What is a Guarantor for Renting an Apartment in Japan?
Almost every landlord in Japan requires a guarantor (保証人) or guarantor company. Learn what this means, how much it costs, and how foreigners can satisfy this requirement.
When renting an apartment in Japan, nearly every landlord requires a guarantor (保証人, hoshōnin) — someone who agrees to cover your rent if you fail to pay. For foreigners without a Japanese personal contact, this can seem like a major hurdle. Here's how the system works and how to navigate it.
Key Takeaways
- Almost all landlords require a guarantor — this is non-negotiable in most cases
- Two options: personal guarantor (個人保証人) or guarantor company (保証会社)
- Foreigners typically use a guarantor company — personal guarantors must be Japanese residents with stable income
- Cost: ¥30,000–¥80,000 initial fee + annual renewal of ¥10,000–¥20,000
- Some agencies specialize in placing foreigners in apartments without a Japanese personal guarantor
What is a Guarantor (保証人)?
A guarantor is a third party who legally agrees to pay your rent and any outstanding costs if you default. In Japan, this is a standard requirement — not a sign of distrust toward you specifically.
The guarantor system exists because Japanese landlord-tenant law historically made it difficult for landlords to evict non-paying tenants quickly. Requiring a guarantor provides landlords with financial protection.
Two Types of Guarantors
1. Personal Guarantor (個人保証人 / Kojin Hoshōnin)
A personal guarantor is an individual — usually a family member, employer, or close friend — who signs the lease agreement alongside you.
Requirements for a personal guarantor:
- Must be a resident of Japan (ideally with a permanent address)
- Must have a stable income (typically ¥3–5 million+/year)
- Must provide proof of income and residence
- Must consent in writing on the rental contract
For most foreigners, this means a Japanese colleague, employer, or long-term resident friend. Many people simply don't have this option.
2. Guarantor Company (保証会社 / Hoshō Gaisha)
A guarantor company is a business that acts as your financial guarantor in exchange for a fee. This is now the standard option for most renters in Japan, including Japanese residents.
How it works:
- You apply to the guarantor company (along with your rental application)
- They run a credit/employment check
- If approved, you pay their fee — and they cover the landlord if you default
Common guarantor companies: ORICO Fore Rent, Casa, Saison Rent, Régio
Cost of Using a Guarantor Company
| Fee Type | Typical Amount |
|---|---|
| Initial fee (initial contract) | 0.5–1 month's rent |
| Annual renewal fee | ¥10,000–¥20,000/year |
| Example: ¥80,000/month apartment | ¥40,000–¥80,000 upfront |
Some guarantor companies charge a flat fee rather than a percentage — always confirm before signing.
Will a Guarantor Company Approve Foreigners?
This depends on your visa status and employment situation.
| Situation | Approval Likelihood |
|---|---|
| Full-time employed, working visa | High |
| Self-employed, stable income documentation | Moderate |
| Student visa with part-time income | Lower — may need a co-signer |
| Tourist visa / short-term stay | Very unlikely |
Having a stable job with a Japanese company, or a letter of employment from an international company with Japan operations, significantly improves your chances.
Foreigner-Friendly Options
If standard guarantor companies decline your application, these alternatives exist:
1. Foreigner-specialized agencies Agencies like Global Trust Networks (GTN) and PLAZA HOMES specifically serve foreigners and have relationships with more flexible guarantor companies.
2. Foreigner-friendly property management companies Some landlords work exclusively with management companies experienced in renting to non-Japanese tenants.
3. Share houses and monthly apartments Share houses (シェアハウス) often don't require a guarantor at all — just the first month's rent and a deposit. Monthly apartments (マンスリーマンション) similarly have minimal requirements.
What Happens if You Don't Pay Rent?
If you miss rent payments, the guarantor company (or personal guarantor) is legally obligated to pay on your behalf. They will then pursue you for repayment. Repeated non-payment leads to lease termination.
This is why landlords take the guarantor requirement seriously — and why using a reputable guarantor company matters for your own protection too.
Summary
| Option | Best For | Cost |
|---|---|---|
| Personal guarantor | Those with a Japanese contact who qualifies | Usually free |
| Guarantor company | Most foreigners without a Japanese guarantor | ¥40,000–¥80,000 upfront |
| Foreigner-specialized agency | Those struggling to get approved normally | Varies |
The guarantor requirement is one of the biggest hurdles for foreigners renting in Japan — but with guarantor companies now mainstream, it's a solvable problem. Budget for the fee as part of your initial costs.