Why Is It Hard for Foreigners to Rent an Apartment in Japan?

If you have tried to rent an apartment in Japan and been turned down, you are not alone. Many foreigners hear “no” from a landlord, often without a clear reason. This guide explains why it happens and what you can do to make finding a home easier.

The short answer

Many landlords in Japan are not used to renting to foreigners. They worry about language, local rules, and who will pay if something goes wrong. On top of that, to rent in Japan you usually need a guarantor and a large amount of money up front. Together, these things make the usual way of renting hard for many newcomers.

How often are foreigners turned down?

In a survey by Japan’s Ministry of Justice, foreign residents who had looked for a home in the five years before the survey were asked about their experience. Among them:

• 39% had been turned down because they were foreign.
• 41% had been turned down because they did not have a Japanese guarantor.
• 27% had given up on a place after seeing a sign or listing that said “no foreigners.”

The survey was done in 2016, but people still share similar stories today. A common one: you find a nice place online, contact the agent, and are told the landlord does not accept foreigners.

Why landlords say no

Being turned down can feel personal, but it usually comes from the landlord’s worries, not from anything about you.

• Language. Landlords worry that they will not be able to talk with you if there is a problem, such as a water leak or a complaint from a neighbor.
• Local rules. Many areas in Japan have strict rules about garbage sorting and noise. Landlords worry that a new tenant will not know these rules.
• Unpaid rent. They worry about what happens if a tenant leaves Japan suddenly without paying.
• No one to call. Many contracts ask for an emergency contact in Japan, and newcomers often do not have one.

These worries are common, and they mean that many listings are closed to foreigners before you even ask.

Other challenges when renting

The guarantor

In Japan, a tenant usually needs a guarantor: someone who promises to pay if the tenant cannot. In the past, landlords often asked for a Japanese relative or friend with a steady income. Today, many landlords accept a guarantor company instead. You pay the company a fee, and it pays the landlord if you do not pay the rent. But these companies also check your application, and some ask for a Japanese phone number or an emergency contact in Japan.

Screening in Japanese

Agents and guarantor companies may call you to check your application. These calls are often in Japanese. If you cannot answer their questions, your application may be rejected.

The cost of moving in

Before you move in, you usually pay a deposit, key money (reikin), an agency fee, a guarantor company fee, fire insurance, and the first month’s rent. Key money is a gift to the landlord that you do not get back. Together, this often costs several months of rent. Most apartments also come without furniture. Try our move-in cost calculator to see what this means for you.

What you can do

• Look for places that already welcome foreigners. Some real estate agents and share house operators specialize in renting to foreigners and speak English. This way, you do not waste time on places that will say no.
• Use a guarantor company that supports your language. Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) publishes a list of registered guarantor companies that offer support in foreign languages.
• Look into UR rental housing (homes run by the Urban Renaissance Agency, a public agency). UR does not charge key money, agency fees, or renewal fees, and you do not need a guarantor. You need a residence card and a certain level of income or savings.
• Ask your school or employer. Many schools and companies help with housing, and some can act as your emergency contact or guarantor.
• Start with a share house. A furnished share house lets you move in quickly with less money. Later, once you have a job, a bank account, and a phone number in Japan, you can look for an apartment.

Why many people start with a share house

A share house gives you a private room and shared spaces, such as the kitchen and living room. Many share houses welcome foreign residents, do not ask for a guarantor, and cost much less to move into. Rooms are furnished, and utilities and Wi-Fi are often included in the common fee.

On My Heya, we list 303 share houses that accept inquiries in English, and in a typical house, the cheapest room costs about ¥48,000 a month. To learn how they work, read our guide: What Is a Share House in Japan? A Simple Guide

Sources

• Ministry of Justice (Center for Human Rights Education and Training), Foreign Residents Survey. Survey conducted in 2016; report published in 2017. moj.go.jp (Japanese)
• MLIT, Support for Foreigners Moving into Private Rental Housing (multilingual guides for tenants). mlit.go.jp (Japanese)
• MLIT, List of Registered Guarantor Companies Offering Language Support. mlit.go.jp (Japanese)
• Urban Renaissance Agency, UR Rental Housing Guide (English, PDF). ur-net.go.jp