Guide · Guarantors
Renting without a UK guarantor: your options
International students, people new to the UK, the self-employed and people living on savings are often told “you need a UK guarantor”. Here’s what that means, what it costs, and the other routes that exist.
Flat ReviewsUpdated 31 October 20263 min read
In this guide
In short
- A guarantor promises to pay your rent if you don’t. Landlords usually ask for one when you can’t show UK income.
- A personal guarantor usually has to live in the UK and earn about 36 times the monthly rent a year.
- Guarantor companies cost about 6% to 14% of a year’s rent, and you don’t get it back.
- Some build-to-rent buildings, small agencies and private landlords accept an international guarantor, a guarantor alternative or no guarantor. It’s case by case, so ask.
Why landlords ask for a guarantor
Before you rent, the landlord or agent checks that you can pay (“referencing”): your income, your previous landlord and your UK credit history. Many agents look for a yearly income of about 30 times the monthly rent, so about £42,000 a year for a £1,400-a-month flat (how agents work it out).
If you can’t show that, usually because your income is new, irregular, from abroad or from savings, they ask for a guarantor. In England, since May 2026, you can no longer offer months of rent upfront instead: see who loses out from the rent-in-advance rule.
A personal guarantor
This is usually a parent, relative or friend who signs a legal promise to pay your rent if you don’t. Most landlords want someone who:
- lives in the UK and has a good UK credit history;
- earns about 36 times the monthly rent a year (about £50,400 for a £1,400-a-month flat);
- often owns their home.
Guarantor companies
If you don’t know anyone who qualifies, a guarantor company can sign instead. You apply, they check you (many accept international students and workers), and they promise the landlord your rent in exchange for a fee.
6%–14%of a year’s rent: what guarantor companies charge
£900–£2,100a year, roughly, for a £1,500-a-month flat
£0of it comes back to you
Prices compared across the main providers in August 2026 (Harvey W James). Check the current price before you apply.
- Ask the landlord or agent which guarantor companies they accept, and get it in writing before you pay any fee you can’t get back.
- Compare prices: they differ a lot, and some let you pay monthly.
- Check what happens if you leave early, or stay a second year: some charge again every year.
Landlords who may accept you without a UK guarantor
A UK guarantor is common, but it isn’t a law. Many landlords decide case by case, so it’s always worth asking.
- Build-to-rent buildings. These are whole buildings owned and run by one company, and many deal with international renters every day. Some accept a guarantor who lives abroad, check your savings instead of a payslip, or use an insurance-backed “guarantor alternative”. For example, in June 2026 the build-to-rent operator Touchstone started offering one for tenants who can afford the rent but have no UK guarantor (Property Reporter). Not every building does this: ask the leasing team before you apply.
- Small letting agencies and private landlords. Their rules are often less fixed. Some will accept a guarantor abroad, proof of savings, or a letter from your employer or university, if you explain your situation.
- Private student halls. Many accept international students without a UK guarantor, and some can still take rent upfront.
- Your employer or university. Some relocation teams and universities can help, or know landlords who will.
How to ask
Ask early, before you pay anything. Explain why you don’t have a UK guarantor, and what you can show instead: savings, income from abroad, a sponsor or scholarship letter, or references from a previous landlord. Then ask which of these they would accept.
What to have ready
- Your passport, and your visa or share code for the right-to-rent check.
- Bank statements for the last 3 to 6 months, and proof of any savings.
- An employment contract or job offer (even from abroad), and recent payslips.
- If you’re self-employed: tax returns, accounts, or a letter from your accountant.
- If you’re a student: your university offer letter, and any sponsor or scholarship letter.
- A reference from your previous landlord, translated if it isn’t in English.
Sources
- GOV.UK: Renters’ Rights Act overview for tenants (rent in advance)
- Letting a Property: How is tenant affordability calculated?
- Harvey W James: Rent guarantor services compared (prices checked August 2026)
- Property Reporter: Build-to-rent operator adopts an insurance-backed guarantor alternative (29 June 2026)
- The Negotiator: flatfair rolls out a tenant guarantor product for build-to-rent homes
- GOV.UK: Prove your right to rent in England
Written by the Flat Reviews team and checked against the official sources above on 31 October 2026. Laws and figures change, so check the latest guidance before you act. This is general information, not legal advice.
Flat Reviews is run independently by JJ Agency. We don’t take payment to publish, change or remove reviews or guides. Photos are used under their free licences, credited under each one.
