Question 1

Why a deed rather than a simple guarantor form?

Accepted Answer

A guarantee must be in writing and signed by the guarantor to be enforceable at all (Statute of Frauds 1677, section 4), and as a simple contract it also needs consideration, which a guarantor who receives nothing can argue is missing. Executing the document as a deed, signed in front of a witness, binds the guarantor without any payment passing. That is why this document is a deed with proper witnessed execution blocks rather than a one-page form.

Question 2

What is the guarantor liable for?

Accepted Answer

The rent and the tenant’s other obligations under the tenancy agreement, such as damage beyond fair wear and tear, for the period the deed covers. Optional clauses let you cap the total liability, limit a guarantor to one tenant’s share in a joint tenancy, and release the guarantor after 12 months. The guarantor information sheet explains all of this in plain English before they sign.

Question 3

Does the guarantee survive a rent increase or the tenancy continuing?

Accepted Answer

It is drafted for the periodic tenancies created by the Renters’ Rights Act 2025, so it continues while the tenancy continues and expressly covers rent as increased by a section 13 notice. A consumer guarantor can challenge terms that a court would regard as unfair under the Consumer Rights Act 2015, which is why the deed is drafted with clear limits and optional caps rather than open-ended language that might not be enforceable.

Question 4

What happens if the tenant dies?

Accepted Answer

The Renters’ Rights Act 2025 provides that a guarantor cannot be made liable for rent falling due after the tenant’s death, in the circumstances the Act sets out. The deed states this rule correctly rather than contradicting it with a blanket promise, and deals with joint tenancies where one tenant dies.

Question 5

Who can be a guarantor and what should they see before signing?

Accepted Answer

Any adult with the means to pay; a UK-resident guarantor with a UK address is much easier to pursue if it ever comes to that. Send them the guarantor information sheet and a copy of the tenancy agreement before they sign, and have them sign in front of an independent adult witness who is not a party. A guarantor who signs without understanding what they are taking on is the most common reason a guarantee is challenged.

Question 6

Can the guarantor withdraw later?

Accepted Answer

Without an express release mechanism a guarantee of a periodic tenancy generally continues for as long as the tenancy does. The deed includes an optional release clause after 12 months and sets out how a guarantor can give notice to end their liability for the future if you choose to allow it. Use it when you want a student’s parent, for example, to be off the hook once the tenant has a payment record.

Question 7

Does it work with any tenancy agreement?

Accepted Answer

Yes. It is drafted to sit alongside any assured periodic tenancy agreement for a property in England, including ones you did not buy from us, and pairs with our Assured Periodic Tenancy Agreement (England), which carries a guarantor cross-reference. It is not drafted for Wales, Scotland or Northern Ireland.

	Free template found online	This document
Law currency	Often undated, or written for assured shorthold tenancies, which cannot be created since 1 May 2026	Law stated as at September 2026, reviewed October 2026, version number on every page
Guidance notes	Rarely explain what a clause does or what to put in a blank	Plain-English note on every key clause and a compliance checklist
Editable Word + PDF	Often PDF-only or locked, so you retype it	Editable .docx with yellow fields to complete, plus a print-ready PDF
Support and updates	No one to ask and no updates	Email support, the current version on request when the law changes, and a 30-day fix-or-refund promise

Tenancy Guarantor Agreement (Deed)

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Assured Periodic Tenancy Agreement (England)

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