Reasons Renting in Japan Is Difficult as a Foreigner
Renting an apartment or house in Japan as a foreigner is entirely possible, but the process can feel more complicated than in many other countries. From Japanese-language paperwork to guarantor requirements and landlord concerns, foreign newcomers may face practical and cultural obstacles when renting an apartment in Japan.
The encouraging news is that preparation makes a meaningful difference. By understanding the common challenges, gathering the right documents and choosing accommodation designed for international residents, foreigners can improve their chances of securing a suitable home in Japan.
Can Foreigners Rent in Japan?
Yes, foreigners can legally rent property in Japan, whether that means an apartment, a shared house or a larger rental home. There is no general rule preventing a non-Japanese national from entering a residential lease.
However, availability and approval criteria vary by landlord, property manager, location and lease type. Some traditional rental arrangements can be difficult for overseas arrivals or residents without Japanese-language support, a local guarantor or an extensive employment history in Japan.
These difficulties are reflected in government research. In Japan’s Immigration Services Agency’s 2024 Basic Survey of Foreign Residents, published in March 2025, 17.4% of respondents reported experiencing discrimination when looking for housing—the most commonly reported setting for discrimination. The findings highlight why international residents may benefit from a more targeted search, prioritising providers that explicitly welcome foreign tenants. The survey illustrates why international residents may need to search more selectively and prioritise providers that clearly welcome overseas tenants.
Below are five common reasons renting in Japan can be difficult as a foreigner, along with practical ways to make the process smoother.
1. The Language Barrier
One of the first challenges of renting in Japan as a foreigner is the language barrier. The Japanese rental process often involves detailed information at every stage: property listings, agent conversations, application forms, building rules, contracts and move-out procedures. Although English-language listings are more common in international cities such as Tokyo, many standard leases and important notices remain in Japanese.
A typical rental contract can contain rules covering rent payment dates, notice periods, restoration charges, noise, waste disposal, pets, guests and the use of communal areas. If a tenant signs without fully understanding these terms, they may later face unexpected costs or misunderstandings.
Language barriers can also influence a landlord’s decision. Some landlords may be concerned that a tenant will not understand building regulations, communicate effectively in an emergency or manage issues with neighbours. These concerns are not necessarily fair, especially when a prospective tenant can communicate in Japanese or has reliable support, but they can affect access to certain properties.
How to overcome it
● Work with an English-speaking or bilingual rental provider.
● Ask for a clear explanation of the contract before signing, especially clauses relating to deposits, cancellation and restoration fees.
● Prepare a Japanese-language introduction for the landlord or agent, covering your occupation, visa status, intended move-in date and length of stay.
● Learn key housing vocabulary, including shikikin for security deposit, reikin for key money and kōshinryō for renewal fee.
● Keep written records of important conversations, approvals and payment confirmations.
Choosing a provider that can explain the process in English can remove a substantial amount of uncertainty. Weave Living Tokyo caters to Japanese and international residents, with clear support in English or Japanese to help reduce the stress of arranging accommodation.
2. Strict Documentation and Screening Requirements
Japanese rental requirements for foreigners can be strict, particularly for people who have recently arrived in the country. Most landlords and property managers want reassurance that a tenant can meet the financial and practical obligations of the lease. This is normal in any rental market, but the documentation expected in Japan can be unfamiliar to a new arrival.
Depending on the property, an application may require a passport, residence card, visa information, proof of employment, income details, bank information, emergency contact details and a proposed move-in date. Applicants may also be asked to provide information about their employer, job title and the length of their employment contract.
For someone who has recently moved to Japan, these requirements can be difficult to meet. You may not yet have a Japanese bank account, a long employment record in the country or a local contact. Freelancers, students, self-employed professionals and people on fixed-term contracts may find the screening process particularly demanding, even if they have adequate savings or overseas income.
Landlords often prefer tenants who appear stable and likely to remain in Japan for the full term of the lease. This can put foreign applicants at a disadvantage if they have only recently arrived or cannot easily demonstrate long-term plans.
How to overcome it
Present a complete, professional application from the outset. Include documents that show financial stability, such as:
● An employment contract or letter from your employer.
● Recent payslips, where available.
● Bank statements or proof of savings.
● A copy of your residence card and passport.
● A concise explanation of your reason for living in Japan and expected duration of stay.
● A reliable emergency contact, if required.
For flexible living arrangements, a professional property brand with simplified entry requirements can be a more practical choice than a conventional long-term lease. Weave Living offers furnished rental options in Tokyo, including flexible short- and long-term stays at selected properties.
3. Guarantor and Guarantee Company Requirements
One of the most well-known hurdles in renting a house in Japan for foreigners is the guarantor requirement. Traditionally, many landlords have asked tenants to provide a personal guarantor, known as a hoshōnin. This person agrees to take responsibility if the tenant does not pay rent or leaves unpaid damages.
For a foreign resident, finding a suitable guarantor can be difficult. A friend or colleague may be unwilling to take on the legal and financial responsibility, while family members living overseas may not meet the landlord’s criteria. In some cases, the guarantor must be a Japanese national or permanent resident with a stable income.
Many rental properties now use a rent guarantee company instead. The tenant pays a fee, and the company acts as a form of institutional guarantor. This has made renting more accessible for many people, but approval is still not automatic. Applicants may need to pass the guarantee company’s screening process, provide proof of income and pay initial and annual fees.
How to overcome it
● Ask early whether the property accepts a guarantee company rather than a personal guarantor.
● Confirm the upfront fee, annual renewal fee and application conditions before committing.
● Make sure your application documents are consistent, accurate and complete.
● Avoid applying for a property until you know whether the guarantor requirement is workable for your circumstances.
● Consider rental providers whose terms do not require a rent guarantor.
At Weave Living properties, tenants can avoid two of the most frustrating traditional costs and requirements: key money and a rent guarantor. This can make the move-in process more straightforward for international residents who are new to Japan.
4. Upfront Costs Can Be High and Confusing
Another challenge for foreigners renting in Japan is understanding the full cost of moving in. Renting in Japan often involves more than paying the first month’s rent. A traditional lease may include a combination of deposit, key money, agency fee, guarantee company fee, insurance, lock-change fees and a cleaning or restoration charge.
Two terms commonly confuse overseas renters. Shikikin is a security deposit that may be partly returned after deductions for cleaning, repairs or outstanding bills. Reikin, or key money, is generally a non-refundable payment made to the landlord at the start of a tenancy. Some properties charge neither, while others may require amounts equivalent to one or more months’ rent.
The initial outlay can quickly become expensive. Even if the monthly rent seems affordable, the move-in costs for a conventional apartment may be much higher than expected. For newcomers managing relocation costs, furnishing a new home and settling into a new city, this can create significant financial pressure.
How to overcome it
Before applying, ask for a full written breakdown of every initial and recurring cost. Do not compare properties based on rent alone. Instead, compare the total cost of moving in, the likely cost over the entire stay and what is included. A slightly higher monthly rate may offer better value if it includes furniture, utilities, Wi-Fi or a simpler contract structure.
Weave Living’s furnished apartments are designed to support hassle-free city living, with properties that offer no key money or guarantor requirement and, at certain monthly residences, utilities and Wi-Fi included in the rate.
5. Landlord Preferences and Limited Foreign-Friendly Listings
Some foreign renters encounter a direct refusal, while others experience a less visible barrier: an agent may say that a property is unavailable after checking with the landlord, even when the listing initially appeared open.
Landlord preferences can be influenced by concerns about language, short stays, unfamiliarity with Japanese tenancy rules or worries about communication with neighbours and building management. These assumptions can limit choice, particularly outside major international cities or in smaller local rental markets.
It is important not to assume every landlord will refuse a foreign applicant. Many property owners and management companies welcome international tenants, especially in Tokyo and other large cities. The most efficient approach is to focus your search on properties with transparent international-friendly policies rather than spending time on listings that may not be suitable.
Where to find foreign friendly apartments?
Weave Living Tokyo is an option for people seeking accommodation that is set up for both local and overseas residents. Its Tokyo residences include furnished homes and flexible rental terms, helping international tenants avoid some of the friction associated with a conventional Japanese lease.
Improve Your Chances of Approval
A successful rental application is usually about reducing uncertainty for the landlord or property manager. Foreign applicants can strengthen their position by showing that they are financially reliable, understand the tenancy terms and are prepared to communicate responsibly.
Before beginning your search, prepare a digital folder containing your identity documents, employment evidence, financial information and preferred move-in date. Decide your maximum total move-in budget, not only your monthly rent limit. If you are moving with a pet, partner or family member, disclose this at the outset, as occupancy and pet rules can be strict.
It is also worth deciding what matters most: the lowest possible rent, a central location, a large apartment or a smooth and flexible move-in process. For many international residents, choosing a well-managed, furnished residence with clear English support can be more valuable than navigating a lower-rent traditional lease with complex conditions.
Find Your Home with Weave Living Tokyo
Moving to Japan should be an exciting step, not an administrative obstacle course. While traditional rental arrangements can involve language barriers, strict screening, guarantor requirements, significant upfront fees and limited landlord acceptance, the right accommodation provider can simplify the experience.
Weave Living offers modern, furnished residences in well-connected Tokyo neighbourhoods, with options suitable for short and long stays. Selected residences offer flexible rental terms, English-language support, no key money and no guarantor requirement, allowing international residents to focus more on enjoying life in Japan and less on navigating complex rental procedures.
Explore Weave Living Tokyo to find a furnished home that fits your lifestyle, move-in plans and preferred Tokyo location.