Almost four in 10 landlords have tightened tenant referencing or affordability checks, while nearly a third have introduced guarantor requirements where they previously had none, according to new research.
The August Landlord Survey 2026, which gathered responses from 276 UK landlords, found that 39% had made their affordability or referencing requirements stricter, while 32% had started requesting guarantors from prospective tenants.
The findings, published by rental technology provider flatfair, come as landlords adjust to changes introduced by the Renters' Rights Act and take a more cautious approach to tenant selection.
The changes could create additional barriers for renters who can afford their monthly payments but struggle to meet stricter application requirements. Young professionals, international renters, self-employed individuals and those without family members able to provide financial backing could be particularly affected.
For some applicants, demonstrating a reliable income may no longer be enough to secure a tenancy if they cannot also provide someone willing and financially able to guarantee their rent.
The changes to rental legislation have also restricted landlords' ability to request large amounts of rent upfront. Under the Renters' Rights Act, landlords are generally unable to require more than one month's rent in advance once a tenancy agreement has been signed, placing greater importance on affordability assessments and other forms of financial reassurance.
"There's a real risk that as landlords look for greater financial reassurance, more tenants will find themselves facing barriers to renting, even when they have a stable income and can comfortably afford their monthly payments," said Tom Tuke Hastings, chief revenue officer at flatfair (pictured).
"Not everyone has a parent or family member who owns a home, earns above a certain threshold or is in a position to act as a guarantor. That shouldn't automatically prevent someone from securing a property.
"The rental market is changing, and the industry needs to make sure that protecting landlords doesn't come at the expense of excluding perfectly capable tenants.
"At flatfair, we believe there needs to be a more accessible way for renters to demonstrate financial security while giving landlords and letting agents the confidence they need," he added, "Our Tenant Guarantor product is designed to help bridge that gap, providing an alternative for eligible renters who don't have access to a traditional guarantor."
Competition for rental properties could add to the pressure facing applicants. According to Zoopla's September 2026 Rental Market Report, the average rental property attracted 5.3 enquiries, the highest level in almost two years.
With several applicants potentially competing for the same property, additional referencing and guarantor requirements could make it more difficult for some prospective tenants to secure a home, even when they can demonstrate a reliable income.
Tuke Hastings added, "The focus should be on making renting work better for everyone. Landlords need confidence that their properties and rental income are protected, but tenants also need a fair opportunity to secure a home.
"Modern guarantor solutions can play an important role in achieving that balance, particularly as the sector adapts to new legislation and changing expectations."
