What Is the 住宅ローン審査?
The 住宅ローン審査 (jutaku rōn shinsa) is the lender's screening process to assess whether you are a reliable borrower. It examines your financial health, employment stability, and creditworthiness before approving your loan application. Understanding what lenders look for is the first step to a successful application.
Two Stages of the Screening Process
Stage 1: 事前審査 (Pre-Screening)
This is a preliminary check — usually completed within a few days — where the lender assesses basic eligibility. You'll provide income details, employment type, and the property information. Approval here is not a guarantee of final approval, but it gives you a strong signal.
Stage 2: 本審査 (Full Screening)
The formal review involves full document submission and a thorough credit check. The lender contacts credit bureaus, verifies your employment, and evaluates the collateral value of the property. This typically takes 1–3 weeks.
What Lenders Evaluate
| Factor | What Lenders Look For |
|---|---|
| Annual Income (年収) | Stable income above lender minimums (often ¥3–4M+) |
| Employment Type (雇用形態) | Full-time (正社員) preferred; self-employed and part-time face stricter scrutiny |
| Employment Tenure (勤続年数) | Generally 2–3 years at current employer for salaried workers |
| Credit History (信用情報) | No missed payments, no defaults, no excessive credit card debt |
| Existing Debts (他の借入) | Car loans, credit card balances, and other debts reduce your borrowing capacity |
| Age (年齢) | Loan must be fully repaid before age 80 at most lenders |
| Health (健康状態) | Required for dangoshin enrollment — serious conditions may cause issues |
Common Reasons Applications Are Rejected
- Late or missed payments on credit cards or loans in the past
- Too many credit inquiries in a short period
- High existing debt relative to income
- Short employment history at current employer
- Being self-employed or on a contract (派遣・契約社員) without strong income documentation
- Inability to pass dangoshin health review
How to Check Your Own Credit Information
In Japan, there are three main credit bureaus that lenders use:
- CIC (シー・アイ・シー) — used by most lenders
- JICC (日本信用情報機構) — used by consumer finance companies
- 全国銀行個人信用情報センター (KSC) — used by banks
You can request your own credit report from each bureau. Reviewing your records before applying helps you identify and resolve any errors.
Practical Tips to Improve Your Approval Chances
- Pay down existing debts before applying — even eliminating a small car loan can meaningfully improve your ratio
- Avoid new credit applications in the 6 months before your mortgage application
- Build employment tenure — if you recently changed jobs, consider waiting until you've been at your new company for 2+ years
- Increase your down payment (頭金) — a larger down payment reduces lender risk and your monthly obligations
- Consider a guarantor (連帯保証人) or joint application if your individual income is borderline
Conclusion
The screening process is thorough, but not insurmountable. By understanding what lenders evaluate and taking proactive steps to strengthen your financial profile, you significantly improve your chances of receiving a favorable decision.