{"id":9499,"date":"2026-05-11T11:29:32","date_gmt":"2026-05-11T11:29:32","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9499"},"modified":"2026-05-11T13:45:51","modified_gmt":"2026-05-11T13:45:51","slug":"personal-guarantees-and-commercial-rent-arrears-are-directors-at-risk","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/personal-guarantees-and-commercial-rent-arrears-are-directors-at-risk\/","title":{"rendered":"Garantias pessoais e rendas comerciais em atraso: Os diretores est\u00e3o em risco?\u00a0"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the commercial property sector, the &#8220;corporate veil&#8221; is often thinner than directors realise. While a limited company provides a shield for many business activities, landlords&nbsp;often&nbsp;require&nbsp;a&nbsp;<strong>Personal Guarantee (PG)&nbsp;<\/strong>from company directors \/ suitable guarantors&nbsp;as a condition of the lease. This document&nbsp;provides&nbsp;a very powerful&nbsp;tool for landlords, linking the director\u2019s personal wealth\u2014including their home and savings\u2014directly to&nbsp;compliance with all the terms of the lease.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As&nbsp;a Senior Litigation Partner at&nbsp;Ronald Fletcher Baker LLP,&nbsp;I see firsthand how these guarantees transform a corporate setback into a personal crisis. When rent arrears mount, the director is not just a witness; they are often the landlord\u2019s primary target for recovery.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>The Legal Reality:&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A common misconception among directors is that a landlord must &#8220;exhaust&#8221; the company\u2019s assets before turning to the guarantor.&nbsp;In reality, most&nbsp;commercial PGs are drafted so that the&nbsp;guarantor guarantees to the Landlord, as principal or primary obligor,&nbsp;that the Tenant will pay all the rents and&nbsp;observe&nbsp;the covenants of the lease.&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Immediate Liability:<\/strong>&nbsp;If the rent is unpaid&nbsp;in accordance with the terms of the commercial lease,&nbsp;most modern commercial leases will include provisions that if the tenant fails to pay any of the rents or observe or perform any of those tenant covenants&nbsp;the&nbsp;Guarantor shall pay or observe and perform them.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Joint and Several Liability:<\/strong>&nbsp;The landlord can&nbsp;usually therefore&nbsp;choose to sue the company, the director&nbsp;\/ guarantor&nbsp;or both simultaneously.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Beyond Rent:<\/strong>&nbsp;The risk extends beyond the quarterly rent.&nbsp;If the landlord decides not to&nbsp;forfeit&nbsp;the&nbsp;lease&nbsp;then the rent arrears could continue&nbsp;accruing.&nbsp;In addition to rent, other potential liability can include&nbsp;service charges, insurance, and the &#8220;silent killer&#8221; of commercial leases:&nbsp;<strong>Dilapidations<\/strong>. A director could potentially&nbsp;be personally liable for six-figure repair bill at the end of the term&nbsp;of the commercial lease.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Risks for company directors who provide guarantees<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Usually, the doctrine of separate legal personality protects individual&nbsp;directors. However, a PG&nbsp;provided by a company director,&nbsp;is a secondary contractual obligation&nbsp;that&nbsp;creates&nbsp; potentially&nbsp;significant liability for that guarantor.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If, for example,&nbsp;the company enters liquidation, the lease may be&nbsp;disclaimed, but the&nbsp;<strong>guarantor\u2019s liability&nbsp;may well&nbsp;remain live<\/strong>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In fact, the landlord\u2019s claim against the director often becomes&nbsp;<em>more<\/em>&nbsp;aggressive once the company fails, as the director becomes the only solvent entity capable of satisfying the debt.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Strategic Alternatives to the Personal Guarantee<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Landlords require security, but a Personal Guarantee is not the only way to provide it. If you are negotiating a lease or a renewal,&nbsp;there are&nbsp;alternatives that keep personal assets off the table:&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>1. Enhanced Rent Deposits<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Instead of a PG,&nbsp;it is possible to&nbsp;offer a larger deposit. While a standard deposit is 3 months, offering 6 or 12 months can often satisfy a landlord\u2019s risk appetite.&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The Benefit:<\/strong>&nbsp;It is &#8220;unusable&nbsp;money&#8221; on the company\u2019s balance sheet, but it&nbsp;avoids the&nbsp;risk to the director\u2019s personal estate&nbsp;associated with a personal guarantee.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The Mechanism:<\/strong>&nbsp;Ensure the&nbsp;<strong>Rent Deposit Deed<\/strong>&nbsp;clearly outlines when the money is returned and prevents the landlord from drawing down for minor, disputed breaches.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>2. Corporate Guarantees<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If the tenant company is part of a wider group, a&nbsp;<strong>Parent Company Guarantee (PCG)<\/strong>&nbsp;is a strong alternative.&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The Benefit:<\/strong>&nbsp;The liability stays within the corporate world. The landlord gets security from a larger entity with a proven balance sheet, but the individual directors&nbsp;remain&nbsp;protected.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>3. Bank Guarantees or Bonds<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A bank guarantee is a commitment from a financial institution to pay the landlord if the tenant defaults.&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The Reality:<\/strong>&nbsp;The bank will usually require the company to &#8220;cash-back&#8221; the guarantee or provide corporate security. It is more complex to set up but provides the landlord with gold-standard security without a personal signature.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>4. Upfront Rent Payments<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">In high-stakes negotiations, paying the first 6\u201312 months of rent in advance can occasionally persuade a landlord to waive the requirement for a PG. This&nbsp;demonstrates&nbsp;liquidity and removes the immediate risk of arrears during the critical&nbsp;early stages&nbsp;of the lease.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>The Landlord\u2019s Enforcement Advantage<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For landlords, the PG is the ultimate leverage. Unlike suing a company\u2014which might simply go into administration\u2014pursuing a director personally&nbsp;opens up&nbsp;aggressive enforcement routes:&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>1. Direct Access to Personal Assets&nbsp;<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If the tenant company becomes insolvent or&nbsp;fails to&nbsp;pay rent, the landlord can directly pursue the guarantor&#8217;s personal assets. Unlike a company that can go into liquidation with no assets, the guarantor\u2014often a company director\u2014is personally liable, meaning their personal savings, investments, and home could be exposed.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Exig\u00eancias legais:<\/strong>&nbsp;A landlord could potentially&nbsp;serve a demand for the arrears. Failure to pay within 21 days allows the landlord to petition for the&nbsp;<strong>director\u2019s personal bankruptcy<\/strong>.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>2. Primary Liability (Often)<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Many commercial leases are drafted to make the guarantor&#8217;s liability &#8220;primary&#8221; rather than &#8220;secondary&#8221;. This means the landlord does not have to exhaust all legal remedies against the defaulting tenant company first; they can&nbsp;immediately&nbsp;demand payment from the guarantor.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>3. Extended Security Beyond Deposits&nbsp;<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">While a security deposit is limited to the amount collected (typically 3\u20136 months&#8217; rent), a personal guarantee is usually uncapped and covers all tenant obligations for the entire lease term. This includes:&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Unpaid rent and service charges.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Dilapidations (repairs and damages) at the end of the term.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Legal costs incurred by the landlord in enforcing the lease.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>4. Continued Liability After Insolvency<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If a tenant company goes into liquidation, the lease is often&nbsp;disclaimed. A personal guarantee&nbsp;frequently&nbsp;includes a provision allowing the landlord to compel the guarantor to take on a new lease for the&nbsp;remainder&nbsp;of the term, preventing a loss of rental income on the vacant property.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>5. Increased Leverage and Efficient Enforcement<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Easier Litigation:<\/strong>&nbsp;Claiming against an individual is often more straightforward than dealing with an insolvent company&#8217;s liquidators.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Stronger Legal Position:<\/strong>&nbsp;The guarantor&nbsp;remains&nbsp;liable even if the landlord\u2019s claim against the tenant is&nbsp;deemed&nbsp;unenforceable, provided the guarantee is properly executed as a deed.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>6. Joint and Several Liability<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If multiple directors or individuals act as guarantors, a &#8220;joint and several&#8221; clause allows the landlord to pursue one, some, or all of them for the entire amount owed&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Former Tenants<\/strong>&nbsp;<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Section 17 Notices:<\/strong>&nbsp;No \u00e2mbito do&nbsp;<em>Landlord and Tenant (Covenants) Act 1995<\/em>, landlords must serve a &#8220;Section 17 Notice&#8221; within&nbsp;<strong>six months<\/strong>&nbsp;of the arrears falling due to claim them from a&nbsp;former tenant or their&nbsp;guarantor. Directors should always check the dates; if the landlord is slow to act, the director may have a complete defence for older arrears.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Important Considerations<\/strong>&nbsp;<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Limitation of Liability:<\/strong>&nbsp;Guarantors can negotiate to cap their liability at a certain sum or for a limited period, rather than an &#8220;all-encompassing&#8221; guarantee.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Release Provisions:<\/strong>&nbsp;Guarantees can include &#8220;early release&#8221; clauses, where the guarantor is released after a specific time or if the tenant hits certain financial milestones.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Variation Risks:<\/strong>&nbsp;If a landlord varies the lease (e.g., changes the rent or premises) without consulting the guarantor, the guarantor may argue that their liability is discharged.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Final Thoughts for Landlords and Tenants<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Para&nbsp;<strong>Propriet\u00e1rios<\/strong>, a Personal Guarantee is only as good as the person behind it.&nbsp;It is recommended to&nbsp;perform &#8220;asset checks&#8221; on a proposed guarantor to ensure they&nbsp;actually have&nbsp;the means to cover the rent if the business fails.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Para&nbsp;<strong>Tenants and Directors<\/strong>, a PG should be the absolute last resort. If it cannot be avoided, ensure it is limited to the current tenant and does not extend to future &#8220;Authorised Guarantee Agreements&#8221; (AGAs) when you eventually sell the business.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, Senior Litigation Partner at Ronald Fletcher Baker LLP, has extensive experience handling issues related&nbsp;to commercial lease disputes and enforcement of guarantees.&nbsp;Whether you are&nbsp;seeking&nbsp;to enforce a guarantee or shield your personal assets, early legal intervention is the only way to manage the risk.&nbsp;For enquiries on this topic, please contact David Burns via email at D.Burns@rfblegal.co.uk or by phone at 0207 467 5751<\/p>","protected":false},"author":12,"featured_media":9501,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[81],"class_list":["post-9499","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.9 - aioseo.com -->\n\t<meta name=\"description\" content=\"In the commercial property sector, the &quot;corporate veil&quot; is often thinner than directors realise. 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