Rental Troubles for Foreigners in Japan: Causes, Cases, Solutions, and Prevention
Introduction
In recent years, the number of foreigners living in Japan has continued to rise. Not only tourists, but also international students, technical trainees, engineers, researchers, and even long-term residents are increasing.
However, one persistent issue has not been solved: rental housing troubles involving foreigners.
Many foreigners struggle to find housing in Japan, and even when they manage to secure an apartment, they often encounter conflicts during their tenancy or when moving out.
This article provides a comprehensive look at why such rental disputes happen, what kind of problems are most common, and how both tenants and landlords can prevent them.
1. Why Renting in Japan Is Difficult for Foreigners
1.1 The Uniqueness of Japan’s Rental Culture
Japan’s rental system is quite different from that of other countries. Unfamiliar concepts such as shikikin (security deposit), reikin (key money), renewal fees, mandatory fire insurance, and guarantor systems often confuse foreigners.
Since many of these do not exist abroad, foreigners may feel they are paying unnecessary fees, which can later spark disputes.
1.2 Concerns of Landlords and Management Companies
Many landlords hesitate to rent to foreigners because of worries such as:
- Potential rent payment delays
- Misunderstanding of contract terms
- Lifestyle differences leading to noise or neighborhood disputes
As a result, some property owners outright refuse foreign tenants.
1.3 Language Barrier
Contracts are almost always in Japanese and filled with legal jargon. Without proper translation, foreigners may unknowingly agree to terms that disadvantage them.
2. Common Rental Troubles Faced by Foreigners
2.1 Rent Arrears
- Irregular employment or unstable income can lead to late payments.
- Some tenants misunderstand payment deadlines or bank transfer procedures.
2.2 Move-out and Restoration Costs
In many countries, deposits are fully refunded upon move-out.
In Japan, tenants are often billed for cleaning, wallpaper replacement, or minor repairs. This comes as a shock to foreigners, who feel they are being overcharged.
2.3 Noise and Lifestyle Differences
- Late-night gatherings or parties
- Incorrect garbage disposal
- Balcony smoking or outdoor cooking
Such behaviors may seem normal elsewhere but cause friction in Japan’s tightly regulated neighborhoods.
2.4 Guarantor Issues
Most Japanese landlords require a guarantor, usually a relative in Japan.
Foreigners often cannot provide one, so they rely on guarantor companies, which may charge high fees or refuse foreign applicants altogether.
2.5 Contract Renewal and Early Termination
- Renewal fees are rarely understood before signing.
- Sudden decisions to return home often result in penalties for breaking the contract early.
2.6 Discrimination
“No foreigners allowed” signs still exist in Japan.
Sometimes, agents claim a unit is “already full” when in fact it is available, just not to non-Japanese applicants.
3. Case Studies
Case 1: Excessive Move-out Fees
A Chinese student was charged over ¥200,000 for restoration after two years of tenancy.
Items included wallpaper replacement and tatami mat changes.
After consulting the Consumer Affairs Center and referencing the Ministry of Land guidelines, the fee was reduced to half.
Case 2: Eviction After Rent Arrears
A Vietnamese trainee lost his job due to his company’s sudden bankruptcy.
Unable to pay rent for two months, he was evicted and forced to move between internet cafés before securing a new job and apartment.
Case 3: Garbage Disposal Confusion
An American resident repeatedly failed to separate trash correctly.
Neighbors complained, leading to strained relations and stereotypes like “foreigners don’t follow rules.”
4. How to Prevent Rental Troubles
4.1 What Foreign Tenants Can Do
- Translate and fully understand the contract before signing
- Use automatic bank transfers for rent
- Learn local garbage disposal and neighborhood rules
- Confirm move-out restoration policies in advance
4.2 What Landlords and Management Companies Can Do
- Provide multilingual contracts and guides
- Partner with guarantor companies that accept foreigners
- Offer rule explanations using visuals or videos
- Approach cultural differences with understanding
4.3 Support from Government and Society
- Multilingual consultation services at city halls
- Free legal support from Houterasu (Japan Legal Support Center)
- Community and NPO-based housing assistance
5. What to Do If Trouble Occurs
- First, communicate with the landlord or agency
→ Stay calm, explain clearly, and try to negotiate. - Keep records
→ Save emails, contracts, and take photos as evidence. - Consult third parties
- Consumer Affairs Center
- Legal support organizations (Houterasu)
- Foreigner-support NPOs
- Consider legal action if necessary
→ Time-consuming but sometimes the only option.
6. Challenges and the Way Forward
- Insufficient multilingual support
→ Contracts should be available in English, Chinese, Vietnamese, etc. - Eliminating housing discrimination
→ Stronger anti-discrimination measures are needed. - Better guarantor systems
→ Affordable, foreigner-friendly guarantor services are key. - Promoting mutual understanding
→ Foreigners should learn Japanese rules, while Japanese society should embrace diversity.
Conclusion
Rental troubles involving foreigners in Japan are not simply financial or behavioral issues. They often stem from differences in culture, language, and legal systems.
The solution lies in mutual effort:
- Foreigners must learn Japanese housing norms.
- Landlords and agencies must adapt to global diversity.
- Society as a whole must create an environment where foreigners can live without fear of discrimination or sudden disputes.
As Japan becomes increasingly global, building fair and transparent rental systems is essential not just for foreigners, but for the future of Japanese society itself.