Renting an Apartment in Tokyo as a Foreigner: Step-by-Step Guide

Published July 7, 2026 | Kurabeel

Renting in Tokyo as a foreigner is very doable — but the process has quirks that surprise almost everyone: non-refundable fees, guarantor companies, and a screening process that can feel opaque. This guide walks you through the whole process, step by step, with the vocabulary you'll actually encounter.

Step 1: What do you need before you start searching? A residence card, income proof and a budget

For most standard apartments, you (or the agency helping you) will need:

• Residence card (在留カード, zairyu card) — tourists generally cannot sign standard leases
• Proof of income — employment contract, recent payslips, or a certificate of employment; students use their student ID and proof of financial support
• A Japanese phone number — required by most guarantor companies
• An emergency contact in Japan — a friend, colleague or your employer's HR is usually acceptable

Rule of thumb for screening: monthly rent should be under about one-third of your monthly income.

Step 2: Where do you search, and are listings exclusive? Portals — and most listings are not exclusive

Most people search on portal sites like SUUMO or HOME'S (Japanese, but they work fine with browser translation). A key fact that saves you money: the agency shown on a listing is not the only agency that can rent you that apartment. Most listings are shared across agencies through an industry database, so you can pick the agency with the best conditions — for example, one that charges no agency fee.

Step 3: Which words do you need to understand? Shikikin, reikin and chukai tesuryo

Confused by key money? We wrote a dedicated guide: Key Money in Japan Explained.

Step 4: What is the guarantor company for? It replaces a personal guarantor, for a fee

Traditionally, tenants needed a Japanese personal guarantor. Today, most apartments instead require a guarantor company (保証会社) — you pay a fee (typically 50–100% of one month's rent at move-in, plus a small annual renewal) and they guarantee your rent to the landlord.

This is good news for foreigners: you don't need to find a Japanese person to vouch for you. Some guarantor companies have stricter screening for non-Japanese applicants, but an experienced agency will know which companies and which landlords are foreigner-friendly, and route your application accordingly. For costs, screening details and what to do if you're rejected, see our full guarantor guide.

Step 5: How does application and screening work? Income, visa and a phone check, over 3–7 days

Once you apply (申込み), the guarantor company and landlord review your income, visa status and sometimes conduct a short phone interview — this can often be done with an interpreter or via your agency. Approval typically takes 2–5 business days.

Step 6: What do you pay at contract time? Four to five months' rent in total

Expect total move-in costs of 4–5 months' rent: deposit, key money, agency fee, first month's rent, guarantor fee, fire insurance, lock exchange. For a ¥100,000/month apartment that's ¥400,000–500,000 — see the full breakdown in Move-in Costs in Japan.

Frequently asked questions from foreign renters

Can I rent without speaking Japanese?

Yes. The lease documents will be in Japanese, but an agency with English support can walk you through every clause before you sign. Kurabeel supports English via LINE chat.

Will landlords reject me for being a foreigner?

Some individual landlords do — it's frustrating but real. The practical answer is to work with an agency that checks the landlord's policy before you get attached to a listing, so you never waste an application.

When should I start looking?

Apartments in Tokyo move fast: start seriously looking 3–4 weeks before your target move-in date. January–March is peak season with the most listings but zero negotiating power; May–August is quieter and cheaper.

* The agency fee is as low as ¥0. Listings for which the landlord pays no advertising fee (AD) may not qualify. We always confirm the exact amount in a written estimate before you sign.