How to Choose an English-Speaking Real Estate Agency: Key Points for Renting in Japan
For foreign nationals searching for rental properties in Japan. We provide practical guidance on selecting English-speaking real estate agencies and important points to watch for when signing a lease.
When foreign nationals living in Japan search for rental properties, the first obstacles they encounter are language barriers and differences in business practices. Japan's rental market has many unique rules, and there are still many real estate agencies that cannot provide explanations in English. This article offers practical guidance for foreign residents to confidently find and rent an apartment, covering how to choose an English-speaking real estate agency, important points to check when signing a contract, and how to handle issues after moving in.
Checklist for Choosing English-Speaking Real Estate Agencies
First, you should confirm "at what level they provide English support." Even when an agency claims to be English-speaking, the reality varies considerably from company to company. You should check in advance whether the agency has English-speaking staff at their office, whether English translations of contracts are available, or whether English support is only available by phone or email.
The ideal is a company that can provide one-stop English support, from accompanying you during property viewings to explaining the contract and handling complaints after you move in. Particularly important is the Important Items Explanation (重説), which is legally required to be explained in Japanese under the Real Estate Brokerage Law. However, foreign-affiliated and foreign-specialist real estate agencies often provide English reference materials, which greatly improves your understanding of the content.
An increasing number of agencies support multiple languages beyond just English, such as Chinese, Korean, and Vietnamese. If you find an agency that can communicate in your native language, your understanding of the contract terms will be significantly enhanced. Checking Google reviews and social media for actual user experiences will help you avoid the gap between advertising claims and reality.
Efficient Ways to Search for Properties That Accept Foreign Residents
Unfortunately, the Japanese rental market includes a certain number of properties that specify "no foreigners." This is less about discrimination and more about landlords' past bad experiences and concerns about language communication. However, in recent years, properties that welcome foreigners are steadily increasing, and depending on your search method, your options will expand significantly.
The most efficient approach is to use portals and real estate agencies that specialize in serving foreigners. These agencies handle only properties that accept foreign residents, and since landlords are open to accepting foreigners, the process moves smoothly. Sites like GaijinPot and Real Estate Japan display property information in English from the start, making it easy to compare conditions.
On the other hand, many regular Japanese real estate agencies also have properties listed as "available for foreign inquiries." The key is to be honest about your residence card, visa type, place of employment, and Japanese language level in your initial inquiry. The earlier you disclose this information, the easier it will be for the landlord's screening to pass.
Fees and Business Practices Unique to Japan That You Must Confirm at Signing
What particularly confuses foreign residents about rental contracts in Japan is the large amount of initial fees and unique business practices. Initial fees equivalent to 4–6 months of rent occur at once when you sign the contract, and the breakdown includes the following items:
The security deposit is money held for cleaning and restoration to original condition costs when you move out, typically equivalent to 1–2 months' rent. Key money is a thank you payment to the landlord that is not returned when you move out. This key money custom barely exists overseas and is the most difficult for foreigners to understand. In recent years, there are more properties with zero key money, so you'll have more options if you're flexible about this.
The agency fee is compensation to the real estate agency and typically runs 0.5–1 month's rent. Fire insurance costs around ¥15,000–20,000 for a 2-year period. The guarantor company fee is typically 0.5–1 month's rent. Traditionally, Japanese renters would have a joint guarantor, but for foreign residents, using a guarantor company is almost mandatory.
Rental contracts also include a "renewal fee." This is typically about one month's rent paid every two years when the contract is renewed, and is common in the Kanto region. To avoid unexpected charges when you move out, make sure to get English explanations of the scope of restoration to original condition and special terms, and confirm them in writing. For information on documents needed for rental applications, see Complete Guide to Documents Needed for Rental Applications.
Differences in Screening Based on Residence Status and Visa Type, and Countermeasures
In rental contract screening, the type of residence status and remaining validity period are important factors. Permanent residents, spouses of Japanese nationals, and those with long-term residency status are generally more likely to pass screening. On the other hand, international students or those on short-term work visas may be rejected if their residence period is less than one year, due to the mismatch with the contract period.
To facilitate the screening process, submitting stable income verification is effective. Generally, rent should not exceed one-third of monthly income, so gather tax withholding certificates, payslips, and employment letters. If you're self-employed, tax return filings or business registration certificates may be required.
Even if you can't provide income verification shortly after arriving in Japan, you can use alternatives such as income verification from your home country, bank balance certificates, or an offer letter if your job is already confirmed. Registering an emergency contact who is a Japan resident or a coworker can improve your chances of passing screening. Since screening by the guarantor company is conducted in parallel, if you have a history of rent delinquency, it's important to disclose it honestly rather than hiding it.
Understanding Troubles After Moving In and Living Rules
Once your contract is signed, the real work begins. Apartment buildings in Japan have unique living rules, and failing to understand them can lead to disputes with neighbors.
The most common problem is noise complaints. Japanese apartments often have thin walls, and noise from late-night conversations, footsteps, or musical instruments can prompt complaints from neighbors. Especially after 10 PM, you're expected to be quiet. The next most common issue is garbage disposal rules—sorting methods and pickup days vary by municipality. Multilingual garbage sorting guides are available on municipal websites, so be sure to check them when you move in.
For emergencies like equipment failure or water leaks, you need to contact the property management company. Contact information is in your contract, but it's reassuring to confirm in advance whether there's an English-speaking emergency hotline. For detailed instructions on how to report equipment problems to the management company, see How to Properly Report Equipment Problems and Repairs to Your Building Management Company. When you move out, you're required to give 1–2 months' notice in advance, and notice must typically be given in writing rather than verbally. Disputes over the scope of restoration to original condition are frequent at move-out time, so taking photos of any existing damage or stains in the apartment when you move in is an effective self-protection measure.
Conclusion: For a Comfortable Life in Japan
When foreign nationals rent a property in Japan, the key is to start by selecting a real estate agency that can provide English support and then understand Japan's unique business practices. There is much information to understand in advance, including the structure of initial fees, screening standards based on residence status, and living rules after moving in.
A trustworthy real estate agency is differentiated not just by whether English is available, but by whether it has solid post-contract support. Don't hesitate to ask questions from the time of the property viewing, and choose an agency that can provide satisfactory explanations. With adequate preparation and research, you can start a comfortable rental life in Japan.
