A rent guarantor is liable for as long as the guarantee agreement says, and no longer. If it covers only a fixed term, liability normally ends with that term. If the tenancy was periodic from the start, the guarantee normally runs until the tenancy ends. In England, guarantees that covered only a fixed term stopped covering it when tenancies became periodic on 1 May 2026, unless the wording also covers the periodic tenancy.
This guide covers private renting in England. Shelter’s legal guidance on guarantors applies to England only. Scotland, Wales and Northern Ireland have their own tenancy laws, so check local advice there.
The wording of the guarantee decides
A guarantee is a separate agreement from the tenancy. Shelter says the guarantee “only covers liabilities specified in the guarantee agreement”. It also says the guarantor’s liability “cannot exceed that of the tenant”.
When you read your guarantee, look for:
- the start and end dates, or a fixed term such as 12 months
- whether it mentions a periodic tenancy, renewals or “any extension”
- what it covers: rent only, or rent and damage
- whether it covers one tenant or everyone on a joint tenancy
Shelter says a guarantee that claims to cover “any extension or variation” to the tenancy may be an unfair term, and an unfair term is not binding on the guarantor.
Fixed term or periodic
Shelter Legal sets out the general rules in England:
| Type of tenancy and guarantee | When liability normally ends |
|---|---|
| Fixed term, guarantee does not mention anything after it | At the end of the fixed term |
| Guarantee says it covers a renewal or periodic tenancy | Can continue into that renewal or periodic tenancy |
| Tenancy periodic from the start | When the tenancy is ended |
GOV.UK says an assured periodic tenancy “cannot have an end date” and must run on a rolling basis, such as monthly. So a guarantee for one of these tenancies will often run until the tenancy ends, which could be years.
What happened on 1 May 2026
The Renters’ Rights Act 2025 turned most fixed-term tenancies in England into periodic tenancies on 1 May 2026. Shelter says guarantors “who have agreed to a fixed term that is cut short on 1 May 2026” because of this change “are released from their liability for the fixed term”.
There is an important exception. Shelter says that if the guarantee “states that it covers a contractual periodic tenancy arising after the end of the fixed term, the guarantor remains liable”. So if you signed before May 2026, dig out the agreement and check for wording about a periodic tenancy.
Rent increases matter too. Shelter says a guarantor “cannot be liable for a rent increase that did not follow the correct process in section 13 Housing Act 1988 on or after 1 May 2026”.
Can a guarantor withdraw?
There is no simple opt-out. Shelter says “the guarantor has no right to end the tenancy”, which is why it suggests guarantors consider an agreement “for a specific period of time”. Homeppl, a guarantor company, says the only way to be released is with the landlord’s consent, and that it is at the landlord’s discretion.
What you can do:
- Read the guarantee for any clause that lets you give notice or that ends on a set date.
- Ask the landlord in writing to release you, perhaps once the tenant has a new guarantor or passes referencing alone.
- Get advice if you think the guarantee was not signed properly. Shelter says a guarantee signed after the tenancy must be executed as a deed, with your signature witnessed.
Renewals, changes and new agreements
Shelter says guarantee liability “is limited to that in the initial tenancy agreement, unless expressly stated otherwise”. Any variation to the guarantee must be agreed by the guarantor. Small changes that do not disadvantage you may still be enforceable.
If the tenancy changes a lot, for example a big rent increase that the guarantee did not allow for, Shelter says a guarantor could have a defence. If a landlord asks you to sign a fresh guarantee for a new agreement, treat it as a new commitment and read it as carefully as the first.
After the tenant leaves
Liability for arrears does not vanish when the tenant moves out. If rent went unpaid while the guarantee covered the tenancy, the landlord can still ask you for it later. Shelter’s guidance on challenging guarantee debts says a guarantor may have a defence if the debt “accrued after their guarantee liability had ended”, for example arrears after a fixed term the guarantee was limited to. Arrears that built up while you were covering the tenancy are a different matter.
If the landlord asks you to pay, see whether being a guarantor affects your credit score and our guide to renting with a guarantor.
Worked example (fictional)
Priya (fictional) is guarantor for her brother’s flat in England. The tenancy started on 1 June 2026 as a periodic tenancy. The rent is £950 a month (fictional). Her guarantee covers rent for the tenancy, with no end date.
| Month | Rent due | Paid | Owed |
|---|---|---|---|
| July 2026 | £950 | £0 | £950 |
| August 2026 | £950 | £400 | £550 |
| September 2026 | £950 | £0 | £950 |
| Total | £2,450 |
Her brother ends the tenancy and moves out on 30 September. Her liability for future rent stops when the tenancy ends. But the £2,450 built up while her guarantee was in force, so the landlord can still ask her to pay it.
Check the numbers before you sign
Use the guarantor affordability calculator to see what income a guarantor typically needs for a given rent. Then think about how many months of missed rent you could cover if you had to.
Sources
- Shelter Legal England: Guarantors for tenancy agreements, checked 4 October 2026
- Shelter Legal England: Challenging a tenancy guarantee debt, checked 4 October 2026
- GOV.UK: Assured periodic tenancies, a guide for tenants, checked 4 October 2026
- Renters’ Rights Act 2025, section 146 (legislation.gov.uk), checked 4 October 2026
- Homeppl: Who can be a rent guarantor?, checked 4 October 2026
This guide is general information, not legal or financial advice. Report a possible error.