An Overview of the Rental Situation for Foreign Residents in Japan
Searching for rental housing in Japan as a foreigner? While Tokyo has seen an increase in properties that accept non-Japanese tenants, the reality is that most listings still reject foreign applicants—often due to cultural misunderstandings, language barriers, and systemic gaps in the rental process.
Here are some of the most common problems foreign residents face when renting an apartment in Japan, and how our company, Oitomares, supports those who need help.
1. Misunderstanding Local Trash Disposal Rules
Garbage separation and disposal rules in Japan are strict and vary by municipality. If tenants dispose of garbage incorrectly (wrong day, wrong category, wrong location), it can result in complaints from neighbors or the landlord. Unfortunately, the rules are often written only in Japanese, making compliance difficult for non-native speakers.
2. Confusion About Neighborhood Associations
In some areas, tenants are expected to join the local neighborhood association (jichikai or chōnaikai), which involves community cleaning days or small fees. These expectations are rarely explained in English, and misunderstanding or refusing to participate can cause friction with locals.
3. Noise Complaints and Unintentional Disturbances
Japanese apartments often have thin walls. Even small gatherings or conversations at night may lead to noise complaints. Cultural differences in what is considered acceptable noise can create conflict—especially when tenants assume the same standards as in their home country.
4. Lack of Emergency Contacts in Japan
Many landlords or property managers require an emergency contact living in Japan. Without one, the lease may be denied. Even after moving in, if something goes wrong (e.g., accident, illness), not having a reachable contact can complicate support from authorities or landlords.
5. Failing the Guarantor Company Screening
Most rentals require a guarantor company instead of a personal guarantor. Foreigners may be rejected by these companies due to short residency, lack of stable employment, or insufficient financial history—often without clear reasons provided.
6. Unclear and Unexpected Move-in Costs
Foreign tenants are often surprised by Japan’s unique(??) rental fees practice, which may include:
- Key money (reikin) – a non-refundable gift to the landlord
- Fire insurance – mandatory in most cases
- Guarantor company fee – typically one month’s rent
- 24-hour support fees – sometimes charged without explanation
- Lock exchange fees – common but rarely disclosed in advance
Without detailed guidance in their native language, tenants may sign contracts without fully understanding these costs.
7. High Cleaning Fees Upon Moving Out
At move-out, some tenants find that their entire deposit is used to cover cleaning and repair fees. Others are charged unexpectedly high amounts for minor wear and tear. Disputes often arise when the initial contract lacked clear explanations—or when communication is only in Japanese.
How Oitomares Can Help
We specialize in real estate support for foreign residents in Japan. Our services include:
- Property search and rental contract support
We introduce foreigner-friendly apartments, explain lease terms in multiple languages, and coordinate with landlords and guarantor companies. - Utility setup and move-in assistance
We help you open gas, water, electricity, and internet services—even before move-in. - Move-out and deposit settlement support
We can accompany you to move-out inspections, communicate with property managers, and help you understand cleaning fees or damage claims.
Multilingual Support Available
We offer full support in:
Japanese, English, Spanish, and Portuguese. For other languages, we can assist via chat tools.
Need Help Renting in Japan?
If you’re feeling overwhelmed by rental procedures in Japan—or have already experienced issues—don’t hesitate to contact us. Oitomares is here to help foreign residents navigate Japanese real estate with clarity and confidence.
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