💗 Life & Wellbeing
Apartment Hunting for Foreigners — Preparing So You're Not Refused, and the Truth About Move-in Costs
Don't be beaten by "no foreigners." Knowledge will find you a home
📖 8 min read📅 2026-08-03
"This property is a bit difficult for foreign tenants…" — I was turned down five times in a row.
Sanjiv (28), from Kathmandu, Nepal, started looking for his own place after moving out of the company dormitory in the spring of 2024. He'd worked in Japan for three years, had savings, and had a stable job. And yet, every time he visited a real estate agency, he heard the same words.
"The landlord isn't keen on foreigners…" "Can you fill out documents in Japanese?" "Do you have a guarantor?"
Sanjiv felt down. What was wrong with him? He could afford the rent, so why?
But at the fifth agency, a young staff member said this: "There are properties that welcome foreigners, you know. And if you use a guarantor company, you don't need a personal guarantor. Let's get the things you need ready together."
From that day, Sanjiv's apartment hunt changed. The problem wasn't "because he was a foreigner" — it was simply that he didn't know "how to prepare" and "how to search." Three weeks later, he moved into a one-room apartment, an 8-minute walk from the station.
There are things you should know so you aren't turned down when hunting for a home. Use the checklist below to prepare.
Japanese rental contracts have several points where foreigners tend to stumble. But there is a countermeasure for each one. Let's go through, in order, the "preparation that makes you less likely to be refused" and the "rough guide to move-in costs."
01.With a "guarantor company," you can rent even without a personal guarantor
In the past, Japanese rental contracts required a "joint guarantor (someone who covers the rent on your behalf)," but today using a **rent guarantor company** is the mainstream. If you pay the guarantor company a guarantee fee (roughly 0.5–1 month's rent, plus an annual renewal fee), you can sign a contract without a personal guarantor. Guarantor companies that handle foreigners are also increasing. There's no need to give up just because you "have no guarantor." Tell the agency "I'd like to search using a guarantor company."
02.Budget "4 to 6 months' rent" for move-in costs
You need a lump sum of money when you move in. A rough breakdown: **deposit (shikikin)** (1–2 months' rent; refunded at move-out after restoration costs are deducted), **key money (reikin)** (0–2 months' rent; a gift to the landlord, not refunded), **agency fee** (0.5–1 month's rent plus tax), **advance rent** (the rent for your move-in month), **guarantor-company fee**, **fire insurance** (about ¥20,000 for 2 years), and **lock replacement** (about ¥15,000–¥20,000). If the rent is ¥60,000, move-in costs come to roughly ¥240,000–¥360,000. "Zero deposit, zero key money" properties keep it down, but watch out for move-out costs.
03.Target properties marked "foreigners welcome" or "foreign nationals may inquire"
Not every landlord refuses foreigners. There are properties clearly marked "foreigners welcome" or "foreign nationals, please inquire." UR rental housing (public rentals run by an independent administrative agency) is known for being easy for foreigners to rent, as it requires no key money, no agency fee, and no guarantor. Real estate companies that specialize in foreigners and offer multilingual support (such as Ichii and Goodroom) are also increasing. Searching with "foreigners OK" greatly reduces how often you're refused.
04.Prepare your Residence Card, proof of income, and personal seal in advance
Documents commonly required when signing: **Residence Card** (a copy of both sides), **passport**, **proof of income** (withholding tax statement, payslips, certificate of employment), **personal seal (inkan)** (bank seal or registered seal; a signature may be accepted instead), **emergency contact** (an acquaintance or company in Japan), and a **bank account** (for rent auto-debit). A short remaining period of stay can be a disadvantage in screening, so a time with plenty of period left — such as right after a renewal — works in your favor. Getting your documents ready in advance makes the agency see you as "a person who is prepared," and the process goes smoothly.
05.From the start, be mindful of "garbage rules" and "noise" after moving in
A common rental trouble in Japan is garbage sorting and collection days, plus living noise at night. This is also one reason landlords hesitate to take foreign tenants. Put the other way around, people who follow these properly have smoother renewals and earn the landlord's trust. When you move in, check your municipality's garbage-sorting rules (many have multilingual versions), and being careful from the start — like not inviting large groups of friends over at night — lets you keep living there with peace of mind.
06.Know the rules on "restoration to original condition" costs at move-out
At move-out, "restoration costs" are deducted from your deposit. However, the principle is that **natural wear and tear from ordinary living (sun-fading, dents from furniture, etc.) is not the tenant's responsibility** (per the Ministry of Land, Infrastructure, Transport and Tourism guidelines). Tar stains from cigarettes, or damage from intent or carelessness, do become the tenant's responsibility. If you're charged a high amount at move-out, confirm the breakdown, and if you can't accept it, you can consult the Consumer Hotline 188 (it connects you to your nearest consumer affairs consultation desk). Recording any marks in the room with photos when you move in helps prevent move-out troubles.
Sanjiv prepared his Residence Card and withholding tax statement and signed for a "foreigners welcome" property using a guarantor company. His move-in costs were about 5 months' rent. He now lives settled in his own place. "Being refused wasn't my fault. It was about preparation and how I searched," he told us. When you're in trouble with apartment hunting or a contract dispute, you can consult your municipality's foreign-resident consultation desk or the Consumer Hotline 188 (it connects you to your nearest consumer affairs consultation desk).
