RRA 2025
A deed of guarantee for residential tenancies in England and Wales. The guarantor unconditionally and irrevocably guarantees the tenant’s obligations — including rent, covenants, and damage — for the duration of the tenancy. Executed as a deed with dual witness blocks.
The Renters' Rights Act 2025 abolished Section 21 no-fault evictions and capped rent in advance at one month. Both changes increase landlords' reliance on guarantor agreements as the primary security against rent arrears. This template is drafted for use alongside an Assured Periodic Tenancy in England and reflects the Tenant Fees Act 2019 prohibition on charging guarantors any fee.
A guarantor agreement is a legally binding contract between a landlord and a third party (the guarantor) under which the guarantor agrees to be liable for the tenant's obligations under a tenancy if the tenant fails to meet them. The most common obligation guaranteed is the payment of rent, but the agreement can extend to damage to the property, unpaid utility charges, and other liabilities arising under the tenancy. Under English law, a guarantor agreement must be in writing and signed by the guarantor to be enforceable. This template is drafted as a deed for maximum enforceability, gives the landlord a 12-year limitation period to bring a claim, and includes the standard protections required for use under the post-May 2026 Renters' Rights Act framework.
You may need a guarantor agreement when a prospective tenant cannot independently satisfy your affordability or referencing criteria. Common situations include students renting their first property, tenants on lower incomes seeking a property at the upper end of their budget, international tenants without UK rental history, self-employed tenants without provable income, and tenants with adverse credit history. Since the Renters' Rights Act 2025 limited rent in advance to one month and abolished Section 21, many landlords now require a guarantor where previously they would have asked for several months of rent upfront. Serve the guarantor agreement before the tenancy begins, give the guarantor a reasonable period to seek independent advice, and ensure they sign separately from the tenant in the presence of an independent witness.
Last updated: 1 May 2026
Drafting as a deed removes any need for separate consideration to be given to the guarantor and extends the limitation period for a landlord to bring a claim from six years to twelve. The guarantor's signature must be witnessed by an independent adult who is not a party to the tenancy. Drafting as a deed is the safer choice for a landlord seeking to maximise enforceability.
No. The Tenant Fees Act 2019 prohibits landlords and letting agents in England from charging guarantors any fees, including referencing fees, administration fees, or signing fees. The only payments a guarantor can lawfully be required to make under a guarantor agreement are sums owed under the tenancy itself if the tenant defaults — for example, unpaid rent or compensation for damage to the property.
This template makes the guarantor liable for the duration of the tenancy and any periodic continuation. Because Assured Periodic Tenancies under the Renters' Rights Act 2025 are open-ended from the start, the guarantor's liability is also open-ended unless the agreement is expressly terminated. The template includes a clause permitting the guarantor to give the landlord written notice to terminate their future liability, but the guarantor remains liable for any sums already accrued at the date of termination.
A guarantor cannot unilaterally withdraw from the agreement once signed without the landlord's consent. The template provides a clause allowing the guarantor to give the landlord written notice to terminate their future liability — this protects the guarantor from open-ended exposure but does not release them from obligations that have already accrued at the date the notice takes effect, including any rent arrears or damage arising during the period of guarantee.
No account required to preview
Document preview
Preview
Preview Available
This deed is made in relation to [property_address] between [landlord_name], [tenant_name], and [guarantor_name].
The Guarantor irrevocably guarantees payment of £[rent_amount] rent and all obligations under the tenancy dated [tenancy_agreement_date].
The guarantee continues for the full tenancy, including any statutory periodic tenancy and lawful rent increases.
Executed as a deed by [guarantor_name] and [landlord_name] in the presence of independent witnesses.
Preview
Create this document to see the full content →
Create this document✓ RRA 2025 compliant · ✓ Solicitor-reviewed · ✓ Instant PDF