How Foreigners Rent an Apartment in Japan: 8 Steps, Documents and the 14-Day Address Rule

Published2026.11.0210 min read

Foreign nationals rent apartments in Japan through the same process as Japanese residents. This guide breaks it into eight steps — what to do and what to prepare at each stage — checked against official Japanese sources.

Key points

The flowSet conditions → viewing → application → screening → explanation of important matters → contract & move-in costs → move in → address registration
Time neededUsually 7–10 days from application to move-in (depends on screening and the property)
Common hurdlesScreening documents, the rent guarantee company, name spelling differences
After moving inRegister your address at the city office within 14 days

Renting in Japan: eight steps

STEP 1Set your conditions

Write down your monthly budget (rent + management fee), area, commuting time, layout and move-in date. Move-in costs — deposit, key money, agency fee, advance rent, guarantee fee, fire insurance — can add up to several months’ rent. See our move-in cost guide (example: rent 80,000 yen + management fee 5,000 yen = 460,000 yen in total).

STEP 2Search and view

Compare properties with an agent. Some landlords set conditions such as “foreign nationals: please consult”. Check sunlight, noise, plumbing, storage, the washing machine space and rubbish area. If you are still abroad, an online video viewing may be possible for vacant units.

STEP 3Apply

The application asks for your name, nationality, status of residence, employer or school, income and emergency contact. Applying is not yet a contract. Commonly requested documents:

Document	Notes
Residence card	If you are not in Japan yet: passport, Certificate of Eligibility (COE), admission or job offer letter
Passport	Photo page
Proof of income or study	Withholding slip, employment certificate, enrolment certificate
Emergency contact	Name, relationship and phone number of someone in Japan

Requirements vary by landlord, management company and guarantee company. The residence card is issued to mid- to long-term residents and proves lawful residence. ※1

STEP 4Screening

The landlord (management company) and the guarantee company review your application; you may receive a confirmation call. Many contracts use a rent guarantee company instead of a personal guarantor. MLIT publishes a list of registered guarantee companies offering foreign-language support (52 companies as of 30 September 2026). ※2 No agent can promise a result; if you are declined, you can try another guarantee company or property.

STEP 5Explanation of important matters

Before signing, a licensed Real Estate Transaction Specialist shows their certificate and explains the property, lease term, renewal, cancellation and costs. Online explanations (IT jusetsu) are treated the same as in person under certain conditions. ※3 MLIT publishes sample contracts and explanation forms in 14 languages, including English and Chinese. ※4

STEP 6Sign and pay move-in costs

Agency fee cap: in total, no more than one month’s rent × 1.1 from landlord and tenant combined; for homes, no more than 0.5 month × 1.1 from the tenant unless the tenant agrees. ※5
Contract type: a standard lease can be renewed; a fixed-term lease ends when the term expires. ※4

STEP 7Get the keys and move in

Before moving furniture in, photograph any marks or damage. Apply for electricity, gas, water and internet before your move-in date. Under MLIT’s restoration guidelines, normal wear and tear is covered by rent, while damage caused intentionally or negligently by the tenant is the tenant’s responsibility. ※6

STEP 8Register your address within 14 days

New mid- to long-term residents must register their address at the city office within 14 days of settling on it, bringing their residence card. There is no fee. ※7 This can be done together with the resident registration. If you move within Japan, register at the new city office within 14 days. ※8

Timeline example

When	What to do
1–2 months before	Start consulting and set conditions
3–4 weeks before	View properties (online possible) and apply
After screening	Explanation, contract, payment
Move-in day	Get keys, photograph the condition
Within 14 days	Register your address at the city office

FAQ

Can I sign a lease before I arrive in Japan?

Depending on the property and guarantee company, you can apply and pass screening from abroad. See overseas screening.

Can I rent without a guarantor?

Many properties accept a rent guarantee company instead of a personal guarantor. Each company has its own criteria.

Can I pay move-in costs from abroad?

MYHOUSING accepts international remittances as well as domestic transfers. Please confirm the method when you consult us.

What if I forget to register my address?

It is a legal obligation under the Immigration Control Act. Go to your city office with your residence card within 14 days. ※7

Find your home in Japan with MYHOUSING

MYHOUSING helps you in English, Chinese and Japanese, from setting conditions and viewings to the application, explanation of important matters and procedures after you move in.

Renting in Japan for foreigners

Overseas screening

Sources (official, in Japanese)

* General information only. Screening criteria and documents vary by landlord, management company and guarantee company. Amounts are examples. (Checked: 2 November 2026)