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No Japanese Guarantor? Here's How to Rent Anyway

Almost every standard lease in Japan requires a rentai hoshounin — a guarantor who agrees to cover your rent if you don't pay. Traditionally, that meant a Japanese relative. If you don't have one, you're not out of options — but you do need to understand how the system actually works today.

The old system: a personal guarantor

Historically, landlords wanted a Japanese citizen — usually a parent or close relative — to personally guarantee the lease. For most foreign residents, and plenty of Japanese ones too, that's simply not available. Fortunately, this is no longer the only path.

The modern system: guarantor companies (hoshou gaisha)

Today, the large majority of Tokyo landlords use a guarantor company instead of, or in addition to, a personal guarantor. You pay the company a fee — typically 50–100% of one month's rent upfront, then a smaller annual renewal fee — and the company guarantees your rent to the landlord.

This is genuinely good news for foreign residents: guarantor companies generally don't require a Japanese guarantor at all. What they do require is proof of stable income and valid residence status, so having your residence card, visa category, and employment details ready speeds things up considerably. Some companies and landlords are more accustomed to foreign applicants than others — this is where working with an English-speaking agency helps (see below).

Where things still get harder

Even with a guarantor company willing to work with you, some landlords add their own screening on top — and a percentage still simply decline non-Japanese applicants outright, regardless of income or guarantor status. This isn't a guarantor-company problem, it's a landlord-discretion problem, and no guarantor company can fix it for you. If you keep hitting walls on standard listings, the guarantor requirement usually isn't the actual obstacle.

The reliable shortcut: share houses

Share houses are, by a wide margin, the most consistent way to skip this entire issue. Most operators require no guarantor and no guarantor company fee — the operator itself effectively absorbs that role, since they retain more control over the property and tenant turnover than a traditional landlord.

オークハウス（Oakhouse）

One of Japan's largest share house operators, with houses across Tokyo and the surrounding prefectures — from private-room share houses to amenity-rich social residences. English support available.（Furnished / No guarantor）

Browse Oakhouse rooms →