Apartment hunting in Japan comes with a question that can feel awkward: “Do you have a guarantor?” You might also hear that a guarantee company can take that role. The two are related, but they are not the same, and neither makes your rent someone else’s bill.
This guide explains the terms, the costs to ask about, and the questions worth settling before you sign. Requirements differ by property and contract, so use the checklist with the actual documents your agent gives you.
At a glance: who does what?
| Term | What it generally means | What to confirm |
|---|---|---|
| Joint and several guarantor (連帯保証人) | A person who takes contractual responsibility if you do not meet your obligations. | Who qualifies, what they must sign, and whether their income documents are needed. |
| Rent guarantee company (家賃債務保証会社・保証会社) | A company that guarantees specified obligations to the landlord under its contract, in exchange for a fee. | Which company the property uses, what is covered, and every initial and ongoing charge. |
| Emergency contact (緊急連絡先) | Someone the landlord or agent can contact if needed. | Whether the person is only a contact or is being asked to sign as a guarantor. |
Why does an apartment ask for a guarantor?
The landlord wants a way to address unpaid rent or other obligations under the lease. Some properties ask for an individual guarantor; others require a guarantee company. A property can also have its own conditions about both. Ask for the requirements for this apartment before preparing documents or paying an application fee.
A guarantee company may pay the landlord when a covered payment is overdue. That does not erase the tenant’s debt: the company may seek repayment from you. Keep paying rent through the agreed route and contact the agent or company promptly if you encounter a payment problem.
Can I rent without a Japanese guarantor?
Sometimes, yes. A listing described as “no guarantor required” may mean you do not need an individual to guarantee the lease, while a guarantee company is still compulsory. Ask the agent plainly: “Is a personal guarantor required, or is a guarantee company enough?”
If a company is required, the landlord or agent may specify which company to apply to. Ask whether its application and support are available in a language you can use. Screening and document requirements vary; approval is not automatic.
What documents and costs should I expect?
You may be asked for identification, a residence card, employment or income information, and contact details. If an individual guarantor is required, that person may also need to provide income or other documents. Request the exact list from your agent before you apply.
Read the estimate and guarantee agreement alongside the lease. A guarantee fee is separate from rent, a security deposit (shikikin), key money (reikin), and an agency fee. Charges may include an initial fee and a renewal or continuing fee. Ask about the amount, due date, payment method, refund terms, and any other listed charges. Do not assume a fee paid to a guarantee company will come back when you move out.
Seven questions to ask before signing
- Do I need a personal guarantor, a guarantee company, or both for this property?
- Which guarantee company is used, and what obligations does its contract cover?
- How much are the initial fee and any annual, renewal, or monthly charges? When are they due?
- If the company pays the landlord, how and when must I reimburse the company?
- Which documents do I and any guarantor need to provide for screening?
- Is my emergency contact only a contact, or will they be asked to guarantee anything?
- Can I review the lease and guarantee agreement in a language I understand before signing?
Useful Japanese to recognize
| Japanese | Meaning |
|---|---|
| 連帯保証人 (rentai hoshōnin) | Joint and several guarantor |
| 家賃債務保証会社 / 保証会社 (yachin saimu hoshō gaisha / hoshō gaisha) | Rent guarantee company / guarantee company |
| 保証料 (hoshōryō) | Guarantee fee |
| 緊急連絡先 (kinkyū renrakusaki) | Emergency contact |
| 審査 (shinsa) | Application screening |
You can ask: 「連帯保証人は必要ですか。保証会社だけで大丈夫ですか。」 (Rentai hoshōnin wa hitsuyō desu ka. Hoshō gaisha dake de daijōbu desu ka.) — “Do I need a personal guarantor, or is a guarantee company enough?”
Keep the whole move in view
As you compare apartments, read our guide to Japanese apartment listings and Tokyo viewing checklist. Once your move is set, use the address-change checklist.
For a fuller explanation of rental terminology, consult Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) Apartment Search Guidebook for foreign residents (PDF). The guide is a helpful starting point; the lease and guarantee agreement for your specific home determine the actual conditions.
