Referencing student tenants and guarantors (2026)
New academic-year tenancies are usually signed between July and September, and student lets are the most common case where a landlord needs a guarantor. This guide covers when a guarantor form is needed, what to check on the guarantor, and how to run a guarantor credit check without an account or subscription.
Why students often need a guarantor
Most referencing affordability checks look for a gross annual income of around 30 times the monthly rent. Full-time students rarely clear that on their own — they typically have little or no independent income and a thin (or non-existent) credit file, since they haven't yet had utility bills, loans or credit accounts in their own name for long. A guarantor fills that gap: someone (often a parent) who agrees in writing to cover the rent if the tenant can't.
Guarantor form for renting — what it should include
A guarantor form should collect the same core details as a tenant application — full name, date of birth, current address, income and employment — plus the guarantor's relationship to the tenant and their explicit written agreement to cover the rent (and usually damage) if the tenant defaults. The agreement itself should be a properly drafted, signed deed, not just an email or a verbal promise, so it's enforceable if you ever need to rely on it.
You don't need a separate product for this — RentFig's free tenant application form collects the same details whether the applicant is the tenant or their guarantor, at no cost and with no account needed. Prefer a printable version? There's also a free downloadable tenant reference form (PDF) you can hand to a guarantor directly.
Can you run a credit check on a guarantor?
Yes — and you should. A guarantor is only useful if they can actually cover the rent, so they should be referenced just like a tenant. RentFig's credit check is available for a tenant or a guarantor for £9 (£7 for members), covering identity verification, an anti-money-laundering check and full credit history (CCJs, defaults, bankruptcies) via a soft “quotation” search that doesn't affect their credit score. The £19 full reference adds income and affordability verification, so you can confirm the guarantor genuinely clears the higher bar expected of them.
A common benchmark is a gross annual income of around 36 times the monthly rent for a guarantor — higher than the roughly 30-times figure used for a tenant, since the guarantor is underwriting the risk rather than living in the property.
Can I charge the guarantor for referencing?
No. Under the Tenant Fees Act 2019, referencing costs can't be passed on to the tenant or to a guarantor acting on their behalf — the cost sits with the landlord or agent. That makes the per-check price matter even more on a student let, since you're often referencing two people (tenant and guarantor) instead of one.
Student-let season checklist
- Flag upfront in your listing or application that a guarantor may be required for applicants without independent income or UK credit history.
- Send the tenant and the proposed guarantor the same free application form — don't skip referencing the guarantor because the tenant already applied.
- Run a credit check on the guarantor before you rely on them, not after signing.
- Get the guarantee in a properly drafted, signed deed — not just a verbal agreement.
- Keep proof of ID and address for the guarantor on file, the same as you would for a tenant.
FAQ
Do I need a guarantor form for renting to a student tenant?
Not always, but it's standard practice. Most students have a thin credit file and no independent income, so they fail the usual affordability benchmark (around 30 times the monthly rent). A guarantor form — collecting the guarantor's details and their written agreement to cover the rent — lets you proceed with a student tenant you'd otherwise have to decline.
Can landlords run a credit check on a guarantor?
Yes. A guarantor should be referenced just like a tenant — RentFig's credit check is available for a tenant or a guarantor for £9 (£7 for members), covering identity, AML and full credit history (CCJs, defaults, bankruptcies) via a soft search that doesn't affect their credit score. The full £19 reference adds income and affordability verification too.
What income multiple should a guarantor have?
A common benchmark is a gross annual income of around 36 times the monthly rent for a guarantor — higher than the roughly 30-times benchmark usually applied to a tenant, since the guarantor is underwriting the risk rather than living there.
Can I charge a tenant or guarantor a referencing fee?
No. Under the Tenant Fees Act 2019, referencing costs can't be passed on to the tenant or to a guarantor acting on their behalf — the cost sits with the landlord or agent, which is exactly why a low per-check price matters when you're referencing two people instead of one.
Is a guarantor legally required for a tenancy?
No — a guarantor isn't a legal requirement, it's a landlord safeguard used when a tenant doesn't clear the usual affordability or credit checks on their own. It's especially common for students, tenants new to the UK, and anyone without a long income or credit history.
Disclaimer: This guide is general information for UK landlords, not legal advice. Guarantee deeds are legal documents — if you're unsure how to draft or rely on one, get advice from a solicitor. Prices are indicative and change — confirm current pricing before acting.