Guarantors and the 80x rule, in plain English.
If you don't earn 40x the rent, most NYC landlords will ask for a guarantor who earns 80x. Here is what that means, who can do it, and what to watch before anyone signs.
A guarantor is someone who signs on to pay your rent if you don't. Most NYC landlords want a guarantor's yearly income to be at least 80 times the monthly rent.
- →80x is common landlord practice, not a law.
- →At the NYC median rent of $4,150, that is $332,000 a year.
- →A guarantor is on the hook for real money. Read what they sign.
Most first apartments in this city get signed twice.
Once by the renter.
Once by someone who believes in them.
That second signature is the guarantor. And the bar they have to clear is a lot higher than yours.
What is a guarantor?
A guarantor signs on to pay your rent if you can’t.
If you miss rent, the landlord can go to them. That is the whole deal. It is not a reference letter. It is a promise with money behind it.
Landlords usually ask for one when your own income is under the 40x rule, meaning your yearly income is less than 40 times the monthly rent.
What is the 80x rule?
The guarantor’s yearly income should be at least 80 times the monthly rent.
Double the 40x rule. The logic is simple: a guarantor is covering your rent on top of their own life, so landlords want a much bigger cushion.
Like 40x, this is common practice, not a law. But you will see it almost everywhere.
How much does a guarantor need to make in NYC?
At September’s median asking rents:
- All NYC. $4,150 x 80 = $332,000 a year.
- Manhattan. $4,995 x 80 = $399,600.
- Brooklyn. $3,945 x 80 = $315,600.
- Queens. $3,400 x 80 = $272,000.
Read that again.
To back a median apartment in this city, your guarantor needs to earn over $300,000 a year.
Most families don’t. That is not a knock on anyone. It is just the math, and it is why so many young renters get stuck at this step.
Who can be a guarantor?
Usually a parent or close family member. Some landlords want the guarantor to live in a certain area or to show the same paperwork you do: proof of income, tax returns, ID.
Every landlord sets their own rules. Ask before you apply, so you don’t pay a fee and find out after.
What if you don’t have one?
Here is what I would tell any friend in this spot.
- Ask about combined income. If you have roommates, some landlords add incomes together. You might clear 40x as a group.
- Look at the rent, not just the guarantor. Divide your income by 40. That is the rent you qualify for on your own. Sometimes the fastest fix is a slightly cheaper apartment.
- Know the deposit cap. New York law says a deposit or advance can be no more than 1 month’s rent. A landlord cannot ask you for extra months as a workaround.
- Read any guarantor company contract. Some companies act as guarantors for a fee. Before you pay one, confirm the landlord accepts it and read exactly what you are paying for.
For the guarantor
If someone asks you to sign, read the lease and the guaranty first.
Know how long you are on the hook. Know what happens at renewal. Know if you are covering just rent or other charges too.
Saying yes is generous.
Saying yes without reading is risky.
Here is how I see it
The guarantor system says a lot about renting in New York.
A young renter can have a real job, real savings and a real history of paying on time. And still need someone else’s income to get the keys.
The more clearly a renter can prove they are good for it, the less that second signature should matter.
“A guarantor is not a formality. It is a promise with real money behind it.”
Frequently asked questions
What is the 80x rule for guarantors in NYC?
It is the common landlord practice of asking that a guarantor earn at least 80 times the monthly rent per year. For a $3,000 apartment, that is $240,000.
Is the 80x rule a law?
No. It is a standard practice. Each landlord sets its own requirements, so ask before you apply.
Can a landlord ask for a bigger security deposit instead of a guarantor?
New York law caps any deposit or advance at 1 month's rent. A landlord cannot get around that cap by calling it a substitute for a guarantor.
Are there companies that act as guarantors?
Yes. Some companies act as institutional guarantors for a fee. Terms, prices and which landlords accept them vary, so read the contract and confirm the landlord takes it before you pay.
Einhorn, Gabe. “Guarantors and the 80x rule, in plain English.” Nessoo Report, Nessoo (nessoo.com), Oct 16, 2026.
Co-founder of Nessoo, the verify-first rental marketplace in New York. He writes every Nessoo Report. nessoo.com
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