When looking for housing in Japan, rent is only one part of the decision. You may also need to check guarantor requirements, initial costs, contract terms, move-in date, utilities, and move-out costs. Foreign residents may also face difficulties with language, residence status, employer information, contact information, and rent guarantee screening. This guide explains what to review when choosing housing support.
Related Guides
Review related life preparation guides.
Who this page is for
- People looking for a room in Japan
- People who need housing before or soon after arrival
- People moving into company housing or a dormitory
- People looking for real estate agents that support foreign residents
- Companies preparing housing for foreign employees
Decide before looking for housing
- Area: Check travel time to work or school, transportation cost, nearest station, and shopping access.
- Move-in date: Match it with your arrival date, work start date, and temporary accommodation period.
- Monthly budget: Include rent, management fee, utilities, internet, and daily living costs.
- Living alone or with others: Check allowed number of residents, room size, and company or school rules.
- Short-term or long-term: For short stays, furnished rooms, monthly rentals, share houses, or dormitories may fit better.
Common rental costs in Japan
In Japan, the first payment can be much higher than one month of rent. Separate the total amount from costs that may be refundable.
- Security deposit: May be used for unpaid rent or move-out restoration costs. The remaining amount may be returned.
- Key money: Usually paid to the landlord and normally not returned.
- Agent fee: Paid to the real estate agent.
- Rent guarantee fee: Paid when using a guarantee company instead of a personal guarantor. Renewal fees may apply.
- Fire insurance: Insurance for accidents, water leaks, and other problems during residence.
- Key exchange, cleaning, disinfection, and support fees: Check whether they are required, optional, and charged again at move-out.
What screening often checks
After applying for a room, the landlord, management company, and guarantee company may screen your application. Standards differ by property and company.
- Residence card, passport, or other identity documents
- Employer, school, employment contract, or job offer letter
- Income or support source for paying rent
- Phone number and email address reachable in Japan
- Emergency contact
- Whether you can understand the contract in Japanese or another supported language
Guarantor and guarantee company
Japanese rentals may require a joint guarantor or a rent guarantee company. If you cannot prepare a guarantor in Japan, it is important to ask whether a guarantee company can be used.
- Whether a guarantee company is accepted
- Guarantee fee and annual renewal fee
- What happens if rent payment is late
- How much your company, school, or support organization can help
- Conditions for emergency contact
How to choose housing support
- Experience supporting foreign residents
- Available languages
- Clear explanation of rent, initial costs, guarantee fee, and move-out costs
- Support for understanding the lease contract, important matters explanation, and prohibited actions
- Coordination with companies, schools, or support organizations
- Support after move-in
- Enough time to review conditions before signing
Items to review carefully before signing
- Contract period and renewal fee: Check the contract length and renewal costs.
- Early cancellation: Check how many months before moving out you must give notice and whether a penalty applies.
- Number of residents: Check whether family or friends can live with you.
- Prohibited actions: Pets, musical instruments, smoking, private lodging, long stays by friends, and garbage rules.
- Facilities: Air conditioner, stove, lights, refrigerator, washing machine, and internet equipment.
- Move-out costs: Cleaning fee, repair fee, deposit settlement, and restoration conditions.
Common problems after moving in
- Starting electricity, gas, and water
- SIM, Wi-Fi, and receiving mail or deliveries
- Garbage collection days, sorting rules, and large waste
- Noise, daily living sounds, and shared spaces
- Who to contact when equipment breaks
- Rent payment date and payment method
What to check when moving out
Move-out restoration costs and deposit settlement often cause trouble. Keep photos of the room condition at move-in and move-out, and check the contract and settlement details. Normal wear and tear and damage caused by negligence may be treated differently.
For companies preparing housing for foreign employees
- Decide move-in date, key handover, and initial cost payment before arrival
- Choose dormitory, company housing, or private rental
- Confirm whether the tenant is the employee, company, or support organization
- Assign responsibility for electricity, gas, water, SIM, Wi-Fi, furniture, and appliances
- Explain daily rules in the employee’s language or easy Japanese
- Explain move-out cost rules before move-in
Official information to check
- MLIT: Support for Foreign Nationals in Looking for Rental Housing
- MLIT: Guideline on restoration to original condition
- National Consumer Affairs Center: rental housing and restoration cost precautions