A comprehensive guide explaining the steps foreign nationals take to secure a rental contract in Japan. Covers required documents, screening criteria by visa status, how to choose a guarantor company, and tips for passing occupancy screening—usable from before arrival in Japan.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
Foreign nationals renting apartments in Japan face three main barriers: ①communicating in Japanese, ②securing a joint guarantor, and ③income and visa status verification. This guide walks through specific solutions to overcome each of these obstacles, step by step.
Comprehensive guide to the rental application process for foreign nationals in Japan, covering the screening procedure, required documents, how to choose a guarantor company, and important considerations after moving in. We also share common screening obstacles and strategies to overcome them.
Rental contracts in Japan typically require guarantors or guarantor companies. This guide explains the differences between joint guarantors and guarantor companies, how to rent without a guarantor, and which guarantor companies accept foreign nationals.
A detailed explanation of the screening process for foreigners renting properties in Japan, required documents, and tips for passing screening. We also introduce precautions by visa status and helpful support programs.
Explains the role of "guarantors" required in Japanese rental contracts and practical alternatives available to foreign residents without Japanese guarantors (guarantor companies, UR rental housing, and properties welcoming foreign residents).
Before Arrival (Online Property Search): Use English-friendly services such as GaijinPot Housing, Real Estate Japan, and Sakura House. Select properties that offer video consultations and e-contracts before arrival so you can move in immediately upon arriving in Japan.
After Arrival: Use Japanese-language services like SUUMO and Homes in combination with translation tools. Alternatively, work with a real estate agency that offers foreign language support (English, Chinese, or Korean), or ask a Japan-fluent acquaintance to accompany you.
Choosing a real estate agency with experience renting to foreign nationals—such as major chains like Able, Tokyu Livable, and Century 21—will lower the screening hurdles.
Foreign nationals typically need more documents than Japanese renters.
Required Documents:
Notes by Visa Status:
In Japan today, the standard practice is to use a guarantor company (rent guarantee company) instead of a joint guarantor.
Major Guarantor Companies with Foreign Support:
Since GTN specializes in foreign tenants, you may pass their screening even if other companies reject you. Let your real estate agent know if you prefer to use GTN.
Typical guarantor fees: 0.5–1 month's rent upfront + ¥10,000–20,000 renewal fee annually.
Complete and submit an occupancy application form (入居申込書). Fill in the following information accurately:
Screening period: Typically 3–7 days (2–3 days for foreign-specialist guarantor companies like GTN).
Tips for Passing Screening:
After passing screening, a licensed real estate agent (宅建士) will provide an "Important Matters Explanation" (重要事項説明), orally explaining the contract terms.
Key Points for Foreign Nationals:
Internet-based video explanations (IT重説) are now legally recognized, allowing you to receive the Important Matters Explanation before arriving in Japan.
After signing the contract and before move-in day:
Foreign residents must also complete a change-of-address registration and update their Residence Card within 14 days of move-in.
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