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.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
When renting a property in Japan, almost all rentals require a guarantee. This is a system where a guarantor covers costs on behalf of the tenant in cases of rent arrears or restoration to original condition expenses at move-out. For landlords, rental income is the foundation of their business, making the guarantee essential for reducing non-payment risk.
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.
Explains the role of "guarantors" required in Japanese rental contracts and practical alternatives available to foreign residents without Japanese guarantors (guarantor companies, UR rental housing, and properties welcoming foreign residents).
A guide for foreign nationals, returnees, and non-Japanese citizens unfamiliar with Japanese, covering how to find English-friendly real estate companies, how to use multilingual rental portals, and key terminology and precautions when signing contracts.
In the past, it was common for family members or acquaintances to serve as joint guarantors, but in recent years guarantor companies have become the mainstream option. This shift stems from the 2020 revision to Japan's Civil Code. Under this revision, when an individual becomes a joint guarantor, the maximum guarantee amount (limit) must be clearly stated in the rental contract. While this clarified the liability range for individuals acting as guarantors, it has also led many family members to hesitate about taking on this responsibility upon realizing its burden. Consequently, the shift toward guarantor companies has accelerated further.
A joint guarantor is an individual who bears the same legal responsibility as the tenant. If rent arrears occur, the landlord can directly demand payment from the joint guarantor without first demanding payment from the tenant. Typically, the guarantor must be a close relative within the second degree of kinship, such as a parent or sibling, and must have stable income and reside in Japan.
A guarantor company is a business that covers rent arrears on your behalf in exchange for a monthly or annual guarantee fee. The main benefits and drawbacks are as follows:
The initial guarantee fee for guarantor companies typically ranges from 0.5 to 1 month's rent, and renewal fees usually cost around ¥10,000 to ¥20,000 per year. When calculating the total cost over a 2-year contract, it becomes a significant expense, so it's recommended to confirm these costs at the property-selection stage.
Guarantor companies are broadly classified into three types: credit card company-affiliated, independent, and association-affiliated (LICC-affiliated). Each has different review standards, so it's important to choose a company suited to your situation.
Credit card company-affiliated guarantor companies (such as Orico Forent Insure and Credit Saison) conduct strict reviews similar to credit card application standards. Since they reference data registered with personal credit information agencies such as CIC and JICC, if you have had payment delays with credit cards or mobile phone installment payments in the past, you are less likely to pass their reviews.
Independent guarantor companies (such as Four Seasons and Nihon Chintai Hosho) have relatively lenient reviews and sometimes approve applicants who were rejected by credit card company-affiliated companies. Since they have their own review standards, they are said to be easier to pass if you have stable income.
Association-affiliated guarantor companies (LICC member companies) utilize a shared database operated by the National Rental Guarantee Association. Since member companies share rent arrears information among themselves, if you have had arrears with one company in the past, it will affect reviews at other member companies. It's important to note that there is cross-industry information sharing.
Even if you cannot arrange a guarantor or are uncertain about guarantor company reviews, the following options are available:
UR Rental Housing (Urban Renaissance Organization) requires no guarantor, guarantor company, key money, or agency fee. You can apply if you meet certain income criteria (monthly income should be at least 4 times the monthly rent as a guideline) and they accommodate everyone from singles to families. With approximately 700,000 properties nationwide, there are abundant options, particularly in urban areas.
The Housing Safety Net program is a national system supporting low-income individuals, elderly people, people with disabilities, and foreigners in accessing private rental housing. Each prefecture publishes a list of "registered properties," and you may be eligible for rent assistance or move-in support. Consulting with your local housing office or social welfare council is a good first step.
Properties that don't require a guarantor are also increasing in the private market. However, key money may be set higher, or monthly maintenance fees may be added, so it's important to compare the total cost by combining initial expenses and monthly costs.
When foreign residents rent a property, guarantor company reviews are a particularly important consideration. The difficulty of the review varies depending on the type of residence status; permanent residents and spouses of Japanese citizens tend to pass more easily. For those on work visas, if you can prove continuous employment and income, you will often pass the review.
Choosing guarantor companies that actively accept foreigners (such as Nihon Safety) or LICC member companies that explicitly offer foreign national support will help smooth the process. You can increase your chances of passing the review by carefully preparing all necessary documents: a resident registration certificate, a residence card, and income verification documents (such as 3 months of pay stubs).
Advance preparation is key to passing the review. Keep the following points in mind:
The guarantee system for rental contracts may seem complex, but understanding how it works and making choices suited to your situation will lead to a smooth move-in. Don't hesitate to consult with a real estate agency or your local municipal housing information office about any concerns.
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