If your current guarantor is no longer available — maybe they moved abroad, passed away, or simply withdrew their agreement — you may be wondering how to change your apartment guarantor in Japan. For foreign residents, this process can feel daunting, especially with limited Japanese and unfamiliar paperwork. The good news: it is absolutely doable. This guide walks you through every step clearly and honestly.
Why You Might Need to Change Your Guarantor
There are several common reasons a tenant needs to update their guarantor arrangement:
- Your original personal guarantor (an individual who signed on your behalf) is no longer willing or able to continue
- Your guarantor has passed away or become seriously ill
- You originally used a company-based guarantor service that has since closed or stopped operating
- You are switching from a personal guarantor to a rent guarantee company (賃貸保証会社, or chinntai hoshō gaisha), which is now the most common arrangement in Japan
- Your landlord is requesting a change for their own reasons
Whatever the reason, the key point is this: your landlord's approval is required. You cannot simply swap one guarantor for another on your own.
Understanding the Two Types of Guarantors in Japan
Before starting the process, it helps to know what type of guarantor you currently have — and what you might be switching to.
| Type | What It Means | Common For Foreigners? |
|---|---|---|
| Personal Guarantor (個人保証人) | A Japanese individual (often a friend, employer, or family member) who agrees to pay rent if you cannot | Less common now — harder to arrange |
| Rent Guarantee Company (保証会社) | A licensed company that acts as your guarantor in exchange for a fee | Very common — often the easiest option for foreigners |
Many landlords today prefer or require a rent guarantee company. If you currently have a personal guarantor and they need to step down, your landlord may actually prefer you switch to a guarantee company — which can work in your favour.
Step-by-Step: How to Change Your Guarantor
Step 1: Talk to Your Landlord or Real Estate Agency First
Do not arrange a new guarantor before getting approval. Contact your landlord (大家さん, ooya-san) or the real estate management company handling your contract. Explain the situation calmly and ask what their requirements are. Many management companies have English-speaking staff, or you can prepare a simple written message in Japanese using a translation tool like DeepL.
Step 2: Understand What Your Lease Contract Says
Check your original rental contract (賃貸借契約書). It will usually state the conditions around guarantors. Look for any clauses about changing or updating the guarantor. If you cannot read it, ask your management company to explain the relevant sections, or seek help from a local foreigner support centre.
Step 3: Find a New Guarantor or Guarantee Company
If you are switching to a personal guarantor, your new guarantor will typically need to:
- Be a Japanese national or long-term resident with stable income
- Provide proof of income (源泉徴収票 or pay slips)
- Provide a copy of their identity document
- Sign a guarantor agreement form supplied by the landlord
- Provide their personal seal (印鑑) or a certified seal registration (印鑑証明書) in some cases
If you are switching to a rent guarantee company, your landlord or management company will usually recommend one or require you to use a specific one. Well-known companies that accept foreign residents include GTN (Global Trust Networks), Leopalace guarantee services, and others. Always confirm directly with the company whether they accept your nationality and visa type.
Step 4: Submit the Required Documents
The exact documents vary by landlord and guarantee company, but you will typically need to prepare:
- A completed guarantor change application form (provided by your landlord or management company)
- Your new guarantor's documents (see above) OR the guarantee company's approval certificate
- A copy of your own residence card (在留カード)
- Proof of your income or employment (pay slips, employment certificate, or tax documents)
- Your current rental contract (for reference)
Ask your management company to give you a checklist — most reputable companies will have one ready.
Step 5: Sign an Addendum to Your Lease
Once the new guarantor is approved, the landlord will usually prepare a contract addendum (覚書, oboegaki) that officially updates the guarantor information. Both you and your landlord (and sometimes the new guarantor) will need to sign this. Keep a copy for your records.
What Are the Costs Involved?
Costs depend on whether you are using a personal guarantor or a rent guarantee company.
- Personal guarantor: Usually no direct fee, but there may be a small administrative fee charged by the management company to process the paperwork. Confirm this in advance.
- Rent guarantee company: You will typically pay an initial guarantee fee (often around 0.5 to 1 month's rent, though this varies) and an annual renewal fee. These figures are a general guide — always check the exact fees with the specific company.
- Contract amendment fees: Some management companies charge a handling fee (事務手数料) to update your contract. Ask upfront so there are no surprises.
As a general rule, budget for some costs even in the best case scenario. Getting a written quote before agreeing to anything is always wise.
Tips for Foreign Residents
- Act early. If you know your current guarantor arrangement is ending, start the process as soon as possible. Landlords appreciate tenants who are proactive and communicate openly.
- Put everything in writing. Even informal conversations should be followed up with a written message (email is fine) so there is a record of what was agreed.
- Use support services. Many city offices and foreigner support centres (外国人相談窓口) offer free advice and can help you navigate conversations with landlords. The Japan Support Center and similar organisations may also help.
- Check your visa status. Some guarantee companies have restrictions based on visa type or length of stay. Always confirm your eligibility before applying.
- Do not panic if your guarantor withdraws suddenly. Landlords generally want to keep good tenants — if you communicate honestly and move quickly to find a solution, most situations can be resolved.
Summary: Changing Your Apartment Guarantor in Japan
Changing your apartment guarantor in Japan is a formal process that requires landlord approval, updated paperwork, and in most cases a small cost — but it is very manageable. The key steps are: talk to your landlord first, understand your contract, find an approved new guarantor or guarantee company, submit the required documents, and sign an official contract update. For foreign residents, switching to a rent guarantee company is often the most straightforward path.
You are not alone in navigating this. Take it one step at a time, keep communication open with your landlord, and do not hesitate to seek help from local foreigner support services. With the right preparation, you can resolve this smoothly and continue enjoying your home in Japan.