From residence status and required documents to guarantor companies and the screening flow — our bilingual team guides first-time renters through every step of finding a home in Japan.
01. Required Documents
Below are the documents generally required to sign a rental contract in Japan. Additional paperwork may be requested depending on your visa status and employment.
Required for all mid- to long-term residents. The remaining validity period and your visa category affect screening.
Used as identification. Prepare copies of the photo page and the visa page.
Withholding slip, recent pay stubs, tax certificate, or employment letter. Self-employed applicants use a copy of their tax return.
Required for international students. Remittance records or a relative's proof of income may also be requested.
A company-issued employment letter is standard for work-visa holders. Pre-employment applicants can submit an offer letter.
It is common to register one contact reachable in Japan. Some listings also accept overseas family members.
02. Guarantor Companies
In Japan, rent guarantor companies have largely replaced individual co-signers. Below are the leading companies that work well with foreign applicants.
Initial guarantor fees are typically 50%–100% of one month's rent, with a ~¥10,000 annual renewal fee.
The largest guarantor for foreign residents, with multilingual support in some 24 languages (English, Chinese, Korean, Vietnamese, and more). Initial fee: typically 50%–100% of one month's rent.
A major guarantor with a solid track record for foreign applicants. Screening is often completed with just a passport and residence card.
A major independent guarantor handling some 380,000 applications a year, with nationwide coverage. Multilingual life support for foreign tenants is offered through a partnership with GTN.
Fast nationwide screening with a track record of approving foreign applicants. Online review is available.
03. Screening Flow
The standard flow from application to contract. The full process usually takes 2 to 4 weeks.
After the viewing, submit an application including name, nationality, visa type, employer, annual income, and emergency contact.
Send required documents (residence card, passport, proof of income) as PDFs or photos.
The guarantor company verifies your income, employment, and visa status. Usually 1–3 business days; a confirmation phone call may be made.
The property owner makes the final decision. Results are typically communicated within 2–5 business days.
A licensed real estate agent explains the contract's important terms bilingually, you sign, pay initial fees, and receive the keys.
04. Initial Costs
Rental contracts in Japan usually require 4 to 6 months' rent as initial costs. Here is the typical breakdown.
| Shikikin (Security Deposit) | 1–2 months' rent | Applied to move-out restoration; any balance is refunded to you. |
|---|---|---|
| Reikin (Key Money) | 0–2 months' rent | A non-refundable gratuity to the owner. Zero-key-money listings have become increasingly common. |
| Agency Fee | 0.5–1 month's rent + tax | Paid to the real estate agency. For residential rentals the legal default cap is 0.5 month's rent plus tax; an agency may charge up to one full month plus tax only with the tenant's prior consent (Real Estate Brokerage Act Art. 46 / MLIT notice). |
| Guarantor Fee | 50–100% of one month's rent | Initial fee paid to the guarantor company, with an annual renewal fee of roughly ¥10,000. |
| Fire Insurance | ¥15,000–¥25,000 per 2 years | Contents and tenant liability insurance for the contract period (usually 2 years). |
| Lock Change Fee | ¥15,000–¥25,000 | The door cylinder is replaced at move-in for security. |
| Advance Rent | 1 month's rent + pro-rated days | Pro-rated rent for your first partial month plus one full month paid in advance. |
05. Online Viewing
If you cannot visit in person, we conduct video viewings over your preferred tool. We have handled contracts signed entirely from overseas.
Fill in the inquiry form with the listing, your preferred time, and the tool you want to use (Zoom, Google Meet, LINE, etc.).
Our staff will email you the confirmed time and meeting link.
Our agent walks through the unit, shared spaces, and neighborhood on camera. You can request close-up shots at any time.
You can submit the application online right after the viewing. The entire process, including signing, can be completed without visiting the office.
06. Living Rules
Japanese apartment buildings have a distinct set of etiquette rules. Understanding them early prevents friction with neighbors.
Each municipality enforces strict sorting categories and collection days. Burnable trash, plastics, cans, bottles, PET bottles, and oversized items all have different schedules. Designated bags and times must be followed, or your trash will not be picked up.
Keep noise low between 10 PM and 7 AM. Vacuum cleaners, washing machines, loud TVs, musical instruments, and loud conversation all travel easily through walls and floors. Use felt pads or sound-absorbing mats under furniture on hardwood floors.
A formal move-in greeting is no longer required, but a quick hello to the building manager or owner makes a good impression. Avoid smoking on balconies, leaving items in common areas, or keeping pets if the contract prohibits them.
Important documents (taxes, pensions, visa matters) arrive by mail in Japan. If you find a delivery-absent slip, always schedule redelivery.
07. FAQ
Yes. SUMUIE has English-speaking staff, and we deliver the legally required contract disclosure in English. Other languages can be arranged in advance.
It depends on the listing. If your visa term is shorter than the lease, showing proof of a renewal application usually allows screening to pass.
A guarantor company takes that role. We match each listing with foreign-friendly companies such as GTN, Casa, or Nihon Safety.
It depends on the guarantor and the listing. GTN and Casa, among others, support credit card payment on some contracts. Bank direct debit is the most common method.
Standard leases are 2 years, but we also offer monthly/weekly mansions and select short-term-friendly apartments for foreign residents.
Yes. We have many furnished listings — often with internet included — aimed at foreign residents and international students. Filter by 'furnished' when searching.
Only in pet-friendly listings. Filter for 'pets allowed' when searching. Typically an extra month of deposit is required.
Neither guarantors nor owners disclose detailed reasons. SUMUIE will propose alternative listings with a higher approval rate.
Photograph any existing damage at move-in, review the restoration clause in your contract, and give written notice 1–2 months before leaving. Ordinary wear and tear is usually the owner's responsibility.
For residential rentals, the law sets a default cap of 0.5 month's rent plus consumption tax, and an agency may charge up to one full month plus tax only with the tenant's prior consent. SUMUIE always discloses the fee before you sign and never charges the maximum without your agreement. Some listings also run agency-fee-free campaigns.
The important-matters disclosure (Real Estate Brokerage Act Art. 35) and the contract are, in principle, prepared as Japanese-language documents. At SUMUIE our bilingual staff explain the contents in English and answer your questions before you sign. The Ministry of Land, Infrastructure, Transport and Tourism and the Japan Property Management Association also publish English, Chinese, and Korean versions of the standard lease and disclosure materials. Because the Japanese original governs the final terms, please review everything carefully before signing.
Browse rental listings by prefecture, city or station — each page carries rent guides, commute notes and a foreigner-friendly filter.
Our bilingual team matches listings to your visa status and employment situation. Online consultations are available worldwide.
Additional reading for foreign residents looking for a home in Japan.
前橋市・高崎市を中心とした群馬県の賃貸エリアを詳しく解説。エリア別の家賃相場、車社会での生活のポイント、群馬特有の住まいの注意点まで網羅します。
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