There is no single UK-wide legal income requirement for a rent guarantor. Each landlord, letting agent or referencing company can set its own criteria. Some use an annual-income multiple such as 36 or 40 times the monthly rent, while others assess disposable income, credit history, residency and property ownership.
Use the FigurePath guarantor affordability calculator to compare 30×, 36× and 40× income-multiple scenarios.
Typical guarantor income calculations
The basic calculation is:
Monthly rent × required multiple = indicative annual guarantor income
| Monthly rent | At 36× | At 40× |
|---|---|---|
| £700 | £25,200 | £28,000 |
| £900 | £32,400 | £36,000 |
| £1,000 | £36,000 | £40,000 |
| £1,250 | £45,000 | £50,000 |
| £1,500 | £54,000 | £60,000 |
| £2,000 | £72,000 | £80,000 |
These figures are examples, not universal approval thresholds. Ask the agent for the exact calculation before anyone completes a guarantor application.
Why a guarantor may need more income than the tenant
The guarantor normally has their own housing costs and financial commitments while agreeing to cover specified tenancy debts. A referencing provider may therefore use a higher multiple than it uses for the tenant.
Other checks a guarantor may face
- Credit-history and identity checks.
- Proof of employment, pension or other accepted income.
- Payslips and bank statements.
- UK residency requirements set by the provider.
- A requirement to own a home, although this is not a universal legal rule.
- Assessment of existing debts and commitments.
Shelter explains that there are no set rules about who may be a guarantor, although landlords commonly prefer someone with good income and credit history who lives in the UK. Acceptance remains provider-specific.
Worked example
Maya applies for a flat costing £1,100 a month. The agent requires the tenant to earn 30 times the monthly rent and a guarantor to earn 36 times the monthly rent.
- Indicative tenant income: £1,100 × 30 = £33,000.
- Indicative guarantor income: £1,100 × 36 = £39,600.
Maya earns £31,000, so the agent asks for a guarantor. Her proposed guarantor earns £42,000, but the income calculation alone does not guarantee acceptance because the agent also completes its other checks.
What if the guarantor’s income is not high enough?
Ask the landlord or agent whether it will consider:
- Two guarantors, if its policy permits this.
- A guarantor with combined pension and employment income.
- Additional evidence of savings or low commitments.
- A council or charity rent-guarantee scheme.
- A commercial guarantor service that the landlord confirms it accepts.
- A different property with a lower rent.
Do not assume an alternative will be accepted. Obtain confirmation before paying a provider or making a non-refundable commitment.
Income is only one part of the decision
A guarantor should read the actual agreement, not just the income requirement. Depending on its wording, liability may cover unpaid rent, damage, changes to the tenancy, later tenancy periods or debts created by joint tenants.
Read our full guide to guarantor checks and liability. If credit history is the concern, see renting with a low credit score.
Questions to ask the letting agent
- Which income multiple do you use?
- Is the calculation based on the whole rent or one tenant’s share?
- Which types of income count?
- Must the guarantor live in the UK or own property?
- How long does the guarantee last?
- Can liability extend to other joint tenants?
- Will the agreement change if the tenancy renews or the rent increases?
Frequently asked questions
Does every guarantor need to earn 36 times the monthly rent?
No. Thirty-six times rent is one possible referencing formula. Another provider might use 40 times, a different multiple or a broader assessment.
Can retired people be guarantors?
Potentially. The provider decides which pension, savings and other income it accepts and what evidence is required.
Can a guarantor cover only one person in a shared tenancy?
That depends on the written guarantee and tenancy. Some agreements can expose a guarantor to liabilities arising from the whole joint tenancy. Independent legal advice may be sensible before signing.
Does passing the calculator mean the guarantor will be accepted?
No. FigurePath provides an estimate using the selected income multiple. The landlord or referencing provider makes the decision.
Sources and review information
Last reviewed: 19 July 2026. This is general information, not legal advice. Guarantor criteria and agreements vary.