This guide explains how guarantor company screening works for rental contracts, the main reasons for rejection, and provides practical strategies to improve your approval chances—from advance preparation and documentation to alternative solutions.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
Even if your lease renewal is denied or you receive an eviction notice, tenants have legal protections under Japanese law. This guide explains the legal justification requirements, notification deadlines, eviction compensation standards, and countermeasures you should know about.
We explain in detail how joint guarantors and guarantor companies work in rental contracts. This guide covers the differences between joint guarantors and ordinary guarantors, the guarantor company screening process, solutions if you cannot arrange a guarantor, and information for seniors, freelancers, and foreign nationals.
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 rental contracts, you almost always need to enter into a contract with a guarantor company (also called a rent guarantee company), either instead of or in addition to a joint guarantor. The guarantor company covers rent payments to the landlord if a tenant falls behind on rent, and tenants must pass the company's screening before they can move in.
The screening evaluates your credit information, income, past payment history, job status, and other attributes. If you fail the screening, your only options are to switch to a different guarantor company or choose a different property, making advance preparation essential.
Examples include Orico Forento Insure, JACCs, Aplus, and Epos. Like credit card screening, they check your credit information with credit bureaus (CIC and JICC). If you have a history of credit card late payments or unpaid cash advances, passing the screening becomes difficult.
Examples include Alfa, Casa, and Full House. These companies tend to reference credit information less strictly, with income verification and employment verification being the primary screening criteria in most cases.
In addition to checking credit information, they share an industry-specific blacklist. If you have a history of rent default, eviction, or unpaid amounts with a guarantor company, you're likely to be rejected by all LICC-affiliated companies.
Long-term credit card late payments, debt restructuring (bankruptcy or debt consolidation), and unpaid consumer loans are recorded with credit bureaus and will cause rejection by credit-based guarantor companies. These records remain on file for about 5 years after the debt is paid off, so if you have any such history, prioritize properties that use independent guarantor companies.
If you don't meet the typical benchmark of rent being one-third or less of your monthly income, the screening becomes stricter. For freelancers, part-time workers, or the unemployed, how you present your income documentation becomes crucial.
During screening, the guarantor company may call your employer to verify your employment. If they can't reach you or your employer says you're not employed there, you may fail the screening. Make sure you have confirmed your employment details (company name, department, and contact person) in advance.
If you have a history of rent default, a guarantor company paying on your behalf, or eviction with another guarantor company, you may be listed on the LICC blacklist.
Salaried employees should prepare your last three months of pay stubs plus a tax withholding certificate. Freelancers should prepare tax returns (last two years) and income statements from blue sheet bookkeeping. If your income is unstable, additionally submitting bank statements showing savings can demonstrate your ability to pay.
If you're on the borderline with the guarantor company screening, adding a family member (parent or sibling) as a joint guarantor can sometimes result in approval. The joint guarantor's attributes—such as stable income or home ownership—can strengthen your application.
Choosing properties that use independent guarantor companies rather than credit-based ones can reduce the impact of your credit history. Telling your real estate agent: "Please prioritize properties that use independent guarantor companies" makes it easier to narrow down your options.
You can sometimes negotiate with your real estate agent to switch guarantor companies even for the same property. If they can change you to a non-LICC-affiliated independent company, your chances of approval increase significantly.
UR rental housing from UR Urban Development doesn't require a guarantor company or joint guarantor at all. Instead, you need to meet an income requirement of at least four times the monthly rent, but if you pass the screening, you'll have a stable living situation.
Public housing (metropolitan and municipal housing) from prefectures and municipalities is easier to get approved for if you meet the income requirements. While competition is high in some areas, it's worth considering as an option if private rental screening fails.
Guarantor company screening evaluates three main factors: your credit information, income, and payment history. Before applying, check your credit report (you can request disclosure from CIC and JICC), strengthen your income documentation, and if needed, choose properties with independent guarantor companies. This strategic approach is key to improving your approval chances.
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