Finding private rented accommodation can be more difficult if you do not have a UK-based guarantor. This can particularly affect international students and students whose family or friends are unable to act as a guarantor.
Changes introduced by the Renters’ Rights Act 2025 mean that, from 1 May 2026, landlords and letting agents cannot ask for or accept rent before a tenancy agreement has been signed. Once the tenancy agreement has been signed, they can generally ask for no more than one month’s rent in advance. Prior to this, some landlords would students to pay several month’s rent upfront if they could not provide a guarantor.
What is a guarantor?
A guarantor is a person or organisation that agrees to meet certain financial obligations under your tenancy if you do not. Landlords and letting agents commonly ask students for a guarantor as part of their referencing process.
Individual landlords and letting agents may have different requirements about who they will accept as a guarantor, so check their requirements before deciding your next steps.
Commercial guarantor services
If you do not have a suitable personal guarantor, there are commercial companies which may be able to act as your guarantor in return for a fee.
Examples include:
RentGuarantor
RentGuarantor provides a paid guarantor service for UK and international students, as well as other renters. Students can apply online and the company assesses whether it can act as guarantor for their tenancy.
You can use student finance, grants or bursaries as evidence when applying. The cost depends on the applicant and their rent, and eligibility and terms apply.
Housing Hand
Housing Hand provides a paid rent guarantor service for students and working professionals, including international students.
You need to provide proof of study and Housing Hand also requires a co-signer. According to Housing Hand, the co-signer can usually be a parent, family member or friend who is working and over 18; they do not have to meet the same requirements as a conventional UK rent guarantor.
Fees depend on your circumstances and rent, and eligibility and terms apply.
Before using a commercial guarantor
A commercial guarantor can be useful, but it is a paid financial service. Before signing up:
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ask your landlord or letting agent whether they will accept the particular guarantor provider;
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get a clear quote and check whether there are application, annual or renewal fees;
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read what the guarantee covers and how long it lasts;
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check whether you need a co-signer or additional documentation;
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check what happens if you leave the tenancy early or your circumstances change; and
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read the cancellation and refund terms before making a payment.
Oxford SU does not endorse or recommend a particular commercial guarantor provider. The services above are signposted as examples of options available to students independently of the University, colleges and Oxford SU. Other providers are available.
Know your rights on rent in advance
For private assured tenancies in England beginning on or after 1 May 2026, a landlord or letting agent cannot ask you to pay rent before the tenancy agreement has been signed.
Once the agreement has been signed, they can generally require up to one month’s rent in advance. This means that students should no longer be required to overcome the absence of a guarantor by paying six or twelve months of rent upfront for a new assured tenancy.
Different rules can apply to some types of accommodation, including university or college halls and some other arrangements, so check which type of tenancy or licence you are being offered.
If a landlord or letting agent is asking you for a large amount of rent in advance, do not assume that you have to pay it. Seek advice before making the payment.
Getting further help
If you are struggling to secure accommodation because of guarantor requirements, speak to your college to find out whether any additional support is available.
For information about the Renters’ Rights Act and the rules applying to private tenancies, see the UK Government’s guidance for tenants.
Information on this page is intended as general guidance and does not constitute legal or financial advice. Commercial services mentioned are independent of Oxford SU. Always check current eligibility requirements, fees and terms directly with the provider before entering into an agreement.