Explains the role of "guarantors" required in Japanese rental contracts and practical alternatives available to foreign residents without Japanese guarantors (guarantor companies, UR rental housing, and properties welcoming foreign residents).
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
In Japanese rental contracts, there has long been a custom of designating a "guarantor"—a person who will pay rent if the tenant cannot. This is known as the joint guarantor system. A joint guarantor bears payment obligations equal to those of the tenant and is subject to direct claims from the landlord if rent falls into arrears.
Rental contracts in Japan typically require guarantors or guarantor companies. This guide explains the differences between joint guarantors and guarantor companies, how to rent without a guarantor, and which guarantor companies accept foreign nationals.
A detailed explanation of the screening process for foreigners renting properties in Japan, required documents, and tips for passing screening. We also introduce precautions by visa status and helpful support programs.
A guide for foreign nationals, returnees, and non-Japanese citizens unfamiliar with Japanese, covering how to find English-friendly real estate companies, how to use multilingual rental portals, and key terminology and precautions when signing contracts.
Comprehensive guide to the rental application process for foreign nationals in Japan, covering the screening procedure, required documents, how to choose a guarantor company, and important considerations after moving in. We also share common screening obstacles and strategies to overcome them.
In many foreign countries, particularly Western nations, trust is typically established through prepaid rent or security deposits, so it's natural that foreign residents coming to Japan feel puzzled by the need to designate another person. In Japan, legal collection procedures for unpaid rent are time-consuming and costly, so the underlying logic of the joint guarantor system is that landlords want to hedge their risks in advance.
The 2020 Civil Code revisions (effective April 2020) made it mandatory to specify a "ceiling amount" for joint guarantors in the contract, abolishing the previous system where liability was unlimited. For foreign residents, this amendment has an additional consequence: as the responsibilities of joint guarantors have been legally reinforced and clarified, more foreign residents feel uncomfortable asking even Japanese relatives to serve as guarantors.
When foreign residents look for apartments in Japan, the biggest hurdle is the structural issue that they often have no relatives or acquaintances living within Japan and find it difficult to rely on Japanese friends. To be a joint guarantor, one must, in principle, reside within Japan, have a stable income, and maintain financial independence. Even if a foreign resident has Japanese friends, it is unrealistic to find someone willing to assume the ceiling obligation of a joint guarantor (typically 12 to 24 months' rent).
For international students, technical trainees, and visa holders with specific skills newly arrived in Japan with limited networks, the option of securing a joint guarantor is effectively unavailable. Even if a resident asks family members in their home country, foreign residents are, in principle, not recognized as joint guarantors.
To solve this structural problem, the use of guarantor companies has recently become widespread.
A guarantor company is a private service that, in exchange for a guarantee fee from the tenant, advances payment to the landlord if rent falls into arrears. For the tenant, the rental agreement is executed by contracting with a guarantor company instead of securing a joint guarantor.
Several guarantor companies specialize in serving foreign residents and offer multilingual support in English, Chinese, Korean, Vietnamese, and other languages. Well-known companies include GTN, Casa, Nihon Safety, and Zen Horen, each with different eligibility criteria, guarantee fee structures, and language support. For more details, refer to our Guarantor Company Guide for Foreign Residents.
Typical guarantee fees range from 30% to 100% of monthly rent at the time of initial contract, with annual renewal fees around 10% of monthly rent or a fixed amount of approximately ¥10,000. For example, with an apartment renting for ¥80,000 per month, the initial guarantee fee would be ¥24,000–¥80,000, and annual renewal fees would be ¥8,000–¥10,000. While this fee does not apply when securing a joint guarantor, it is reasonable to view it as an "access fee" for establishing a rental agreement without relying on personal connections.
The application typically requires four key documents: a Residence Card, proof of employment or enrollment, income verification (pay stubs or bank statement copies), and emergency contact information. Emergency contact information does not require a joint guarantor, so family in your home country or friends in Japan are acceptable.
UR rental housing, operated by UR City Organization, is a public housing system that is exceptionally accessible to foreign residents because it requires no key money, agency fees, renewal fees, or joint guarantors. No guarantor company contract is needed, and the application review focuses on income verification (typically four times the monthly rent) and confirmation of valid residency status.
The appeal of UR rental housing lies in its low initial costs. While typical private rentals require 4 to 6 months of rent as initial fees, UR requires only a security deposit (two months' rent) and advance rent, making it accessible to foreign residents in the early stages of arrival when substantial upfront cash is difficult to secure.
There are some considerations: UR properties are primarily suburban apartments in the Greater Tokyo and Kansai regions, with station-side and central business district units being rare. Popular areas may have lottery systems or first-come-first-served waiting lists for vacancies. While not ideal for short-term stays or expatriate employees with frequent transfers, UR is an excellent option for foreign residents planning long-term settlement.
Even when a property explicitly states it welcomes foreign residents, the actual level of service varies significantly depending on the real estate agent and landlord. What matters is whether the agent provides English or multilingual versions of contract documents, offers interpretation services for post-move-in issues, and provides multilingual guides for neighborhood rules (garbage disposal, noise, mail handling).
Using a real estate agent specializing in foreign residents (available in major cities like Tokyo, Osaka, Kyoto, and Fukuoka) provides one-stop services from selecting a guarantor company to translating contract documents and providing post-move-in living support. Visit our guide on Selecting an English-Friendly Real Estate Agent for more insights. More real estate agents now offer virtual property tours and electronic contracts, making it increasingly realistic to secure a property before arriving in Japan. With a Certificate of Eligibility for Status of Residence or a temporary visitor visa, guarantor company applications can increasingly be processed before arrival in Japan.
When choosing a guarantor-free option, verify the following points in the contract or key terms document.
First, confirm whether using a guarantor company is mandatory or optional. Some properties may require both a joint guarantor and a guarantor company. Second, verify the total guarantee fee and renewal fee amounts. While the initial guarantee fee may appear low, annual renewal fees can sometimes be substantial. Third, clarify the coverage of the guarantee if rent falls into arrears. The coverage scope—whether limited to base rent or including restoration to original condition fees and penalty charges—significantly affects the actual guarantee value.
While Japanese rental contracts are an area with significant information asymmetry for foreign residents, understanding the three axes—using a guarantor company, considering UR rental housing, and selecting foreign-friendly properties—allows you to secure housing confidently even without a joint guarantor.
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