Tenant Rent Affordability Calculator
Whether an applicant's income supports the rent, using the standard 30x rule.
Income required
£33,000
Applicant's income
£34,000
Affordability
Passes
Rent as % of gross income
38.82%
Guarantor income usually required
£39,600
Typically 36× monthly rent.
What this calculator tells you
Most referencing agencies apply a 30× rule: gross annual income should be at least thirty times the monthly rent, which is roughly the same as saying rent should not exceed 40% of gross income. Applying the same test to every applicant, and recording the result, is also the cleanest way to demonstrate that your selection process is consistent and non-discriminatory.
How it works
- 1Required income = monthly rent × 30.
- 2Where two or more tenants share, combine their incomes and test against the whole rent.
- 3A guarantor is usually asked for income of 36× the monthly rent.
- 4Rent as a percentage of gross income is a useful cross-check: under a third is comfortable, over 40% is stretched.
Worked example
£1,100 rent against a £34,000 salary
- Required income: £1,100 × 30 = £33,000.
- The applicant earns £34,000, so the test is passed.
- Rent is 38.8% of gross income — affordable but not generous.
The applicant passes, though there is little headroom. A guarantor or a larger household income would strengthen the application.
Frequently asked questions
Can I refuse a tenant on benefits?
Blanket 'no DSS' policies have been found to be indirectly discriminatory, and the Renters' Rights Act 2025 makes it unlawful to discriminate against prospective tenants because they receive benefits or have children. Assess affordability on the actual income, whatever its source.
What if the applicant fails affordability?
Options include a guarantor, rent paid in advance within the permitted limits, or a joint applicant. Be careful with large advance payments — the Renters' Rights Act 2025 restricts how much rent can be demanded up front.
Related content
These calculators give general estimates for UK private landlords and letting agents, not legal, tax or financial advice. Figures depend on your circumstances and on the rules in your part of the UK — check the detail or take advice before acting.