Find a rental, pass the screening, and understand what the up-front money actually is.
Not verified yet
Drafted from general knowledge. Bank, carrier, and agency requirements vary significantly between companies and change often — confirm with the specific branch or shop before relying on this.
Why it matters
Japanese rentals carry large one-time costs that are not obvious from the monthly rent, and a screening process that can be opaque and occasionally discriminatory. Knowing the structure before you walk into an agency changes what you can negotiate and what you should walk away from.
- Deadline
- No legal deadline
- Cost
- Set by your city
- Time
- Two to six weeks from first viewing to keys
Do these first
What to bring
- Residence Card在留カード·zairyū kādo
- Proof of employment or income在職証明書・収入証明·zaishoku shōmeisho / shūnyū shōmei
An employment contract or certificate from your employer. Students provide proof of enrolment and often a guarantor.
- Residence Certificate住民票·jūminhyō
Usually required at contract signing
- Emergency contact緊急連絡先·kinkyū renrakusaki
Nearly always required. Often must be someone in Japan — this catches people out.
How it goes
- 1
Understand the up-front cost structure before you look
Expect several separate one-time charges on top of the first month: a refundable deposit (敷金 / shikikin), a non-refundable payment to the landlord (礼金 / reikin), an agency fee, a guarantor company fee, and mandatory insurance. Together these commonly total several months of rent. The advertised monthly figure is not what you need in the bank.
- 2
Expect a guarantor company, not a person
Most agencies now route you through a guarantor company (保証会社 / hoshō gaisha) that charges a fee and screens you. This replaces the old requirement of finding a Japanese individual to vouch for you.
- 3
Ask directly whether the property accepts foreign residents
Some landlords refuse. It is legal grey territory, it is common, and it is better to find out in the first phone call than after you have paid an application fee. Agencies that advertise foreigner-friendly listings exist and are worth starting with.
Say this
外国人でも入居できますか。
Gaikokujin demo nyūkyo dekimasu ka.
Does this property accept foreign residents?
- 4
Submit the application and wait for screening
Screening (審査 / shinsa) checks your income, employment, and guarantor. It commonly takes several days to about a week.
- 5
Read what you are signing at the contract meeting
You will receive a legally required explanation of important terms (重要事項説明 / jūyō jikō setsumei). You are entitled to understand it. Bring someone who reads Japanese if you need to — this is the meeting where cleaning fees and renewal fees are disclosed.