Many foreign residents in Japan are surprised to learn that a guarantor is often required when signing a rental agreement. For those without family or acquaintances in Japan—or who simply cannot find someone to act as a guarantor—this can be a significant challenge.
So, is it possible to rent a property without a guarantor?
The answer is yes—it is entirely possible to secure a lease without a guarantor. However, it requires an understanding of alternative arrangements and the proper steps to follow.
This article explores three realistic options for renting without a guarantor and outlines the key points to keep in mind for each method.
Option 1: Use a Rent Guarantor Company
In today’s Japanese rental market, it has become standard practice to use a rent guarantor company in place of a traditional personal guarantor. This is particularly beneficial for foreign nationals, transferees, and students who may face challenges securing a guarantor.
How It Works:
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The guarantor company covers missed rent payments on behalf of the tenant
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Instead of providing a guarantor, the tenant pays a guarantor fee to the company
Typical Initial Fee:
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30% to 100% of one month’s rent (either one-time or renewable annually)
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Example: For ¥100,000 monthly rent → guarantor fee ranges from ¥30,000 to ¥100,000
Advantages:
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Enables lease agreements without a personal guarantor
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Many guarantor companies accommodate foreign residents
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Real estate agencies are more likely to approve contracts, expanding property options
Points to Note:
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Late payments may result in strict collection actions or penalties from the guarantor company
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Applicants must submit income proof, visa status, and employment details for screening
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Guarantor fees are non-refundable
Option 2: Choose a Property Advertised as “No Guarantor Required”
Some rental listings in Japan clearly state “No Guarantor Required.” These properties are typically structured to rely on partnerships with guarantor companies, allowing tenants to sign leases without needing a personal guarantor.
How to Search:
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Use search filters such as “No Guarantor Required” or “Guarantor Company Accepted” on real estate platforms
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Consult with agencies that specialize in serving foreign residents—they often offer a wide selection of such properties
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Shared houses and monthly furnished apartments often do not require guarantors
Advantages:
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Faster, more streamlined application process
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Reduced upfront paperwork and associated costs
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Many of these properties are managed by agencies familiar with international tenants
Points to Note:
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Monthly rent may be slightly above market rate
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Some leases are short-term (less than one year), which may not be suitable for long-term stays
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These properties often include furnishings and internet, so it’s important to evaluate total living costs holistically
Option 3: Utilize a Corporate Lease (For Employees)
If you are employed by a company in Japan and the company is willing to co-sign or manage the lease, a corporate lease agreement may be available. In this setup, the leaseholder is the company, not the individual, which often eliminates the need for a personal guarantor.
Common Scenarios:
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Foreign-affiliated firms renting accommodations under the company’s name for employees
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Rent is paid directly by the company, and the employee is registered as the occupant
Advantages:
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No need for personal credit history or a guarantor, as the company provides the financial backing
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Easier approval for high-end properties due to corporate credibility
Points to Note:
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Corporate lease terms and internal HR approvals may be required
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Clarify responsibilities such as rental payments and renewal policies in advance
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If you resign from the company, the lease may need to be transferred or re-signed under your personal name
Note: Are There Properties That Absolutely Require a Guarantor?
Yes—some properties, due to ownership policies, may strictly require a personal guarantor. This is especially true for:
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Luxury condominiums
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Newly built or high-demand properties
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Privately owned units not managed by corporate agencies
Even when a guarantor company is involved, such properties may still mandate a traditional guarantor as an additional layer of security. For those seeking to rent without a guarantor, it’s crucial to avoid listings with these requirements and focus on more flexible options.
Practical Steps to Move In Without a Guarantor
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Confirm Whether a Guarantor Company Can Be Used
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Verify That the Property Allows Lease Without a Personal Guarantor
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Prepare the Required Documents
(e.g., residence card, passport, proof of income, etc.) -
Apply for Screening with the Guarantor Company
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Review the Initial Costs and Proceed to Contract Signing
Final Note: Securing a Home Is Possible—Even Without a Guarantor
While guarantors were once a strict requirement for rental agreements in Japan, the widespread adoption of guarantor companies has ushered in a new era—one where leases can be secured without a personal guarantor.
Today, foreign nationals, corporate transferees, and international students can increasingly find housing without needing to rely on family or friends. The key is not to be discouraged by the absence of a guarantor, but to explore alternative methods, gather the necessary documents, and approach the process with preparation and confidence.
With the right support and a clear plan, you can take the first steps toward your new life in Japan—independently and securely.