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Rent guarantors in London: why they’re more important than ever
The Renters’ Rights Act 2026 has moved the financial goalposts for anyone relocating to London from overseas by banning advance rent payments.
Since 1 May 2026, landlords can no longer demand more than one month’s rent upfront for new tenancies. This removes what was often the only way to compensate for a lack of UK income: paying several months upfront to reassure a landlord. With that option removed, rent guarantors have become more important than ever.
What you’ll learn in this quick guide
- What is a rent guarantor
- Why arranging a rent guarantor is essential
- The two types of rent guarantor
- How to prepare
- FAQs
- How Simply London can help
What is a rent guarantor?
A rent guarantor is a person or organisation that agrees to cover your rent if you can’t pay. Landlords typically require a guarantor from tenants who cannot meet the standard referencing criteria. In the absence of upcoming or sufficient income in the UK, this is a common scenario for anyone who has just arrived in the UK.
Why a rent guarantor is essential when relocating to London
London’s rental market is competitive, with demand outstripping supply. Given these conditions, landlords naturally favour applications that present the least perceived financial risk.
For many people relocating to London, securing a guarantor has become essential.
This particularly applies to students, applicants whose income falls short of standard affordability requirements, and anyone relying on overseas income or savings. Even financially secure tenants can struggle to satisfy referencing checks without a UK credit history or provable UK-based income.
With advance rent now banned by the Renters’ Rights Act 2026 as a workaround, a guarantor is now one of the few practical ways to reassure landlords.
Types of rent guarantor
There are two types of rent guarantors available to you.
1 – Private UK-based guarantor
This is typically a friend or family member who lives in the UK and agrees to be legally responsible for your rent if you default. They must pass letting agents referencing checks – crucially, they usually require a guarantor to earn at least 36 times the monthly rent per year.
The practical reality for most expats is that without a close network in the UK, this option can be difficult to arrange.
2 – Professional guarantor service
Specialist companies like RentGuarantor act as your guarantor in exchange for a fee, typically equivalent to 3 to 5 weeks’ rent. Having applied, they assess your application against their criteria, which varies by provider. If approved, they guarantee your rent to the landlord for the agreed period.
There are two important caveats: approval is not assured, and the application fee (currently £20 for RentGuarantor) is non-refundable if your tenancy application falls through.
How to prepare
Address the guarantor question before you start viewing properties. London’s rental market doesn’t stand still, and being unprepared on referencing is one of the most common reasons expat applications fail at the final stage.
1. Check what rent level you are likely to qualify for
Most landlords and letting agents apply affordability requirements based on your income. Use the calculator below to estimate the level of rent you are likely to qualify for:
2. Establish whether you are likely to need a guarantor
You may need a guarantor if:
- you do not yet have UK-based income;
- your income or savings are primarily overseas;
- you are a student; or
- your income does not meet the affordability requirements for the rent you plan to pay.
2.1 Consider your guarantor options early
If you have family or close friends in the UK, speak with them early about what acting as a guarantor involves.
If a private guarantor is not available, research professional guarantor services before you begin viewing properties. Each provider has different eligibility criteria, and obtaining approval in advance can significantly strengthen your position when making an offer — especially in a fast-moving market.
Having a guarantor approval sorted when you make an offer significantly strengthens your position – especially if you need to move quickly on a property.
2.2 Estimate the cost of a professional guarantor service
If you expect to need a professional guarantor, use the calculator below to estimate the likely annual fee:
Please note this is an estimate only, and fees can vary by provider.
2.3 Apply before starting your property search
If you require a professional guarantor service, it is usually best to apply before beginning your property search, so there are no delays once you find a property you want to secure.
FAQs
> Can my guarantor live outside the UK?
No. Landlords and letting agents will only accept UK-based guarantors, because any legal action to recover unpaid rent must be taken through the UK courts – making an overseas guarantor impractical to enforce against.
> How much does a professional guarantor service cost?
Typically, between 3 and 5 weeks’ rent paid as a yearly fee. For example, on a £2,500 per month property, you should expect to pay somewhere between £1,730 and £2,885 every 12 months.
> Is approval by a professional guarantor service guaranteed?
No. You must meet their criteria. Apply early in your property search, so you know your options and are not caught out when you need to move quickly.
> What if I can’t find a guarantor?
Your options become more limited. Some landlords may be open to negotiation on other terms, and there may be options – such as serviced apartments or corporate lets – that sit outside the standard referencing process while you establish your UK profile.
Sources
- Simply London – Will your US credit score help you rent in London?
- Simply London – What the Renters’ Rights Act 2026 means
- Gov.uk – Renters’ Rights Act overview for tenants
Consult with Simply London
At Simply London, we specialise in helping expats navigate every aspect of their move – including the parts that can catch you off guard, like rental referencing and guarantors.
We know how the London rental market works, how its intricacies impact international applicants, and how to plan your property search to give you the best chance of securing the home you want.
Read more about our Home search services, and contact us today!
The information provided in this article is for general informational purposes only and does not constitute legal, financial, or tenancy advice. Referencing requirements, guarantor criteria, and landlord policies can vary between landlords, letting agents, and guarantor providers, and may change over time. You should always seek professional advice relevant to your individual circumstances before making decisions relating to renting property in the UK.