Do Foreigners Need a Guarantor to Rent in Japan?
Written by：SUMIMOTO Inc.Editorial Policy
Usually you do not need to find a joint guarantor. Foreign tenants face no barrier to signing a lease in Japan, and contracts using a rent guarantee company are now the norm. The company covers rent if a tenant falls behind, so in most cases no personal guarantor is required.
What to prepare for a guarantee company
You normally pay an initial guarantee fee and an annual renewal fee. Screening usually asks for your residence card, passport and proof of employment (or a job offer), and your income and the time left on your period of stay both count. If you are declined, the usual step is to apply again through another company or for another property.
If you already have an employer or school, proof of employment or enrolment helps. In most cases you choose from a few guarantee companies designated by the landlord or management company.
What to check before signing
Whether a property accepts foreign tenants varies, and choices can be narrow if you have just arrived with no credit history. Foreign-language sites of large agencies and properties used to foreign tenants are good places to start.
Some properties require both a joint guarantor and a guarantee company. Whether one or both is needed depends on the property, so confirm before signing. Move-in costs have many items, so ask for a written breakdown at the viewing.
Provisions that protect tenants
- Act on Land and Building Leases, Article 26
- For a fixed-term building lease, a landlord refusing renewal must give notice between one year and six months before expiry.
- Act on Land and Building Leases, Article 28
- A landlord's refusal to renew or notice to terminate requires just cause, which is what underpins security of tenure.
- Act on Land and Building Leases, Article 30
- Special terms that contradict these provisions to the tenant's disadvantage are void. A clause is not automatically valid simply because it appears in the lease.
FAQ
- Q. Can you rent without a personal guarantor?
- A. Yes. Leases backed by a guarantor company are the norm, and most applicants sign without providing a personal guarantor.
- Q. Can I be asked for both a personal guarantor and a guarantee company?
- A. Some properties require both a personal guarantor and a guarantee company. Whether one is enough or both are required varies by property, so it's something to confirm before signing.
This is general information. Actual conditions depend on each property and guarantee company.
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Provisions that protect tenants
References & Sources
This article provides general information as of its publication date and is not individual legal, tax or investment advice. It was written with the help of generative AI.Editorial Policy
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