Do Landlords Need A Guarantor Agreement?

Last updated 7 August 2026. Written against primary sources and reviewed as the rules change. Applies to England unless stated otherwise.

Guarantor agreements are becoming increasingly common in the UK rental market, especially where tenants have:

low income
poor credit history
limited employment history
student status

But do landlords actually need a guarantor agreement?

What Is A Guarantor?

A guarantor is somebody who agrees to become financially responsible if the tenant fails to meet obligations such as:

unpaid rent
damage costs
tenancy breaches

This can provide additional security for landlords.

Some landlords also review insurance protection alongside guarantor agreements for additional financial security.

When Are Guarantors Commonly Used?

Landlords often request guarantors when tenants are:

students
first-time renters
self-employed
on lower incomes
recently moved to the UK

Some landlords also require guarantors where affordability checks are borderline.

Why Is A Written Agreement Important?

Without a properly written guarantor agreement, enforcing liability later may become difficult.

The agreement should clearly explain:

what the guarantor is responsible for
how long the guarantee lasts
whether it covers renewals
financial obligations involved

Clear documentation is extremely important.

Keeping accurate tenancy records and inspection reports can also help landlords reduce disputes later.

Should Guarantors Be Referenced?

Yes.

Landlords should usually verify:

identity
address
income
credit status

A guarantor is only useful if they are financially capable of covering the liability.

Can Guarantors Refuse To Pay?

Disputes can happen, especially if agreements are unclear or poorly drafted.

This is why landlords should ensure guarantor agreements are signed properly before the tenancy begins.

Do Landlords Need A Guarantor Agreement To Be Legally Enforceable?

A guarantor agreement is far more likely to hold up if it is properly drafted and executed. Many informal arrangements fail in practice because the guarantor never receives anything of value (“consideration”) in return for their promise, which can make a simple contract unenforceable.

signed as a deed and independently witnessed, which avoids the need for consideration
clearly states the guarantor is liable for rent arrears, damage and other tenancy breaches, not rent alone
specifies whether liability continues if the tenancy becomes periodic or is renewed
gives the guarantor a copy of the tenancy agreement so they understand exactly what they are guaranteeing

The formal requirements for executing a deed in England and Wales are set out in the Law of Property (Miscellaneous Provisions) Act 1989. Landlords who skip these formalities risk finding the agreement unenforceable exactly when they need to rely on it.

Final Thoughts

Guarantor agreements can provide landlords with additional financial protection, particularly for higher-risk tenancies.

Clear written agreements and proper referencing help reduce misunderstandings and strengthen a landlord’s position if problems arise later.