This guide explains concrete solutions to the biggest obstacle for foreigners renting in Japan—the joint guarantor requirement. We compare the screening criteria and appropriate uses of three foreign-specialist guarantor companies: GTN, Oricom Forrent Insure, and ROOM iD.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
A systematic guide for foreigners unable to secure a Japanese joint guarantor, covering how guarantor companies work, key screening criteria, initial fees and renewal charges, and recovery strategies if your application is rejected. Learn how to prepare for approval even shortly after arriving in Japan.
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.
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.
Most rental properties in Japan require a "joint guarantor" as part of the admission screening process. A joint guarantor is someone who assumes equal responsibility if the tenant cannot pay rent, and is almost always required to be a Japanese national with stable income and resident status in Japan.
For foreign residents, finding a Japanese joint guarantor is extremely difficult. Obstacles such as "having no contacts in Japan," "the employer cannot serve as a guarantor," and "family living overseas" have historically made it challenging for foreigners to enter Japan's rental market.
However, today there is now a wealth of guarantor companies specializing in foreigners, making it effectively possible to secure a rental contract without a joint guarantor.
Features: Japan's largest guarantor company specializing in foreign residents. Supports 24 languages and conducts broad screening regardless of residence visa status, income level, or Japanese language proficiency.
Screening Flexibility: The highest among competitors. Accommodates diverse visa types including work visas, student visas, and Specified Skilled Worker status. There are cases where international students with low income can still qualify through parental guarantees or similar arrangements.
Supported Languages: Japanese, English, Chinese (Simplified/Traditional), Korean, Portuguese, Spanish, Vietnamese, Thai, Filipino, and 19 other languages (24 total)
Costs (Estimate): Initial guarantee fee 50–100% of monthly rent; annual renewal fee ¥10,000–15,000
Contact & Application: Apply through GTN's official website (gtn.ne.jp). You can also tell your rental agency "I want to use GTN," and they can arrange it for you.
Features: A guarantor service provided by a subsidiary of Orient Corporation (Oricom). Combines the trust of a major corporation with nationwide coverage.
Screening Flexibility: Moderate. More stringent for foreign applicants than GTN, but partnerships with major rental agencies mean many properties are available.
Foreign Resident Support: Available (English support offered). Accommodates work visa holders, permanent residents, and long-term residents. International students must provide proof of income.
Costs (Estimate): Initial guarantee fee 50% of monthly rent; annual renewal fee ¥10,000
Features: A guarantor service provided by SBI Guarantee, part of the SBI Group. Uses fintech-based screening with emphasis on credit scores for flexible evaluation.
Foreign Resident Support: Moderate. Accommodates work visa holders and permanent residents. Screening may become stricter if the stay duration is short.
Costs (Estimate): Initial guarantee fee 40–50% of monthly rent; annual renewal fee ¥8,000–10,000
Most rental agencies partner with multiple guarantor companies. Ask your agency, "Which guarantor companies can I use?" and check whether GTN is included. If GTN is not available, consider using a rental agency that partners with GTN or look at different properties.
Initial guarantee fees vary among companies, ranging from 40% to 100% of monthly rent. When multiple guarantor companies are available, cost comparison can be useful. However, for foreign residents, "passing the screening" is the top priority. We recommend prioritizing approval likelihood over the lowest cost.
There are also properties that don't even require a guarantor company:
By combining these options with guarantor companies, foreign residents can ensure they have choices.
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