In Japan, most rental properties require either a joint guarantor or the use of a rent guarantor company as part of the leasing process.

For many foreign residents—those without acquaintances in Japan, whose families live overseas, or who have just begun working and have no one to turn to—this requirement can feel like a major obstacle.

Nevertheless, there are viable pathways to securing a lease without a personal guarantor.

In this article, we outline the practical options available when you don’t have a guarantor, along with key points to keep in mind for a smooth and confident rental experience in Japan.

What Is a Guarantor—and Why Is One Required?

A joint guarantor is a legally responsible individual who agrees to cover the rent or restoration costs if the tenant is unable to fulfill those obligations.

Landlords typically require a guarantor in the following situations:

• When the tenant is living alone for the first time and has no established rental history

• When the tenant is a foreign national with limited residential or financial ties in Japan

• When the tenant’s employment or income is perceived as unstable, raising concerns about consistent rent payment

【Option①】Use a Rent Guarantor Company (The Modern Standard)

Today, most rental agreements in Japan utilize a rent guarantor company—making it entirely possible to secure a lease without a personal guarantor, provided you pass the company’s screening process.

What is a Rent Guarantor Company?
It’s a private firm that guarantees your rent payments to the landlord. If you are ever unable to pay, the guarantor company covers the amount temporarily and later seeks reimbursement from you.

Typical Costs:

• Initial Guarantee Fee: Approximately 50%–100% of one month’s rent (one-time payment)

• Annual Renewal Fee: Around ¥10,000 (varies by company)

• Monthly Debit Handling Fee: ¥330–¥550

💡 Many guarantor companies now offer flexible screening processes specifically for foreign tenants.

【Option②】Choose Properties and Guarantee Plans Designed for Foreigners

Some real estate and property management companies in Japan specialize in assisting foreign nationals and offer tailored support throughout the leasing process.

Key Features:

• Lease plans that do not require a personal guarantor

• Flexible guarantor company screening

• Multilingual support in English, Chinese, Korean, Thai, and more

• Partnerships with guarantor companies experienced in working with international tenants

💡 To streamline your search, use keywords such as “foreigner-OK,” “no guarantor required,” or “furnished apartment”—these filters can help you quickly identify properties well-suited to your needs.

【Option③】Appointing an Emergency Contact as an Alternative

Even without a guarantor, some rental agreements may only require you to provide an emergency contact.

What is an Emergency Contact?

• An individual who can be reached in the event of a contract-related issue

• Not financially responsible—unlike a guarantor, they bear no legal or monetary obligations

• Ideally someone residing in Japan and fluent in Japanese

※ Suitable candidates may include a university professor, workplace supervisor, trusted friend, or a representative from a support organization or NPO.

【Option④】Leverage Support Organizations and Public Assistance Programs

In some regions of Japan, government agencies and nonprofit organizations offer support services—including guarantor substitute systems—specifically for foreign nationals, the elderly, and young adults who face challenges securing housing.

Potential Resources Include:

• International exchange associations and NPOs supporting foreign residents

• University or vocational school support desks for international students

• Municipal housing consultation centers

• Organizations assisting refugees and technical interns with guarantor-related support

💡 These institutions often provide help in finding guarantors, as well as introduce rental properties that do not require a guarantor.

Caution ①｜Guarantor Company Applications Can Be Denied

While screening criteria vary by company, there are several common reasons why an application may be declined:

• A residence card with less than six months remaining

• A history of rent arrears or eviction

• Inability to present proof of stable income or enrollment/employment

• Incomplete documentation or inconsistencies in submitted information

💡 If your application is declined, consider properties that allow for an alternative guarantor company, or shift to a unit with lower upfront or monthly costs to enhance approval prospects.

Caution ②｜Rental Options Without a Guarantor Are Limited

Properties that allow leasing without both a personal guarantor and a guarantor company are exceedingly rare. Even when such listings exist, they often come with higher rents or stricter move-out conditions.

To expand your options and streamline the process, it is far more practical to search under the assumption that you will be using a guarantor company as part of your lease agreement.

Summary｜Yes, You Can Rent Without a Guarantor

Not Having a Guarantor Is No Longer a Disadvantage—It’s the New Norm

In the past, the absence of a guarantor often meant being unable to sign a lease. Today, however, the widespread use of guarantor companies has made this the standard approach, and not having a personal guarantor is no longer considered unusual.

What matters most is preparing your documentation properly, communicating your situation honestly, and working with a real estate agency or property manager that offers flexible support.

If you’re feeling uncertain, choosing a firm that specializes in rental support for international residents can make your first step toward living in Japan significantly smoother.