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Guide

Renting in Japan as a Foreigner: Complete Guide

Last updated: March 2026 · Based on official sources and common practices

Finding an apartment in Japan can feel overwhelming, especially if you are new to the country. The rental system here has some unique features — such as non-refundable "thank you money" paid to the landlord, a guarantor requirement, and upfront costs that can total several months' rent before you even move in.

On top of that, some landlords are hesitant to rent to foreign tenants due to language barriers or concerns about lease terms. While the situation has improved significantly in recent years, it is still a reality that many newcomers face.

This guide walks you through the entire process — from understanding costs to signing a lease — so you can find a place to live with confidence.

Upfront Costs Breakdown

One of the biggest surprises for newcomers is how much money you need upfront. Unlike many countries where you pay first month's rent plus a deposit, Japan's initial costs are typically 4 to 6 months' rent in total. Here is what each fee covers:

  • Shikikin (敷金) — Security Deposit

    Typically 1-2 months' rent. This is refundable when you move out, minus any cleaning or repair costs. Some properties offer zero shikikin, but this often means higher cleaning fees at move-out.

  • Reikin (礼金) — Key Money / "Thank You Money"

    Typically 0-2 months' rent. This is a non-refundable gift to the landlord — a tradition unique to Japan. Zero-reikin properties are increasingly common, especially in competitive rental markets.

  • Chukai Tesuryo (仲介手数料) — Agent Fee

    Usually 1 month's rent + tax. This is the real estate agent's commission. Some agents charge half a month's rent, so it is worth asking.

  • Kasai Hoken (火災保険) — Fire Insurance

    Approximately ¥15,000-¥25,000 for a 2-year plan. This is mandatory for almost all rental contracts.

  • Hoshounin Kaisha (保証会社) — Guarantor Company Fee

    Typically 50-100% of one month's rent. Required if you do not have a Japanese guarantor (which applies to most foreigners). Some companies charge a smaller annual renewal fee.

  • Kagi Koukan (鍵交換) — Key Exchange Fee

    Around ¥15,000-¥25,000. The locks are changed between tenants for security.

  • First Month's Rent

    Paid in advance. If you move in mid-month, you typically pay the remaining days of that month (pro-rated) plus the next full month.

Example: Total upfront cost

For an apartment at ¥80,000/month with 1 month shikikin, 1 month reikin, 1 month agent fee, and guarantor company fee, your initial payment could be around ¥400,000-¥500,000 (approximately $2,700-$3,400 USD) before you even receive your keys.

The Guarantor Problem

Traditionally, landlords in Japan require a Rentai Hoshounin (連帯保証人) — a joint guarantor, typically a Japanese national or permanent resident with stable income. This person agrees to take full financial responsibility if the tenant cannot pay rent.

For most foreigners who have just arrived in Japan, finding a personal guarantor is simply not realistic. The good news is that guarantor companies (保証会社) now fill this role for a fee. Most landlords accept guarantor companies as a substitute.

Several guarantor companies specialize in working with foreign tenants, including:

If your employer offers to act as your guarantor, this is typically the easiest path. Many companies provide this as part of their relocation support.

Foreigner-Friendly Rental Services

Not all real estate agencies are equipped to handle foreign tenants. The services below specialize in helping non-Japanese speakers find housing:

GaijinPot Apartments

One of the most well-known rental platforms for foreigners. English-language listings, foreigner-friendly landlords, and multilingual support. They filter out properties that do not accept foreign tenants, saving you time.

wagaya Japan

A multilingual platform with listings in English, Chinese, Korean, Vietnamese, and more. Good selection of foreigner-friendly properties across major cities.

Real Estate Japan

English-language property search with detailed listings. Covers both rental and purchase across Japan. Part of the GaijinPot network.

UR Chintai (UR賃貸) — Public Housing

Government-operated rental housing managed by the Urban Renaissance Agency. A great option for foreigners because: no guarantor required, no reikin (key money), no agent fee, and no renewal fee. The trade-off is that some buildings are older, and popular units fill up quickly. Available in most major cities.

Website: ur-net.go.jp (English)

Share Houses

If you want to move in quickly with minimal upfront costs, share houses are a popular option. Services like Oakhouse and Sakura House offer furnished rooms with no guarantor needed, utilities included, and short-term contracts. Initial costs are typically just one month's rent plus a small deposit.

Required Documents

When applying for a rental property, you will generally need to provide:

  • ☐ Zairyu Card (在留カード) — Residence Card (both sides)
  • ☐ Passport — Photo page and visa page
  • ☐ Proof of income — Employment contract, pay slips (typically last 3 months), or tax certificate (Kazei Shomeisho / 課税証明書)
  • ☐ Emergency contact in Japan — Name, address, phone number of someone in Japan (does not need to be Japanese)
  • ☐ Inkan (印鑑) or signature — Some contracts require a registered seal; many now accept signatures for foreign tenants
  • ☐ Photo — Passport-size photo (some agencies require this)
  • ☐ Jyuminhyo (住民票) — Certificate of residence from your Ward Office (区役所), if already registered

Tip: If you have just arrived and do not have all documents yet, some foreigner-friendly agencies will accept your application with a subset of documents and ask for the rest later. Ask upfront about what is required.

Step-by-Step Rental Process

  1. 1

    Search for properties

    Use one of the foreigner-friendly platforms above, or work with a local real estate agent (Fudousan-ya / 不動産屋). Set your budget at roughly one-third of your monthly income for rent alone.

  2. 2

    Visit properties (Naiken / 内見)

    Schedule viewings with the agent. Check distance to your workplace or school, nearby supermarkets, and the condition of the unit. Take photos and measure furniture spaces. Note that some properties can be applied for without viewing (especially in competitive areas), but viewing is always recommended.

  3. 3

    Submit application (Moushikomi / 申込)

    Fill out the application form with your personal information, workplace details, income, and guarantor or guarantor company information. The agent submits this to the landlord and management company.

  4. 4

    Screening (Shinsa / 審査)

    The landlord and guarantor company review your application. This typically takes 3-7 business days. They may call your employer or emergency contact to verify information. Some landlords request a brief phone interview.

  5. 5

    Contract signing (Keiyaku / 契約)

    Once approved, you sign the lease. The agent must explain the "Important Matters Explanation" (Juuyou Jikkou Setsumei / 重要事項説明) before signing. Since 2022, this can be done online (IT Juusetsu). The contract is usually for 2 years, with a renewal fee (Koushinryou / 更新料) of 1 month's rent.

  6. 6

    Payment and move-in

    Pay all upfront fees (typically via bank transfer). Receive your keys on the move-in date. Do a thorough move-in inspection and photograph any existing damage — this protects your deposit at move-out.

Common Rejection Reasons and How to Respond

Rejection during the screening process is not uncommon for foreign applicants. While outright discrimination is prohibited under Japan's human rights framework, in practice, some landlords decline foreign tenants. Common reasons include:

What you can do

  • • Use a foreigner-friendly platform that pre-screens landlords
  • • Have your employer provide a letter of guarantee or support
  • • Offer to pay additional months upfront if your financial situation allows
  • • Show that you understand Japanese rental rules (garbage sorting, quiet hours, etc.)
  • • Consider UR housing, which does not discriminate based on nationality
  • • If you believe you have been discriminated against, you can consult the Ministry of Justice's Human Rights Bureau (法務省人権擁護局) at their foreign-language hotline: 0570-090-911

Setting Up Utilities

Once you have your keys, you will need to set up the following utilities. In many cases, the real estate agent will help you with the initial setup:

  • Electricity (Denki / 電気) — Contact the local power company or choose a provider through the deregulated market. Power is often connected within a day by flipping the breaker and calling to register.
  • Gas (Gasu / ガス) — Requires an in-person appointment for the gas company to open the valve. You must be present for this visit. Book this before your move-in day if possible.
  • Water (Suidou / 水道) — Contact the local water bureau. In many areas, you can start service by turning the valve and calling to register.
  • Internet — Fiber internet (Hikari / 光回線) is common but can take 2-4 weeks to install. Plan ahead, or use a mobile hotspot in the meantime.

Need home internet with English support?

Sakura Mobile Home Internet offers fiber and pocket Wi-Fi plans with full English-language support — from signup to customer service. A popular choice among expats who want to avoid navigating Japanese-only ISP websites.

Tips by Visa Type

Work Visa (Engineer/Specialist in Humanities/International Services, etc.)

Many companies arrange housing for new hires, either through company housing (Shataku / 社宅) or by acting as your guarantor with a private rental. Ask your employer about housing support before searching on your own — it can save significant time and money. If your company provides a housing allowance, make sure you understand whether it covers just rent or includes initial fees as well.

Student Visa

Check if your school offers a dormitory (Ryou / 寮) first — this is typically the most affordable and hassle-free option. If not, share houses are a good alternative. For private rentals, your school may act as guarantor or recommend a guarantor company. Note that students generally have lower income, so landlords may request a guarantor with higher income (such as a parent, even if overseas).

Working Holiday Visa

With a maximum visa duration of 1 year and often no initial employer, securing a standard apartment lease can be challenging. Share houses are generally the recommended starting point — they offer flexibility, low upfront costs, and month-to-month contracts. Once you have stable employment, you can consider moving to a private rental.

Spouse Visa

If your Japanese spouse can act as the primary leaseholder or guarantor, the rental process is generally much smoother. This is typically the easiest path for married couples.

Frequently Asked Questions

Can I rent an apartment without a Japanese bank account?

It is very difficult. Most landlords require rent to be paid via automatic bank transfer (Kouza Furikae / 口座振替) from a Japanese bank account. A few foreigner-friendly services accept credit card payments, and share houses sometimes accept overseas transfers, but these are exceptions. It is generally recommended to open a bank account as one of your first steps after arriving. See our settlement checklist for the recommended order of steps.

How long does the whole process take from search to move-in?

The typical timeline is 2-4 weeks: about 1 week for searching and viewing, 3-7 business days for screening, and a few days for contract signing and payment. However, if you are looking in a competitive area like central Tokyo, finding the right property may take longer. Starting your search 4-6 weeks before your desired move-in date is generally recommended.

What happens if I need to break my lease early?

Most contracts require 1-2 months' notice before moving out. Some leases include an early termination penalty (Kaiyaku Kin / 解約金), typically 1 month's rent, if you leave within the first year. Check the "early termination" clause in your contract carefully before signing. Short-term penalty clauses (Tanki Kaiyaku Tokuyaku / 短期解約特約) are common in zero-reikin or zero-shikikin properties.

Are pets allowed in most rentals?

The majority of rental properties in Japan do not allow pets. Properties that do are marked as "Pet-Negotiable" (Petto Soudan Kanou / ペット相談可) or "Pet OK" (Petto Kanou / ペット可). Expect to pay an additional 1 month's shikikin for pet-friendly units. Hiding a pet is a lease violation that can result in immediate eviction and loss of your deposit.

Can I negotiate the rent or upfront fees?

Negotiation is possible, though not as common as in some other countries. You are more likely to succeed if the property has been vacant for a while, if you are willing to sign a longer lease, or if you are moving in during the off-season (summer and winter are less competitive than the March-April peak). The most negotiable items are typically reikin (key money) and the first month's rent (free rent, or "Free Rent" / フリーレント). Agent fees are harder to negotiate as they are the agent's income.

New to Japan? Get your full checklist.

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