Guarantor affordability calculator
See whether a guarantor earns enough to stand behind the rent. Enter the figures for an instant Pass or Refer.
Enter the monthly rent and the guarantor's income to see the result.
How guarantor affordability works
Why the multiple is higher
A guarantor has to cover the full rent on top of their own living costs, so they are held to a higher income multiple than the tenant. The established benchmark is 3× the annual rent, the same as 36× the monthly rent. For a £1,200/month rent (£14,400/year), that needs £43,200 gross annual income.
What a guarantor is liable for
A guarantor agrees to pay the rent if the tenant does not. Under a joint tenancy that liability is usually joint and several, so the guarantor can be pursued for the whole rent, not just one tenant's share, for the length of the tenancy. That is why the income bar sits well above the tenant's own affordability threshold. Our rent guarantor guide covers the legal detail and the paperwork agents use.
How much does a guarantor need to earn?
Here is the gross annual income a guarantor needs at common rent levels. Most agencies work to 3× the annual rent, and some raise the bar to 3.5× on higher-risk lets.
| Monthly rent | Annual rent | 2.5× | 3× (benchmark) | 3.5× |
|---|---|---|---|---|
| £1,000 | £12,000 | £30,000 | £36,000 | £42,000 |
| £1,500 | £18,000 | £45,000 | £54,000 | £63,000 |
| £2,000 | £24,000 | £60,000 | £72,000 | £84,000 |
| £2,500 | £30,000 | £75,000 | £90,000 | £105,000 |
The 3× column is the figure most agents quote, the same as 36× the monthly rent. Our guides to getting a guarantor and the UK guarantor process set out where these thresholds come from.
Who can be a guarantor?
A guarantor has to be someone a landlord can rely on if the rent stops. Requirements vary by agency, but most look for the same core traits.
- UK based and over 18. Many agencies require a guarantor resident in the UK, which keeps enforcement straightforward if a claim is ever needed.
- Income that clears the multiple. Gross annual income above the threshold in the table, usually 3× the annual rent.
- Clean recent credit. No county court judgments in the last few years, since a guarantor with their own arrears is weak security.
- Often a homeowner or close family member. Not a hard rule, but property backing and a personal stake both strengthen the case.
Our guide to how to get a guarantor and when a guarantor is needed walk through the checks in full.
Guarantor or the alternatives?
A guarantor is the usual fix for a shortfall, but not the only one. When a suitable guarantor is not available, agents reach for a few alternatives.
- Rent protection insurance. Cover that pays the landlord if the tenant defaults. See our guide to rent protection insurance.
- Guarantor insurance. A product the tenant buys to stand in for a personal guarantor. Our guide to insurance for guarantors explains the trade-offs.
- Paid rent guarantor services. A company that acts as guarantor for a fee. See rent guarantor services.
- Deposit replacement and rent in advance. Lower-cost options for smaller gaps. Our guide to deposit replacement schemes covers where they fit.
What checks does a guarantor go through?
An income multiple is the opening test. A full reference then verifies the guarantor's income against documents and checks their credit history, so you know they can stand behind the tenancy rather than just meet a figure on paper.
Common questions
How much does a guarantor need to earn?
The common benchmark is 3× the annual rent, the same as 36× the monthly rent. On a £1,200 monthly rent (£14,400 a year), that means £43,200 a year. Some agencies set the bar at 2.5× or 3.5× depending on the let.
Who can be a guarantor?
Commonly a UK-based adult with stable income above the multiple and clean recent credit, often a homeowner or close family member. The exact criteria are set by the agency, so confirm them before you request references.
Is a guarantor liable for the whole rent?
Usually yes. Under a joint tenancy the liability is normally joint and several, so the guarantor can be pursued for the full rent, not just one tenant's share, for the length of the tenancy.
Can you rent without a guarantor?
Often, yes. Rent protection insurance, guarantor insurance, a paid guarantor service, or rent in advance can each cover a shortfall when a personal guarantor is not available.
Related reading
This is a screening guide, not a formal affordability decision. Always verify income against documents and apply your agency's own policy.
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