Renting an apartment in Japan as a foreigner can be both exciting and challenging. The Japanese rental market operates quite differently from many other countries, with unique requirements, fees, and cultural expectations. This guide walks you through the essentials in order to help you smooth out the process and secure the right apartment for your needs.
1. Determine Your Budget
Before starting your apartment search, it’s crucial to determine your budget. Consider the maximum amount you’re willing to spend on rent, taking into account additional fees and utilities. In Japan, rent can vary based on the area, type of building, and amenities offered. Knowing your budget will help you filter options effectively, saving time and avoiding financial strain down the line.
2. Understand How Your Visa Type Affects Rental Options
Your visa type greatly impacts your rental options in Japan. Certain visa types make the rental process smoother and expand your options, while others can come with significant limitations:
- Working Visa and Permanent Residency Visa: These visa types are typically the most favorable for rental applications. Many landlords and property management companies view tenants with stable employment or permanent residency as low-risk, making them more willing to rent out apartments.
- Tourist Visa and Working Holiday Visa: These visa types come with more restrictions. Since they indicate a shorter stay in Japan, landlords and property management companies may hesitate to rent to tourists or working holiday residents, especially for longer lease contracts. Short-term rentals, guest houses, or shared housing are often the best options for individuals on these visas.
3. Understand the Different Types of Apartments
In Japan, there are various types of accommodations available for rent, such as:
- Mansions(マンション): Reinforced concrete buildings, often with multiple floors, providing a more stable and soundproof environment.
- Apato (Apartments / アパート): Usually smaller buildings made of wood or lightweight steel, offering basic amenities at a lower cost.
- Share Houses: Popular among younger residents and foreigners, these offer private rooms with shared common areas and are often furnished.
- Serviced Apartments: Fully furnished and come with additional services; more expensive but convenient for short-term stays.
4. Know the Key Players in the Rental Process
In Japan, renting an apartment typically involves multiple parties, including the landlord, the real estate agency, the property management company, and a guarantor company. Working with a real estate agency is standard practice, as they handle property viewing, negotiations, and paperwork. However, language barriers can make this difficult for foreigners, so choosing agencies with English-speaking staff or specialized foreigner support is advisable. This is where Dovetail comes in!
5. Requirements for Renting
To rent an apartment, you’ll generally need:
- Residence Card: Proof of legal residence in Japan.
- Bank account: Your own bank account in japan to pay rent
- Mobile Phone Number: Your own mobile phone number in Japan to verify your identity
- Proof of Income: Employment contract, salary statement, or proof of financial stability.
- Emergency Contact: You would be requested to have an emergency contact in Japan.
6. Prepare for Upfront Costs
Japanese rental contracts come with several unique fees that add up quickly. Here’s what you might need to budget for:
- Deposit (Shikikin / 敷金): Typically 1-2 months’ rent, sometimes refundable upon moving out if there is no significant damage.
- Key Money (Reikin / 礼金): A non-refundable “gift” to the landlord, often 1-2 months’ rent.
- Agent’s Fee: Usually one month’s rent, paid to the real estate agency.
- First Month’s Rent: Payment for the first month, due upon signing.
- Guarantor Company Fee: Generally 50-100% of one month’s rent, if using a guarantor company.
Together, you may need 4-6 months’ worth of rent upfront to cover these fees. Note that an initial payment is usually required before signing the contract. This payment includes the agent’s fee, deposit, key money, and first month’s rent. Make sure to have these funds ready to avoid delays.
7. Find Foreigner-Friendly Real Estate Agencies
Certain agencies and websites cater specifically to foreigners, simplifying your property search. These agencies often have English-speaking staff and feature apartments with fewer restrictions on foreign tenants. Among these, Dovetail strives to be one of the most professional and friendly agencies out there!
8. Tips for Apartment Hunting
- Start Early: The process can be time-consuming, so give yourself plenty of time to find and secure a place.
- Consider Location: Proximity to a train station is a top priority for many renters, as it greatly impacts how convenient your commute is. Rent prices can vary widely based on neighborhood, so balance your preferences and budget carefully.
- Check Apartment Conditions: Japanese apartments can be small by western standards, so carefully check for features like storage space, natural light, and ventilation.
- Furnished or Unfurnished? Most apartments are unfurnished, so consider whether you’re prepared to buy furniture or prefer a furnished option, often found in shared or serviced apartments. Even for unfurnished properties, you can sometimes rent appliances and furniture from third-party companies if you would rather not invest in your own.
9. The Application Process
Once you find an apartment you like, you can begin the application process with your agent. Be ready with your residence card, proof of income, and emergency contact information. The application review can take a few days to a week, depending on the landlord and agency.
Landlords and property management companies often perform background checks and may show preference to tenants with stable employment or substantial savings. Some may hesitate to rent to foreigners due to language or cultural concerns. Patience and flexibility are key during this step.
10. Signing the Lease
Upon approval, you’ll sign a lease agreement, usually valid for two years with an option to renew. A contract length of two years is such a given in Japan that even Japanese people usually don’t question it. And although it is a two-year contract, you can terminate it even before the contract ends. Whether or not there will be a penalty though depends on your individual contract. So please ensure you understand the contract terms; if needed, ask for translation help to clarify fees, renewal terms, and penalties for early termination.
11. Moving In
Once the contract is signed, it’s time to move in. Remember that many apartments require you to set up utilities like electricity, water, and gas independently. Internet services also require separate arrangements and can take a week or more to install, so plan ahead if you need Wi-Fi immediately.
12. Renewal and Moving Out
Most leases allow for renewal after two years, typically for a small fee. If you decide to move out, you’ll need to provide notice, usually one to two months in advance, depending on your contact. Upon moving out, an inspection will determine whether any repairs are needed, potentially impacting your deposit.
Dovetail is here for you
Renting an apartment in Japan as a foreigner comes with its unique challenges, but with preparation, patience, and a bit of cultural understanding, you’ll find it entirely possible. By figuring out your budget, understanding how your visa type impacts rental options, and choosing a foreigner-friendly agency, you’ll be well on your way to securing a comfortable and welcoming home in Japan.