What a guarantor actually agrees to, how deposits are held, and what happens if it goes sideways. Plain English, no small print in 8pt.
A guarantor is someone who agrees to cover the rent (and any damages beyond the deposit) if the tenant doesn't. It's a standard requirement across UK student lettings — most landlords, including this one, ask every tenant to have a UK-based guarantor before contracts can be issued.
For most students, that's a close family member. It doesn't have to be — an older sibling, an aunt, or any UK-resident adult with reasonable income will typically pass. What matters is that the guarantor is UK-based and creditworthy.
This is the question most guarantors ask, and it's a fair one to want a clear answer to. The short version:
Contracts are drafted with individual (not joint and several) guarantor liability. So if another housemate stops paying rent, you're not the person the landlord comes to.
Individual guarantor liability is not the industry default. Plenty of student landlords use joint and several guarantor clauses, meaning any guarantor can be pursued for any tenant's arrears. Always check the contract for this before signing — for any student let, not just this one.
A deposit equivalent to five weeks' rent per tenant is collected before move-in and registered with mydeposits, one of the three government-approved tenancy deposit schemes. Within 30 days of the tenancy start, every tenant receives a confirmation directly from mydeposits with a scheme reference number — this is the tenant's proof of protection, and it's the landlord's legal obligation to provide it.
Deposits are returned within ten working days of tenancy end, minus any agreed deductions. If there's a dispute, mydeposits provides a free adjudication service — the deposit stays with the scheme until it's resolved.
It happens. Someone changes course, moves back home, or transfers universities. What happens next depends on when.
Before the tenancy starts: the group is given up to four weeks to find a replacement. If one can't be found, the group discusses options with the landlord — sometimes a smaller group in a smaller house makes sense; sometimes the group covers the empty room until a replacement is found.
Mid-tenancy: a replacement can usually be found through the university's off-campus housing service. The outgoing tenant remains liable for their share until the replacement is signed onto the contract — but in practice, this is rarely a problem.
Reports go directly to the landlord — not through an agency, not through a call centre. Non-emergencies typically get a same-day acknowledgement and a fix within three to five working days. Emergencies (loss of heat, water leaks, security) are attended within 24 hours.
All properties are gas-safe certified annually, EPC-rated, HMO-licensed where applicable, and fire safety compliant. Certificates are handed over on move-in and re-issued annually.
Twelve-month Assured Shorthold Tenancy (AST), issued electronically through a signing platform. Every tenant signs; every guarantor signs a separate but standard guarantor deed. Copies stay with each party.
A blank copy of the standard tenancy and guarantor agreement is available on request before any commitment — most guarantors ask, and it's a reasonable ask. Send an email via the enquiry form and it'll come back within the day.
Tenancies typically end on 31 August. Two weeks before, an inventory check is scheduled and a checkout guide is sent to the group with cleaning expectations and the deposit return process laid out. Deposits go back within ten working days, minus any agreed deductions — the vast majority of tenancies see the full deposit returned.
Anything not covered here — send it through the contact form and it'll be answered by return. Guarantors' questions are welcome; a well-informed guarantor makes the whole tenancy easier for everyone.