Can Foreign Residents Rent in Tokyo? Guarantors and Friendly Listings
Foreign nationals can and do sign leases in Tokyo without difficulty. What differs from home is the mechanics: a guarantor company usually stands in for a personal guarantor, and individual buildings vary in whether they accept foreign tenants at all.
Why is a guarantor company required?
A guarantor company advances the rent if a tenant falls behind, and in Japanese leases it is close to mandatory in practice. Expect an initial guarantee fee plus an annual renewal fee. Screening typically asks for your residence card, passport, and proof of employment or a job offer.
What to budget up front
- Total move-in cost
- 4–6months' rent
- Initial guarantee fee
- 50–100%
- Renewal fee
- 1month's rent
As a multiple of monthly rent
As a share of monthly rent
Every two years; not charged everywhere
How do you find listings open to foreign tenants?
Look at the foreign-language sites of the larger agencies, and at buildings working with guarantor companies experienced in foreign applicants. Some landlords do stay away, citing unfamiliarity with language support or overseas remittances, so expect a narrower shortlist if you have no credit history in Japan. A confirmed employer or school helps — proof of employment or enrolment is real leverage.
Provisions that protect tenants
- Act on Land and Building Leases, Article 26
- For a fixed-term building lease, a landlord refusing renewal must give notice between one year and six months before expiry.
- Act on Land and Building Leases, Article 28
- A landlord's refusal to renew or notice to terminate requires just cause, which is what underpins security of tenure.
- Act on Land and Building Leases, Article 30
- Special terms that contradict these provisions to the tenant's disadvantage are void. A clause is not automatically valid simply because it appears in the lease.
Which fees should you check before signing?
Deposit, key money, agency fee, guarantee fee, fire insurance, lock replacement, 24-hour support — the list runs long, and both the presence and the level of each vary by property. Ask for the move-in cost breakdown in writing at the viewing; that is what prevents surprises later.
Typical move-in costs
| Item | Typical level | Notes |
|---|---|---|
| Deposit | 1–2 months' rent | Refunded after settlement at move-out |
| Key money | 0–2 months' rent | Non-refundable; some listings charge none |
| Agency fee | 0.5–1 month's rent plus tax | Subject to a statutory cap |
| Guarantee fee (initial) | 50–100% of monthly rent | Varies by guarantor company |
| Fire insurance | Around ¥15,000–20,000 per 2 years | Often a condition of the lease |
| Lock replacement | Around ¥10,000–20,000 | Worth asking whether it is optional |
| 24-hour support | Around ¥10,000 per year | Check what it covers and whether it is required |
Common oversights and what to do instead
✕Budgeting on rent alone, then finding move-in costs reach five months' rent.
→Get the breakdown in writing at the viewing and judge affordability on the total.
✕Missing paperwork for guarantor screening, pushing the application back.
→Have your residence card, passport and proof of employment or enrolment ready first.
✕Not knowing a renewal fee existed, and facing an unplanned cost in year two.
→Confirm both the lease renewal fee and the guarantor's annual fee before signing.
✕Overlooking the notice period and paying an extra month on the way out.
→Note the notice period from the lease when you move in, not when you leave.
Before you apply
- Checked the expiry dates on your residence card and passport
- Prepared proof of employment, a job offer, or enrolment
- Received the move-in cost breakdown in writing
- Confirmed whether key money, lock replacement and support fees apply
- Confirmed the lease renewal fee and the guarantor's annual fee
- Checked the notice period in the lease
- Checked the fire insurance requirement and what it covers
Frequently asked questions
- Q. Can you rent without a personal guarantor?
- A. Yes. Leases backed by a guarantor company are the norm, and most applicants sign without providing a personal guarantor.
- Q. Can you choose a place before arriving in Japan?
- A. Some agencies offer online or video viewings. Contract procedures often still require a residence card, so confirm the conditions in advance.
- Q. Can a guarantor company reject an application?
- A. Income and remaining period of stay are both weighed. If rejected, the usual route is to reapply through a different guarantor or for a different property.
- Q. Is key money negotiable?
- A. Sometimes, depending on the property and the season. Units that have sat vacant longer tend to have more room.
The SUMIMOTO Hub app simulates move-in costs property by property and includes an AI assistant that walks through the key lease terms in Chinese and English. Before signing, confirm the final terms through your agency.
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