Updated October 2026
Browse our current DSS-friendly properties →
In short: plenty of private landlords will rent to tenants on Universal Credit or Housing Benefit without a guarantor, especially if you can offer reassurance in other ways: direct payment of your housing element, good references, or a council-backed deposit guarantee. Since 1 May 2026 landlords in England can't refuse you just because you're on benefits, and asking for a guarantor can't be used as a disguised way of doing so. This guide explains where to look and how to strengthen your application.
Why landlords ask for guarantors
A guarantor agrees to cover the rent if the tenant can't. Landlords ask for one when they're unsure about income, credit history or a first-time renter's track record. If you don't have a homeowner friend or relative who can act as guarantor, you're far from alone, and there are well-established alternatives.
Alternatives to a guarantor
- Direct payment to the landlord. Through an Alternative Payment Arrangement, the housing element of Universal Credit can be paid straight to your landlord. For many landlords this matters more than a guarantor.
- Council rent guarantee and bond schemes. Many councils guarantee the deposit, and sometimes a period of rent, for tenants they're helping into private renting.
- Commercial guarantor services. Companies will act as your guarantor for a fee. Compare the cost and terms carefully, because it isn't cheap and it doesn't reduce your own liability.
- Strong references. A reference from a previous landlord confirming you paid on time is often the most persuasive document you can provide.
- Rent in advance, up to one month. Since May 2026 landlords can't ask for more than one month upfront, but offering the first month promptly still signals reliability.
Where to find private landlords who accept DSS
- Specialist letting agents who keep lists of landlords happy to rent to benefit claimants. See our guide to DSS letting agents in London.
- Your council's housing options team. Many councils work with private landlords and can introduce you, sometimes with incentives for the landlord.
- Landlord-direct listing sites such as OpenRent, SpareRoom and Rightmove's private listings. Contact landlords early and explain your situation clearly.
- Local charities and housing support services, which often have relationships with sympathetic landlords.
Your rights since May 2026
Under the Renters' Rights Act 2025, landlords and agents in England can no longer operate blanket bans on tenants who receive benefits or have children. Rent in advance is capped at one month, bidding wars are banned, and new tenancies are rolling rather than fixed-term. Landlords can still decline an application for genuine individual reasons, such as rent that's clearly unaffordable on your income.
Red flags to watch for
- Requests for money before a viewing or before you've seen a written agreement
- A landlord who can't meet you or show you inside the property, and is "abroad" and wants payment by bank transfer
- Holding deposits above one week's rent, or tenancy deposits above five weeks' rent
- No deposit protection. Your deposit must be protected in a government-approved scheme within 30 days
- No gas safety certificate, EPC or "How to Rent" guide provided at the start of the tenancy
How to make your application stand out
- Have your Universal Credit statement, ID, bank statements and references ready before you view.
- Offer direct payment of the housing element.
- Be clear about any shortfall between your Local Housing Allowance and the rent, and how you'll cover it.
- If you have a support worker, ask them to write a short supporting letter.
How Fraser Bond helps
We work with private landlords across London who accept tenants on Universal Credit and Housing Benefit, including many who don't require a guarantor when direct payment or a council scheme is in place. Tell us what you need and we'll match you with suitable homes.
Browse our current DSS-friendly properties → or contact our lettings team.
Frequently asked questions
Can a landlord insist on a guarantor because I'm on benefits?
A landlord can ask for a guarantor for genuine reasons, but using it to exclude everyone on benefits would amount to the kind of blanket ban that's been unlawful in England since 1 May 2026.
What's the best substitute for a guarantor?
For many landlords, direct payment of your housing element plus a good previous-landlord reference is enough. Council guarantee schemes are also widely accepted.
How much deposit can a landlord ask for?
No more than five weeks' rent where the annual rent is under £50,000, and it must be protected in an approved scheme.
