Renting in Tokyo without a guarantor is possible with the right approach.

How to Rent an Apartment in Tokyo Without a Guarantor (2025 Guide)

Finding housing in Tokyo can be challenging for newcomers. Even with a stable job and a valid visa, many real estate agencies request a Japanese guarantor, a local emergency contact, or Japanese-language paperwork. For foreign professionals without local connections, this becomes a real hurdle.

This guide explains practical, legitimate ways to rent an apartment in Tokyo without a personal guarantor. You’ll learn how the system works, the alternatives landlords accept, what it costs, which documents to prepare, and how to avoid common pitfalls. Use this as your step-by-step reference for a smooth rental experience.

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1) How the Tokyo Rental System Works

Most Tokyo rentals are handled through real estate agencies that mediate between you and the landlord. Standard move-in costs can be higher than in many countries because of traditional fees:

• Shikikin (敷金) – Refundable security deposit, often 1–2 months’ rent.
• Reikin (礼金) – Non-refundable “key money,” often 0–1 month (sometimes more; some listings are no reikin).
• Agency Fee – Typically 1 month’s rent (sometimes 0.5 or discounted campaigns).
• Fire Insurance – Required; usually ~¥15,000–¥20,000 for 1–2 years.
• Guarantor (保証人) – Traditionally a Japanese resident who promises to cover unpaid rent on your behalf.

Foreign residents often can’t provide a personal guarantor. That’s why understanding landlord-approved alternatives is essential.

2) Can You Rent Without a Guarantor?

Yes. Most landlords will accept one of these alternatives:

1. Guarantor company (保証会社) – A paid company acts as your backer.
2. Foreigner-friendly agencies / listings – Contracts that include a guarantor service.
3. Serviced / short-term apartments – Typically no guarantor required; flexible stays.
4. Share houses / co-living – Easy entry; good for fast arrival, then upgrade later.

You’ll choose the best path based on your timeline, budget, Japanese-language comfort, and whether you’re already in Japan.

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3) Option 1 — Use a Guarantor Company (保証会社)

A guarantor company stands in as your financial backer. Instead of requiring a personal guarantor, the landlord accepts a company that promises to cover unpaid rent.

Typical Costs

• Initial fee: ~30%–100% of one month’s rent (common range is 50–60%).
• Annual renewal: ~¥10,000–¥20,000.

Why It Works

• It’s the most widely accepted solution for foreigners without a local guarantor.
• Lets you rent a standard apartment (not just special listings).
• Many agencies handle the registration as part of your application.

What Landlords Expect

• Proof of stable income (employment contract, payslips, or bank statements).
• Valid visa/residence card, passport, and local contact info if available.
• Basic Japanese forms; some agencies offer English support.

4) Option 2 — Foreigner-Friendly Agencies & Listings

Some agencies specialize in helping non-Japanese residents and often bundle guarantor services into the contract. Benefits can include English support, reduced key money, online applications, and transparent fee breakdowns.

Trade-off: Monthly rent may be slightly higher versus traditional agencies, but you’re paying for simplicity and support.

5) Option 3 — Serviced / Short-Term Apartments

Good for fast arrivals or short assignments. Usually furnished, flexible terms, and no guarantor required. You can move in quickly, then hunt for a long-term place once you’re settled.

6) Option 4 — Share Houses / Co-Living

Lower upfront costs and an easy entry, especially if you’re arriving without documents or a local phone yet. Later, transition to a private apartment using a guarantor company.

7) Typical Move-In Costs (Tokyo)

Actual fees vary by property and campaign, but here’s a common baseline for a mid-range apartment in central Tokyo.

Item	Typical Amount	Notes
Prorated first month’s rent	~¥60,000–¥150,000+	Depends on area/size; often paid upfront.
Deposit (敷金)	0–1 month	Refundable minus cleaning/damages.
Key Money (礼金)	0–1 month	Non-refundable; some listings are 0.
Agency Fee	0.5–1 month	Sometimes discounted promotions.
Guarantor Company (initial)	30%–100% of 1 month’s rent	Renewal often ¥10k–¥20k/yr.
Fire Insurance	¥15,000–¥20,000	Typically covers 1–2 years.
Lock/Key Exchange	¥10,000–¥30,000	Common on turnover.
Cleaning Fee	¥15,000–¥40,000	Deducted at move-out or paid upfront.
Utilities Setup (est.)	¥0–¥10,000+	Gas/electric/water setup varies by provider.

8) Required Documents Checklist

Prepare digital copies and bring originals where possible. Requirements vary by agency and building, but this list covers common requests:

• Passport (photo page)
• Residence Card (在留カード) – if already in Japan
• Visa details or Certificate of Eligibility (if applying pre-arrival)
• Employment contract / offer letter (salary & start date)
• Recent payslips or bank statements (if employed)
• Japanese phone number (or contact method the agency accepts)
• Emergency contact (can be overseas depending on agency)
• Hanko (personal seal) – not always required; many accept signatures
• Application form (agency format; some provide English versions)

9) Step-by-Step: Renting Without a Guarantor

1. Decide your path: guarantor company, foreigner-friendly listing, serviced, or share house.
2. Set budget & timeline: include initial costs (see table above).
3. Shortlist properties: filter for “no guarantor” or “guarantor company accepted.”
4. Prepare documents: have scans ready to share quickly.
5. Apply early: popular units move fast; complete forms accurately.
6. Contract review: confirm fees, renewal terms, and move-out cleaning rules.
7. Move-in logistics: utilities, internet, and address registration after you receive keys.

10) Practical Tips to Improve Approval Odds

• Be responsive and complete: Submit all documents promptly and legibly.
• Offer stability: Employment contract or stable income proof reassures landlords.
• Consider slightly higher rent areas: Sometimes easier approvals vs. ultra-central bargains.
• Flex on move-in dates: A flexible start date can tip decisions in your favor.
• Read terms: Note renewal fees, notice periods, and cleaning expectations.

11) FAQ — Renting in Tokyo Without a Guarantor

Do I legally need a personal guarantor?

No. Many landlords accept a guarantor company instead. Some listings (serviced/short-term) don’t require one at all.

How much does a guarantor company cost?

Expect an initial fee around 30%–100% of one month’s rent (often 50–60%), plus annual renewal (around ¥10,000–¥20,000).

Can I rent before I arrive in Japan?

Some agencies allow remote applications and even video tours. You may still need a local phone number later for utilities and delivery, and a guarantor company approval may require additional documentation.

Is key money (礼金) always required?

No. Many modern listings have reduced or zero key money; look for 0/0 campaigns (0 deposit, 0 key money) if budget is tight.

What if I’m on a student or dependent visa?

It’s still possible. Proof of funds, school enrollment, or a sponsor’s income may be required. Share houses or serviced apartments can be easier first steps.

What if I don’t speak Japanese?

Choose foreigner-friendly agencies and properties. Some forms may still be in Japanese, but support staff can guide you. Translation apps help for simple correspondence.

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Disclaimer: This content is for general information only and is not legal, immigration, or financial advice. Requirements vary by agency and property. Always confirm current terms with your agent or landlord.