Guarantor loan Perth
Quantum Finance arranges guarantor home loans in Perth: a family member offers equity in their own property as additional security, which lets you borrow with a smaller cash deposit and no lenders mortgage insurance in most structures.
- Family equity used as additional security, not a cash gift.
- For buyers with the income to repay but not the deposit saved.
- The guarantor's obligation put in writing and explained before anyone signs.
- The guarantee structured so it can be released later.
- Years broking
- 21+Years broking
- Loans settled
- $1B+Loans settled
- Credit licence
- ACL 389083Credit licence
- Lenders compared
- 40+Lenders compared
Our awards and recognition
Awarded by the people who see every broker’s numbers
Diamond Club
2026
Money Quest Group
Diamond Club
2025
Money Quest Group
Diamond Club
2024
Money Quest Group
Mortgage Broker of the Year
2023/24 — National, highest dollar volume settled
Southern Cross Broker Network
Excellence in Finance, Gold
2021
PLAN Australia
Excellence in Finance, Gold
2020
PLAN Australia
Hall of Fame
Valued partner, 15 years
PLAN Australia
Elite Broker
2021
Broker Value Proposition
Premium Broker
ANZ
Individual Excellence Award
2016
Specialist Finance Group
Sales Excellence Award
PLAN Australia
Sales Master Award
PLAN Australia
Top 100 Brokers
Four times
Australian Broker
What our guarantor loan service does
The work we do on a family guarantee, from the first conversation to the releaseA guarantor home loan uses equity in a family member's property as additional security for your loan. Two households are involved and one of them is taking on a risk, so the work is as much about explaining the obligation as it is about finding a lender.
Most residential loans are paid for by the lender through commission rather than by you. Where a fee would apply, we tell you before you apply, in writing.
We will say so when a guarantee is the wrong answer for a family. A parent who cannot afford the exposure should not be signing, and that conversation is part of the job rather than an obstacle to it.
We explain exactly what the guarantor is taking on
A guarantor is liable for the guaranteed portion of the loan if the borrower cannot pay, and the security sits over their property. That is the whole risk, said plainly, before anybody signs anything. A family member who has not understood the obligation has not really consented to it.
We limit the guarantee to a defined amount
A limited guarantee caps the guarantor's exposure at a set figure rather than the whole loan. Most lenders that accept guarantors offer this, and the cap is negotiable at application. It is far easier to set the limit correctly at the start than to argue for it afterwards.
We find the lenders whose guarantee policy fits your family
Not every lender accepts a guarantor, and those that do differ on who qualifies, whether a retired or self-funded guarantor is acceptable, and what security they will take. Lender selection decides whether the arrangement works at all, so it happens before anything is submitted.
We organise independent legal advice for the guarantor
Lenders require a guarantor to obtain independent legal advice, and it protects the family as much as it protects the lender. We tell the guarantor what to take to that appointment and what to ask, rather than sending them off with a form.
We manage two households through one approval
A guarantor loan needs documents from the borrower and from the guarantor, and both sets have to satisfy the lender. We coordinate the valuation on the guarantor's property, the paperwork on both sides and the settlement so neither household is chasing the other.
We plan the release of the guarantee from day one
A guarantee is not meant to be permanent. It usually comes off once the loan has reduced or the property has grown in value enough for the lender to release the additional security. We diarise the review so the family is not still guaranteeing a loan nobody has looked at in years.
Work out your position first
What a lender will lend you before the guarantee is addedA guarantee solves a deposit problem, not an income problem, in most structures. Working out what a lender will advance on your income alone is the first step, because it decides whether a guarantee is what you actually need.
Work out what you could borrow
What actually lands in your accounts. Include a partner if you are buying together.
Groceries, fuel, insurance, childcare, subscriptions. Lenders apply a minimum benchmark, so a low figure here will not be taken at face value.
Car, personal, HECS, existing mortgages.
The limit, not the balance.
Lenders count between 2.5% and 3.8% of every card limit as a repayment, whether you owe anything or not.
An example figure to change, not a rate on offer.
Lenders test you at a rate above the one you pay. Three percentage points is the level APRA expects, so you are being assessed at 9.00%.
Used only for the price guide below.
You could borrow around
$684,000
Based on $5,500 a month left over, assessed at 9.00%.
- Monthly surplus a lender would seeIncome less expenses, commitments and card limits.
- $5,500
- Card limits counted as a repayment3.8% of $0 a month.
- $0
- Assessment rate used6.00% plus a 3.00% buffer.
- 9.00%
- Repayment at the loan rateWhat you would actually pay each month, not the tested figure.
- $4,098
- Rough price guide with your depositStamp duty and fees come out of the deposit, so the real figure is lower.
- $804,000
This is an estimate, not a pre-approval. Every lender counts income, expenses and commitments differently, and the spread between the most and least generous on the panel is often more than $150,000 on the same file. Lending is subject to approval.
Get a real numberEach tool has a page of its own explaining every figure it uses: borrowing power calculator.
Types of guarantee lenders accept
Six guarantee arrangements, and who each one tends to suitFamilies use the word guarantee to mean several different things, and lenders treat each of them differently. The distinctions below decide how much of their property a guarantor is putting behind your loan.
- Security guarantee
Tends to suit
The most common family guarantee arrangement
Worth knowing
The guarantor offers property as additional security only, and is not assessed on your repayments
- Limited guarantee
Tends to suit
Guarantors who want a defined ceiling on their exposure
Worth knowing
Caps the guaranteed amount at a set figure rather than the whole loan, and it is negotiable at application
- Servicing guarantee
Tends to suit
Files where the borrower's income alone will not service the loan
Worth knowing
Fewer lenders offer it, and the guarantor's income and expenses are assessed as well
- Parent as guarantor
Tends to suit
The arrangement most lenders are set up for
Worth knowing
Widely accepted, and the guarantor still needs independent legal advice before signing
- Retired or self-funded guarantor
Tends to suit
Families where the parents are no longer working
Worth knowing
Accepted by fewer lenders, and some require an exit strategy for the guarantee
- Gift instead of a guarantee
Tends to suit
Families able to give the deposit outright
Worth knowing
No ongoing obligation for the parent, and lenders ask for a gift letter and may want the funds held first
Knowing the difference does not hurt. Do not stress about choosing an arrangement, though — tell us who is helping and what they own, and we work out which lenders accept it and what the obligation actually looks like.
Who guarantor home loans suit
The families we arrange guarantees forA guarantee suits a specific problem: enough income to repay, not enough deposit to satisfy a lender. These are the situations that arrive most often.
First home buyers in Perth whose income supports a loan but whose deposit does not
Parents who want to help a child buy without handing over cash they need
Buyers who would rather avoid a lenders mortgage insurance premium than pay one
Renters paying more each month than the repayment on the house they want
Families weighing up a guarantee against a gift, and wanting the difference explained
Existing guarantors asking what has to happen before the guarantee comes off
How the guarantor process works
Five steps, with the guarantor's advice built inThe process is the same five steps as any loan we write, with a valuation on the guarantor's property and independent legal advice for them along the way. Here is the whole thing, start to finish.
Start an application
You send us the basics and we work out what you could borrow and which lenders will look favourably at your situation.
Read this step in full: Start an applicationWhat you need
Income, debts, deposit
Get pre-approved
We put your file to the lender that fits and bring back a pre-approval in writing, subject to lender approval and your circumstances.
Read this step in full: Get pre-approvedWhat we do
Match the lender to your file
Get officially approved
Once your offer is accepted, the lender orders its valuation and issues formal approval.
Read this step in full: Get officially approvedWhat we do
Chase the lender, so you do not have to
Prepare for settlement
We go through the loan documents with you before you sign anything, then coordinate the lender and your settlement agent.
Read this step in full: Prepare for settlementWhat you need
Your questions, asked early
Stay up to date
After settlement we keep the loan under review as rates move and your circumstances change.
Read this step in full: Stay up to dateWhat we do
Review it, and tell you first
Step 1 of 5 · Start an application
About our independent mortgage brokers
The brokers who arrange your family guaranteeIndependent means no franchise above us and no lender owning a share of the business. Nobody upstairs sets a monthly target, so we are free to tell a family that a guarantee is the wrong idea. Your bank offers one guarantee policy; we compare 40+ lenders.
Gavin Harrigan has been broking from West Leederville since 2005. Today it runs on a small team, Gavin Harrigan, Justin Richardson and Xavier Prescott, each with their qualifications on the page. You deal with the person who writes your loan, before settlement and after it.
The work runs from a first home loan, through refinancing and investment lending, out to construction, small developments and commercial property. Same broker, whichever end of that you are at.
- VerifiedBroking since 2005
- VerifiedOver $1 billion in loans settled
- VerifiedAustralian Credit Licence 389083
- VerifiedMoneyQuest accredited
- VerifiedMember of the Finance Brokers Association of Australia (FBAA)
- Verified40+ lenders on the panel
Fifteen minutes is usually enough to tell you where you stand. No cost, no obligation, and any lending is subject to approval and your circumstances.
Why choose us for a guarantor loan
Two households are relying on this being explained properlyEvery point below is a consequence of how this business is owned, not a slogan about service.
- Included
No franchise, no head office quota
We do not pay a franchise fee, so nobody upstairs sets a monthly target for us to hit. That removes the main reason a broker recommends the wrong loan.
- Included
No lender owns a share of us
The banks have no stake in this business and no claim on where files go. Your bank has one loan to sell you. We do not.
- Included
40+ lenders, one shortlist
We compare 40+ bank and non-bank lenders, then explain why the shortlist looks the way it does. Policy differences decide more applications than rate does.
- Included
We will tell you when the answer is no
If refinancing does not actually save you money, we say so and you leave the loan where it is. A wrong loan costs more than the fee it earns.
- Included
The same broker after settlement
You keep dealing with the person who wrote the loan. We review it as rates and your circumstances change, not once and then never again.
What our clients say
In their words, not oursReviews left by people we have settled home loans for, pulled straight from the platform they were written on.
Our lender panel for guarantor loans
Not every lender accepts a guarantor. We compare 40+Major banks, second-tier banks, and non-bank lenders who will look at a file the majors will not. MoneyQuest gives us access to the panel. 21+ years of writing loans on it tells us whose guarantee policy fits your family.
A selection of the lenders we are accredited with. Ask us who else is on the panel for your situation.
Our home loan guides
Read one before the family conversationPlain-English answers on deposits, borrowing capacity and what a broker does that a branch does not. Each one carries a broker's name.
Borrowing power
How much can I borrow?
Income less commitments, tested at a rate higher than the one you would pay.
Read it: How much can I borrow?
First home buyers
The First Home Owner Grant in WA
Who qualifies, what it is worth, and every figure dated to its WA Government source.
Read it: The First Home Owner Grant in WA
Approvals
Home loan pre-approval, explained
What a lender is actually committing to, and what can still undo it.
Read it: Home loan pre-approval, explained
Buying a home
How to buy a house in Australia
The whole sequence, in the order it happens, with the finance in the right place.
Read it: How to buy a house in Australia
Meet our Perth mortgage brokers
You get a broker, not a call centreThree people, all named, all reachable. The person who explains the guarantee to your parents is the person who arranges its release years later.
Gavin Harrigan
Managing Director
Broking since 2005, four-time Top 100 broker and a PLAN Australia Hall of Fame member.
- Bachelor of Commerce, Applied Finance and Commercial Law — Curtin University
- Diploma of Finance and Mortgage Broking Management — AAMC Training Group
- PLAN Australia Hall of Fame member
- Elite Broker status
- Top 100 Brokers, four times
Justin Richardson
Loan Consultant
Business and law background, and a habit of making the process feel simple.
- Bachelor of Commerce, Business Law and Marketing — Curtin University
- Bachelor of Laws (in progress) — Murdoch University
Xavier Prescott
Loan Consultant
Fresh qualifications, a competitor's discipline, and a lot of patience.
- Diploma of Finance and Mortgage Broking Management
Common questions about guarantor home loans
What does a guarantor actually do?
A guarantor offers equity in their own property as additional security for your loan, and in most arrangements they do not hand over any money. If the borrower cannot pay, the guarantor is liable for the guaranteed portion and their property stands behind it. That obligation is real and should be understood before anyone signs.
Who can be a guarantor?
Usually a parent, and some lenders accept other close family members. The guarantor needs sufficient equity in their own property and has to satisfy the lender's policy. Retired and self-funded guarantors are accepted by fewer lenders, and some require an exit strategy for the guarantee.
Does a guarantor loan avoid lenders mortgage insurance?
In most structures the additional security means the premium is not charged, which is one of the main reasons families use a guarantee. It depends on the lender and on how much of the purchase the guarantee covers. We confirm the position with the specific lender before you rely on it.
How much of their property is my guarantor risking?
In a limited guarantee, only the amount specified in the guarantee document rather than the whole loan. That cap is negotiable at application and it is far easier to set correctly at the start than to argue about later. Without a limit, the exposure is wider, which is why the document matters more than the conversation.
When does the guarantee come off?
Usually once the loan has reduced or the property has grown in value enough that the lender no longer needs the additional security. It is not automatic, so somebody has to ask. We diarise the review rather than leaving a family guaranteeing a loan nobody has looked at in years.
Does the guarantor need their own legal advice?
Yes. Lenders require a guarantor to obtain independent legal advice before signing, and it protects the family as much as it protects the lender. We tell the guarantor what to take to that appointment and what to ask, rather than handing them a form and a deadline.
Can my parents help without becoming guarantors?
A gifted deposit is the alternative and it carries no ongoing obligation for them. Lenders ask for a gift letter confirming the money is not repayable, and some want the funds held in your account for a period first. Which option suits depends on whether your family would rather give money or lend security.
What happens if I cannot make the repayments?
The lender pursues you first, and the guarantee is what they fall back on if that does not resolve it. The guaranteed portion becomes the guarantor's responsibility and their property is the security behind it. This is precisely why the obligation is explained in writing and why independent legal advice is required.
Related home loans we arrange
What guarantor families usually read alongside thisMost files touch more than one of these. If yours does, it is the same broker and the same conversation.
First Home Buyer Loans
Your first place in Perth, from what you can borrow through to the keys.
Learn moreabout First Home Buyer Loans
Low Deposit Home Loans
Buying with less than twenty per cent saved, with every route costed first.
Learn moreabout Low Deposit Home LoansHome Loan Pre-Approval
A conditional lending ceiling before you bid, so agents treat you as a real buyer.
Learn moreabout Home Loan Pre-Approval
The information on this page is general in nature and does not take into account your objectives, financial situation or needs. Any figures shown are estimates only. Lending is subject to approval, and to the lender's terms, conditions, fees and charges. Consider whether the information is appropriate for you before acting on it.
Get in touch
Talk to us about a guarantor home loanFour questions and you are done. A broker reads it, works out whether a guarantee is the right answer for your family, and rings you back on the number you give us.
Would rather just talk?
Ringing is quicker than waiting for us to ring you, and you get a broker rather than a queue.
1300 813 113