When renting a private apartment in Japan as an international student, real estate agencies typically require a joint guarantor or a private guarantee company to secure the lease. Because foreign students rarely have family members living in Japan to serve as guarantors, universities and private guarantee companies offer specialized guarantor services and emergency contact options. Knowing how guarantee fees work, what emergency contact details are needed, and how university support options function helps you navigate long-term leasing smoothly in 2026.
Do international students need a guarantor to rent an apartment in Japan?
In the Japanese rental housing market, landlords traditionally require a joint guarantor (*rensho hoshonin*) who agrees to assume financial liability if the tenant fails to pay rent or causes property damage. Because most foreign exchange students and university entrants do not have relatives residing in Japan, signing a contract directly with an individual guarantor is often impossible.
To address this challenge, real estate agencies and university housing centers work with private guarantee companies or university-supported programs. Details on institutional policies and guarantor guidelines can be reviewed on official portals such as Tohoku University DiRECT and Hokkaido University International Student Support.
How do private rental guarantee companies work for foreign students?
Private guarantee companies (*yoshin kaisha*) act as a guarantor in exchange for a service fee. Real estate agents routinely introduce these services to international applicants during the apartment search.
Standard Costs and Fees
- Initial Warranty Fee: Most rental guarantee companies charge between 50% and 100% of one month's rent at the time of signing the initial lease or upon contract renewal.
- Company-Specific Rates: Some companies offer specific fee structures for university students and staff. For example, Global Trust Networks (GTN) charges an initial warranty fee of 30% of the rent for the first year (with a minimum charge of 15,000 yen), followed by a fixed annual fee of 10,000 yen starting from the second fiscal year.
- Available Providers: Other common guarantee companies serving international students across Japan include Hot Hosyou Inc., NihonSafety Co., Ltd., J-LEASE Co., LTD., and CASA.
What emergency contacts are required for Japanese rental guarantee applications?
When applying for a private rental guarantee company, you are required to submit contact information for emergency contacts rather than a physical guarantor. Guarantee companies generally mandate two separate emergency contacts:
- Home Country Contact: One parent or immediate relative living in your home country.
- Japan Contact: One friend or acquaintance currently residing in Japan.
It is crucial to note that university staff, administration personnel, and professors are strictly prohibited from serving as your emergency contact or guarantor.
What university-backed guarantor plans and insurance options exist?
Historically, several Japanese national universities offered institutional guarantor coverage where the university itself acted as the guarantor. However, institutional guarantor frameworks have undergone significant policy updates:
- Ending of Institutional Guarantor Systems: Institutional guarantor programs, such as the Tohoku University Housing Rent Joint Guarantor System, officially ended on December 31, 2024. Students who enrolled prior to December 31, 2024 may only remain in that legacy system if they continue in the exact same academic degree program (undergraduate, master's, or doctoral). Students advancing to a new degree level must terminate the legacy system and switch to a private guarantee company or university-recommended plan.
- University-Recommended Housing Plans: Universities have introduced structured private plans, such as the "Sumuraku Plan" launched in January 2025 (primarily used for properties handled by university co-ops). These plans provide a 24-hour multilingual call center to assist with landlord communications, emergency rush assistance for home accidents, contract document storage, and administrative help during renewals or cancellations.
- Insurance Requirements: Utilizing university-supported housing plans requires active enrollment in mandatory student coverage, such as Comprehensive Insurance for International Students Lives Coupled with Gakkensai (*Inbound Futai Gakuso*), maintaining tenant liability coverage of at least 10,000,000 yen. Application processing can proceed once payment confirmation is verified, even prior to receiving the physical insurance certificate.
How do contract renewals and cancellations affect your guarantor agreement?
Maintaining your rental contract involves administrative steps whenever you renew your lease or move out:
- Contract Renewals: Renewing a lease requires submitting designated renewal paperwork (such as Form 6) alongside invoice requests. If you renew a lease specifically for a six-month duration, a matching six-month insurance period option may be selected.
- Moving Out and Cancellation: When graduating, relocating, or changing academic programs, you must formally terminate your guarantor arrangement by submitting official notices (such as Form 5, and Form 8 for cohabitants). Documents must be printed double-sided where required.
- Insurance Refunds: If you terminate your lease with more than one month remaining on your student liability insurance policy, you can request a partial premium refund. Refunds are transferred to a Japanese bank account within one to two months after processing.
Finding a place to stay
Arranging accommodation before departing for Japan ensures a safe and comfortable transition. Once your Certificate of Eligibility (COE) or student visa is issued, securing temporary housing for your arrival gives you time to complete university orientation and inspect long-term private rentals. Many newcomers stay in a furnished monthly apartment first while completing their local registration and guarantee applications. OHAYO Stay offers furnished monthly apartments and rooms in Tokyo. No guarantor, no key money and no agency fee; booking is online with a passport or ID and a credit card. The monthly price includes electricity, gas, water and Wi-Fi. Having utilities arranged in advance lets exchange students focus on their studies from day one.