Renting an Apartment in Japan: A Step-by-Step Guide for Foreign Residents

Finding and renting an apartment in Japan can be a daunting process for foreign residents — but with the right knowledge, it becomes manageable and even exciting. This step-by-step guide walks you through everything from the initial search to moving in.

Step 1: Understand the Costs Before You Search

Renting in Japan involves significant upfront costs beyond the monthly rent. Be prepared for:

Shikikin (敷金): Security deposit, typically 1–2 months' rent. Returned at move-out minus any damages or cleaning fees.
Reikin (礼金): "Key money" — a non-refundable gift to the landlord, usually 1–2 months' rent. Less common now than in the past but still exists.
Agency fee (仲介手数料): Real estate agent commission, usually 1 month's rent.
First month's rent: Often prorated if you don't move in on the 1st.
Insurance (火災保険): Mandatory fire/liability insurance, typically ¥15,000–¥20,000 per year.
Lock replacement fee: Some landlords charge for lock changes, typically ¥15,000–¥30,000.
Guarantor service fee (保証会社): If using a guarantor company instead of a personal guarantor, expect 0.5–1 month's rent upfront plus annual renewal fees.

Total move-in cost: Typically 4–6 months' rent. Budget accordingly before starting your search.

Step 2: Find Your Apartment

Online Platforms

Suumo (suumo.jp): Japan's largest real estate portal. Japanese interface but highly comprehensive.
Homes.co.jp: Another major platform with wide listings.
CHINTAI: Popular for younger renters, with English-language support.
GaijinPot Apartments / Sakura House: Platforms specifically targeting foreigners — many listings require no guarantor and accept shorter leases.
UR Jutaku (Urban Renaissance Agency): Government-managed affordable housing. No reikin, no guarantor required, no agency fee — excellent for newly arrived foreigners.

Working with a Real Estate Agent
Most rentals go through agents (fudosan-ya). Visit the office with your requirements and they'll show you available units. Agents speak Japanese — bring a Japanese-speaking friend or use translation apps if needed.

Step 3: Understand What to Look For

Key apartment terms in Japanese listings:

1K / 1DK / 1LDK: Room configuration (K=kitchen, D=dining, L=living)
Mansion (マンション): Concrete apartment building — generally better soundproofing
Apato (アパート): Wooden or light steel building — usually cheaper
Chikaku (築年数): Age of the building
Hoken (礼金なし): No key money — look for this to save money

Step 4: The Tenant Screening Process

Once you find a unit, the landlord (or management company) runs a screening (shinsa). As a foreigner, this can be more challenging. What they check:

Income stability (typically need to earn 3x the monthly rent)
Employment status and company
Residency card validity
Guarantor (hoshounin) — either a personal guarantor or guarantor company

Tips for Passing Screening as a Foreigner

Have a stable, full-time job at a Japanese company or reputable international firm
Prepare a letter of employment (zaiseki shomeisho) from your employer
Use a guarantor company (hoshougaisha) — most real estate agents can arrange this
Consider foreigner-friendly agencies and properties — many now explicitly welcome international tenants
Shin Housing specializes in supporting foreign residents through this process — English-speaking staff can guide you from search to contract signing

Step 5: Sign the Contract (Chinshaku Keiyaku)

Japanese rental contracts are typically for 2 years with automatic renewal. Key points:

Read the contract carefully — ask for an English summary if available
Note the notice period required for move-out (usually 1–2 months)
Check the conditions for security deposit return
Understand what modifications are prohibited (e.g., no nails in walls in some properties)

Step 6: Set Up Utilities

After moving in, set up:

Electricity: Contact the regional provider (TEPCO in Tokyo, Kansai Electric in Osaka, etc.) or switch to a competitive supplier
Gas: A gas company representative must come to your home to activate the gas safely — arrange this in advance
Water: Usually handled by the building management or local municipality
Internet: Providers like NTT, SoftBank Hikari, and NURO Hikari offer high-speed fiber — installation can take 1–4 weeks

Moving Out: What to Know

Give required notice (1–2 months) in writing
Restore the apartment to its original condition (genjo kaifuku) — normal wear is typically covered by the landlord, but damage and excessive dirt are charged to the tenant
Attend the move-out inspection with the landlord or management company

Tips for Foreign Residents

Start your search 1–2 months before your desired move-in date
Have all documents ready: residence card, My Number, recent pay stubs, employment certificate
Consider monthly (weekly) mansions for short-term stays while you search for a long-term apartment
Shin Housing's staff can help foreign residents navigate the entire rental process in English, from search to contract and beyond