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Key Points for First-Time Foreigners Looking for Apartment in Japan
2025.06.28
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If you're moving to Japan for work, study, or other reasons, you’ll need to find a place to live. In this column, we’ll introduce key points and important rules to know when searching for housing in Japan—especially for foreigners living here for the first time.
Point 1: Documents Required for a Rental Contract
In densely populated urban areas, rent prices are generally higher than in suburban areas. Foreigners often find a large gap between their budget and their desired conditions, so it’s best to first check the average rental prices by area with a real estate agency. Below are commonly required documents and costs involved in signing a lease.
・Passport
・Residence Card
・Certificate of Employment or Student Enrollment
・Proof of Income
・Certificate of Work Eligibility
・Permission for Engaging in Activity Other Than That Permitted by the Status of Residence
To sign a rental contract, you'll need identification such as your passport and residence card, as well as a certificate of employment or enrollment in school. Your residence card also shows your work eligibility status, which helps landlords assess whether you can afford rent.
Proof of income is required for all tenants, not just foreigners. If you're already employed, documents like pay slips, employment certificates, or tax returns may be required. If you’re not yet working, an employment contract or offer letter can serve as proof of future income.
Point 2: Costs Required for a Rental Contract
In addition to monthly rent, there are several initial and recurring costs you should be aware of:
・Management Fee (Kanrihi “管理費”)
Covers costs for utilities and maintenance of common areas such as lighting, cleaning, and inspections. This is usually charged separately from rent.
・Security Deposit (Shikikin “敷金”)
This is a deposit paid to the landlord as insurance against unpaid rent or damage to the property. Typically, this is one to two months’ rent. If there’s no issue upon moving out, it’s usually refunded. However, some contracts include a non-refundable portion called shōkyaku. If damages exceed the deposit amount, you may be billed for restoration costs.
・Key Money (Reikin “礼金”)
A non-refundable payment made to the landlord when signing the contract. Typically equal to one to two months’ rent.
・Agency Fee (Chukaitezuryou “仲介手数料”)
A commission paid to the real estate agency that helped you find the property. This is usually up to one month’s rent and is non-refundable.
・Guarantor Company Fee (Hoshouitakuryou"保証委託料")
In most cases, foreigners are required to use a rent guarantor company, which ensures the landlord will receive rent even if the tenant fails to pay. The guarantor company fee includes the initial guarantee fee, monthly fee, and renewal fee. The initial fee is usually 50–100% of one month's rent and is non-refundable. Monthly fees are typically 1–2% of the total monthly rent. Approval from the guarantor company is required, and if you don’t pass the screening, you may not be able to rent the property.
・24-Hour Support Service Fee
Services like “24-Hour Support” or “安心サポート (Anshin Support)” are offered for emergencies such as water leaks, lockouts, or electrical issues. Some services are available 24/7 year-round, with a staff member dispatched by phone. Enrollment may be mandatory or optional depending on the property manager or landlord.
・Renewal Fee (Koushinryou “更新料”)
When you renew your lease after the initial contract period, you typically pay a renewal fee to the landlord—usually equivalent to one month’s rent. This fee is non-refundable.
Note: Some properties may not require a deposit, key money, or renewal fee.
・Guarantor Company Renewal Fee (Koushinhoshouryou “更新保証料”)
Required when renewing your contract with the rent guarantor company—typically once a year, although the cycle may vary by company.
Source: Guarantor Fee
Point 3: Using a Rent Guarantor Company
In many cases, you will also need a joint guarantor in addition to using a rent guarantor company. However, joint guarantors are often required to be Japanese citizens or permanent residents, which can be difficult for foreigners to secure.
Therefore, one solution is to look for properties that do not require a joint guarantor if you are using a guarantor company. These types of listings are becoming more common, with many guarantor companies now offering services tailored to foreigners. When searching for a property, we recommend looking for listings with conditions such as “guarantor company accepted” or “no guarantor required” to simplify the application process.
Find Your Home with LandHousing
At LandHousing, we offer dedicated support for international students. We’ve established a local office in Bangkok, Thailand, to assist students with everything from finding housing before arriving in Japan to support during and after their stay. Currently, we proudly support around 30% of Thai students coming to the Tokyo area.
Our multilingual staff can assist in Thai, Japanese, and English, making the process smooth and stress-free for foreign nationals. The same support is available at our offices in Japan, so please feel free to contact us for assistance with your housing search.
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