The Complete Guide to Renting an Apartment in Japan as a Foreigner
What's different for foreigners
Renting in Japan has no nationality requirement as such, but in practice there are three barriers that differ from those faced by Japanese nationals.
- Tenant screening(入居審査) — you may be rejected during the landlord's or guarantee company's review simply for being a foreigner
- Guarantor(連帯保証人) — it's hard to secure a Japanese co-signer, so you'll need a guarantee company
- Language — contracts and the "explanation of important matters" are in Japanese
Knowing and preparing for these three in advance clears most of the hurdles.
Tenant screening and foreigner rejection
When you apply for a place, the landlord, management company, and guarantee company review your application. Rejection of foreigners usually stems not from any rule but from the landlord's discretion — worries about language, income stability, understanding of customs and rules, and so on.
Things that help you pass:
- A residence card(在留カード) with plenty of time left — a term shorter than the lease works against you
- Proof of stable income (employment, salary) — an annual income of 36× the monthly rent is often cited as a rough benchmark (varies by landlord)
- If communicating in Japanese is hard, going through a foreigner-friendly agency helps
Guarantee company vs. co-signer
A Japanese co-signer used to be mandatory, but today using a rent guarantee company(家賃保証会社) is standard — and for foreigners it is effectively a required path.
- Initial guarantee fee: typically around 50–100% of one month's rent (varies by company)
- Annual renewal fee: a small amount each year (e.g., around ¥10,000) or a portion of the rent
- The guarantee company runs its own screening too, so keep in mind your income and residence status are reviewed here as well
Documents you'll need for the contract
- Residence card (both sides), passport
- Proof of employment / income (pay slips, withholding tax certificate, etc.)
- A Japanese bank account (for rent transfers)
- A personal seal (印鑑) — required in some places
- Emergency contact — some ask for family in your home country
Options that favor foreigners
UR rental(UR賃貸) Public rental housing run by the Urban Renaissance Agency(UR都市機構), an independent administrative agency. It requires no key money, no agent fee, no guarantor, no guarantee company, and no renewal fee, greatly reducing both initial cost and screening burden. Because screening is based on objective criteria — income and savings — rather than landlord discretion, the risk of "rejected for being foreign" is low, which is its key advantage. Foreigners can apply as long as they have a valid residence card, and you qualify by meeting any one of the following: ① monthly income at or above the benchmark (roughly 4× the rent), ② savings above a set amount, or ③ prepaying the rent (一時払い). Note a deposit (敷金) still applies, and popular units are competitive. Check exact criteria and listings on the official UR site (ur-net.go.jp, multilingual). (As confirmed 2026-07)
Foreigner-OK agencies / multilingual support Large portals like SUUMO and HOME'S have the most listings and make a good starting point, and there are agencies strong on foreigner support such as GTN and Village House. (※ This article introduces them with no affiliation, based on recognition and usability — we receive no compensation from any company.)
Share houses With low guarantee-company and initial-cost burdens and furniture and internet often included, these are frequently used as temporary housing right after arrival.
The contract flow
Viewing (内見) → Application (申込) → Screening (審査) → Explanation of important matters (重要事項説明) → Contract (契約) → Move-in. It usually takes at least 1–2 weeks from application to move-in, so allow time.
Points to watch
- Renewal fee(更新料): in some regions it's customary to pay around one month's rent at each two-year renewal
- Restoration(原状回復): on move-out, damage beyond normal wear is settled from the deposit
- Returning home / early termination: check penalty terms for canceling within the lease term, and make sure your residence status doesn't expire out of sync with the lease
Frequently asked questions
Q. Can I rent even if I don't speak Japanese?
Yes. But since contracts and the explanation of important matters are in Japanese, it's safer to use a foreigner-friendly agency or get interpretation/translation help.
Q. How much are the initial costs?
Typically 4–6 months' rent as an upfront lump sum. We break down the items and savings methods in 👉 The Complete Breakdown of Initial Rental Costs in Japan.
Q. Do I really need a guarantor?
Using a guarantee company instead of a co-signer is standard, so you can sign in most cases even without a guarantor.
This article is general guidance on systems and customs; contract and screening conditions for individual properties vary by property, landlord, and timing. For specific contract or screening matters, consult a real-estate business operator (licensed 宅建業者) or a professional.