the guarantor, the parent is still liable for the missing share.
- Utility payments: If tenants are responsible for paying council tax, energy bills and so on but fail to act, this can become the guarantor’s responsibility.
- Payment for damage: While costs for any damage could come out of the security deposit, if this doesn’t cover it, the guarantor may need to pay for the rest.
- Duration: The guarantor’s responsibilities typically last for the duration of the tenancy, unless specified otherwise in the agreement.
If there is a change to the tenancy agreement – for example, a rent increase – this requires a new guarantor agreement.
Final thoughts: Alternatives to using a guarantor for rent
If you are a tenant that’s unable to find a guarantor (for example if you need, but don’t have, a UK-based one) then the landlord may agree to a different arrangement.
One of the most common questions from tenants without a suitable guarantor is – “if I pay 6 months rent in advance do I need a guarantor?”… The answer is, it depends on the landlord, but some will accept this financial arrangement if no guarantor is available, while others may ask for 12 months upfront.
In these circumstances, it’s common for a de facto guarantor to provide the funds on behalf of their tenant to secure the rental agreement.
Other options include applying to councils or charities for support, with rent guarantees available or a discretionary housing payment (DHP). There are also some services that act as guarantors, such as Housing Hand.
Whether you’re a landlord or looking for somewhere to rent, I hope this guide has answered your questions about the role of a guarantor.
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