Renting an apartment in Japan can feel overwhelming, especially if you’re new to Japan. But don’t worry. With the right information and support, it’s absolutely possible to find a comfortable, foreigner-friendly home.

This step-by-step guide will walk you through how the rental process works and how to prepare.

Step 1: Understand the Japanese Rental System

Japan’s rental system has some unique features that may differ from what you’re used to:

• Key Money (礼金): A non-refundable “gift” to the landlord, typically equal to one month’s rent.
• Security Deposit (敷金): Usually 1–2 months’ rent; refundable minus cleaning or damage charges.
• Agency Fee: Typically one month’s rent, paid to the real estate agent.
• Guarantor Requirement: Most landlords require a guarantor or guarantor company.
• Upfront Costs: Initial costs can amount to 4–6 months’ rent.

Step 2: Define Your Priorities

Ask yourself the following:

• What is your budget (including move-in costs)?
• What are your must-haves? (e.g., close to the station, upper floor, parking, English-speaking landlord, pet-friendly, furnished, etc.)
• Which neighborhoods fit your lifestyle? (proximity to work or school, access to specific train lines, quiet neighborhoods, green neighborhood, etc.)

Step 3: Start Your Apartment Search

There are several ways to find properties:

• Online Platforms: (e.g., RealEstate Japan, Suumo, GaijinPot Housing)
• Real Estate Agents: Look for agents with experience helping foreigners.
• Word of Mouth: Expats in Tokyo often share recommendations.

Tips:

• Good listings move quickly, especially in desirable areas—so be ready to act when you find something that fits.

• Find a reliable agent who not only understands the local area and is an expert in the Japanese real estate market, but is also experienced in working with international clients.

Step 4: Prepare Your Documents

You’ll usually need:

• Passport & Residence Card (or COE if you haven’t arrived yet)
• Certificate of Employment or Student ID
• Proof of income (salary slips or tax return)
• Emergency contact (preferably a Japanese speaker)
• A Japanese bank account (if available)

Some landlords may also require a local phone number or a personal guarantor, even for short-term stays.

Step 5: Visit the Property (If Possible)

If you’re already in Japan, try to view the apartment in person. If not, request a video tour. Pay attention to:

• Whether you like the feel of the neighborhood and the convenience
• Noise levels, safety, and proximity to amenities
• Sunlight, air flow, and layout
• Condition and maintenance of the building and shared areas (like the trash area and bicycle parking.) These often reflect how residents take care of the place.

Step 6: Apply and Pass Screening

Once you’ve decided, your agent will help you submit the application. The screening process usually includes:

• Proof of income
• Planned length of stay
• Guarantor company approval

This takes 2–5 business days. Even if you pass the guarantor screening, the landlord has the final say in whether to accept your application.

Step 7: Sign the Contract and Pay Initial Costs

Once approved, you’ll sign the lease agreement and pay:

• 1–2 months’ rent
• Key money and security deposit
• Agency fee
• Guarantor company fee
• Insurance

Make sure you understand the terms for renewal and cancellation before signing.

Step 8: Move In and Register

• Furnish your new home: Most apartments in Japan are unfurnished. You may be allowed to measure the space before moving in—or I can do it on your behalf.
• Set up utilities: Contact providers for electricity, water, gas, and internet.
• Register your address at the local city/ward office within 14 days of moving in.
• Take photos upon move-in to document the condition.

Bonus Tips

• Repairs: Tenants are often responsible for small repairs.
• Moving: Book movers early, especially around March and April (peak season).
• Language: If you don’t speak Japanese, work with a bilingual agent or bring a Japanese-speaking friend when signing.

What If You Don’t Have a Japanese Bank Account?

One of the most frequently asked questions by foreigners moving to Japan is how to open a bank account.

In Japan, most rent payments are made via automatic bank transfer. You’ll be required to set this up at the time of contract signing.

However, new arrivals often face difficulty opening a standard resident bank account immediately, as most banks require at least 6 months of residence. Some allow earlier setup with proof of long-term employment or student status.

✅Can You Rent Without a Bank Account?

In many cases—yes.

Option 1: Temporary Cash Payments

• Initial fees can usually be paid by bank transfer, ATM, or at a convenience store.
• Monthly rent can sometimes be paid by bank transfer or using payment slips (払込票) until you open a local account.

Option 2: Use a Foreigner-Friendly Guarantor Company

• Many offer plans that don’t require a Japanese bank account.
• Some even accept international transfers or credit card payments.

✅Things to Keep in Mind:

• Some landlords or agencies may still require a bank account.
• Foreign bank accounts typically cannot be used—so open a Japanese account as soon as possible after signing.

Can I Sign a Rental Contract Before Arriving in Japan?

Yes, it’s often possible—but it depends on the landlord and the property.

What You’ll Need:

• Work with a real estate agent who can facilitate remote contracts
• Use a guarantor company (instead of a personal guarantor)
• Submit scans of your passport, visa (or Certificate of Eligibility), and proof of income
• Pay initial costs via international wire transfer

Some landlords allow remote signing via email, courier, or even e-signature—especially if the property is furnished or intended for international tenants.

Guarantor companies used by foreigners are typically flexible. Even if you haven’t received your residence card yet, they can evaluate your documents and confirm that your visa status is valid. However, as noted earlier, the final decision always rests with the landlord.

Final Thoughts

Renting a home in Japan can be challenging for non-Japanese residents due to unfamiliar systems and occasional resistance from landlords unfamiliar with foreigners. Although things are improving, many landlords still hesitate to rent to foreigners unless it’s a high-end or international-targeted property.

But don’t be discouraged.

With patience, clear communication, and the support of an experienced, foreigner-friendly agent, you’ll find the right place to call home in Japan.

Need help navigating your rental search?
📩 Feel free to contact me — I specialize in helping international clients find homes with confidence and ease.