Problem with new strict Guarantor Requirements for renting

ireallycantyodel

After 5 years of living in Yorkshire we have to move back to my husband's hometown to help his parents. Seems like a lot has changed since the last time we rented from an agency. Most agencies now ask for a homeowner guarantor (and most of them want a working homeowner rather than a retired homeowner).
I guess that's a consequence of recent government guidelines that did away with agency fees and also the discrimination of DSS applicants. The problem is that it also leads to older renters, who no longer have working parents, being excluded from a lot of properties. As well as people whose parents live abroad.
I have seen some landlords say that means renters have no friends who trust them enough. But being a guarantor isn't just about mutual trust - it's a huge responsibility and I just feel uncomfortable asking friends. That doesn't mean they don't trust us. We have a very small family, our parents are both retired and mine live in Germany anyway. Extended family is just not very close to us. I have heard of guarantor services but I am not sure if they generally get accepted by LL's and they cost £300 + a year. I had quite a few snobby agencies on the phone who were a bit like "Oh well, tough luck". My parents in law would be happy to be guarantors but as I mentioned, they are retired.
I know that Landlords also need some reassurance and I have heard many horror stories about awful renter experiences. So I don't blame them but it makes it almost impossible to find anything. Some landlords don't even accept 6 months upfront as an alternative (although it would be difficult we might be able to do that depending on the amount of rent pcm)
Has anyone had a similar experience?

Additionally, we are not even stop-gappers who are in between buying houses, we would rent long term. We have been outbid by people who just need somewhere to live until they found a house but they just have stashes of cash from selling their house and don't mind shelling out £1500 quid pcm for a house the size of a shoebox because they have the spare money.
So we struggle to get a property because we can't access social housing (and we earn enough to not have to rely on that), can't provide a working guarantor and don't have enough cash to outbid someone else if we had to.
Does anyone have any suggestions on how to address this issue? I don't suppose that the government is going to make any changes or magically provide more housing anytime soon so I wonder what other option we have?

hazyjo

Don't rent from an agency?

Try direct. Ask around on local FB groups etc. Obviously be wary of scams if looking on gumtree etc.

Boffinman

I faced a somewhat similar situation a few years back and offered a larger deposit than was necessary, which was accepted.

The_Man_In_The_Pub

> Most agencies now ask for a homeowner guarantor 

So tell them to swivel!

If an agency play silly buggers, just get in touch with the landlord directly (land registry website, costs £3) telling them how clueless the agency is and what a good tenant you are with references and proof of income to prove it.

Why some people take everything an estate/letting agent says at face value is beyond me. Stand up for yourselves!

ireallycantyodel

The_Man_In_The_Pub said:

> Most agencies now ask for a homeowner guarantor 

So tell them to swivel!

If an agency play silly buggers, just get in touch with the landlord directly (land registry website, costs £3) telling them how clueless the agency is and what a good tenant you are with references and proof of income to prove it.

Why some people take everything an estate/letting agent says at face value is beyond me. Stand up for yourselves!

Yeah I have tried to question it but they tell me it's actually the landlord who stipulates it - not sure how they would feel about me contacting them directly

Boffinman said:

I faced a somewhat similar situation a few years back and offered a larger deposit than was necessary, which was accepted.

They have also outlawed that - you can't pay more than a months deposit now..

hazyjo said:

Don't rent from an agency?

Try direct. Ask around on local FB groups etc. Obviously be wary of scams if looking on gumtree etc.

Yep, already on it - One can only hope ;-)

Jaybee_16

A few months ago I was faced with renting a flat for the first time in my life. When the subject of guarantor and references arose, my answer was that there are no references as I've not rented previously, and I have nobody to be a guarantor for me. 
The agency still accepted me. 

ayupmeduck

Having home owners isn't a new thing. Are you not working once you relocate?

Slithery

There are plenty of LL's that don't require a guarantor. Are you sure that you're not just being unlucky with your choice of properties?

3card

Boffinman said:

I faced a somewhat similar situation a few years back and offered a larger deposit than was necessary, which was accepted.

They have also outlawed that - you can't pay more than a months deposit now..

Close but not quite right, its 5 weeks but i agree with others and contact the LL directly to negotiate

Angela_D_3

When I returned from australia after 6 years with no credit rating and no references and no job actually i just paid 6 months in advance.  That fixed that.  

ireallycantyodel

Slithery said:

There are plenty of LL's that don't require a guarantor. Are you sure that you're not just being unlucky with your choice of properties?

ayupmeduck said:

Having home owners isn't a new thing. Are you not working once you relocate?

We are keeping our jobs. We can provide a home owner guarantor but they are retired. They now want a WORKING  homeowner guarantor. 
@Slithery Yes 5 years ago there was, I'll keep searching. A lot has changed since. More LL's than not stick to these new requirements