Renting an apartment in Japan is not complicated once you understand how the system works, but it is very different from renting in the Philippines. There are upfront costs most people are not expecting, paperwork that needs to be in order before you even visit a property, and some landlords who simply will not rent to foreigners.
This guide walks you through the full process so you know what to prepare and what to expect at each step.
Step 1: Know Your Budget Before You Start Looking
The monthly rent is only part of what you will spend. In Japan, moving into an apartment often comes with significant upfront costs paid before you get the keys.
Here is what you may need to pay at the start:
Shikikin (敷金) – Security Deposit Typically one to two months of rent. This is held by the landlord and returned at the end of your tenancy, minus any deductions for cleaning or repairs.
Reikin (礼金) – Key Money A non-refundable payment given to the landlord as a gesture of gratitude. This is a uniquely Japanese tradition and feels strange to many foreigners. It is usually one to two months of rent, though some properties have eliminated it.
Agency Fee (仲介手数料) Paid to the real estate agency that arranged the rental. Usually one month of rent plus tax.
First Month’s Rent Sometimes prorated depending on your move-in date.
Fire Insurance (火災保険) Required by most landlords. Usually ranges from 10,000 to 20,000 yen per year depending on the plan.
Guarantor Fee (保証料) If you use a rental guarantor company instead of a personal guarantor, expect to pay around 0.5 to one month of rent upfront, with a smaller annual renewal fee.
In total, moving into a new apartment in Japan can cost anywhere from three to six months of rent before you have even spent a night there. Plan for this in advance.
Step 2: Understand the Guarantor Requirement
Almost every rental in Japan requires a guarantor (保証人, hoshounin). This is someone who agrees to cover your rent if you fail to pay and takes on legal responsibility for your tenancy.
Traditionally this was a family member or a Japanese national. For most Filipinos in Japan, especially newcomers, this is a real obstacle.
There are two main alternatives:
Rental Guarantor Companies (家賃保証会社) Most landlords now accept or even require the use of a licensed rental guarantor company (hoshougaisha) instead of a personal guarantor. You pay a fee upfront and an annual renewal fee, and the company backs your tenancy. This has become the standard route for most foreign renters.
Employer as Guarantor Some companies in Japan will act as your guarantor if you are their employee. This is worth asking your employer about if you are renting for the first time.
If you are using a guarantor company, make sure the landlord accepts the specific company being used. Not all guarantor companies are accepted by all landlords or agencies.
Step 3: Prepare Your Documents
Before visiting a real estate agency, gather these documents. Missing even one can delay your application significantly.
- Residence card (在留カード, zairyu card) – required for all foreign renters
- Passport
- Certificate of alien registration or residence certificate (住民票, juminhyo) from your local city hall
- Proof of income: recent pay slips, employment contract, or tax return
- My Number card or notification slip
- Seal (印鑑, hanko) – some agencies require this; others accept a signature
- Contact details of your guarantor or confirmation of which guarantor company you are using
- Bank account details (needed for setting up rent payments)
If you are self-employed or a student, income documentation becomes more important. Some agencies will ask for a full year of tax filings. Be upfront about your situation rather than trying to work around it.
Step 4: Find a Property
Real Estate Agencies (不動産屋, fudousanya) This is the most common route. Walk into a local real estate agency or use their website to browse listings. Most agencies represent properties in their local area, so it helps to search agency by agency if you have a specific neighborhood in mind.
Online Portals These sites list rental properties across Japan. Most are in Japanese, but listings include key details like rent, floor plan, and location:
- Suumo (suumo.jp) – one of the largest rental portals in Japan
- Homes (homes.co.jp)
- Athome (athome.co.jp)
- Chintai (chintai.net)
For English-language searches, GaijinPot Housing (housing.gaijinpot.com) lists properties that explicitly accept foreign tenants, which saves time if you are new to Japan.
Word of Mouth and Community Groups Filipino community groups on Facebook often have members subletting or passing on apartment leads. This is more common in areas with large Filipino populations. It is informal but can surface options that are not listed anywhere officially.
FilipinosInJapan.com Directory Check our Accommodation listings for housing services and agencies that work with the Filipino community in Japan.
Step 5: Visit the Property and Apply
Once you find a place you like, you will visit with an agent who will walk you through the unit. Japanese apartments are shown in their empty state, so bring a tape measure if you want to check furniture sizes.
After the visit, if you want to apply, you fill out an application form (申込書, moushikomisho) with your personal details, employment information, and guarantor details. The agency submits this to the landlord for approval.
Approval can take a few days. Some landlords will reject foreign applicants outright. This is still a reality in Japan, though it has improved in urban areas. If one property falls through, move on and try another.
Step 6: Sign the Contract
If your application is approved, you will be invited to sign the rental contract (賃貸借契約書, chintaishaku keiyakusho). This is a formal meeting at the agency, usually with an agency staff member who is licensed to explain the contract terms.
The contract explanation session (重要事項説明, juuyou jikou setsumei) is legally required and covers everything from rent payment terms to rules about pets, smoking, and alterations to the unit.
Key things to check before signing:
- Monthly rent and when it is due
- Contract term (usually two years, with renewal fees at the end)
- Rules on guests, subletting, and noise
- Conditions for returning the security deposit
- Who is responsible for repairs
- Early termination clause and penalties
Ask for a copy of the contract in advance if possible and read it carefully. If your Japanese is limited, bring someone who can help you understand the key terms. Signing a rental contract in Japan is legally binding in the same way it is anywhere else.
Step 7: Pay and Move In
After signing, you pay all upfront costs and receive your keys. Rent in Japan is almost always paid monthly in advance by bank transfer. Set up an automatic bank transfer (口座振替, kouzafurikae) through your bank to avoid missing payments.
Once you have the keys, you have two things to do right away:
Register at City Hall You are legally required to register your new address at your local city hall (役所, yakusho) within 14 days of moving in. Bring your residence card. Your address on your residence card will be updated, and you will receive a new juminhyo. This address is also required for many other procedures, including updating your health insurance, bank account, and workplace records.
Set Up Utilities Gas, electricity, and water are each handled separately in Japan. Gas requires a technician visit to turn on; you cannot do it yourself. Each utility will have a card or sticker in the apartment with contact numbers for setup. Do this on or before your move-in date so you are not without utilities on your first night.
Tips Specific to Filipinos Renting in Japan
Language barrier at the agency: Most real estate agencies operate in Japanese only. If your Japanese is limited, try to bring a bilingual friend or colleague to your first agency visit, or use agencies that specifically cater to foreign residents. GaijinPot Housing and agencies listed on our directory often have English-speaking staff.
Shorter-term options: If you are new to Japan and not ready to commit to a two-year lease, look at monthly mansions (マンスリーマンション), share houses (シェアハウス), or gaijin houses. These have less upfront cost and more flexible terms. They are a practical starting point while you get settled and find a more permanent place.
Renewal fees: Japanese leases are typically two years. At the end of the term, many contracts require a renewal fee (更新料, koushinryou) of one month’s rent. This is not always clearly explained upfront so read the contract before you sign.
Pets: Most Japanese apartments do not allow pets. If you have a dog or cat, filter listings specifically for pet-friendly (ペット可, petto ka) properties from the start. Do not assume a landlord will make an exception.
Noise rules: Japanese apartment walls are often thin and noise complaints are taken seriously. Be aware of building rules regarding quiet hours, and be considerate of neighbors, especially if you have children.
What to Do If a Landlord Rejects You
It happens. Some landlords in Japan still refuse to rent to foreign nationals, and there is currently no law that explicitly prohibits this, though it is considered discriminatory.
If you face repeated rejections, try these alternatives:
- Focus on agencies that specialize in foreign residents
- Look for properties managed by larger companies rather than individual landlords, as corporate landlords are generally more accommodating
- Consider a share house or monthly mansion in the short term while you build a rental history in Japan
- Ask your employer if they can assist with housing or act as guarantor
The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) has materials and initiatives to support foreign residents in accessing housing. MLIT’s website (mlit.go.jp) has a multilingual housing consultation service that is free to use.
Useful Resources
- Suumo (rental listings): suumo.jp
- GaijinPot Housing (foreigner-friendly listings): housing.gaijinpot.com
- MLIT Housing Consultation for Foreigners: mlit.go.jp
- Immigration Services Agency (residence card info): moj.go.jp/isa
- FilipinosInJapan.com Accommodation Directory: FilipinosInJapan.com/directory/accommodation
