How to rent a property in Japan (process and estimated timeframe for signing a contract)

To live in Japan long-term, you need a visa and a status of residence.

• Visa: A permit issued by a Japanese embassy or consulate and required for entry into Japan.
• Residence status: A status granted based on the activities undertaken in Japan (work, study abroad, family stay, etc.).
• Permanent residency (permanent resident visa): A special status with no restrictions on the period of stay or activities, and no renewal procedures required. Because stable residence is guaranteed, it tends to be advantageous when applying for rental contracts or mortgages.

It is difficult to enter into a rental contract for short-term stays such as tourist visas, and you will need to have qualifications that allow for long-term stays, such as a work visa, student visa, family visa, or permanent residency.

When signing a rental agreement, you will typically be asked to submit the following documents:

• Residence card: Required as identification for foreigners
• Passport: Used for identity verification
• Proof of income (salary slip, tax payment certificate, etc.)
• Certificate of employment or school enrollment
• Emergency contact information (acquaintances and workplaces in Japan)

The documents required may vary slightly depending on the real estate company or guarantor company. If you have all the necessary documents, the screening and contract process will proceed smoothly.

1. Organize your desired conditions and search for properties
2. Contact a real estate company
3. Check the actual room by viewing
4. Check the initial cost estimate
5. Submit an application form
6. Prepare the documents required for the contract
7. Take the rental screening
8. Pay the initial fee
9. Receive important information and sign a rental contract
10. Receive the keys and move in

Generally, you can move in within the shortest time of about two weeks, and at most three weeks.

In recent years, the number of properties that are suitable for foreign tenants has increased, and you can easily find them using real estate websites on the Internet or smartphone apps.

Checkpoints when searching for a property

• Desired area and city atmosphere
• Distance to the nearest station or bus stop
• Rent and common area fees (approximately 1/3 of your income)
• Floor plan, size, age of building
• Building type (apartment/condominium)
• Conditions such as allowing pets and auto-locking

Some services also offer support for foreigners who do not have a Japanese phone number.

If you find a property that interests you, contact a real estate agency. In major cities such as Tokyo, Osaka, Yokohama, and Kobe, there are real estate agencies that have staff who can speak English, Chinese, and Korean.

It will be easier if you make a reservation in advance when visiting. By letting them know your desired conditions, you can arrange a viewing and be introduced to new properties.

The Japanese rental market has peak and slow seasons.

Busy season (January to March, September to October)

Demand increases sharply with the start of the new school year, job hunting season, and moves associated with personnel transfers.

While it is easy to find good properties, competition is fierce and rents and initial costs tend to be high.

Off-season (July to August)

There are few people looking for an apartment, and real estate companies are relatively quiet.

It may be easier to negotiate rent and initial costs, which could help keep costs down.

The average rent and contract terms change depending on the season, so it's best to look during the off-season if possible.

When renting a room in Japan, you will need to pay initial fees in addition to the monthly rent. A rough estimate is 4.5 to 5 months' worth of rent.

Main breakdown

• Key money: A fee paid to the landlord (non-refundable), equivalent to 1-2 months' rent.
• Security deposit: Refunded upon vacating the property, minus repair costs.
• Brokerage fee: A fee paid to the real estate company (equivalent to one month's rent + tax)
• Guarantor company fee: Approximately 50-100% of the rent
• Renewal fee: A fee paid upon contract renewal (equivalent to 0-1 month's rent)

Please see below for details.

This article explains the initial costs of living alone in Japan! We'll cover estimated costs and tips for keeping expenses down.

During the tenant screening process, the most important factors are whether the applicant has a stable income and whether they can pay the rent.

Foreign nationals often use a guarantee company, and the guarantee company also conducts a screening process at the time of contract signing.

Please see below for details.

Successfully Secure a Rental Agreement in Japan! A Guide to Real Estate Screening Criteria for Foreigners

When signing the contract, you will sign and stamp the following two documents:

• Important information explanation document
• Lease agreement

As the Important Information Explanation Document is generally written in Japanese, if you are unsure about your Japanese, it is recommended that you bring an interpreter with you or use a real estate company that can handle foreign languages.

• Average moving costs for a single person: Around 30,000 to 40,000 yen
• Prices rise during peak season (March to April)
• Cheaper during the off-season (May to August)
• You can save even more by using student discount packages and bulk quote sites

Before you move in, please make sure you have done the following:

• Electricity, gas, water and internet contracts
• Change of address at city hall
• Notifying banks and employers

In Japanese rental contracts, you are obligated to restore the property to its original condition when you move out.

• Repair costs for holes in walls and damaged equipment will be covered
• Repair costs are generally deducted from the security deposit.
• It's a good idea to take photos of the room's condition when you move in.

For foreigners to rent an apartment in Japan, it is important to have a visa, residence status, or permanent residency.

Also, if you understand and prepare the necessary documents, initial costs, and screening procedures, the rental contract will go smoothly.