Don't want to ask your parents to be your guarantor? Prefer not to use a guarantor company? Here's what you can do. Renting without a guarantor is possible. We explain in detail how to pass screening even from a disadvantaged position, and the systems tenants should know about.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
In Japanese rental contracts, having a joint guarantor has been the conventional practice. However, many people face situations where they can't ask their parents, or lack someone who can provide financial support. In fact, renting without a guarantor or guarantor company is quite possible if the right conditions are met. We'll explain the concrete methods to make this happen.
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A "guarantor-free" property refers to a rental property that does not require a joint guarantor. With the 2024 Civil Code revision, the provision stating "landlords may waive the requirement for a guarantor if they agree" was clarified, and the number of guarantor-free properties has been increasing.
Guarantor-free properties are mainly classified into the following categories. First, there are "properties using a guarantor company." This method uses a rental guarantee company instead of a guarantor, and in exchange for the tenant paying a monthly fee of ¥1,000 to ¥2,000, a guarantor becomes unnecessary. Next is the "deposit-based" type, where tenants deposit 3 to 6 months of monthly rent as a security deposit separate from the security deposit. While neither a guarantor nor guarantor company is needed, a substantial amount of money is required upfront.
Then there's the "credit score-focused" type, where if an individual's credit score from credit information agencies (CIC or JICC) is high, both a guarantor and guarantor company may be waived. This applies particularly to some properties marketed for freelancers and self-employed individuals.
1. Proof of Stable Income With guarantor-free properties, the tenant's own ability to pay becomes the center of the screening. A guideline is that your annual income should be at least 36 times the monthly rent. For example, if the monthly rent is ¥100,000, an annual income of ¥3.6 million or more is ideal. Provide proof with salary slips, withholding tax certificates, or tax returns.
2. Stability of Employment Contract A guideline is 6 months or more as a permanent employee. If you've recently changed jobs, you can provide the new employer's labor contract or offer letter. Freelancers and self-employed individuals need to demonstrate stability with 3 years of tax returns and bank statement proofs.
3. Good Credit History Credit card usage history, mobile phone payment records, and past rental contract history are all subject to review. Any records of payment delays or forced contract terminations make renting without a guarantor extremely difficult.
4. Property Grade Selection Guarantor-free properties typically have lower rents or are limited to new construction. Target properties with monthly rents of ¥80,000 or less, or newly built properties where landlords have higher risk tolerance.
5. Sufficient Initial Funds If using a guarantor company, expect to add 0.5 to 1 month's rent to your initial costs. With the deposit-based option, you need an additional 3 to 6 months' rent. Prepare at least 5 to 7 months' worth of rent in funds.
Real estate portal sites (Suumo, Homes, Apaman, Yepla) allow you to filter by search criteria such as "no guarantor required" or "guarantor company acceptable." However, since information is not always current, always confirm by contacting the listing agent.
If you tell a local real estate agency that you cannot provide a guarantor, they may introduce you to properties where the owner is willing to waive the guarantor requirement. Unlisted properties often offer more room for negotiation.
Recently, brokerage firms specializing in "no-guarantor" rentals have emerged. For example, UR (Urban Renaissance) properties do not require a guarantor by design (though rent and property grades may be limited).
There are multiple guarantor companies, each with different screening criteria. Here are the major companies and their characteristics.
Zenhorenren has relatively flexible screening and tends to accommodate freelancers and self-employed individuals. Orico and Life are bank-affiliated and prioritize credit information, making credit card usage history important. Aplus often has lower initial fees than usual, so check it if cost is your priority.
When choosing a guarantor company, confirm whether re-screening is possible. Even if the first company rejects you, another guarantor company might approve.
If your parents are elderly or facing financial difficulty, you can ask siblings or relatives to be your guarantor. In this case, too, the guideline is that the guarantor's annual income should be at least 36 times the monthly rent. However, properties may have specific rules such as "spouses only" or "blood relatives only," so always confirm these in advance.
You can also use "guarantor substitute services" offered by NPOs or municipalities. For example, some companies affiliated with the Japan Rental Housing Management Association support contracts without a guarantor. They provide guarantor functions for a monthly fee of ¥1,000 to ¥3,000.
You should understand that without a guarantor, the tenant's responsibilities increase. Collection efforts for unpaid rent are directed at the tenant personally, and the risk of forced eviction or legal action increases. Additionally, in case of move-out disputes, you must handle them alone.
When using a guarantor company, many companies require tenant insurance as a condition, so confirmation is necessary.
Renting without a guarantor is no longer impossible; it's becoming a standard option. If you have reasons for not wanting to ask your parents, consider using a guarantor company or the deposit-based option, and prepare stable income and a good credit record—these are the keys to success.
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