Do I Need a Guarantor to Rent? Understanding Rental Criteria

Renting a home in Scotland can be exciting—but it often comes with important financial checks. Whether you’re a student, a first-time renter, self-employed, or moving from abroad, understanding the role of a guarantor can be the key to securing a tenancy. One of the most common questions renters ask is: Do I need a guarantor to rent?

In many cases, the answer is yes. If you are a first time renter with limited income or credit history, a landlord can ask for a guarantor. A guarantor provides landlords with extra peace of mind by agreeing to cover missed rent payments or damages. Under Scotland’s Private Residential Tenancy (PRT) system, tenants benefit from strong legal protections—but landlords are still within their rights to ask for additional financial security.

This guide explains who needs a guarantor in Scotland, what landlords look for, and how you can prepare. Whether you’re letting a flat in a city or a shared house in a rural area, understanding your guarantor options can make the rental process smoother, faster, and more successful.

What is a Guarantor?

A guarantor is a person, usually a family member or close friend, who agrees to take responsibility for your rent payments if the tenant fails to pay.  They act as a form of financial security for the landlord. If tenants cannot pay their rent, the guarantor agrees to cover those payments. In general, guarantors are individuals who meet the landlord or letting agency’s criteria, which typically include having a stable income, a good credit score, and residing in the UK. The role of a guarantor is legally binding meaning they could be pursued for any unpaid rent or property damage.

Additionally, guarantors often undergo a credit check to bear this responsibility. This agreement provides additional security by ensuring the landlord receives rent if the tenant faces financial difficulties.

Do I Always Need a Guarantor To Rent?

Not everyone needs a guarantor to rent a property, but in some cases, a landlord may require one for added security. To determine if you need a Guarantor or not depends on your financial status, credit score, or previous lettings history. Some reasons why a landlord may require a guarantor are:

1.  Lack of Rental History

First-time renters or individuals new to the UK may not have any credit or rental history. This is a red flag for landlords because they cannot track your history of paying rent on time. Many younger tenants and international students fall into this category. In these cases, a guarantor is needed to reassure landlords that rent is still covered, reducing the perceived risk.

2.  Poor Credit History

Your credit score can make a big difference in whether you need a guarantor. If your credit history shows late payments, defaults, or other financial issues, landlords may view you as a higher risk. In such cases, a guarantor with a strong credit score can reassure that the landlord still receives payment if any issues arise. Even if your credit score isn’t terrible but is less than stellar, some landlords might ask for a guarantor. It’s always best to be upfront with your history in the application process to address concerns early on.

3. Low Income or Financial Instability

Landlords seek assurance in the consistency of the tenant’s ability to pay the rent on time. In cases where the tenant’s income is below the required rent or their employment situation is unstable, a guarantor would reassure the landlord that the rent is paid on time. Many landlords have specific income requirements, often expecting tenants to earn at least 2.5 to 3 times the monthly rent. If your income is not up to this ratio, having a guarantor with a stable and sufficient income can help lessen the risk for the landlord. This additional security can be the deciding factor between approval and rejection, especially if your financial situation doesn’t meet the landlord’s criteria for rent affordability.

4. If You Are Self-Employed

Being self-employed makes it more challenging to rent because most landlords often prefer to have tenants who have a regular and predictable income. Without regular paychecks, it is hard to prove you are financially stable even if your income is constant. You can strengthen your application by providing tax returns, bank statements, or proof of regular earnings. But most landlords require at least one guarantor as additional security for assurance of rent on time. A good income and decent creditworthiness of a guarantor can increase your chances of getting accepted.

5. International Students or New Arrivals

If you are a student, a young renter, or an international arrival, it is more difficult to get a rental because of no substantial financial history or stable income. Students and younger renters simply cannot meet the income requirements of landlords, hence requiring a guarantor to cover the rent. Similarly, international students or newcomers may not have a UK-based credit history, which can make landlords hesitant. In these cases, having a guarantor—typically a parent, guardian, or financially stable individual—can reassure landlords and improve your chances of securing a rental property.

6. High Rent or Luxury Property

The renting of high-value or luxury properties, as a rule, involves more strict requirements, and many landlords require a guarantor regardless of one’s financial position. Even if you have a good income with a very good credit history, the landlord might still want extra security due to the higher financial risk associated with an expensive property.  This is especially common in competitive rental markets where landlords prefer added assurance that rent payments can be made without issue. If you seek a high-end house to let, you need to be prepared for a probable requirement of a guarantor, even when meeting the basic income and credit score criteria.

Do I need a guarantor if I live in shared accommodation?

In Scotland, whether you need a guarantor in shared accommodation depends on the conditions set by the landlord and the nature of the rental agreement. If you’re renting a room within shared accommodation like a shared house or flat, landlords may ask for a guarantor. Especially if other tenants are not financially stable or you’re a student with no secure income.

Before signing, it is always wise to read and familiarize yourself with the terms of your tenancy agreement so that you are not confused about any additional requirements, such as the need for a guarantor.

Do I need a guarantor for an apartment?

Not everyone needs a guarantor when they rent an apartment, but it is always a good idea to ask the landlord or property manager what their overall qualification criteria are, such as income levels before proceeding with the application process. This way, you’ll know in advance if you might need a guarantor.

A guarantor may be required for various types of rental properties, whether it’s an apartment in the city, a house in the countryside, a bungalow, or even more unique options such as a barge or barn. If you are renting from a landlord, tenant checking is enforceable by law, and the landlord may require a guarantor if you don’t meet the affordability criteria for the property. By being proactive and aware of these requirements, you can save time and prepare in advance, leading to a smoother renting process.

How Long Do I Need a Guarantor for Renting?

You typically need a guarantor for the entire duration of your tenancy agreement. This means the guarantor remains legally responsible for your rent payments and any property damage for as long as you occupy the rental property under the same lease.

When Does the Guarantor’s Responsibility Begin and End?

• Start: The guarantor’s obligation begins on the start date of your tenancy or when the agreement is signed.
• End: The obligation usually ends when the tenancy ends, unless extended or renewed.
• Renewals: If the lease is renewed, the landlord may either:
  • Continue with the existing guarantor.
  • Request the guarantor to re-sign for the new term.
  • Ask for a new guarantor if circumstances have changed.

Always check your tenancy agreement for clauses that define how long the guarantor remains liable, especially in open-ended or rolling tenancies.

Can a Guarantor Be Released Early?

Some landlords may agree to release a guarantor after a set period, but this is rare and discretionary. Common reasons a guarantor may be released:

• You’ve paid rent consistently for 6–12 months.
• You’ve increased your income or passed a new credit check.
• You’ve negotiated terms directly with your landlord.

To request this, you may need to:

• Submit updated financial documents.
• Provide proof of reliable tenancy behavior.
• Formally request a deed of release from the landlord.

How Do I Find a Guarantor?

Finding a guarantor means identifying someone who meets legal and financial requirements and is willing to accept legal responsibility for your tenancy. Follow these five clear steps:

1. Check Guarantor Eligibility Requirements

A guarantor must meet the landlord’s criteria. Most landlords require:

• UK residency
• Stable income and employment
• Good credit score

This ensures the guarantor can legally and financially cover rent arrears or property damage if necessary.

2. Ask a Trusted Contact Who Qualifies

Choose someone who knows you well and trusts you. Suitable guarantors often include:

• Family members (e.g., parents, siblings)
• Close friends
• Employers or mentors

The person must agree to legal liability for rent and damages.

3. Clearly Explain Legal Obligations

Ensure the guarantor understands their responsibility. You should properly discuss the legal obligations of the guarantor, such as:

• Their obligation to cover unpaid rent
• The duration and conditions of the agreement
• Their liability even if the tenancy is extended or renewed

A clear explanation prevents confusion or legal disputes later.

4. Gather Required Guarantor Documents

Landlords usually request evidence of financial stability. Gather and prepare documents of the guarantor, such as;

• Proof of income: Payslips, employment contract, bank statements
• Proof of identity: Passport or driving license
• Proof of address: Utility bills or council tax statements

Providing accurate documents upfront speeds up approval.

5. Sign the Guarantor Agreement Form

Both the tenant and guarantor must sign before the tenancy begins. The agreement should include:

• Full legal names and contact details
• Start and end dates
• Clear statement of liability

Written consent is legally required to validate the guarantor’s commitment.

Does the Guarantor Have to Live in the UK?

In most cases, yes—the guarantor is typically required to live in the UK, and often even in the same region as the rental property. This is because UK-based guarantors are easier for landlords or letting agents to pursue legally if rent is unpaid or the terms of the tenancy are breached.

Landlords prefer UK residents with a stable income and a UK credit history, as this makes financial verification and enforcement of legal agreements much more straightforward.

If you don’t have a UK-based guarantor, some landlords may accept:

• A guarantor service (fee-based, often used by international students).
• A larger deposit or advance rent payment.
• Rent guarantee insurance, depending on the landlord’s policy.

It’s always best to check with your letting agent to understand what alternatives might be acceptable for your situation.

What Are the Alternative Solutions If I Don’t Have a Guarantor?

If you’re unable to find a suitable guarantor, you’re not automatically disqualified from renting. Several practical alternatives exist that can still help you secure a tenancy, depending on the landlord’s flexibility and your financial situation. Below are three effective options you can explore.

1. Offer a Higher Security Deposit

When you don’t have a guarantor, offering a larger deposit can act as a substitute form of financial assurance. This strategy works because it reduces the landlord’s financial risk in case of missed rent payments or property damage.

• Most landlords accept a higher deposit if it aligns with legal limits. In Scotland, landlords can request a deposit of up to two months’ rent. This legal cap is defined under the Tenancy Deposit Schemes (Scotland) Regulations 2011, which apply to all private residential tenancies.
• This alternative is best suited for tenants with upfront cash, especially those with short rental histories or lower credit scores.
• Keep documentation ready to show how the increased deposit compensates for the lack of a guarantor.

Example: If your monthly rent is £1,000, you may offer a £2,000 deposit instead of a guarantor, subject to legal caps.

2. Use Rent Guarantee Insurance

Rent guarantee insurance (also called tenant default insurance) is a common method used by landlords or tenants to cover missed payments. In the absence of a guarantor, this insurance can act as a financial safeguard.

• Some landlords already have this coverage in place, but tenants can also purchase policies themselves through private insurers or letting agents.
• These policies typically cost between £100–£300 annually and cover rent arrears for up to 6–12 months, depending on the insurer.
• Tenants must meet eligibility conditions, such as passing affordability checks or credit assessments to qualify for this type of insurance.
• Landlords may accept rent guarantee insurance in place of a guarantor if it provides equivalent security.
  

3. Provide Financial Documentation and Strong References

If you can’t offer a guarantor or higher deposit, demonstrate your financial reliability with solid documentation. Many landlords are open to renting without a guarantor if they have sufficient proof of your ability to pay rent.

• Submit recent payslips (last 3–6 months), a signed employment contract, or proof of freelance/contract income if self-employed.
• Provide a current bank statement showing regular income and adequate savings.
• Add written references from past landlords confirming timely rent payments and good tenancy behaviour.
• Include employer references if possible, especially when renting in competitive areas where trust is a key decision factor.

Key point: Strong documentation builds trust and may persuade a landlord to waive the guarantor requirement.

Renting in Scotland: Legal Considerations

Scotland’s rental sector is governed by the Private Residential Tenancy (PRT) system, which came into effect in December 2017. The PRT provides clear guidelines that protect both tenants and landlords, offering security and transparency. One key feature of the system is that all tenancies are open-ended, meaning they don’t have a fixed term and can only be ended by the tenant giving notice or the landlord using one of 18 grounds for eviction.

Guarantor agreements under Scottish law must comply with contract law principles. This means guarantors are legally bound by their agreement and can be pursued for rent arrears, property damage, or even legal costs. It’s crucial that both tenants and guarantors understand the scope of the commitment before signing.

Final Thoughts:

Whether you need a guarantor to rent a property in Scotland depends on several factors, including your financial situation, credit checks, and rental experience. If you meet the landlord’s financial criteria, you may not require a guarantor.

If a guarantor isn’t an option, consider alternatives like a higher deposit, rent guarantee insurance, or proof of income. Understanding the role of a guarantor and how to navigate the rental process can make things smoother.

When in doubt, having an open conversation with your landlord or letting agent can help you explore available options. Ultimately, the goal is to find a home that suits your needs, and with the right information, you can confidently move forward with your rental application.