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.

ADV · A003We build websites for tradespeople and sole traders — £219Customers see your work and prices and message you straight away. Ready in 3 days, £219 instead of £438.Advertise here

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.