How Can Foreigners Rent an Apartment in Japan? The Complete Guide to Guarantors, Upfront Costs, and Screening

Japan's rental system is quite unique, even by global standards. "Guarantor," "shikikin," "reikin," "screening" — hearing all these unfamiliar terms for the first time can be intimidating. This article walks you through everything foreigners need to know to rent an apartment in Japan, step by step.

3 Reasons Renting in Japan Is Hard for Foreigners

First, it helps to understand why Japan's rental market sets such a high bar for foreigners. The first hurdle is the custom of the joint guarantor (rentai hoshōnin) — someone who agrees to pay your rent if you can't. For foreigners with no family in Japan, this is a major wall. The second is upfront costs: add up the 敷金 (shikikin / security deposit), 礼金 (reikin / key money), agency fees, and fire insurance, and it's not unusual to need 4 to 6 months' worth of rent before you even move in. The third is language and culture: contracts are written in Japanese, and daily-life rules around things like garbage sorting and noise are distinctly Japanese.

The good news? Every one of these has a solution. There is absolutely no need to give up.

No Guarantor? No Problem: How Guarantor Companies Work

In Japan today, using a rent guarantor company (yachin hoshō-gaisha) instead of a personal joint guarantor has become the mainstream approach. By paying an initial guarantee fee (typically 50–100% of one month's rent), you can sign a lease with no guarantor — and more and more properties accept this arrangement.

Another option is a corporate lease (hōjin keiyaku), where your employer becomes the contract holder — this dramatically lowers the screening hurdle for you as an individual. If you're coming to Japan as a technical intern or under the Specified Skilled Worker visa, your company will often provide housing, so start by asking your employer.

Upfront Costs: What They Are and What They Cost

Here are the typical upfront costs when renting in Japan. 敷金 (shikikin / security deposit): about one month's rent, used for repairs when you move out, with the remainder refunded. 礼金 (reikin / key money): 0–1 month's rent, a non-refundable "thank you" payment to the landlord. Agency fee: 0.5–1 month's rent. Advance rent: your first month's rent. Fire insurance: around 15,000–20,000 yen for two years. Lock replacement: 15,000–20,000 yen. All told, even for an apartment renting at 60,000 yen a month, expect roughly 250,000–350,000 yen upfront.

These days, there are also properties with zero shikikin and reikin, as well as furnished plans that roll upfront costs into your monthly payment. If you want to keep initial costs down, the shortcut is to consult a support company that specializes in these kinds of properties.

What Landlords Check During Screening

Screening mainly looks at: income stability (rent should be no more than one-third of your monthly income as a rule of thumb), your residence status and period of stay, a reachable emergency contact, and — depending on the management company — whether you can communicate in Japanese. Commonly required documents include your 在留カード (zairyū card / residence card), passport, proof of income (a withholding slip or pay stubs), and a residence certificate (jūminhyō).

Sadly, being turned down simply "because you're a foreigner" still happens. But the number of "foreigner-welcome" properties actively open to international tenants grows every year. Choosing a real-estate agency experienced with foreign residents from the start dramatically reduces the stress of rejections.

From Apartment Hunt to Move-In: The Process

The typical flow goes: 1) sort out your criteria (rent, area, move-in date) → 2) search for properties and do viewings → 3) submit an application and go through screening (3 days to a week) → 4) sign the contract and pay upfront costs → 5) pick up the keys and move in. If you start consulting online before you arrive in Japan, it's even possible to have a home ready from the day you land.

At Bloom Base, our no-guarantor scheme and multilingual support help foreigners with their apartment search — starting before you even arrive in Japan. We also handle corporate housing for companies, so feel free to get in touch.