Nearly half of England’s local authority areas could require tenants to provide guarantors following the implementation of the Renters’ Rights Act, according to research from Zero Deposit.
The analysis examined average rents and earnings across England using the standard affordability benchmark that tenants should earn at least 2.5 times their annual rent. Based on average monthly rents of £1,438, tenants would need an annual income of £43,140 to pass affordability checks. However, average earnings in England currently stand at £41,859, leaving renters £1,281 short of the required threshold.
Current affordability landscape
Tenants already require guarantors in 19.8% of England’s 288 local authority districts, according to Zero Deposit, because average earnings fall below affordability requirements. The company projects this figure could rise to 47.6% of local authority areas if landlords and agents increase affordability thresholds from 2.5 times to three times annual rent in response to the new legislation.
The potential shift in affordability requirements comes at a time when broader market pressures are affecting property values and rental dynamics across the UK.
Industry response
Sam Reynolds, CEO of Zero Deposit, stated that whilst the Renters’ Rights Act aims to improve security for tenants, it also changes how landlords manage financial risk within the private rental sector. “With restrictions on upfront rent payments and fewer traditional safeguards available, landlords and agents naturally place greater emphasis on affordability checks and income protection when assessing prospective tenants,” Reynolds said.
The company anticipates guarantors will become more common for renters who fall outside standard affordability criteria, particularly younger tenants, overseas applicants, self-employed workers, and those moving to high-cost rental areas. This trend may have implications for how agents manage tenant relationships and expectations going forward.
The Renters’ Rights Act introduces restrictions on upfront rent payments and removes certain traditional safeguards previously available to landlords, prompting industry participants to adjust their risk assessment procedures. The legislation’s impact on affordability requirements represents one of several adjustments the rental sector is making in response to the new regulatory framework.
