Two tests. Budgeting guidance says rent should be around 30% of take-home pay or less. Letting agents and referencing companies usually ask for gross annual income of at least 30 times the monthly rent (sometimes 2.5 times the annual rent). Enter your take-home, your gross salary and a rent to see both, and the rent that passes each test.
Track it in the app →Calculated on your device. Shared links include the amounts you enter.
The two tests, and why they differ
The 30% guideline is about living comfortably: if rent takes more than a third of what lands in your account, the rest of the budget is under strain. The referencing check is about risk to the landlord and is calculated on gross income, before tax. Many agents use 30 times the monthly rent; some use 2.5 times the annual rent, which is the same thing, and a few use a lower multiple for people with strong credit histories. Passing the agent’s test does not mean the rent is comfortable, which is why both are shown.
Example: £32,000 gross, £2,200 take-home
A rent of £950 is 43% of take-home, well over the 30% guideline (£660). Gross income is 33.7 times the rent, so the referencing check passes. This is the common position in expensive cities: the tenancy is approved, and the budget is tight. Knowing that in advance lets you decide with your eyes open.
If you fall short of the income check
A guarantor: a UK homeowner or high earner who agrees to cover the rent. Agents usually want their income to be around 36 times the monthly rent.
Paying several months upfront, if you can and if the agent accepts it.
A joint tenancy, where combined income is used. Enter the combined figures above.
Savings or benefits can count with some agents; it is worth asking rather than assuming.
Rent is only part of the housing cost
Council tax, energy, water and broadband add hundreds a month on top of rent. Once you have a shortlist, put the full figures into the budget planner to see what is really left.
The Income TrackerOnce you have a rent in mind, track the rest of the budget around it.
As a budgeting guideline, up to about 30% of your monthly take-home pay. For a tenancy application, most agents want gross annual income of at least 30 times the monthly rent, so £30,000 supports rent of about £1,000 a month on that test.
What is the 30 times rent rule?
A referencing check: your gross annual income should be at least 30 times the monthly rent. It is the same as 2.5 times the annual rent. Some agents use slightly different multiples.
Do letting agents use take-home or gross income?
Gross income, before tax. The 30% comfort guideline uses take-home pay, which is why the two tests can give different answers.
What if I do not pass the income check?
A guarantor, rent paid in advance, a joint tenancy, or a cheaper property. Some agents also count savings or benefits.
Sources and checking
Facts on this page were last checked on 2026-09-16 against: