Chapter 1: Why Renting an Apartment in Japan Is Challenging for Foreigners

1.1 Introduction

Japan is often viewed as one of the most desirable countries for work, study, and long-term residence. With its reputation for safety, modern infrastructure, and cultural richness, the nation has seen a steady rise in foreign residents over the last two decades. Yet, for many foreigners, one of the biggest challenges after arriving in Japan is not finding a job or adapting to the language—it is finding a place to live.

Unlike in many Western countries where renting is relatively straightforward, Japan’s rental housing market has its own unique traditions, paperwork, and unwritten rules. For Japanese people, these customs are simply part of everyday life. For foreigners, however, they can be confusing, intimidating, and sometimes discriminatory.

This chapter will explore the background:

The growing presence of foreigners in Japan
The historical context of Japan’s rental housing system
The structural and cultural reasons why renting can be difficult for non-Japanese residents

By understanding this context, we can better appreciate the hurdles that foreigners face and why specialized guidance is necessary.

1.2 Growth of Foreign Residents in Japan

According to the Immigration Services Agency of Japan, the number of registered foreign residents exceeded 3 million in 2024, an all-time high. This population includes:

International students attending universities, Japanese language schools, and vocational colleges
Workers under the “Specified Skilled Worker” (Tokutei Ginō) visa system
Professionals in IT, finance, and research fields
Technical interns and trainees from developing countries
Long-term residents such as spouses of Japanese nationals

This demographic shift has created increased demand for housing. Major cities such as Tokyo, Osaka, and Nagoya have seen neighborhoods with high concentrations of foreign residents, and the rental market has had to adapt. Yet adaptation has been slow, and many barriers remain.

1.3 Historical Context of Japan’s Rental Market

Japan’s rental housing culture developed in a unique way:

Strong emphasis on trust: Traditionally, landlords preferred tenants introduced by personal connections. Reputation and trustworthiness mattered more than just financial ability.
Key money (礼金, reikin): Originally a “thank you gift” to landlords after World War II when housing was scarce. Though outdated, the practice still exists in many contracts.
Guarantor system (連帯保証人, rentai hoshōnin): A tenant must provide a guarantor—usually a Japanese relative or employer—who agrees to pay rent if the tenant defaults. For foreigners without local family, this is a major obstacle.
Long-term orientation: Japanese rental contracts assume stability. Frequent moves, short stays, or uncertain employment are viewed negatively.

When foreigners enter this system, their lack of local family ties, limited Japanese skills, and shorter expected stay durations often make them appear “risky” to landlords.

1.4 Why Renting Is Especially Difficult for Foreigners

Several interconnected factors explain the difficulty:

Language barrier: Contracts and explanations are in Japanese. Misunderstandings are common.
Cultural expectations: Tenants are expected to follow strict community rules (garbage sorting, noise restrictions). Foreigners unfamiliar with these norms are often considered unreliable.
Legal conservatism: Japanese landlords have strong legal protection. Evicting a tenant is extremely difficult, so landlords are cautious about whom they accept.
Stereotypes and prejudice: Negative experiences with a few foreign tenants sometimes lead to broad generalizations against all foreigners.

As a result, many real estate agencies openly display “外国人不可” (“No foreigners allowed”) on property listings—a practice rarely seen in other developed countries.

1.5 Demand-Supply Gap and Market Response

The demand for rental housing from foreigners continues to grow, especially in:

University areas with international student populations
Tech hubs hiring overseas engineers
Suburbs with factories employing technical trainees

While some landlords and management companies have adapted with multilingual support and guarantor alternatives, others remain hesitant. This creates a two-tier rental market:

Properties open to foreigners (often more expensive, furnished, or managed by specialized companies)
Properties restricted to Japanese tenants only

This division contributes to frustration and inequality among foreign residents.

1.6 Case Study Examples (Narrative Style)

Maria, a student from Spain: Despite having sufficient savings and parental support, she was rejected by three agencies because she had no Japanese guarantor.
Abdul, a technical trainee from Indonesia: He found a room but struggled with complex garbage disposal rules, leading to complaints from neighbors.
David, an IT engineer from Canada: Even with a high salary, he was asked to pay two months’ rent as a deposit plus non-refundable “key money.”

These stories highlight that financial stability alone does not guarantee easy access to housing in Japan.

1.7 Social Implications

The challenges foreigners face in securing housing have broader consequences:

Integration barrier: Without stable housing, it is hard to feel settled in Japanese society.
Labor shortages: Companies that want to hire foreign workers may struggle because suitable housing is unavailable.
Educational impact: Students may waste valuable time on housing issues instead of focusing on their studies.

Japan’s long-term demographic trends—aging population and declining birthrate—suggest that foreign residents will become increasingly essential. Therefore, resolving these housing barriers is not just about fairness, but about Japan’s future sustainability.

1.8 Conclusion of Chapter 1

Foreigners in Japan face unique challenges when renting apartments due to historical practices, cultural expectations, and structural issues in the rental market. The situation is improving gradually, but significant barriers remain.

Understanding this background provides the foundation for the following chapters, where we will dive deeper into the practical steps of searching, applying, signing contracts, and living in a Japanese rental property.

Chapter 2: Understanding Japan’s Rental System

2.1 Introduction

Before diving into the step-by-step process of renting an apartment in Japan, it is essential to understand the unique structure of the Japanese rental market. Unlike in many countries where rental contracts are relatively standardized and straightforward, Japan has developed its own customs and systems that can be surprising—even confusing—to foreigners.

This chapter explains the key elements of Japan’s rental framework:

Initial costs such as deposits, key money, and agency fees
The role of landlords and property management companies
The importance of guarantors and guarantee companies
The requirement to purchase fire insurance
Why contracts are almost always in Japanese

By familiarizing yourself with these concepts, you will be better prepared to navigate the rental process.

2.2 Key Terms in Japanese Rentals

Foreigners often encounter unfamiliar words during their apartment search. Some of the most common include:

Shikikin (敷金) – Security deposit, usually one or two months of rent, refundable in part depending on cleaning and damages when moving out.
Reikin (礼金) – “Key money,” a non-refundable payment to the landlord as a gesture of thanks. Often one or two months’ rent.
Chūka tesūryō (仲介手数料) – Agency commission fee, usually equal to one month’s rent plus tax.
Kōshinryō (更新料) – Renewal fee, charged when renewing a lease after two years (typically one month’s rent).
Kanrihi (管理費) – Monthly management fee for building maintenance.

These terms often shock newcomers because the upfront payment can be four to six times the monthly rent—a much higher initial cost compared to many other countries.

2.3 Landlords and Property Management Companies

In Japan, there are usually two layers of authority:

Landlord (大家, ooya) – The property owner. Some landlords are individuals, while others are corporations.
Property management company (管理会社, kanri gaisha) – Hired by landlords to handle day-to-day operations such as rent collection, building maintenance, and tenant communication.

Foreign tenants rarely deal directly with landlords. Instead, communication flows through the management company or real estate agency. This means that even if a landlord is open-minded about foreigners, the management company may still enforce strict rules.

2.4 The Guarantor System

Perhaps the single biggest hurdle for foreign tenants is the guarantor requirement.

Traditionally, tenants were required to have a Japanese guarantor (連帯保証人, rentai hoshōnin)—a person who agrees to cover unpaid rent or damages if the tenant defaults. Typically, this was a family member or employer.

For foreigners without close Japanese relatives, this system is problematic. Many employers are unwilling to act as guarantors, and friends may hesitate due to the heavy responsibility.

In recent years, guarantee companies (保証会社, hoshō gaisha) have become more common. Instead of finding a personal guarantor, tenants pay a guarantee company a fee (usually 30–100% of one month’s rent at the start, plus annual renewal fees). The company then acts as the guarantor.

While this system has made renting more accessible, some landlords still prefer a Japanese personal guarantor and reject applicants who cannot provide one.

2.5 Fire Insurance Requirement

Almost all rental contracts in Japan require tenants to purchase fire insurance (火災保険, kasai hoken).

This insurance typically covers:

Fire damage to the property
Water damage caused by accidents (e.g., forgetting to turn off a tap)
Liability for accidents affecting neighbors

The cost is relatively low—around ¥15,000–20,000 for two years—but it is mandatory. Tenants cannot usually opt out or choose their own insurance provider, as the management company often designates one.

2.6 Japanese-Only Contracts and Legal Language

Rental agreements are almost always written entirely in Japanese, using legal terminology. Even if you speak conversational Japanese, the language of contracts can be difficult to understand.

Key points include:

Lease duration: Typically two years, with renewal fees.
Termination notice: Usually one month before moving out.
Restrictions: No pets, no musical instruments, no subletting, etc.
Repair and restoration obligations: Tenants are often responsible for “restoring to original condition” when moving out, which can lead to high cleaning fees.

Foreign tenants must be cautious. Even if you don’t fully understand the contract, once you sign it, you are legally bound. Some agencies now provide IT explanations (IT重説, jūsetsu) by video call with simplified explanations, but this is still mainly in Japanese.

2.7 Comparison with Other Countries

To illustrate the uniqueness of Japan’s system, here are a few comparisons:

United States: Typically requires only first month’s rent + security deposit. Renewal fees are rare.
Germany: Deposits are capped by law (usually three months). Landlords cannot demand non-refundable “thank you money.”
Japan: Initial costs can equal 5–6 months’ rent. Renewal fees are common. Guarantors are required.

This comparison highlights why many foreigners are surprised and frustrated when trying to rent in Japan.

2.8 Common Reactions from Foreign Tenants

“Why do I need to pay so much money just to move in?”
“Why do I need both a deposit and key money? Isn’t one enough?”
“Why can’t I read the contract in English?”
“Why does my landlord need to know if I have friends staying over?”

These questions are natural. However, understanding that these practices are part of Japan’s rental culture helps reduce frustration.

2.9 Conclusion of Chapter 2

The Japanese rental system is shaped by tradition, caution, and legal structures that prioritize landlords’ security. While some reforms have made the process more accessible to foreigners, key challenges remain: high initial costs, the guarantor requirement, and language barriers.

The next chapter will shift from theory to practice: how to actually begin searching for an apartment in Japan.

Chapter 3: The Apartment Search Process in Japan

3.1 Introduction

After understanding the background and structure of the Japanese rental system, the next step is to begin the actual apartment search. For foreigners, this stage can be both exciting and intimidating. Japan has countless rental properties, but finding one that matches your needs, budget, and eligibility requires strategy and preparation.

In this chapter, we will cover:

How to prepare before searching
Choosing a real estate agency
Communicating your preferences effectively
The flow of apartment viewings (内見, naiken)
Negotiation and application tips

3.2 Preparation Before Searching

Before contacting a real estate agency, it is wise to clarify your own needs and conditions. Landlords and agents in Japan appreciate organized tenants, and being clear from the start can increase your chances of success.

Key points to decide in advance:

Budget: A general rule is that monthly rent should be less than one-third of your income. Agencies may reject applications if rent is deemed too high compared to your salary.
Location: Proximity to your school, office, or train station. Commute time is critical in Japan.
Size and layout: Apartments are usually described in terms of layout (1R = one room, 1K = one room + small kitchen, 2LDK = two rooms + living/dining/kitchen).
Move-in date: Landlords prefer tenants who can move in quickly, usually within one month of application.
Special conditions: Pet-friendly, furnished, foreigner-friendly, or short-term contracts.

Having this information ready in a simple list will make discussions smoother.

3.3 Choosing a Real Estate Agency

In Japan, most apartments are listed through real estate agencies (不動産会社, fudōsan gaisha). Walking into an agency’s office near a train station is common, but foreigners should be selective.

Types of Agencies:

Major nationwide chains: Familiar names like Apaman Shop, Century 21, or Mini Mini. They have a wide selection but may be less flexible with foreign tenants.
Local independent agencies: Smaller offices with detailed knowledge of the neighborhood. Sometimes more willing to negotiate on your behalf.
Foreign-friendly agencies: Some specialize in serving foreigners and offer multilingual staff. They may have fewer listings but a smoother process.

Tip: When entering an agency, be polite and clear. Bow, greet, and explain your situation. First impressions matter in Japan.

3.4 Communicating Your Preferences

Language barriers can be a major obstacle. If you don’t speak Japanese, prepare a written list of your requirements in Japanese (or ask a bilingual friend to help).

Useful phrases:

家賃は○○円まで探しています。(Yachin wa ___ en made sagashiteimasu. – I am looking for rent up to ___ yen.)
駅から徒歩○○分以内が希望です。(Eki kara toho ___ fun inai ga kibō desu. – I prefer within ___ minutes walking from the station.)
外国人でも借りられる物件をお願いします。(Gaikokujin demo karirareru bukken o onegaishimasu. – Please show me properties that foreigners can rent.)

Providing this information upfront avoids wasted time viewing properties that are off-limits to foreigners.

3.5 The Flow of Property Viewings (内見, Naiken)

Once the agency identifies potential apartments, you will be invited to view them.

Typical steps:

Selection: The agent shows you printouts or digital listings. You choose 2–4 options to visit.
Travel: The agent drives you or accompanies you by train.
Viewing: You inspect the property—size, sunlight, facilities, neighborhood noise.
Decision: If you like a property, you should apply quickly. Good apartments in Japan disappear within days.

Etiquette during viewings:

Remove your shoes at the entrance.
Do not touch personal belongings if the room is still occupied.
Take notes or photos (ask permission).

3.6 Application Process (申込, Mōshikomi)

If you find a suitable apartment, the next step is to apply. Unlike in some countries where applications are casual, in Japan they are formal and binding.

You will need to provide:

Personal information (name, nationality, visa type, workplace/school)
Income details (pay slips, employment contract, or student enrollment certificate)
Emergency contact in Japan
Guarantor or guarantee company agreement

At this stage, the landlord will review your profile and decide whether to proceed. This is where many foreign applicants face rejection, often due to lack of guarantor or stereotypes.

3.7 Negotiation Possibilities

Japanese rental contracts are less negotiable than in some countries, but there are still a few areas where you can try:

Rent: Sometimes negotiable by ¥1,000–¥5,000, especially if the apartment has been vacant.
Key money (礼金): Some landlords may agree to reduce or waive it.
Move-in date: Negotiable if you need more time.

Be polite and let the agent handle negotiations. Aggressive bargaining is frowned upon.

3.8 Common Challenges During Search

“No foreigners allowed” listings: Still common. Be prepared for rejection.
Budget mismatch: Many foreigners underestimate initial costs (deposit, fees).
Time pressure: Apartments are often taken within a few days, so hesitation can mean losing your chance.
Miscommunication: Without Japanese skills, explaining needs can be difficult.

3.9 Case Examples

Chen from China: Lost her dream apartment because she waited three days to decide. In Japan, speed is essential.
Sam from the U.S.: Couldn’t understand why he had to pay six months’ rent upfront. After learning about deposits and fees, he adjusted his budget.
Ali from Pakistan: Was rejected twice but finally succeeded with a smaller, local agency that was more flexible with foreign tenants.

3.10 Conclusion of Chapter 3

Searching for an apartment in Japan requires preparation, cultural awareness, and quick decision-making. By clarifying your needs, choosing the right agency, and applying promptly, you can increase your chances of securing a suitable apartment.

The next chapter will cover one of the most stressful parts of the process: the tenant screening and approval stage (入居審査, nyūkyo shinsa).

Chapter 4: The Application Process

Once you have found an apartment that fits your needs and budget, the next step is to begin the application process. For foreigners in Japan, this step can feel daunting, as it often involves documents in Japanese and communication with the landlord or real estate agency. Below is a breakdown of how the application process usually works.

1. Submitting the Application Form

After deciding on an apartment, you will be asked to fill out an application form (申込書, moushikomi-sho).
This form typically requires:
- Full name, date of birth, nationality
- Current address and phone number
- Employer details (company name, address, phone number)
- Monthly income and employment type (full-time, part-time, student, etc.)
- Visa type and validity period
Some agencies may ask for an emergency contact person in Japan (a Japanese friend, colleague, or family member).

2. Required Documents

When applying, you may need to submit several supporting documents:

Residence Card (在留カード, zairyū kādo) – to confirm your visa status.
Passport – often required for identity verification.
Proof of Income – such as recent pay slips, a tax statement, or a certificate of employment.
Student ID / Admission Letter (if you are a student).

3. Screening (審査, shinsa)

The application will go through a screening process conducted by:

The real estate agency
The landlord (owner)
The guarantor company (保証会社, hoshō gaisha) if one is required

Screening usually checks:

Your ability to pay rent (income level, employment stability)
Your visa status and length of stay in Japan
Your background and reliability as a tenant

For foreigners, the screening process can sometimes take longer due to extra verification steps.

4. Common Issues in Screening

Short visa validity: If your visa is set to expire within a few months, landlords may hesitate.
Low or unstable income: Students and part-time workers may need a guarantor company.
Lack of Japanese guarantor: Many landlords prefer tenants who can provide one, but guarantor companies usually solve this problem.

5. Waiting Period

Screening typically takes 3–7 business days.
If approved, you will be informed by the agency and asked to proceed to the contract stage.
If rejected, the agency may not give a detailed reason (to protect the landlord’s decision), but they may suggest alternative properties.

Chapter 5: Contract Signing & Initial Costs

Once your application is approved, the next step is signing the rental contract. This stage officially makes you the tenant, but it also involves significant paperwork and upfront payments. Foreign residents often find this step surprising because of the unique system of initial rental costs in Japan.

1. The Rental Contract (賃貸借契約, chintaishaku keiyaku)

The contract is usually in Japanese, though some agencies may provide English translations.
It outlines:
- Rental period (usually 2 years)
- Monthly rent and payment date
- Rules for using the apartment (noise, pets, subletting, etc.)
- Renewal conditions and fees
- Termination clauses (notice period, usually 1–2 months in advance)

👉 Because the contract is legally binding, many foreigners hire a translator or ask a Japanese-speaking friend to review the document before signing.

2. Initial Costs Breakdown

Renting in Japan involves several one-time payments in addition to the monthly rent. These typically include:

Deposit (敷金, shikikin) – Usually 1–2 months’ rent.
- Held by the landlord and may be partially returned when you move out (minus cleaning or repair fees).
Key Money (礼金, reikin) – 1–2 months’ rent.
- A non-refundable “thank you” payment to the landlord, unique to Japan.
Agency Fee (仲介手数料, chūkai tesūryō) – Up to 1 month’s rent.
- Paid to the real estate agency for arranging the rental.
First Month’s Rent – Often required in advance.
Guarantor Company Fee – Usually 30–100% of one month’s rent.
- Paid once to the guarantor company if you don’t have a Japanese guarantor.
Fire Insurance (火災保険, kasai hoken) – Around ¥15,000–¥20,000 for 2 years.
- Mandatory for most rentals.
Lock Change Fee (鍵交換費用, kagi kōkan hiyō) – Around ¥10,000–¥20,000.
- Covers the cost of changing locks for security.

3. Total Estimated Cost

A typical move-in cost is around 4–6 months’ rent upfront.
Example: If rent is ¥80,000 per month, initial costs can easily exceed ¥400,000.

4. Payment Method

Payments are often required in a lump sum by bank transfer before receiving the keys.
Some agencies may accept credit card payments, but it’s not common.

5. Receiving the Keys

Once payment is complete and the contract is signed, you will receive the keys.
Usually, this happens 1–3 days before your official move-in date.

Chapter 6: Moving In & Setting Up Utilities

Congratulations—you now officially have your new apartment in Japan! But before you can settle in comfortably, there are several important tasks to take care of. These include moving your belongings, setting up utilities, and handling essential registrations.

1. Moving Your Belongings

Moving Companies (引っ越し業者, hikkoshi gyōsha)
- Japan has many moving companies, and they often offer English support in major cities.
- It is common to book services 2–4 weeks in advance, especially during peak moving seasons (March–April, September).
- Costs depend on distance, volume of belongings, and services requested (e.g., packing, unpacking).
DIY Move
- If you have few belongings, renting a van or using delivery services (宅急便, taku-kyūbin) can be a cheaper option.

2. Setting Up Utilities

In Japan, utilities are usually not included in the rent, so you must arrange contracts yourself:

Electricity (電気, denki)
- Contact the local electricity provider or use online forms to start service.
- You may be asked for your address, move-in date, and bank account info.
Gas (ガス, gasu)
- Requires a technician to visit and open the gas valve in person.
- You must be present during this appointment.
Water (水道, suidō)
- Usually managed by the city office.
- Can be started with a simple phone call or online application.

👉 Most utility companies allow payment via bank transfer, credit card, or convenience store slip.

3. Internet and Phone

Internet setup can take 2–4 weeks, so apply as soon as possible.
Some options include:
- Fiber-optic broadband (光回線, hikari kaisen)
- Portable Wi-Fi routers
- SIM cards with data plans for your phone

4. Address Registration

Within 14 days of moving, you must register your new address at the local ward/city office (区役所 / 市役所, kuyakusho / shiyakusho).
Required documents:
- Residence Card
- Passport
- Notification of Moving-In (転入届, tennyū todoke)
This step is legally required and also necessary for accessing services such as health insurance and opening a bank account.

5. Daily Essentials

Trash Disposal (ゴミ出し, gomi-dashi)
- Each city has strict rules for separating burnable, non-burnable, plastic, and recyclable trash.
- You must purchase official garbage bags at convenience stores or supermarkets.
Neighborhood Rules
- Many buildings have quiet hours, bicycle parking rules, and shared space etiquette.
- Check the building’s manual or ask the landlord/agency.

Chapter 7: Living in Japan as a Tenant

Now that you are settled in your apartment, it’s time to understand what daily life as a tenant in Japan looks like. Renting in Japan comes with unique cultural expectations, strict building rules, and responsibilities that every tenant must follow. Knowing these will help you maintain good relationships with your landlord, neighbors, and the community.

1. Monthly Rent Payments

Rent (家賃, yachin) is usually due on the 1st of every month.
Payment methods:
- Bank transfer (most common)
- Automatic withdrawal (口座振替, kōza furikae)
- In rare cases, convenience store payment slips
Late payments are taken very seriously and may affect your renewal or future rental applications.

2. Noise and Neighbor Relations

Japanese apartments often have thin walls, so noise easily travels.
Quiet hours are typically expected after 10 PM.
Be mindful of:
- Music, TV, or parties
- Walking heavily on floors
- Using washing machines late at night
Good neighbor relations are valued. Greeting your neighbors politely can go a long way.

3. Trash Separation and Disposal

Garbage rules are very strict in Japan.
Categories often include:
- Burnable (可燃ごみ, kanen gomi)
- Non-burnable (不燃ごみ, funen gomi)
- Recyclables (plastics, cans, bottles, cardboard)
Garbage must be placed in designated bags and set out at specific times and collection points.
Failure to follow these rules may result in warnings from the landlord or neighborhood association.

4. Maintenance and Repairs

As a tenant, you are responsible for small repairs (light bulbs, minor wear and tear).
For larger issues (broken appliances, water leaks), contact the real estate agency or landlord immediately.
Do not attempt unauthorized repairs, as this may result in penalties or loss of deposit.

5. Inspections and Visits

Landlords or management companies may request periodic inspections to check the condition of the apartment.
Notice is usually given in advance, and tenants are expected to allow entry.

6. Restrictions

Many apartments in Japan have restrictions such as:
- No pets (unless specified)
- No smoking indoors
- No subletting or Airbnb-style rentals without permission
Violating these rules can result in immediate termination of the lease.

7. Emergency Situations

Earthquakes, typhoons, and other natural disasters are part of life in Japan.
Keep emergency supplies (water, food, flashlight) at home.
Follow building evacuation instructions and city disaster alerts.

Chapter 8: Lease Renewal & Moving Out

After living in your apartment for the agreed rental period (typically two years), you will face one of two paths: renewing your lease or moving out. Both processes have their own rules and procedures that foreign tenants must understand to avoid unexpected costs or complications.

1. Lease Renewal (更新, kōshin)

Most rental contracts in Japan are signed for two years.
Renewal fees (更新料, kōshin-ryō) are typically one month’s rent, although some landlords waive this fee.
The renewal process usually begins 1–2 months before the lease expires.
You will need to:
- Notify your agency of your intention to renew
- Pay the renewal fee
- Confirm any changes in terms or rent

Tip: If you have been a reliable tenant, landlords may be open to negotiation on rent increases or fees. A polite inquiry can sometimes save money.

2. Moving Out (退去, taikyo)

If you choose not to renew, you must notify the landlord or management company:

Standard notice period: 1–2 months in advance
Notification is usually written (退去届, taikyo todoke)
The move-out process involves several steps:

Step 1: Cleaning and Preparation

Tenants are expected to return the apartment in “original condition”, excluding normal wear and tear.
Common cleaning tasks:
- Kitchen and bathroom sanitation
- Floor and wall cleaning
- Removal of personal belongings
Many tenants hire a professional cleaning company (クリーニング業者, kuriiningu gyōsha) to ensure the apartment is acceptable.

Step 2: Final Inspection

Landlords or management companies will conduct a final inspection (退去立会い, taikyo tachiai).
They check for:
- Damage beyond normal wear and tear
- Missing fixtures or keys
- Compliance with contract terms

Step 3: Deposit Refund

The security deposit (敷金, shikikin) is returned after deducting cleaning fees, repairs, and unpaid utilities.
Refund timing varies: usually 1–2 months after moving out.
Some landlords itemize deductions; others may be less detailed.

3. Common Challenges for Foreign Tenants

High cleaning or repair deductions: Some foreign tenants are surprised by the amount deducted from their deposit.
Lost keys or damage charges: Failing to return keys or leaving damage can incur additional fees.
Miscommunication: Without Japanese skills, negotiating disputes over the deposit can be difficult.

Tip: Take photos of the apartment before and during move-out to document the condition.

4. Legal Protections

Japanese law protects tenants from unreasonable deductions from deposits.
If disputes arise, tenants can contact the Legal Affairs Bureau or local tenant association (借地借家人組合, shakuchi shakuyanin kumiai).

5. Planning Your Next Move

If you plan to rent another apartment in Japan, a good rental history and positive landlord references will make the process smoother.
Maintaining polite communication, paying rent on time, and following community rules all contribute to a favorable rental reputation.

Chapter 9: Tips and Resources for Foreign TenantsRenting in Japan can be challenging for foreigners due to language barriers, unique rental customs, and strict rules. However, with the right information and resources, the process can become much smoother. This chapter provides practical tips, useful resources, and advice to help foreign tenants succeed in the Japanese rental market.

1. Practical Tips for Renting in Japan
Start Early
Begin your search 1–2 months in advance of your desired move-in date. Popular apartments can be taken quickly.
Be Organized
Prepare all documents in advance: residence card, passport, proof of income, guarantor or guarantee company details.
Use a Japanese-Speaking Friend or Interpreter
Even a basic understanding of Japanese rental terms helps avoid misunderstandings. Some agencies offer bilingual support.
Understand Initial Costs
Expect 4–6 months’ rent upfront for deposits, key money, and agency fees. Plan your budget accordingly.
Check for Foreigner-Friendly Apartments
Some landlords or agencies explicitly accept foreign tenants. Search with keywords like 外国人可 (gaikokujin ka) to find listings.
Document Everything
Take photos during move-in and move-out to prevent disputes over deposit deductions.

2. Useful Resources
Local Ward or City Offices (区役所 / 市役所)
Provide guidance on resident registration, taxes, and utility setup.
Tenant Associations (借地借家人組合, shakuchi shakuyanin kumiai)
Offer legal advice and support in disputes with landlords.
Bilingual Real Estate Agencies
Examples: GaijinPot Housing, Sakura House, Hikari Home
Guarantee Companies (保証会社, hoshō gaisha)
Serve as guarantors for foreign tenants without Japanese relatives.
Expat Communities and Forums
Reddit Japan Housing, Facebook Expat Groups, Meetup events—good for recommendations and sharing experiences.

3. Financial and Legal Advice
Know Your Rights
Japanese tenancy law protects tenants from unfair eviction and unreasonable deposit deductions.Seek advice if disputes arise.
Budget for Hidden Costs
Monthly utilities, internet setup, building fees, and unexpected maintenance costs.
Consider Short-Term Rentals If Needed
For newcomers without Japanese credit history, serviced apartments or short-term rentals can be a temporary solution.

4. Cultural Tips
Be Polite and Respectful
Greetings and proper etiquette with neighbors and landlords go a long way.
Follow Building Rules Strictly
Quiet hours, trash separation, and bicycle parking rules are strictly enforced.
Maintain Cleanliness
Japanese apartments are typically small; keeping them clean is expected.

5. SummaryForeigners can successfully rent in Japan by:
Preparing necessary documents in advanceUnderstanding the unique rental systemSeeking foreigner-friendly apartmentsUsing available resources for legal, financial, and logistical supportFollowing cultural and building etiquette

With careful planning and awareness, renting in Japan can be a smooth and rewarding experience.

Chapter 10: Sample Budget & Apartment Cost Calculation

Understanding the financial aspects of renting in Japan is crucial. Many foreigners are surprised by the high upfront costs, ongoing monthly expenses, and hidden fees. This chapter provides sample budgets and detailed calculations to help you plan your finances before moving in.

1. Typical Upfront Costs

For a standard 1K apartment in Tokyo with a monthly rent of ¥80,000:

Item	Cost	Notes
Deposit (敷金)	¥80,000	Usually 1 month’s rent, partially refundable
Key Money (礼金)	¥80,000	Non-refundable gift to landlord
Agency Fee (仲介手数料)	¥80,000	Paid to real estate agency
First Month’s Rent	¥80,000	Required before move-in
Guarantor Company Fee	¥40,000	50% of one month’s rent, common for foreigners
Fire Insurance (火災保険)	¥15,000	Typically covers 2 years
Lock Change Fee	¥15,000	Optional but often required

Total Upfront Cost: ¥390,000

⚠️ This is roughly 4.8 times the monthly rent, a typical scenario in Japan.

2. Monthly Expenses

Item	Cost	Notes
Rent (家賃)	¥80,000	Base rent
Management Fee (管理費)	¥5,000	Building maintenance
Electricity	¥6,000	Average monthly usage
Gas	¥4,000	Heating/cooking
Water	¥2,000	Flat rate or metered
Internet	¥4,000	Fiber-optic or mobile plan

Total Monthly Cost: ¥101,000

3. Optional or Irregular Costs

Cleaning Service at Move-Out: ¥20,000–¥50,000
Repairs / Furniture Replacement: Varies
Renewal Fee (更新料): 1 month’s rent every 2 years

4. Budget Tips for Foreign Tenants

Plan at least 5 months of rent upfront to cover initial costs.
Check if your apartment offers zero key money (礼金0) or deposit-free options to reduce the financial burden.
Use guarantor companies early to avoid delays in application approval.
Track utilities monthly to avoid unexpected bills.

5. Sample Scenario

A single foreign student renting a 1K apartment in Tokyo:

Initial Payment: ¥390,000
Monthly Expenses: ¥101,000
Annual Cost (including upfront fees and 12 months of rent/utilities): ~¥1,590,000

This example helps tenants plan realistically for living in Japan.