Freelancers and self-employed people often face stricter rental screening, but with proper documentation and the right approach, passing is entirely achievable. This guide explains in detail how to prepare tax returns, proof of tax payment, and bank statements; how to choose a guarantor company that works in your favor; and the key tactics for presenting your case to real estate agents.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
Freelancers and self-employed individuals often face disadvantages in rental screening. We explain practical strategies to increase your approval rate—from preparing income documents to selecting the right guarantor company and finding properties with favorable approval criteria.
Despite having stable income, freelancers and self-employed individuals often struggle with rental screening. We explain the key points examined during screening and concrete strategies for preparing documents and negotiating to increase your chances of approval.
What do rental lease approval examiners look for? This expert guide explains income requirements, the guarantor company review process, and common rejection reasons from the perspective of a real estate professional—and provides thorough guidance on preparation and strategies to increase your approval odds.
Freelancers and self-employed people often face stricter rental application screening compared to salaried employees. The main reasons are these three points.
However, these challenges can be fully addressed with proper documentation and preparation.
1. Tax Returns (most recent 2–3 years) This is the most important document for income verification. Submit both Form 1 (revenue and taxable income) and Form 2. You need either the stamped copy submitted to the tax office (marked with "receipt stamp") or the e-filing confirmation.
What screeners look at is your taxable income amount. Even if your revenue (gross income) is high, if expenses significantly reduce it, your taxable income will be low and approval becomes harder.
2. Tax Payment Certificate (Forms 1 and 2) Obtainable from the tax office. Form 1 certifies the tax amount, and Form 2 certifies income. Submitting 2–3 years of certificates shows income stability and continuity.
3. Blue Income Tax Return Statement or Income/Expense Summary Supporting documents submitted with your tax return. They detail revenue, expenses, and profit, demonstrating the reality of your business.
4. Bank Statement Copies (most recent 6–12 months) Bank statements showing monthly deposits prove your current income. Since tax returns are from the previous year, statements supplement with up-to-date income information.
5. Business Registration Certificate Copy A copy of your business registration submitted to the tax office. It effectively proves when you started your business.
6. Contracts with Major Clients If you have long-term or ongoing contracts, submitting client contracts demonstrates stable income.
Guarantor company standards vary; some are flexible with freelancers while others are strict.
Guarantor Companies Relatively Flexible with Freelancers
Freelancer screening depends not only on your documents but also on how you explain your situation to screeners.
What to Mention Beforehand
Example of an Effective Pitch "I've been working as a freelance web engineer for five years. My tax returns show an annual income of ¥8 million and taxable income of ¥5 million. My contracts with major clients remain ongoing, providing stable monthly income."
Provide a Joint Guarantor If you can ask a family member (parents, siblings) to be a joint guarantor, applying with one significantly improves approval odds.
Offer an Initial Payment or Prepaid Rent Offering to prepay three months of rent or offer a larger security deposit can ease landlord concerns and improve approval chances.
Choose Properties with Easier Approval Select properties where rent is 30–33% or less of your take-home income; these have easier approval.
In your first 2 years as a freelancer, you may have only 1–2 tax returns. These tactics work well then:
Rental screening for freelancers and self-employed people requires more effort than for salaried employees, but with the right documents (tax returns, proof of tax payment, and bank statements) and honest explanation, you can pass. Success comes from choosing properties with freelancer-friendly guarantor companies and proving your business stability and continuity through documentation and clear communication.
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