- More landlords are asking for guarantors in 2026 because the Renters’ Rights Act has changed how landlords manage financial risk.
- With Section 21 now abolished and large upfront rent payments heavily restricted, landlords are becoming far more cautious during tenant referencing.
- Professional guarantor services like Rentmigo are becoming increasingly important for international students, expats and renters who want to find property to lease in the UK but don't have a UK-based guarantor.
Yes, more landlords are asking for a guarantor in 2026, largely because the Renters’ Rights Act is now in effect and has significantly changed how landlords manage risk in the UK rental market.
If you are currently looking for a property, there is a good chance you have already noticed it. More applications now ask for guarantor details earlier in the process and more tenants, including people in full-time work, are being asked to provide additional financial reassurance before they can secure a property.
For international students, expats and people moving to the UK, this can feel frustrating at first. But the reality is that the rental market has changed quickly over the last 12 months.
Landlords are operating in a very different environment than they were just a few years ago, and many are becoming much more cautious about risk.
That is one of the biggest reasons guarantors are becoming increasingly common.
If you are renting in the UK and do not have someone who can act as your guarantor, Rentmigo can help by acting as your professional rent guarantor.
Get started with Rentmigo today.
Why are more landlords asking for guarantors?
There is not one single reason why more landlords are asking for guarantors.
Instead, a few major changes in the rental market are all happening at the same time, which means landlords are operating in a riskier environment.
These include:
- The Renters’ Rights Act
- The abolition of Section 21 evictions
- Restrictions on asking for rent in advance
- Higher mortgage costs
When you combine all of these together, landlords simply have less room for financial mistakes than before. That means many are looking for extra reassurance before agreeing to a tenancy.
And increasingly, that reassurance comes in the form of a guarantor.
The Renters’ Rights Act has changed the rental market
Since the Renters’ Rights Act came into force in May 2026, landlords across England have had to adapt to major legal changes.
One of the biggest changes is around rent in advance.
For years, many landlords reduced risk by asking certain tenants, especially international renters, to pay 6 or even 12 months of rent upfront. This meant that even if the tenant didn't have a guarantor, the rent was, in effect, 'guaranteed'.
That became especially common for:
- International students
- Expats
- Freelancers
- Contractors
- Tenants without UK credit history
But under the new rules, landlords can no longer routinely ask for large big upfront rent payments in most private tenancies. In most cases, they are now restricted to requesting one month’s rent in advance once the tenancy agreement has been signed.
That has completely changed how many landlords look at referencing and affordability. Because if they can no longer rely on big upfront payments as a safety net, they need another way to reduce financial risk.
That is one reason guarantors are now becoming far more common.
The end of Section 21 has made landlords more cautious
Another major shift is the abolition of Section 21 “no-fault” evictions. Previously, Section 21 allowed landlords to regain possession of a property relatively quickly without having to prove tenant fault.
Now that Section 21 has been abolished, removing tenants has become a much longer and more complicated legal process.
That does not mean landlords suddenly distrust tenants, but it does mean they are becoming more careful about who they rent to in the first place.
If a tenant falls into serious rent arrears, the process of resolving the issue may now take much longer through the courts. From the landlord’s perspective, that puts them out of pocket for a very long time.
As a result, many landlords are now looking for stronger financial reassurance at the start of the tenancy. And again, that often means guarantors.
Higher mortgage costs are adding pressure to landlords
Mortgage rates and borrowing costs are still much higher than many landlords were used to several years ago.
For landlords with buy-to-let mortgages, that means tighter monthly margins and less financial flexibility if something goes wrong. If rent payments are missed, the impact can now be felt much more quickly.
That has made many landlords more risk-aware than before. For some landlords, even a short period of arrears can create serious financial pressure.
So while guarantors have always existed in the UK rental market, they are increasingly being used as an important financial safety net rather than an optional extra.
More tenants are struggling to pass affordability checks
The cost of living is also playing a major role. Rent prices have gone up a lot across many UK cities, while general living costs remain high.
At the same time, many landlords and referencing companies still use strict affordability formulas. Typically, tenants are expected to earn around 30 to 40 times the monthly rent annually.
That means even tenants with decent incomes can sometimes fall slightly outside affordability requirements, especially in expensive cities like London.
This is another reason more renters are being asked for guarantors, including tenants who may never have needed one before.
Why international tenants are affected the most
International tenants often feel the impact of these changes more than anyone else.
That is because many expats and international students already face extra challenges when renting in the UK.
For example, they may not have:
- UK credit history
- Previous UK landlord references
- Long-term UK employment records
- Family living in Britain
Even if they can comfortably afford the rent, landlords may still see them as higher risk tenants simply because there is less UK-based financial history available.
In the past, this was often solved through large upfront rent payments.
But now that landlords can no longer rely on that, they are turning toward guarantors instead. That creates a problem for many international renters because most landlords still want guarantors who are based in the UK.
What if you do not have a UK guarantor?
Not having a UK guarantor does not automatically mean you cannot rent in the UK. but it does mean you may need another solution.
Professional guarantor services like Rentmigo exist specifically to help tenants in this situation. Instead of relying on family or friends based in the UK, tenants apply online and, if approved, Rentmigo acts as the guarantor directly.
This gives landlords the reassurance they are looking for, while helping tenants move forward with their application.
For many renters, especially expats and international students, this is becoming one of the easiest ways to navigate the modern UK rental market.
Get started with Rentmigo today.
Are guarantors now becoming the norm?
In many parts of the market, yes, guarantors are becoming the norm. Recent industry data suggests that more landlords and letting agents are now requesting guarantors than they were even a year ago.
And that trend is likely to continue while landlords adjust to the new legal landscape. Importantly, this does not just affect students anymore.
Guarantors are increasingly being requested for:
- Young professionals
- Freelancers
- International workers
- People changing jobs
- Tenants with non-traditional income
- Expats
- First-time renters
The rental market is becoming more reference-driven overall.
And because landlords now have fewer ways to reduce financial risk elsewhere, guarantors are becoming much more central to the process.
Why professional guarantor services are growing so quickly
Professional guarantor services are growing because they solve a very modern rental problem. Many financially responsible tenants simply do not fit traditional referencing systems neatly anymore.
People move internationally more often.
- More people freelance.
- Remote work is common.
- Many renters build careers across multiple countries.
Traditional guarantor systems were never really designed for this kind of rental market.
That is why services like Rentmigo are becoming increasingly important.
They help landlords feel protected while helping renters avoid losing out on properties simply because they do not have family or friends in the UK.
If you want to understand the process better, you can also read:
How do online guarantor services work?
So, why are more landlords asking for guarantors in 2026?
Because the rental market has fundamentally changed. The Renters’ Rights Act has restricted large upfront rent payments, section 21 has been abolished, mortgage costs are high and affordability pressures are increasing.
No surprise then that landlords are becoming more cautious about financial risk.
As a result, guarantors are becoming one of the main ways landlords protect themselves when agreeing new tenancies.
For tenants, especially international renters, this can create challenges if they do not have someone suitable in the UK to be a guarantor for them.
The good news is that professional guarantor services like Rentmigo are helping bridge that gap.
If you need help renting in the UK without a traditional UK guarantor, get started with Rentmigo today and see if we can help you secure your next home.
