Why every Holmes&Co tenancy needs a guarantor

Moving into a rented home is a big step for everyone involved. At Holmes&Co, we want tenancies that work — for the people living in the home, and for the owners who trust us with their property.

That is why we require a guarantor on every tenancy.

What a guarantor actually is

A guarantor is someone who agrees to step in if the tenant cannot meet their obligations under the tenancy — most often unpaid rent, and sometimes other costs linked to a serious breach. It is a safety net. It does not mean we expect things to go wrong. It means we plan for the rare times when life takes an unexpected turn.

We also conduct thorough background checks on every applicant. A guarantor sits alongside that referencing. It is not a substitute for it.

Why we ask for one from every tenant

We apply the same standard to every application. That keeps the process fair and clear.

For owners, a guarantor reduces the risk of lost rent and drawn-out recovery if payments stop. For tenants, it shows the application is taken seriously and helps keep the let on solid footing from day one. For us, it means we are not making exceptions that leave one party more exposed than another.

Unexpected job changes, illness or delays happen. A guarantor is how responsible lettings prepares for that — calmly, in advance.

If you cannot provide a personal guarantor

Not everyone has a suitable UK-based family member or friend who can act. Students, people new to the UK, and applicants with thinner local support networks often face this.

In those cases, we can offer a Professional Guarantor agreement through one of our partners, where the tenancy fits and the owner agrees.

In plain terms: once an applicant has passed our referencing, they may be able to use a professional guarantor instead of naming a person. The tenant applies and pays the partner’s fee. There is no cost to the owner. The partner then stands behind the tenancy in place of a personal guarantor.

Published cover on the partner’s Professional Guarantor product includes:

- rent arrears for up to 12 months where vacant possession is not obtained (after mediation routes)

- tenant-caused property damage up to £5,000

- legal costs for possession after non-payment of rent

- access to mediation support if arrears arise

This is extra security, not a replacement for referencing. We never proceed on a Professional Guarantor alone without the usual checks.

Why this is good for tenants

- You are not blocked simply because you do not have a UK relative who can sign.  

- The route is designed to sit alongside referencing, with a clear online application and quote.  

- You can move forward on a home you can afford, without asking someone close to take on a heavy legal commitment they may not want.

Why this is good for owners

- Every let still starts with thorough background checks.  

- You still get guarantor protection — either via a suitable personal guarantor, or via the Professional Guarantor route where agreed.  

- There is no fee to you for the Professional Guarantor product; the tenant pays.  

- Cover includes meaningful rent, damage and legal support as published by the partner — so you are not relying on goodwill alone if things go wrong.

How it usually works

1. You apply for the property and complete referencing.  

2. If a personal guarantor is available and suitable, we use that route.  

3. If not, and the tenancy fits, we introduce the Professional Guarantor option with our partner.  

4. You get a quote, apply, and — if approved — sign and pay.  

5. The tenancy agreement completes with the Professional Guarantor in place.

We will always explain which route applies to your application before anyone signs.

A short note for owners and applicants

Requiring a guarantor is not about distrust. It is about running lettings the way busy owners and careful tenants deserve: clear standards, proper checks, and a fair backup when someone’s personal network cannot provide one.

If you are applying and are unsure about guarantors, talk to us early. If you are an owner and want to know how this sits on your property, we are happy to walk you through it.

Holmes&Co Ltd  

Turning Houses into Holmes  

Liverpool and surrounding areas  

General information only. Professional Guarantor terms, eligibility and cover are set by the partner and can change — we will confirm the live wording on each application. This is not legal, tax or financial advice.