International students enrolled or planning to enroll in Japanese universities, junior colleges, or special courses at professional training colleges under a Student visa often face strict housing guarantor requirements when renting private accommodation in Japan. Most traditional rental agreements require a joint surety or a commercial rental guarantee company, alongside mandatory liability insurance to protect against property damage. Understanding how guarantor protection schemes, JEES renters' insurance, and commercial guarantor fees operate helps incoming students prepare their housing logistics in 2026. Readers should always verify specific enrollment rules and visa requirements with official institutional sources.
Do international students need a guarantor to rent housing in Japan?
In Japan's private rental market, landlords almost universally require tenants to provide a guarantor (known as a joint surety) before signing a lease. For international students who lack family residing in Japan, securing an individual guarantor can present a major hurdle. To address this issue, housing systems in Japan offer two primary pathways for international renters: official institutional guarantee programs supported by educational entities, and commercial rental guarantor companies.
Historically, some universities operated direct institutional guarantor systems. For instance, Tohoku University's direct housing joint guarantor system ended on December 31, 2024, although students enrolled on or before that date can maintain their coverage as long as they remain within the same degree program (such as undergraduate, master's, or doctoral level). For new students entering programs in 2025 and 2026, institutions frequently recommend specialized rental assistance plans or direct students toward commercial guarantee services and partner insurance programs.
How does the JEES Comprehensive Renters' Insurance system work?
To reduce the financial and psychological burden on joint sureties and facilitate smooth housing access, Japan Educational Exchanges and Services offers the JEES Comprehensive Renters' Insurance for Foreign Students Studying in Japan (often known as *Ryuhosho*). This program combines overseas travel insurance with a dedicated Guarantors' Protection Fund.
To be eligible for the JEES system, students must hold or be confirmed to receive "Student" residence status. They must be enrolled or accepted into an eligible institution, which includes universities, junior colleges, technical colleges, special courses at professional training colleges (vocational schools), and Justice Ministry-approved Japanese language institutions. Furthermore, the student's school must be registered as a partner school in the JEES program by paying a ¥50,000 application fee.
Under the JEES framework, designated entities or individuals can act as the joint surety for the student's tenancy agreement. These designated guarantors include:
- The student's school or its faculty and administrative heads (such as the director of the International Student Center or manager of the international student department).
- Local international exchange associations or centers operating within the school's region.
What are the costs and coverage of JEES housing insurance?
The JEES insurance program provides comprehensive financial protection underwritten by Tokio Marine & Nichido Fire Insurance Co., Ltd. The policy includes liability insurance for the student and financial indemnification for the designated guarantor.
The fee structure for JEES renters' insurance is divided into the insurance premium and the Guarantors' Protection Fund contribution:
- 1-Year Period: ¥4,000 total (¥2,500 insurance premium + ¥1,500 fund contribution).
- 2-Year Period: ¥8,000 total (¥5,000 insurance premium + ¥3,000 fund contribution).
- 6-Month Extension: ¥2,000 total (¥1,250 insurance premium + ¥750 fund contribution).
The coverage provided under this policy includes:
- Liability Insurance for International Students: Up to 50 million yen per accident for legal damages owed to landlords or third parties caused by fire, explosion, rupture, or water leakage to lower floors.
- Accident Disability Insurance: Up to 2.4 million yen for physical disability resulting from an accident.
- Guarantor Protection: Reimbursement of up to ¥300,000 to the joint surety if the lease is canceled, the room is handed over, and the guarantor pays unpaid tenant debts. This fund covers up to 3 months of rent in arrears and up to ¥100,000 in room restoration costs, with total reimbursement capped at ¥300,000.
What should you expect from commercial guarantor companies and lease renewals?
When an institutional joint surety is not available, real estate agents typically direct international students to commercial rental guarantor companies. These private guarantor services charge an initial guarantee fee, which generally ranges between 50% and 100% of one month's rent. A similar fee of 50% to 100% of monthly rent is usually required when renewing the lease agreement.
School-recommended programs, such as the Sumuraku Plan introduced in January 2025 at certain universities, combine guarantor services with 24-hour multilingual call center support, emergency rush services, and central contract archiving. These plans typically require students to hold tenant liability insurance with minimum coverage levels, such as 10,000,000 yen.
When moving out or graduating, students using institutional or partner guarantor systems must formally terminate their guarantee contracts by submitting designated forms (such as Form 5 for the primary tenant and Form 8 for cohabitants). If a student terminates their coverage with more than one month remaining on their insurance policy, a partial refund can be processed into a Japanese bank account, which generally takes 1 to 2 months.
Finding a place to stay
Arranging housing in Tokyo requires careful timing, especially for international students coming to study at professional training colleges or universities. It is advisable to explore long-term housing options after your Certificate of Eligibility or visa status is confirmed, but before arriving in Japan. Securing long-term private rentals can take several weeks due to guarantor screening and insurance verification. For a stress-free transition, many newcomers stay in a furnished monthly apartment first while completing their local administrative tasks and school orientation. OHAYO Stay offers furnished monthly apartments and rooms in Tokyo. The monthly price includes electricity, gas, water and Wi-Fi. No guarantor, no key money and no agency fee; booking is online with a passport or ID and a credit card.