Finding an apartment in Japan as a foreigner (and not getting turned down)

Why some landlords say no, what makes them say yes, the documents to have ready before you view anything, and the options that skip the hardest parts: share houses, UR housing and foreigner-friendly agents.

Last updated 4 October 2026

Why you might be turned down, honestly

Some landlords in Japan still refuse foreign tenants. It's unfair, and it's not universal. Underneath, the worries are almost always practical: Will the rent be paid? Can we reach someone who speaks Japanese if there's a problem? Will the garbage and noise rules be followed? Will they leave without notice?

Everything that answers those questions before they're asked makes a yes more likely. That's what the rest of this guide is about.

Have these ready before your first viewing

Document	Why
Residence card (and passport)	Identity and how long you can stay. A card expiring soon worries landlords; mention a renewal in progress.
Proof of income or job: employment certificate (在職証明書) or job offer, last year's tax certificate (源泉徴収票), or recent payslips	Shows the rent will be paid. Students: school enrolment certificate and proof of savings or a sponsor.
Bank account and Japanese phone number	Rent and the guarantor company's checks run through them.
An emergency contact in Japan (緊急連絡先)	Often required, ideally someone who speaks Japanese: a colleague, your manager, a friend. They don't pay anything; they're who gets called.
Savings statement	Helps when income is new, freelance or from abroad.

How renting works, start to keys

1Search on the big portals (SUUMO, LIFULL HOME'S, at home: in Japanese, but the filters are easy) or foreigner-focused sites in English.
2Contact an agent about a listing. They'll often suggest others. Say upfront that you're foreign, what you earn and when you want to move. It saves you from viewing places that would reject you.
3View it (内見, naiken). Check the sun, the noise, the phone signal, the bathroom ventilation, and the garbage area: a tidy one usually means a well-managed building.
4Apply (申込, mōshikomi). A form plus your documents. Applying doesn't commit you, but backing out after approval annoys agents.
5Screening (審査, shinsa) by the landlord and the guarantor company: usually 3–7 days. They may call you or your emergency contact.
6Explanation and contract, then pay the move-in costs: usually 4–6 months of rent (estimate yours). How to read a Japanese lease.
7Keys, usually on or just before the start date. Photograph everything on day one.

Good places go fast, especially from January to March. If you like it and it fits, apply the same day.

Options that skip the hardest parts

Option	The trade-off
Share houses	Furnished, short contracts, low move-in cost, used to foreigners. Less privacy; a good way to land and look around.
Monthly apartments (マンスリー)	Furnished, from one month, little screening. Higher monthly rent.
UR housing (UR賃貸)	Public-corporation housing: no key money, no agent fee, no renewal fee, no guarantor. You need to meet an income or savings standard. Many are in large estates in the suburbs.
Foreigner-friendly agents	Agents who work with foreign tenants every day know which landlords say yes and which guarantor companies accept foreigners.
Company housing or a corporate lease	If your employer offers it, take it seriously. A company name on the lease solves most of the worries above.

Small things that make a big difference

Write a short introduction for the application: who you are, your job, how long you plan to stay, and that you'll follow the building rules. Some agents attach it, and it works.
Bring a Japanese speaker to the viewing, or have one available by phone. It answers the "can we reach you" worry in person.
Be flexible on one thing: a few more minutes from the station, an older building, or a ground floor opens up far more places.
Ask the agent directly: 外国籍でも大丈夫な物件ですか? (Is this place OK for a foreign national?) It saves everyone a week.

If you're turned down

Ask the agent what would change the answer: a different guarantor company, a bigger deposit, a corporate contract, a Japanese emergency contact. Often one of those works. If a place refuses only because of your nationality, move on; there are plenty that won't. If you're facing discrimination you want to report, the Ministry of Justice's human rights counselling offers help in several languages.

Keep reading

How to read a Japanese lease, and what every fee means

Key money, guarantors, renewal fees, move-out cleaning: what each line costs you.

Your first two weeks in Japan: the order that actually works

Address, ward office, phone, bank: the order that breaks the chicken-and-egg loop.

Moving house within Japan: every notice, in order

Same city or a new one: the ward office steps, mail forwarding and who else to tell.

Sources

Facts checked against these official sources. Rules change and differ by city: if something here looks out of date, tell us at support@progaijin.com.

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