Renting an Apartment in Japan | All Steps You Should Do

To start life abroad, everyone first needs to secure a place to live. Japan, with its unique customs and complex procedures, can present challenges for foreigners looking to rent property. This article aims to provide valuable information, introduce helpful websites, highlight considerations, and explain the necessary steps when renting an apartment or a house in Japan.

Renting an Apartment in Japan

Why Renting an Apartment in Japan is Difficult?

Japan is often considered a challenging country for foreigners to rent apartments due to several reasons:

1. Cultural Complexity: Deeply ingrained cultural norms and practices can make it difficult for foreigners to navigate housing procedures, rules, and terminology.
2. High Initial Costs: Renting an apartment in Japan involves significant initial costs, including security deposits, key money, and agency fees. In addition, it is customary in Japan for apartments to be unfurnished, requiring tenants to provide their own furniture and appliances.
3. Guarantor Requirements: Some landlords may request a Japanese guarantor, creating a barrier for foreigners without local connections or support networks.
4. Limited English Support: The scarcity of English-speaking real estate agents adds to the complexity, making communication challenging for non-Japanese speakers.

Various Housing Options

If you find it difficult to rent a private residence for such reasons above, please consider the following options. We suggest alternative housing options, especially for those visiting Japan for a short period of time or on a limited budget.

Monthly apartment

For a short-term stay like 1 to 2 years, monthly apartments offer a viable option. The monthly rent may be around 20-30% higher than the market average, but with no need to purchase furniture and no initial costs such as key money, you may be able to reduce the overall expenses.

Share Houses

Shared houses are particularly popular among foreigners as they often eliminate the need for a guarantor and allow for reduced initial costs. The presence of shared spaces makes it easy to find fellow expatriates, providing an additional advantage.

Some reputable companies providing such options include:

Steps to Renting an Apartment in Japan

Step 1: Set Your Budget

Rent varies significantly in Japan, much like in other countries, depending on factors such as location, size, and facilities. For a studio apartment, you may find prices starting around 30,000 yen in regional cities, but in central Tokyo, it can exceed 100,000 yen.

When renting a home, additional initial costs are involved, apart from the monthly rent. The typical initial costs for renting a house or apartment in Japan include:

• Security Deposit (敷金/Shiki kin): 1 to 2 months’ rent. This is refunded upon departure if there are no issues.
• Key Money (礼金/Rei kin): 0 to 2 months’ rent. Costs arising from traditional Japanese customs and is non-refundable.
• Agency Fee (仲介手数料/Chu kai tesuuryo): Half to one month’s rent. Paid to the real estate agency facilitating the contract.
• Advance Rent (前家賃/Mae yachin): 1 month’s rent. Usually, the rent for the upcoming month will be billed in advance.
• Other Fees: Including cleaning fees, key exchange fee, property insurance, and moving expenses.

When renting an apartment in Japan, the initial costs can amount to around 4 to 6 months’ worth of rent. It’s important to factor these costs into your budget, adding them on top of the monthly rent.

Up-front Costs for Renting an Apartment in Japan

When renting an apartment in Japan, various up-front costs are required, including a security deposit, key money, agency fee and more. Here, we provide details on these move-in costs and their typical amounts.

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Step 2: Choose Your Preferred Area

Select the region where you’d like to live, considering factors such as convenience for commuting and the characteristics of the area’s living environment. Conduct research on the specific features of the area, and refer to the prefecture guide for more information.

The specific area within a prefecture is also crucial to consider. In big cities like Tokyo and Osaka, rental prices and the atmosphere can vary depending on the chosen neighborhood. For example, the western side of Tokyo, such as Shinjuku and Shibuya, is bustling with a younger crowd, offering convenient access to shopping and restaurants. On the other hand, the eastern part of Tokyo, like Asakusa, provides a taste of the nostalgic Edo period atmosphere.

If you are looking for a home in Tokyo, please refer to “Tokyo Neighborhoods: 13 Best Places to Live in Tokyo“.

Step 3: Decide on the Type of Property

Clearly define the type of property you’re looking for, considering options such as apartments, mantions, or houses, and evaluate those that meet your criteria.

• アパート [Apart]: The term “Apart” typically refers to small residential buildings, usually ranging up to 3-4 floors. Inexpensive options might include wooden structures or older facilities.

• マンション [Mantion]: Larger residential buildings with more comprehensive amenities than apartments. These buildings may include features such as parks or meeting rooms within the premises.

• 一戸建て[Ikkodate]: Houses are relatively uncommon in big cities like Tokyo but more prevalent in rural areas. Some areas offer the chance to rent traditional Japanese houses known as “machiya” or “kominka”.

Step 4: Check the Conditions

Consider your requirements and preferences for the property you want to live in. Here are some factors to consider:

• Floor Plan: Sunlight and ventilation are also crucial factors to consider.
• Facilities: Availability of parking, presence of air conditioning, and kitchen facilities.
• Pet acceptance: In Japan, it’s not uncommon to find properties where pets are not allowed.
• Neighborhood environment: Accessibility to public transportation, and the presence of schools or hospitals are important aspects to evaluate.

Step 5: Contacting Real Estate Agencies

Once you’ve reached this point, it’s time to take concrete actions. When renting a property in Japan, there are mainly two methods.
One is to go directly to a real estate agency and consult with the staff. Regardless of which real estate agency you visit, they access the same database to find available properties, so there’s no need to inquire at multiple places. (Note: Some agents may also handle some exclusive properties under special contract.)

Below is a list of real estate agencies that offer English support:

The other method is to use online sites. This allows you to search for properties nationwide, even from overseas. Normally, when you find a property you are interested in, you contact the real estate agency managing it to schedule a viewing. Some sites not only list properties but also provide contract support service for foreigners. Be cautious, as some sites may only list high-end or luxury properties.

Here are some sites with abundant information and English search options:

Step 6: Property Viewings

Once you’ve found a property of interest, the next step is to schedule a viewing. During the viewing, if there are any points that concern you, don’t hesitate to ask the agent on the spot. Even if the agent doesn’t have the information, they should be able to check with the landlord and provide you with an answer later.

During the visit, do not forget to check sunlight exposure, noise levels, any damaged facilities, etc, and ensure that there are no discrepancies from the conditions you checked beforehand. All things to check when viewing an apartment are summarized in the article “Things to Check During a Property Viewing When Renting an apartment in Japan“.

Step 7: Contract Signing

Have you found the apartment you want to live in? If so, it’s time to proceed with the application. Notify your interest to the agent, fill out an application form, and pay an application fee. The application fee varies by company but is generally around 10,000 to 30,000 yen.

Based on the information in the application form, a screening process will take place. If approved by the landlord, it will proceed to the contract.
The real estate agency will ask you to submit some documents. These may include:

• Your ID: Passport and/or residence card.
• Resident Certificate (住民票/Juu min hyo): A document obtainable from the local municipal office.
• Proof of Income (収入証明/Shuu nyuu syoo mei): This could be in the form of a tax certificate. For students and others without a steady income, the income statement of a guardian or parent might be required.
• Documents related to a guarantor: Depending on the situation, these may or may not be required.
• Seal/Signature: While a name seal (hanko) is common in Japan, a signature may be accepted from foreigners who don’t have one.
• Bank Account: Necessary for rent payments. If you don’t have a local bank account yet, some arrangements may be possible, such as bank transfers.

Keep in mind that the specific requirements can vary, and the real estate agency will guide you through the necessary steps.

Step 8: Prepare for Moving (Hikkoshi)

Once you’ve secured a place, it’s time to plan the moving process. This involves selecting a moving company and arranging contracts for gas, water, and electricity.

Moving Company Selection

Moving in Japan can be a substantial task as apartments generally do not come furnished. Professional moving companies provide comprehensive support, including packing and setting up furniture and appliances. Here are some moving companies that offer services in English:

Utility Contracts – Gas, Water, Electricity

As infrastructure services are often necessary from the day of the move, it’s essential to arrange contracts in advance. Some landlords may have designated service providers, so check with the real estate agency. If the service providers do not offer assistance in English, consider using support services for foreigners.

For more information on electricity prices and contract procedures, please refer to “Utilities in Japan: A Handbook on Using Electricity, Water, and Gas.“

Step 9: Moving In

It’s a norm to collect the keys for your rented apartment from your real estate agency on the day of your move. If this is difficult, ask the real estate agent for an arrangement in advance.

Once you’ve moved in, before unpacking, thoroughly check if anything has changed since your initial viewing. If you identify any issues, promptly contact the real estate agency. Additionally, confirm that utilities such as electricity, gas, and water are functioning correctly. Taking these steps ensures a smooth transition into your new living space.

Renting an apartment in Japan requires careful planning and understanding of the local processes, but living in a place you love is the first step to an enjoyable life in Japan.