Can I rent without a guarantor?

Very difficult. Most landlords require either a Japanese personal guarantor or a guarantor company. The guarantor company route is much more realistic for foreigners.

Why do some landlords refuse foreign tenants?

Language barriers, concerns about different living habits, and past experiences with tenants who left without proper notice. It's legal in Japan and unfortunately common. Keep looking.

What's key money and do I get it back?

Key money (reikin) is a non-refundable gift to the landlord, typically 1-3 months' rent. You never get it back. It's separate from the refundable security deposit.

Can I negotiate the rent?

Rarely successful in Japan's formal rental market. Your better bet is negotiating move-in costs like reducing key money, especially if the apartment has been vacant for months.

What if I don't speak Japanese?

Use English-speaking real estate agencies or bring a Japanese-speaking friend to appointments. Many contracts and explanations will be in Japanese, so translation help is essential.

How to Find an Apartment in Japan as a Foreigner

Finding an apartment in Japan as a foreigner requires a guarantor, upfront fees of 4-6 months' rent, and patience with discrimination. Use English-speaking real estate agents like Able or Mini Mini, prepare income proof and residence card, and expect the process to take 2-4 weeks.

Get your documents ready. Gather residence card, employment certificate with salary details, bank statements showing 3 months of income, emergency contact in Japan, and passport. Get these translated into Japanese if not already bilingual.
Find a guarantor or guarantor company. Most landlords require a Japanese guarantor. If you don't have Japanese friends or colleagues, use a guarantor company like Casa or Lifeull. Costs 50-100% of monthly rent as a one-time fee.
Choose your search method. Use English-friendly agencies like Able, Mini Mini, or Ken Corporation for guided service. For more options, use Suumo or Homes websites with Google Translate, or try foreigner-focused sites like GaijinPot or Plaza Homes.
Understand the fee structure. Budget for key money (1-3 months rent), security deposit (1-2 months), agent fee (1 month), first month's rent, and fire insurance (15,000-20,000 yen). Total upfront cost: 4-6 months' rent.
Schedule viewings. Book 3-5 viewings per day maximum. Bring cash for application fees (usually 10,000 yen per application). Popular apartments get snapped up within days, so be ready to decide quickly.
Submit application. Fill out the application form completely in Japanese (agent can help). Include all required documents and application fee. Some landlords will reject foreign applicants outright - don't take it personally.
Wait for approval. Approval takes 3-10 days. Landlord will check your income, guarantor status, and may request additional documents. Be responsive to any requests to speed up the process.
Sign contract and pay. Review contract carefully (get translation if needed). Pay all fees by bank transfer or cash. Get keys and building rules explained. Contract is typically 2 years with automatic renewal.

Can I rent without a guarantor?: Very difficult. Most landlords require either a Japanese personal guarantor or a guarantor company. The guarantor company route is much more realistic for foreigners.
Why do some landlords refuse foreign tenants?: Language barriers, concerns about different living habits, and past experiences with tenants who left without proper notice. It's legal in Japan and unfortunately common. Keep looking.
What's key money and do I get it back?: Key money (reikin) is a non-refundable gift to the landlord, typically 1-3 months' rent. You never get it back. It's separate from the refundable security deposit.
Can I negotiate the rent?: Rarely successful in Japan's formal rental market. Your better bet is negotiating move-in costs like reducing key money, especially if the apartment has been vacant for months.
What if I don't speak Japanese?: Use English-speaking real estate agencies or bring a Japanese-speaking friend to appointments. Many contracts and explanations will be in Japanese, so translation help is essential.