How Foreigners Can Rent Apartments in Japan: Complete Guide to Visa Status, Guarantees, and Documents

Current Status of Rental Screening for Foreigners

In Japan's rental market, foreign nationals sometimes face higher screening barriers when renting properties. This stems from landlords' and property management companies' concerns about language barriers and doubts about visa status and length of stay. However, in recent years, more guarantor companies that accept foreign tenants and real estate agencies with multilingual support have emerged, creating an increasingly favorable environment for successfully entering into rental agreements when proper procedures are followed.

Documents Required for Rental Screening

The following are the documents typically required when a foreign national applies for a rental property.

Identity Verification and Visa Status Confirmation

• •Residence Card (copies of both sides): This is the most critical document for verifying your visa status, expiration date, and work authorization.
• •Passport: Some landlords or guarantor companies may request this as well.

Income and Employment Verification

• •Pay stubs (most recent 2–3 months): A basic document demonstrating stable income.
• •Employment certificate or proof of employment: Issued by your employer, verifying your employment status, employment type, and annual salary.
• •Withholding tax certificate (most recent fiscal year): Proof of your previous year's income.
• •Tax return filing: Required if you are self-employed or a freelancer.

Resident Registration Certificate

• •If you have registered as a foreign resident with your municipal office (resident registration), you can submit a copy of your resident registration certificate just like Japanese nationals. Foreigners holding a residence card can generally obtain resident registration.

Visa Status and Its Impact on Screening

The most influential factor in screening is "the type of visa and its remaining validity period."

Visa Types That Are Easier to Approve

• •Permanent Resident / Special Permanent Resident: No expiration date. Often treated virtually the same as Japanese nationals in screening.
• •Spouse of Japanese national / Spouse of permanent resident: Higher likelihood of long-term stay and higher approval rates.
• •Technology / Humanities & International Services (company employees, engineers, etc.): Higher credibility if employed by a major firm.

Cases Where Approval Is More Difficult

• •Those with less than one year of remaining visa validity: Landlords often worry about your visa expiring during the lease term. You may improve your chances by providing evidence of visa renewal plans (employment contract, job offer letter, etc.).
• •Visas with work restrictions (student visa, cultural activities, etc.): Since proving an income source is difficult, securing a joint guarantor or guarantor company becomes essential in many cases.
• •Short-term stay: Unsuitable for rental agreements and not accepted by most properties.

Using Guarantor Companies That Accept Foreign Tenants

In Japan's rental screening, passing a guarantor company's screening is increasingly becoming a de facto requirement. It is important to choose a guarantor company or support organization that actively accepts foreign tenants.

• •GTN (Global Trust Networks): A guarantor company specializing in foreign tenant support with extensive multilingual capabilities.
• •UR Rental Housing (Urban Renaissance Organization): Operated by a public organization, it is available to foreign tenants if they meet the conditions. Neither a joint guarantor nor guarantor company is required, and key money is often zero.
• •Foreign-friendly properties such as SAKURA HOUSE: Starting your search with shared houses or properties that explicitly welcome foreigners is also an option.

What to Do If You're Concerned About Language Barriers

Use Multilingual Real Estate Agencies

Major cities (Tokyo, Osaka, Nagoya, Fukuoka, etc.) have real estate agencies that can assist in English, Chinese, Korean, Vietnamese, and other languages. Use the filtering options on real estate portal sites to search for "foreign-friendly" or "English-friendly" properties.

Understanding the Property Disclosure Statement

In rental agreements, a procedure called "Property Disclosure Statement" is legally mandated. While it is conducted in Japanese, be sure to clarify any points you don't understand. Recently, IT-based property disclosure (explanation via video call) has become more common, and you can use recording and translation tools alongside the explanation.

Important Considerations After Moving In

Visa Renewal Procedures and Relocation

If you renew your visa or move during the lease period, you must submit a change-of-address notification to your municipal office within 14 days. Failing to update your resident registration will cause a mismatch between the address on your residence card and your registered address, creating obstacles in administrative procedures and when issues arise.

Checking Waste Disposal Rules

Japan's garbage classification rules vary by region, and violations may result in your trash not being collected. Confirm the waste disposal rules (classification methods, collection days, and collection points) with your property management company or neighbors when you move in. Some municipalities provide multilingual waste separation guides.

Consideration for Noise and Living Etiquette

In apartment buildings, it is important to be mindful of noise levels at night (television, music, phone calls). In Japan, relationships with neighbors can affect lease renewal.

Summary

While it is still possible to be denied housing due to being a foreigner, renting an apartment in Japan is entirely achievable through proper document preparation, using guarantor companies that accept foreign tenants, and working with multilingual real estate agencies. If your visa has a short remaining validity period, the key to approval is gathering documents that demonstrate your visa renewal plans and showing stable income. Public housing options (such as UR Rental Housing) are also easier to access without needing a joint guarantor, so please consider adding them to your options.