What You Need to Know Before You Start
Renting an apartment in Japan as a foreigner is genuinely achievable — but the process is different from most Western countries, and knowing what to expect in advance saves you weeks of frustration. Japan's rental market is highly standardized: landlords, agencies, and guarantor companies all follow similar procedures, so understanding the system once means you can navigate it anywhere.
The main hurdles for foreign residents are the language barrier, the guarantor requirement, and a screening process that can feel opaque. None of these are insurmountable, but each one requires preparation.
Step 1 — Finding an Apartment
Most apartments in Japan are listed through real estate agencies (fudousan-ya). You can search listings on platforms like SUUMO, Homes.co.jp, and AtHome, but the majority of these are only in Japanese. Foreigner-friendly alternatives include:
- GaijinPot Housing — English listings, foreigner-focused
- Sakura House — share houses and apartments for foreigners
- Oakhouse — the largest share house network in Japan
- CrossOneRoom — private apartments with English support
When using a Japanese agency, bring a bilingual friend or use a translation app. Many agencies in major cities now have staff who speak basic English, particularly in areas popular with expats such as Minato-ku in Tokyo or Namba in Osaka.
Tip: Tell the agency upfront that you are a foreign national. Agencies that specialize in foreigners will save you time — agencies unfamiliar with foreign applicants may turn you away at the door.
Step 2 — Documents You Will Need
Japanese rental applications require a specific set of documents. Prepare these before you start viewing apartments to speed up the process:
- Residence Card (Zairyu Card) — mandatory for all foreign nationals
- Passport
- Certificate of Alien Registration or My Number Card
- Proof of income — recent payslips, a certificate of employment, or bank statements (3–6 months)
- Tax certificate (Nozei Shomeisho) — if you have been in Japan for over a year
- Guarantor information — either a personal guarantor's details or the name of a guarantor company you plan to use
- Emergency contact — a Japanese contact number is strongly preferred
Students should also bring their student ID and a letter confirming enrollment. Self-employed applicants should bring their most recent tax return (kakutei shinkoku).
Step 3 — The Application Process
Once you find an apartment you like, you submit a rental application (moshikomi-sho) through the agency. The agency forwards your application to the landlord and to the guarantor company (if applicable) for screening.
Screening typically takes 2–5 business days. During this time, the landlord or guarantor company may verify your employment, check your credit history in Japan, and assess your ability to pay rent. Results are communicated through the agency — if rejected, you will rarely be given a reason.
If approved, the agency will prepare the contract (chintai keiyaku-sho). Read everything carefully before signing, or ask for a bilingual summary. Key clauses to check:
- Contract duration and renewal terms
- Notice period required before moving out (typically 1–2 months)
- Rules about subletting, guests, and pets
- Conditions for deposit deduction at move-out
Step 4 — Understanding the Costs
Japan's rental move-in costs are notoriously high. Beyond the monthly rent, expect to pay:
| Item | Typical Amount |
|---|---|
| Security Deposit (Shikikin) | 1–2 months' rent |
| Key Money (Reikin) | 0–2 months' rent |
| Agency Fee (Chukai Tesuryo) | 1 month's rent + tax |
| Guarantor Fee | 0.5–1 month's rent upfront |
| Fire Insurance | ¥15,000–¥30,000 per 2 years |
| Lock Change Fee | ¥10,000–¥20,000 |
On a ¥80,000/month apartment, total move-in costs can easily reach ¥400,000–¥500,000. Plan accordingly.
Step 5 — Signing the Contract
Contract signing is typically done in person at the agency office. You will need to pay all upfront fees on the day of signing or shortly before. Bring your residence card, seal (hanko) if you have one — though a signature is usually accepted from foreigners — and payment method (bank transfer is most common; large cash payments are sometimes accepted).
You will receive:
- A signed copy of the lease agreement
- Keys to the apartment
- Rules and regulations for the building
- Contact details for the building management company
Step 6 — Moving In
On move-in day, carefully inspect the apartment and document any existing damage with photos and video. Report any issues to the agency immediately — in writing — so they are on record. Japan's move-out process involves detailed checks, and pre-existing damage can sometimes be incorrectly charged to the tenant.
You will need to:
- Register your address at the local city hall (required by law within 14 days of moving in)
- Set up utilities — electricity, gas, and water — in your name
- Set up internet (fiber or mobile broadband)
- Notify your employer, bank, and immigration bureau of your new address
Tips to Improve Your Chances
- Use a foreigner-friendly agency. These agencies know how to present your application in the best light to landlords and guarantor companies.
- Prepare a guarantor company in advance. Knowing which guarantor company you will use before you apply speeds up the process significantly.
- Show stable income. A monthly salary at least 3× the rent is a widely used benchmark.
- Have a Japanese contact number. Applications without a Japanese phone number are sometimes rejected outright.
- Be flexible on location. Foreigner-acceptance rates vary significantly by neighborhood and building.
Frequently Asked Questions
Can I rent without a Japanese bank account?
Some landlords and guarantor companies require a Japanese bank account for rent payment. Opening an account at Japan Post Bank (Yucho) or a regional bank is easier for new arrivals than major city banks, which often have stricter requirements.
How long does the whole process take?
From starting your search to receiving keys, the process typically takes 2–4 weeks. Allowing more time gives you more options and less pressure.
Can I rent furnished?
Furnished apartments (kagu tsuki) exist but are more expensive. Share houses and monthly mansions are almost always furnished. Standard apartments are unfurnished — you will need to purchase or rent appliances and furniture.
What happens at the end of my lease?
Most leases are 2-year contracts with automatic renewal (and a renewal fee of 0.5–1 month's rent). You can move out before renewal by giving the required notice (usually 1–2 months in advance).