Who it's for
- Landlords and letting agents in England asking for a guarantor, for example for students or first-time renters
- Landlords using the Per-Room HMO Tenancy Agreement or Assured Periodic Tenancy Agreement
- Not for Scotland or Wales
What's included
- About this template — why a deed is used, independent legal advice for the guarantor, the witness and the financial cap
- Part A — Parties and tenancy: landlord, tenant, property, rent, deposit, guarantor details, maximum liability and guarantee period
- Part B — The guarantee (10 clauses): consideration, the guarantee, scope and cap, duration, material changes, enforcement, deposit, guarantor's rights, data protection, general
- Part C — Execution as a deed: signature blocks for guarantor, witness and landlord or agent
- Notes for landlords: why a deed, referencing the guarantor, rent increases, the cap, independent advice, HMO and student lets
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See what's in the bundle →Key points covered
- Liability is secondary — the landlord pursues the tenant first unless the tenant is insolvent, untraceable or abroad
- Optional financial cap (the notes suggest 6 months' rent plus the deposit) to reduce the risk of challenge under the Consumer Rights Act 2015
- Covers only the named tenant's obligations where other occupiers have separate agreements
- Guarantor liable for a section 13 rent increase only after 28 days' written notice without objection (a contractual term)
- Undisputed sums payable within 14 days of a written demand; the guarantor may ask for a rent statement at any time
- Must be signed in the physical presence of an independent adult witness
Read the guide
Related documents
Questions
Why is it a deed?
A deed avoids any argument about whether the guarantor received something in return, for example where the guarantee is signed after the tenancy has started. It must be witnessed to take effect.
Should I cap the guarantor's liability?
An unlimited guarantee from a consumer is more open to challenge. The template lets you set a cap; the notes suggest 6 months' rent plus the deposit.
Can the guarantor withdraw?
Not on their own during the tenancy. The guarantee ends when the tenancy ends and the tenant leaves, at the end of any fixed period stated, or on written release.
Should the guarantor take advice?
Yes. The notes recommend sending the deed at least 7 days before the tenancy starts with a letter recommending independent legal advice.
Guarantor Agreement (Deed)
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