Yes, you can rent on a zero-hours contract. Because no hours are guaranteed, you need to show the pay you have actually received and that it meets the usual test of about 30 times the monthly rent a year. A 12-month pay record makes that easier. If your income falls short, a guarantor or joint application is the usual answer.
What makes zero-hours different
GOV.UK describes zero-hours contracts as usually for “piece work” or “on call” work. The worker is on call when needed, the employer does not have to give them work, and they do not have to work when asked. Zero-hours workers still get statutory annual leave and the National Minimum Wage.
For referencing, the problem is simple. Your contract guarantees no hours, so an employer reference cannot confirm a set salary. The agent has to judge your income from what you have been paid instead.
This guide focuses on that zero-hours question. For the full evidence pack for any irregular pay, see can you rent with variable income.
How agents assess non-guaranteed hours
Referencing companies do not usually publish one fixed formula for zero-hours pay, and methods vary. What is published points the same way: agents want to see income that is likely to continue.
- Rightmove’s referencing service, in an April 2026 update, describes a 12-month income assessment. It says it has aligned its fixed-term and self-employed income requirements with its existing approach for temporary and zero-hour income.
- Rightmove’s renter guide gives the common affordability test: annual gross salary of at least 30 times the monthly rent, or monthly gross income of at least 2.5 times the rent.
- Goodlord explains that Open Banking lets you share bank data directly, so a referencer can see recurring income, usually over about the last three months.
Ask the agent early which referencing company they use and how it treats zero-hours income. The answer tells you what to prepare.
Evidence that helps
- 12 months of payslips, if you have them. A full year smooths out quiet and busy months.
- Your P60. GOV.UK says it shows the tax you paid on your salary in the tax year (6 April to 5 April). Your employer must give you one by 31 May if you work for them on 5 April. It is an official annual pay total.
- Bank statements that match your payslips. Citizens Advice suggests covering your account numbers when you share them.
- An employer reference about your work history. Shelter suggests agency workers get a reference that confirms work history or working hours. The same idea works on zero hours: ask your employer to confirm how long you have worked there and your typical hours.
Worked example (fictional)
Jordan has worked on a zero-hours contract for a year. Gross pay on the last 12 monthly payslips:
| Months | Gross pay |
|---|---|
| 1–4 | £1,820, £1,640, £2,010, £1,550 |
| 5–8 | £1,905, £1,760, £1,480, £2,150 |
| 9–12 | £1,690, £1,830, £1,715, £1,870 |
| Step | Figure |
|---|---|
| Total of 12 months | £21,420 |
| Monthly average (£21,420 ÷ 12) | £1,785 |
| Highest rent at 30 times (£21,420 ÷ 30) | £714 a month |
| Income needed for a £700 flat (30 × £700) | £21,000 |
On a 12-month average, Jordan passes for a £700 flat with £420 to spare. But if an agent took a cautious view and used only the lowest month (£1,480), that is £17,760 a year, which supports only £592 a month. This is why a full year of evidence matters. A short or low run of months can change the answer.
If your average falls short
- Use a guarantor. They agree to pay the rent if you do not, and are referenced too. See renting with a guarantor.
- Apply jointly. A partner or housemate with steady pay can lift the household figure. See joint income and rent affordability.
- Look at a lower rent. Divide your 12-month total by 30 to find the rent your average supports.
- Wait a few months if your record is short, so you can show a longer pattern.
Use the income required to rent calculator to check the income a rent needs, then compare it with your 12-month average.
Related: How to rent with no rental history
Sources
- GOV.UK: Zero-hours contracts, checked 4 October 2026
- GOV.UK: P60, checked 4 October 2026
- Citizens Advice: Information landlords ask for when you start renting, checked 4 October 2026
- Shelter England: Landlord references, checked 4 October 2026
- Rightmove: Referencing updates, checked 4 October 2026
- Rightmove: Preparing for reference checks, checked 4 October 2026
- Goodlord: Guide to Open Banking, checked 4 October 2026
This guide is general information, not legal or financial advice. Report a possible error.