Guarantors when renting in England: what they cover and why you can't be charged a fee

A landlord in England may ask for a guarantor — someone who agrees, in writing, to cover unpaid rent or damage if the tenant does not pay. That is lawful. But the law strictly limits which payments a tenant can be required to make, and a fee «for a guarantor» is not on the list.

What a guarantor is liable for

A guarantor's liability is set by the guarantee agreement they sign, not by a separate statute. It usually covers unpaid rent and damage beyond the deposit. So the key rule is to read the document before signing: for what period, up to what amount, and until what event (for example the end of the fixed term or the tenant moving out) the liability runs.

You cannot be charged for a guarantor

The Tenant Fees Act 2019 set a closed list of permitted payments — anything not on it is a prohibited payment. A professional guarantor service is described in the government guidance as an optional product the tenant may choose; you cannot be made to pay for it as part of the tenancy.

What a landlord may charge

Permitted: rent (up to one month in advance after the agreement is signed); a refundable deposit — no more than 5 weeks' rent where annual rent is under £50,000, and no more than 6 weeks' where it is £50,000 to £100,000; a holding deposit — no more than one week's rent (held up to 15 days); up to £50 for changes you request; interest for late rent — only after 14 days overdue and capped at 3% above the Bank of England base rate; the reasonable cost of replacement keys. Any other charge is outside the law.

Older guarantor agreements and the new law

The government guidance warns that guarantor agreements entered into before 1 May 2026 may be affected by the Renters' Rights Act. If you are a guarantor under an older agreement, it is worth reviewing it and agreeing any changes with the landlord; if in doubt, get independent legal advice.

If you are asked to pay for a guarantor, or any charge beyond the permitted list, that is a sign of a Tenant Fees Act breach — such a payment can be challenged.