Compare provider-accepted guarantor income with the whole-property rent or a stated tenant share, using the provider’s actual income policy where available.
Guarantor Affordability Calculator
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This is an estimate, not a referencing decision or legal or financial advice. Letting agents and landlords set their own affordability criteria. England-specific deposit rules are identified clearly.
Check the guarantee scope before calculating
A calculation based on one tenant’s share is useful only when the proposed guarantee is limited to that share. Citizens Advice warns that a guarantor for a joint tenancy commonly guarantees all the rent, and the agreement may also cover damage or other tenancy obligations. Read the guarantee and tenancy agreement together.
The income calculation
Required eligible annual income equals the monthly rent responsibility multiplied by the selected policy. The calculator compares that requirement with entered employment, pension and other provider-accepted annual income. It then shows the exact gap or surplus, percentage met and maximum rent under that policy.
A 36× monthly-rent scenario is commonly cited by referencing providers, but it is not a law or universal rule. Some providers use another multiple, require UK residence or home ownership, assess commitments, or refuse to combine income. Use custom policy when the agent gives you its exact figure.
Worked example
For £1,200 monthly rent at 36×, required annual income is £43,200. A guarantor with £45,000 of provider-accepted income meets 104.2% of the requirement, is £1,800 above it and has a maximum rent of £1,250 under that scenario.
Income is only one part of the decision
- Confirm which income sources and evidence periods are accepted.
- Ask whether the guarantor must live in the UK or own property.
- Check whether liability covers all joint tenants, damage, interest or enforcement costs.
- Check when the guarantee ends and what happens after a rent increase or tenancy change.
- Seek independent advice before signing if the wording or potential liability is unclear.
England rules after 1 May 2026
GOV.UK confirms that a landlord may ask for a guarantor. It also advises guarantors to review existing agreements affected by tenancy reforms and consider independent legal advice where the effect is unclear. A guarantor is not a reason to ignore deposit, rent-in-advance or prohibited-payment rules.
Sources and review
- GOV.UK: Tenant Fees Act guidance for tenants
- Citizens Advice: using a guarantor
- Vouch: guarantor affordability convention and provider variation
Calculation version: 1.4.0
Content reviewed: 20 July 2026
FigurePath tests an income scenario only. It does not decide whether a guarantor qualifies or interpret the legal effect of a guarantee.