How to Rent an Apartment on a Low Income or as a Non-Regular Employee—Guarantor Company Solutions and Property Selection Tips

"My income is too low," or "I'm on non-regular employment, so I might not pass screening"—many people have these concerns when searching for rental apartments. However, renting an apartment is absolutely possible even with low income or non-regular employment. This article explains concrete steps to pass apartment screening and available systems and services you can use.

Why Low Income and Non-Regular Employment Put You at a Disadvantage in Screening

Apartment screening primarily checks whether applicants can reliably pay rent each month. Your application is more likely to pass if you meet these criteria:

• •Your monthly income is at least 3 times the rent
• •You are regularly employed (company employee or civil servant)
• •You have a long employment history
• •You have a stable joint guarantor

Conversely, if you have low income or are on non-regular employment (part-time, temporary, dispatch, or freelance), you may find it harder to meet these criteria and could be viewed as 'high-risk.'

However, whether you pass or fail depends on the combination of all factors. Improving each condition individually can significantly increase your chances of passing.

How to Compensate for Income Conditions

Adjust Your Rent Level

The most effective approach is to choose a rental property that matches your income. Generally, rent should not exceed 30% of your monthly income.

You may think the rent seems too low for your income, but it's important to calculate based on the actual rent including maintenance fees and common service fees. Additionally, choosing properties with low initial costs (zero key money, free agency fees, etc.) can lower the barrier to moving in.

Prepare Documents Proving Income Stability

Even as a non-regular employee, presenting documents that show income stability can help you pass screening.

• •Tax withholding statement: Proves your income for the past year (issued by your employer)
• •Pay stubs (last 2–3 months): Prove your current income
• •Tax return (for freelancers and self-employed): Proves business income
• •Bank statement copies (last 6 months to 1 year): Show regular deposits of income
• •Employment contract or employment verification letter: Proves your employment type, income, and duration

By submitting multiple documents together, you can demonstrate that "my income is modest but stable."

Using Guarantor Companies Effectively

If having someone serve as a joint guarantor is difficult, using a guarantor company can increase your chances of passing screening.

Types of Guarantor Companies

Credit-based guarantor companies (credit card company affiliates)

• •Examples: Orico, Jaccs, Aplus, Saison
• •Screening is based on credit scores, so a poor credit history can be a disadvantage
• •However, approval is sometimes possible even with low income

Independent guarantor companies

• •Examples: Zen Hosen, Nippon Safety, Casa
• •Screening tends to be more lenient than credit-based companies
• •Generally higher approval rates for low-income and non-regular workers
• •Commonly used as an alternative

Municipality-linked housing payment guarantee programs

• •Some municipalities offer subsidy programs for guarantee fees and referrals to guarantor companies for low-income residents
• •Check with your city or ward office (or the office in your intended new city/ward)

How to Choose a Guarantor Company

Some properties or landlords limit which guarantor companies can be used. Asking your real estate agent "Could you help me find a property that accepts independent guarantor companies?" makes it more likely they'll introduce you to properties with easier screening.

Choosing Properties More Likely to Pass Screening

Screening standards vary significantly by property and landlord. The following properties tend to have relatively easier screening:

Properties owned by individual landlords Individual landlord-managed properties, compared to those managed by large companies, may allow direct negotiation. Your income verification and situation explanation may be accommodated.

Properties with long vacancy periods Properties that have been vacant for a long time may have more flexible screening standards, as landlords are eager for early occupancy.

Properties in the low-rent range Lower-priced properties often have tenants from diverse income brackets, and screening standards may be more lenient.

Properties with special conditions (DIY-permitted, pet-friendly, etc.) Properties with conditions that make tenant selection difficult may have more flexible screening standards.

Available Public Support Programs

Housing Security Benefits

If your income has dropped dramatically due to job loss or business closure, there is a "housing security benefit" program where the municipality supports part of your rent.

Eligibility (Overview)

• •Within 2 years of job loss or business closure, or experiencing a significant income reduction
• •Household income is below a certain threshold
• •You have the intention to seek employment or engage in job-seeking activities

You can apply by consulting with your municipality's self-reliance support office (Department of Welfare Services, etc.).

Public Housing and Municipal Housing

If your income is below a certain threshold, you are eligible to apply for public housing or municipal housing, which have lower rents. However, lottery competition is high, so immediate occupancy is rare. We recommend applying for public/municipal housing while searching for private rentals.

SafetyNet Housing

"Housing for Persons with Housing Security Concerns (SafetyNet Housing)" is a government program supporting people with low income, seniors, disabled individuals, and others who have difficulty renting from private landlords.

You can search for registered housing near you using the Ministry of Land, Infrastructure, Transport and Tourism's "SafetyNet Housing Information System." Screening standards for these properties are generally more lenient than standard private rentals, making them an accessible option.

Tips for Negotiation and Early Explanation Before Applying

Before submitting screening documents, conveying the following points to your real estate agent in advance can create a positive impression:

• •Your current employment situation (e.g., "I work part-time, but I have been continuously employed at the same workplace for over 5 years")
• •Additional explanation of payment capacity (e.g., "My income is modest, but I have savings equal to 6 months of rent")
• •Your desire to move in and hope for long-term residence (e.g., "I intend to live here for a long time")

Landlords are more likely to trust someone who "explains their situation honestly." It's more important to be upfront and sincere than to hide things and have them discovered later.

Summary

There are many ways to rent an apartment even with low income or non-regular employment. By combining strategies—adjusting your rent level, preparing income verification documents, using independent guarantor companies, selecting properties with easier screening, and using public support programs—you can significantly increase your chances of passing screening. Rather than giving up and thinking "it's impossible," we recommend consulting with a specialized real estate agency. You will definitely find a property and method that works for you.

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