How GTN Helped Foreign Renters Find a Home in Japan

A housing business built around people others turned away

Hiroyuki Goto was 28 when he founded Global Trust Networks (GTN) in 2006, betting that helping foreign nationals rent homes in Japan could become a viable business. People around him considered the idea reckless. Nearly two decades later, the company has become one of Japan's leading providers of rent guarantees for foreigners, working with universities, real estate agencies and landlords nationwide.

GTN tackled a practical problem: many foreign residents could afford a home but struggled to find someone in Japan willing to guarantee their rent. Language barriers, unfamiliar paperwork and landlords reluctant to accept foreign tenants made the search harder. International students and qualified professionals could find themselves unable to secure housing despite having a clear reason to live in the country.

Goto, GTN's founder, recalled the opposition he encountered when starting the company:

Everyone around me strongly advised me not to do it and tried to stop me. They thought I was a bit crazy,

Goto's own experience as a foreign student abroad had shown him how much housing support could matter. His response was to build a company that would take on the financial responsibility landlords wanted while helping tenants understand contracts and everyday life in Japan.

As of July 31, 2025, GTN's business sits at the meeting point of two needs: foreign residents need access to housing, and Japan wants to attract international students and skilled workers as its population and labor force shrink. The company has helped thousands of people find homes, while its approach has encouraged others to serve the same market.

Why a guarantor can determine whether someone gets a home

Japanese landlords typically require a guarantor, a person or company that promises to pay when a tenant fails to meet obligations under a rental agreement. A security deposit or a check of the applicant's finances may be enough in some countries. In Japan, a guarantor is commonly another condition of securing a lease.

Family members and employers have traditionally filled that role. Foreign residents who have recently arrived may have neither a relative in Japan nor an employer willing to accept the responsibility. Finding someone prepared to take on a potentially substantial financial obligation can be difficult even when the applicant has enough money to pay the rent.

Two types of guarantor feature in the rental system:

• Joint guarantors are usually family members or close acquaintances who are legally responsible for obligations such as unpaid rent and property damage.
• Guarantor companies are private businesses that charge a fee to provide the financial guarantee a landlord requires.

Landlords may also worry about communicating with a tenant, receiving payments reliably or explaining local customs. Foreign applicants must navigate those concerns alongside contracts and administrative procedures that may be unfamiliar or written in a language they do not fully understand.

GTN's service brings the financial guarantee and language assistance together. A landlord gains a company to turn to over covered obligations, while a tenant gains a route into housing without relying on the usual family or employer connections.

What GTN does before and after a lease is signed

GTN charges foreign tenants a fee in exchange for assuming the risk covered by its guarantee. Its service also includes multilingual assistance with contracts, utilities and adjustment to daily life. That combination helped distinguish the company from competitors focused on the financial guarantee.

An applicant generally seeks GTN's guarantee when arranging a lease. The company reviews documents and personal information to assess the application before agreeing to provide coverage. Approval remains part of the process, so tenants still need to prepare the information requested.

GTN's process follows four main stages:

• Application: the prospective tenant applies for the guarantee when signing a lease.
• Screening: the applicant provides documents such as a passport, residence card, proof of income and emergency contact details so GTN can assess risk.
• Contract: after approval, GTN signs an agreement with the tenant and landlord covering rent payments and other obligations.
• Ongoing support: multilingual assistance helps tenants handle everyday matters, including opening bank accounts and understanding local rules.

GTN also helps clients set up utilities. For someone arriving to study or work, these tasks are closely connected: obtaining a home brings a rental contract, but settling into it also requires services and an understanding of how the household is expected to operate.

Universities, property agencies and landlords provide channels through which foreign tenants encounter GTN. International students and skilled workers are especially important groups for the company, reflecting the people Japan is seeking to attract through broader immigration reforms.

How much a guarantee adds to the rental bill

GTN's initial guarantee fees typically range from 50% to 100% of one month's rent, with annual renewal fees of 10,000 to 20,000 yen. More broadly, foreign renters are advised to expect an initial guarantor fee of 30% to 100% of monthly rent, annual charges and possibly renewal fees.

A percentage of one month's rent means the upfront charge changes with the price of the apartment. The annual fee is another expense to include when deciding whether a home will remain affordable after the initial move.

Guarantor costs sit alongside other rental expenses. Meiji University's student housing guidance draws attention to key money, a payment to the landlord that is not refundable, as well as rental contracts and guarantor requirements. A tenant therefore needs to understand several different charges before committing to a property.

For many foreign residents, paying a guarantor company is the only practical way to secure housing in Japan's competitive market. The service opens access to a home, but it also increases the cost of renting.

Tenants should establish what their guarantee covers, what they must pay and what happens if they miss the rent. The company's payment to a landlord is followed by a demand for repayment from the tenant, making the contract's obligations important throughout the tenancy.

Legal changes have shaped the guarantor market

Japan's rules on guarantors have changed during GTN's years in business. A clarification in 2018 distinguished regular and joint guarantors, with joint guarantors legally responsible for a tenant's debts. Reforms effective from April 2020 capped the liability of joint guarantors.

The cap limits how much a joint guarantor can be required to pay. Landlords still commonly seek guarantees, and professional companies have become increasingly important for people who cannot turn to family members or employers.

Foreign residents and freelancers are among those affected by that reliance on local personal connections. A company offering a guarantee gives these applicants another route through the rental process.

The main dates in GTN's development and the surrounding rules are:

• 2006: Hiroyuki Goto founded GTN at age 28 to provide rent guarantees for foreign nationals.
• 2018: Japan clarified the distinction between regular and joint guarantors, including joint responsibility for tenant debts.
• April 2020: legal reforms capped the liability of joint guarantors.
• July 31, 2025: nearly two decades after its founding, GTN works with universities, real estate agencies and landlords nationwide.

Professional guarantors now have a central place in the rental market. Their appeal extends beyond payment protection when they also provide communication support and help applicants understand contractual responsibilities.

Universities connect housing with student support

Kyushu University and Meiji University have partnered with GTN to help international students find housing, arrange utilities and adjust to living in Japan. Students may arrive with little knowledge of Japanese language or customs, leaving them to handle unfamiliar practical tasks just as their studies begin.

Kyushu University describes GTN's role in terms that reach beyond the rental guarantee itself:

multilingual support, guidance on signing contracts, and help with daily life issues such as opening a bank account, registering for a mobile phone, and understanding local rules.

The university's goal is to allow students to concentrate on studying without becoming overwhelmed by administrative tasks. Housing, banking, telephone access and local rules all form part of settling into daily life.

Meiji University's student housing guide likewise explains rental contracts, key money and guarantor requirements. It recommends GTN's services as a way to navigate those arrangements and make the transition to life in Japan smoother.

University partnerships give students somewhere to seek support while connecting them with a business accustomed to handling applications from overseas. They also show why language assistance matters after a lease has been approved: students continue to encounter unfamiliar procedures once they move in.

More companies are competing for foreign tenants

GTN is part of a wider market. Casa Inc., Japan Identification Co. (JID), Nihon Safety and iSmile also offer services tailored to foreigners. Credit Saison, a major financial company, has entered the rental guarantee market as demand for housing services for international residents grows.

Expectations for Credit Saison's new service included its ability to "arouse demand among students and workers from abroad," the same groups central to the market GTN helped develop.

Japan's effort to attract skilled foreign workers gives housing access a practical role in immigration policy. People coming to fill jobs need somewhere to live, while students need accommodation that allows them to begin university life. Shrinking population and labor force numbers are driving the government's interest in attracting workers from abroad.

Guarantor services can include support in Japanese, English, Chinese, Korean and Vietnamese, among other languages. Companies also provide guidance on contracts and local regulations, help with utilities and daily logistics, and screening criteria adapted to applicants who are not Japanese.

Credit Saison's entry points to growing competition and recognition of foreign residents as a customer group. GTN's development has helped demonstrate that their housing needs can support a business, encouraging other companies to follow.

Fees, repayment demands and landlord hesitation remain

Some tenants complain about high guarantor fees and strict screening. Access to a professional guarantor can solve the problem of having no suitable personal contact, while still leaving an applicant facing another approval process and another bill.

A tenant who falls behind on rent also remains responsible for repayment. The guarantor company pays the landlord and then pursues the tenant for the money. Collection can be aggressive and may lead to legal action or credit problems.

Landlords gain financial reassurance from a guarantee, yet some remain hesitant to accept foreigners because of bias or concerns about communication. A company can offer payment protection and multilingual support, while the landlord still makes a decision about accepting the tenant.

GTN and similar businesses work to narrow that gap. Their services address specific financial and communication concerns, while wider acceptance of foreign residents remains necessary to make the housing market more accessible.

What prospective renters need to prepare

Foreign residents planning a move can prepare for the rental process before applying. Passports, residence cards, proof of income and emergency contact information are among the documents and details that guarantor companies may request.

Applicants also need to compare the support available with the costs and obligations involved. Multilingual assistance and screening that accommodates foreign applicants can matter as much as the initial price, particularly for someone handling Japanese rental paperwork for the first time.

• Prepare the identification, income documents and emergency contacts required for screening.
• Budget for an initial guarantee charge, annual fees and any renewal charges, alongside other rental costs.
• Check whether the company offers support in a language the tenant understands.
• Read the contract to understand coverage, tenant responsibilities and the consequences of missed payments.
• Ask universities or real estate agencies about their partnerships with guarantor companies.

Goto's decision in 2006 turned those practical needs into the basis of a business. By combining a financial guarantee with help in daily life, GTN has supported thousands of foreign residents seeking homes and building lives in Japan. Its experience connects a basic personal need with Japan's effort to attract people who can study, work and contribute to the country.

Key Points

• Hiroyuki Goto founded GTN in 2006 at age 28 to provide rent guarantees for foreign nationals.
• Japan's guarantor requirements can exclude applicants without local family or employer support.
• GTN combines guarantees with multilingual help on contracts, utilities and everyday procedures.
• Typical GTN initial fees are 50% to 100% of one month's rent, with annual renewal fees of 10,000 to 20,000 yen.
• Legal changes in 2018 and April 2020 helped shape the market for professional guarantors.
• Kyushu and Meiji universities work with GTN to support international students.
• Credit Saison has joined a market that also includes Casa, JID, Nihon Safety and iSmile.
• Tenants remain responsible for repayment when a guarantor company covers missed rent.