Rent guarantors: how guarantees work in 2026
A guarantor promises to cover the tenant's obligations, usually rent and damage, if the tenant does not. With every tenancy now open-ended, drafting the guarantee properly matters more than it ever did.
When a guarantor makes sense
Students, first-time renters, the newly self-employed, and applicants whose referencing is thin rather than bad. A good guarantor is UK-based, income-verified and home-owning: verify the guarantor as you would a tenant.
What the agreement must do
- Be in writing and signed: a guarantee is only enforceable in writing.
- Define the scope: rent only, or rent plus damage and other tenancy obligations.
- Address duration: with fixed terms abolished, the guarantee should state clearly that it covers the periodic tenancy on an ongoing basis, and whether it survives rent increases. A guarantee drafted around a fixed term that no longer exists is an invitation to argue.
- Cover joint tenancies: in shared houses, state whether the guarantor covers one tenant's share or the full joint rent. See the joint tenancy guide.
Practical points
Give the guarantor the tenancy agreement before they sign, keep them informed of rent increases, and tell them promptly if arrears start: a guarantor ambushed by six months of silence is a guarantor with arguments. Guarantees sit outside the Tenant Fees Act deposit cap, but demanding them where unnecessary sits badly with the Act's anti-discrimination provisions, so apply consistent criteria.
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Start my agreement →Frequently asked questions
Does a guarantee continue after a rent increase?
Only if it is drafted to. Well-drafted guarantees cover the tenancy as varied, including Section 13 increases; silent ones create argument. Check the wording before relying on it.
Can a guarantor withdraw?
Not unilaterally for existing liabilities. For the future, it depends on the agreement's terms; some permit ending the guarantee on notice, which then usually prompts a conversation about the tenancy itself.