Compare rental guarantor companies serving foreign residents (GTN, Casa, Nihon Safety, Zenhoren, and more) across multilingual support, approval criteria, guarantee fees, and available languages. Real estate experts explain visa-status-specific approval strategies and how to leverage guarantor companies to pass rental screening.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
Learn how employment changes, job transitions, and permanent residence approvals affect your rental contract, guarantor company, and address registration. This guide covers notification requirements, re-screening risks, and eviction procedures—everything foreign residents need to know.
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.
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.
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.
Most rental properties in Japan require tenants to use a guarantor company as a condition of residency. While this may seem like a major hurdle for foreigners, using a guarantor company is actually the most practical way to rent without a joint guarantor.
In recent years, more guarantor companies have specialized in serving foreign residents and strengthened their multilingual support; if you meet conditions such as valid visa status, stable income, and years of residence in Japan, your chances of passing screening are strong.
The most recognized foreign-specialist guarantor company in the industry.
| Item | Details |
|---|---|
| Supported Languages | English, Chinese, Korean, Vietnamese, Nepali, and 15+ other languages |
| Applicant Pool | Primarily targets foreigners; accepts applicants shortly after arrival and those with limited residence history |
| Guarantee Fees | Initial fee: 50–100% of monthly rent (varies by plan); annual renewal fee: approximately ¥10,000 |
| Required Documents | Residency card, passport, income documentation (employment contract acceptable for work visa holders) |
| Key Advantages | As a foreign specialist, GTN has more lenient approval criteria than competitors. Multilingual staff support the application process |
GTN also serves international students, technical interns, and specified skilled worker visa holders, and may approve applications even when applicants lack Japanese income documentation immediately after arrival.
Widely used by smaller property management companies and real estate agencies. There are no explicit restrictions on foreign applicants; anyone with a valid residency card is eligible for screening.
| Item | Details |
|---|---|
| Supported Languages | Primarily Japanese (English support varies by location) |
| Applicant Pool | Ability to communicate in Japanese; stable income required |
| Guarantee Fees | Initial fee: 50–60% of monthly rent; ongoing: 1% of monthly rent |
| Key Advantages | Monthly percentage-based fee structure keeps initial costs lower |
Since Casa does not specialize in foreign applicants, approval depends heavily on Japanese language ability, years of residence in Japan, and workplace stability.
A guarantor company with nationwide coverage and extensive experience approving foreign applicants.
| Item | Details |
|---|---|
| Supported Languages | English, Chinese (multilingual inquiry windows expanding) |
| Applicant Pool | Valid visa holders (permanent residents and long-term residents have particularly high approval rates) |
| Guarantee Fees | Initial fee: 50–70% of monthly rent; annual renewal fee: approximately ¥10,000 |
| Key Advantages | Strong support for permanent residents and long-term resident visa holders; favorable for long-term residents with multiple renewals |
A major guarantor company with many properties in its portfolio; approvals for foreign applicants are increasing.
| Item | Details |
|---|---|
| Supported Languages | Primarily Japanese (English-language support available) |
| Applicant Pool | Stable income, valid visa status, Japanese language communication ability |
| Guarantee Fees | Initial fee: 50–100% of monthly rent (depends on property and approval results); annual renewal fee: approximately ¥10,000 |
| Key Advantages | Extensive partnerships with major property management companies and large real estate agencies; commonly used for urban properties |
Guarantor company approval varies significantly based on visa status.
The easiest visa statuses to approve. These are often treated with the same approval standards as Japanese citizens. Income documentation and residency card are sufficient for most guarantor companies.
Employer size and income stability are emphasized. Employment contracts, employment certificates, and pay stubs serve as important supporting documents.
Approval tends to be stricter due to little or no income. Foreign specialist guarantor companies like GTN are effective. Submit proof of remittance (international transfer records) and scholarship documentation as supporting materials.
Approval rates increase with documentation from the sending company or receiving institution. GTN and Nihon Safety actively accept these visa statuses.
Initial guarantee fees typically range from 50–100% of monthly rent.
Cost-Saving Tips
Prepare the following for guarantor company screening:
For foreign residents, using a guarantor company is essential to rental approval. Immediately after arrival or with limited residence history, specialized companies like GTN are the most practical option. If you've been in Japan longer with stable income, general guarantor companies like Nihon Safety and Zenhoren become viable alternatives. The key first step toward smooth rental approval is telling your real estate agent upfront: "I need a property managed by a company that uses foreign-friendly guarantor services."
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