Around one in four private renters in the UK are now asked to provide a guarantor before they can secure a tenancy, according to recent industry data. That figure jumps significantly for students and first-time renters, where the requirement is almost standard practice. What this means for you is simple: if your income is below the typical affordability threshold — usually 2.5 times the annual rent — or your credit history is thin, a landlord will want someone else to share the financial risk.
I’ve been writing about UK renting for long enough to notice a pattern: most people only think about guarantors when they’re already stuck. They’ve found a flat, passed the viewing, and then hit a wall at the referencing stage. The panic that follows is entirely avoidable. The rules around who can act as a guarantor, what they’re actually signing up for, and how long that commitment lasts are more specific than most tenants realise. Here’s what you actually need to know.
If you’re just starting your search, it’s worth understanding the full picture of what landlords look for. I’ve covered the basics of renting in the UK in more detail elsewhere, but the guarantor question is one of the first things you should sort out before you even book a viewing. A video doorbell won’t help with this, but knowing your guarantor situation will save you weeks of stress.
What a guarantor actually signs up for
The most important thing to understand is that a guarantor isn’t just a reference. They are entering into a legally binding contract — specifically, a deed of guarantee — that makes them personally liable for your rent and any damage you cause. If you stop paying, the landlord can pursue the guarantor directly, often without having to take you to court first. That’s what “joint and several liability” means in practice: the landlord can choose who to chase.
What I’d tell anyone considering being a guarantor is this: read the deed carefully before signing. The scope of liability matters. Some agreements cover only unpaid rent. Others extend to damage, cleaning costs, and even legal fees. The duration matters too. A guarantee that says it covers “the initial fixed term only” will end when that term does — unless the tenancy renews and the guarantor signs a new deed. If the tenancy rolls into a periodic arrangement after May 2026, the guarantee should expressly cover that, or it may not apply.
For tenants, the key is to find someone who meets the landlord’s criteria. Most landlords will check the guarantor’s income and credit history, and many insist the guarantor is a homeowner. If you’re a student or a first-time renter, a parent is the obvious choice. But if that’s not possible, there are alternatives — and they come with their own trade-offs. I’ve written a separate guide on decoding UK tenancy agreements that covers what else to watch for when signing.
Why landlords ask for a guarantor — and what it means for you
Landlords don’t ask for a guarantor to be difficult. They ask because the numbers don’t add up. If your annual rent is £12,000 and your income is below £30,000, you’re below the standard affordability threshold. The same applies if you have a poor credit history, no previous rental track record, or income from benefits that a lender would consider variable. In those situations, a guarantor is the landlord’s safety net.
The consequence for you is that your choice of property narrows. Some landlords won’t even consider an application without a guarantor in place. Others will accept one but will run the same checks on the guarantor as they did on you. If your proposed guarantor has a low credit score or doesn’t own property, the application can still fall through.
There’s also a demographic split worth noting. Students are almost universally required to provide a guarantor, and many universities now offer hardship funds or rent guarantee schemes to help. For international tenants moving to the UK, the requirement is even more common, since they often lack a UK credit history. If you fall into either group, it’s worth checking with your university or local council before you start property hunting — some run rent guarantee schemes that can act as a guarantor on your behalf.
What I notice is that most guarantors don’t realise how long their commitment can last. A parent who signs a deed for a three-year student tenancy might assume it ends when the child graduates. But if the tenancy rolls into a periodic arrangement — which most assured tenancies will after May 2026 — the guarantee can continue indefinitely unless the deed specifically excludes it. That’s a conversation worth having before anyone signs anything. A tenant landlord lawyer can review the deed and flag these risks before they become problems.
Where people go wrong with guarantor agreements
The most common mistakes aren’t about finding a guarantor — they’re about the paperwork. I’ve seen guarantor agreements that were never properly signed, deeds that weren’t witnessed, and guarantees that expired without anyone noticing. Each of these errors can leave either the tenant or the guarantor in a difficult position.
Signing an unwitnessed deed
A guarantor agreement must be executed as a deed to be enforceable. That means it must be signed in the presence of a witness who is not a party to the agreement. If the witness is the tenant or the landlord, the deed is invalid. If the guarantor later defaults, the landlord has no legal recourse. For the guarantor, this is a get-out-of-jail-free card — but only if they spot the problem. For the tenant, it means the landlord may refuse to proceed with the tenancy altogether.
Assuming the guarantee covers renewals
Most guarantor agreements are written for a fixed term. When that term ends and the tenancy renews — or becomes periodic — the guarantee may not automatically extend. Under the Renters’ Rights Act changes coming in May 2026, most tenancies will become periodic assured tenancies. If the deed doesn’t expressly cover the continuing periodic tenancy, the guarantor can walk away. Landlords should include wording that covers renewals and periodic arrangements. Tenants and guarantors should check that they’re not being held liable for a period they didn’t agree to.
Changing the tenancy without telling the guarantor
If the landlord and tenant agree to a rent increase, a change of tenant, or any material alteration to the tenancy, the guarantor must be notified and must consent. If they aren’t, the guarantee can be discharged. This is a common trap in shared houses where one tenant moves out and is replaced. The remaining tenants might agree to the change, but if the guarantor isn’t told, they’re no longer on the hook. For landlords, this means keeping the guarantor copied on every variation. For guarantors, it means staying in the loop.
Not understanding joint tenancy liability
In a joint tenancy, each tenant is jointly and severally liable for the full rent. That means the landlord can pursue any one tenant for the entire amount — not just their share. The same applies to guarantors. If you guarantee one tenant in a shared house, you can be asked to pay for the other tenants’ arrears too, unless the agreement specifically limits your liability to your family member’s share. This is a common source of disputes in student housing. The fix is to ask for a separate guarantor agreement that caps liability to one person’s portion of the rent.
→ Scroll right to see all columns
| Mistake | What happens | How to fix it |
|---|---|---|
| Unwitnessed deed | Guarantee is unenforceable | Re-sign with an independent witness |
| No renewal wording | Guarantor released at end of fixed term | Add express wording covering renewals and periodic tenancies |
| Tenancy changed without consent | Guarantee discharged | Notify guarantor in writing and get signed consent |
| Joint tenancy without limit | Guarantor liable for all tenants’ arrears | Request a separate agreement capped to one tenant’s share |
What I’d say to anyone acting as a guarantor is this: don’t sign anything until you’ve seen the tenancy agreement too. The guarantor deed and the tenancy agreement are linked documents. If the tenancy agreement says something different about rent or duration, the guarantor deed might not make sense. A tenant landlord lawyer can review both documents together and flag any inconsistencies before you commit.
How to handle the guarantor process from start to finish
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If you’re a tenant who needs a guarantor, or a potential guarantor who wants to understand the commitment, here’s a practical walkthrough of the process. These steps apply whether you’re renting through a letting agent or directly from a landlord.
Check if you actually need a guarantor
Before you start looking for someone to guarantee your rent, check whether you fall into one of the categories that typically trigger the requirement. If your income is above 2.5 times the annual rent, you have a strong credit history, and you’ve rented before, you might not need a guarantor at all. Some landlords will also accept a larger upfront deposit or a rent guarantee scheme instead. If you’re a student, ask your university about hardship funds or rent guarantee schemes run by local councils or charities — these can act as a guarantor without requiring a family member to sign up.
Choose the right guarantor
Not everyone can be a guarantor. Most landlords require the guarantor to be a UK homeowner with a stable income and a clean credit history. Close family members are the most common choice, but friends can also act as guarantors if they meet the criteria. The landlord will run the same affordability checks on the guarantor as they did on you. If the guarantor’s income is too low or their credit score is poor, the application will be rejected. If you’re struggling to find someone, a commercial rent guarantor company is an option — but you’ll pay a fee, and Shelter advises that council-run schemes are a better option because they’re not-for-profit.
Review the deed of guarantee carefully
Once you’ve found a guarantor, the landlord or letting agent will provide a deed of guarantee. This document must include the guarantor’s full name and address, the scope of liability (rent only, or rent plus damage), the duration of the guarantee, and whether it covers renewals and periodic tenancies. The guarantor should read every clause. If anything is unclear, ask for clarification. If the guarantor feels pressured or doesn’t understand the commitment, they can challenge the agreement later — but it’s better to sort it out before signing.
Sign the deed correctly
The deed must be signed in the presence of a witness who is not a party to the agreement. The witness must be an independent adult — not the tenant, not the landlord, and not the letting agent. Both the guarantor and the witness must sign. If the deed isn’t witnessed, it’s not enforceable. Keep a copy of the signed deed along with the tenancy agreement. If the tenancy changes at any point — rent increase, new tenant, renewal — the guarantor must be notified and must consent in writing. Failure to do so can discharge the guarantee.
- 1Check affordabilityCalculate whether your income meets the 2.5× annual rent threshold. If not, you’ll likely need a guarantor.
- 2Find a suitable guarantorLook for a UK homeowner with stable income and good credit. Family members are preferred, but friends or rent guarantee schemes are alternatives.
- 3Review the deedCheck scope of liability, duration, and renewal wording. Ensure it covers periodic tenancies if relevant. Get legal advice if unsure.
- 4Sign with a witnessThe deed must be signed in front of an independent adult witness. Keep a copy of the signed deed and the tenancy agreement.
- 5Stay informed of changesNotify the guarantor of any rent increases, renewals, or tenant changes. Get written consent for each change to keep the guarantee valid.
If you’re a guarantor and you want to limit your exposure, ask for a separate guarantor agreement that caps your liability to one tenant’s share of the rent. This is particularly important in shared houses or student accommodation where multiple tenants are on the same tenancy. Without this limit, you could be pursued for arrears caused by someone you’ve never met. A tenant landlord lawyer can help draft this limitation into the deed before you sign.
Frequently asked questions about apartment lease guarantors
Can a guarantor be a friend instead of a family member? ▾
What happens if the guarantor dies during the tenancy? ▾
Can a landlord charge a fee for processing a guarantor? ▾
Does a guarantor need to be a UK resident? ▾
Can a guarantor be removed from the agreement mid-tenancy? ▾
What if I can’t find a guarantor at all? ▾
Final thoughts
The guarantor requirement isn’t going away, but the rules around it are becoming clearer. The key is to treat the deed of guarantee as seriously as the tenancy agreement itself — because legally, it’s just as binding. If you’re a tenant, sort out your guarantor before you start viewing properties. If you’re a guarantor, read every word of the deed and get independent legal advice if anything feels off. The May 2026 changes under the Renters’ Rights Act will shift some of the risk, but for now, the responsibility rests on getting the paperwork right from the start.
If this was useful, you might also want to read your ultimate UK apartment leasing timeline.
Sources and Further Reading
Beyond the rent: hidden costs every UK renter needs to budget for — A practical breakdown of the expenses that catch most tenants off guard, from council tax to contents insurance.
Guarantor Agreement UK: Everything You Need to Know. LetSafe UK, 2025.
Guarantors for private renters. Shelter England, 2025.
