Why Do Landlords Require a Guarantor?
In Japan, most private-market landlords require a guarantor (hoshonin) — a person or company that agrees to pay rent if the tenant defaults. Historically this was always a Japanese individual (a relative, employer, or close friend), but since 2020 the law has shifted toward requiring a guarantor company (hoshogaisha) instead of a personal guarantor in most cases.
For foreign nationals who are new to Japan, providing a Japanese personal guarantor is nearly impossible. The good news: there are now multiple legitimate paths around this requirement.
Option 1 — Guarantor Companies (Hoshogaisha)
Guarantor companies are businesses that take on the financial risk on behalf of the tenant, for a fee. They have become the standard in Japan's rental market since the 2020 Civil Code amendment.
How it works: You pay an upfront fee (typically 0.5–1 month's rent) and an annual renewal fee (around ¥10,000–¥20,000 per year). The guarantor company screens your application independently — they check your income, visa status, and sometimes your credit history.
Foreigner acceptance rates: Companies vary significantly. Some widely used companies with reasonable foreign applicant acceptance rates include:
- CASA — one of the most foreigner-friendly
- Saison Rent Guarantee — accepts many visa types
- Nippon Lease — standard guarantor company
- Global Trust Networks (GTN) — specializes in foreign residents
GTN (Global Trust Networks) is the most foreigner-specific guarantor company in Japan. They accept applicants from over 130 countries and provide English support. If other guarantor companies reject you, GTN is often the next step.
Option 2 — Share Houses
Share houses are multi-tenant properties where residents have private rooms but share common areas (kitchen, bathroom, living room). They are the fastest and easiest route for new arrivals with no rental history in Japan.
Pros:
- No guarantor required at most share houses
- Low move-in costs (often just first month's rent and a small deposit)
- Fully furnished — no need to buy appliances
- Flexible contract terms (monthly, or even weekly)
- Built-in social network — good for meeting people
Cons:
- Less privacy than a private apartment
- Shared bathrooms and kitchens can be inconvenient
- Monthly cost per square meter is higher than a private apartment
Recommended providers:
- Oakhouse — largest share house network in Japan, 500+ properties, no guarantor needed, English support available
- Sakura House — popular in Tokyo, many international residents
- Borderless House — mixed Japanese and international communities
Option 3 — UR Apartments
UR (Urban Renaissance Agency) apartments are government-managed rental properties. They are one of the best-kept secrets for foreign residents because:
- No guarantor required — by policy
- No key money
- No agency fee
- Contract is directly with UR — no agency middleman
Eligibility: You need a monthly income of at least 4× the monthly rent (e.g., ¥240,000/month income for a ¥60,000/month apartment). Alternatively, you can show savings of 100× the monthly rent.
Limitations: UR properties are mostly located in suburban areas and are more common in Tokyo, Osaka, and Nagoya. Availability is limited, and the application process is done in person at a UR office. Properties tend to be older buildings.
Option 4 — Monthly Mansions (Maison Mensuel)
Monthly mansions are short-term furnished rental apartments, billed monthly with no long-term commitment. They are significantly more expensive per month than standard apartments but require no guarantor, minimal documentation, and can be rented within a day or two.
They are ideal for:
- People who just arrived in Japan and need temporary housing while searching for a permanent apartment
- People on working holiday visas with uncertain plans
- Business travelers on extended stays
Monthly mansion providers include Weekly Mansion Tokyo, Leopalace21, and Monthly Leo. Expect to pay 1.5–2× the standard market rent for the same space.
Option 5 — Foreigner-Friendly Agencies
Some real estate agencies specialize in placing foreign nationals in standard private apartments — negotiating with landlords and guarantor companies on your behalf. These agencies know which landlords will accept foreign tenants, which guarantor companies work best for your visa type, and how to present your application effectively.
In Tokyo, look for agencies in Shinjuku, Shibuya, and Minato. In Osaka, Namba and Umeda have several such agencies. CrossOneRoom is a notable nationwide option with English-language support throughout the process.
Which Option Is Right for You?
| Option | Speed | Cost | Privacy | Best For |
|---|---|---|---|---|
| Guarantor Company | Medium | Standard | Full | Stable income, longer stay |
| Share House | Fast | Low upfront | Shared | New arrivals, flexible plans |
| UR Apartment | Slow | Low overall | Full | Higher income, suburban OK |
| Monthly Mansion | Very fast | High monthly | Full | Temporary / transitional |
| Foreigner Agency | Medium | Standard | Full | Those with income, want private apt |
Frequently Asked Questions
What if the guarantor company rejects me?
Try a different guarantor company. GTN is specifically designed for foreign nationals who have been rejected elsewhere. If GTN also rejects you, share houses and UR apartments remain viable options.
Do I need a guarantor for a share house?
Most share houses do not require a guarantor. This is one of their main advantages for foreign residents.
Can I use a foreign person as a guarantor?
In most cases, no. Japanese landlords require a guarantor with a Japanese address and stable income in Japan. Foreign nationals living abroad are almost never accepted as personal guarantors.