If you are planning to move to Japan, you may wonder whether it is possible to complete a property viewing and sign a lease before entering the country. Today, many people successfully rent apartments in Japan from overseas using online apartment viewing, video calls, and digital contracts.
In the past, renting usually required tenants to visit the property in person. However, legal changes and improved technology have made remote apartment viewing and overseas contracts much more accessible. Some real estate agencies now support international clients throughout the entire process.
This guide explains how property viewing in Japan works, how you can rent apartments in Japan before arrival, the required procedures such as identity verification and the Important Matters Explanation, and practical tips to help you secure a home safely from abroad.
Can You Rent Apartments in Japan Before Arriving
Yes, it is possible to rent apartments in Japan before arriving, but it depends on the landlord and property management company. Traditionally, landlords required tenants to visit in person to confirm their identity, review documents, and complete a legally required process called the Important Matters Explanation.
The Important Matters Explanation is a formal step where a licensed real estate agent explains the lease terms, fees, and building rules before the contract is signed. This process is required under Japanese real estate law to protect tenants and ensure transparency.
Previously, this explanation had to be conducted face to face. However, according to the Japan Ministry of Land, Infrastructure, Transport and Tourism, online Important Matters Explanation became officially permitted nationwide in October 2021 after successful pilot programs demonstrated its reliability.
This legal update allows licensed agents to conduct the explanation through secure video calls if both the tenant and landlord agree and the required internet and communication conditions are met. As a result, it is now possible to complete a property viewing, receive the explanation, and sign a lease entirely from overseas.
However, not every landlord accepts overseas applications. Some property owners still prefer tenants who can complete an apartment viewing in person or who already live in Japan.
For this reason, working with a foreigner friendly real estate agency is highly recommended. They can prioritize properties that allow overseas contracts and guide you through the process smoothly.
If you would like to know more about basic steps of renting apartments in Japan, our step-by-step guide for foreigners may help you.
What Is Property Viewing and How It Works Online
Property viewing refers to inspecting an apartment before signing a lease. This step allows you to confirm the size, condition, and surroundings of the property. Even when you plan to rent apartments in Japan from overseas, property viewing remains an important part of the process.
Today, there are several ways to complete an apartment viewing remotely.
Live video viewing
A real estate agent visits the apartment and shows it through a live video call using platforms such as Zoom, FaceTime, or WhatsApp. You can ask questions and request specific views, such as inside closets, balcony space, or the building entrance.
Recorded video tours
Agents may provide detailed recorded videos showing the layout, storage, bathroom, and kitchen. This option is helpful if you live in a different time zone.
Virtual tours and 3D walkthroughs
Some modern buildings offer interactive tours that allow you to explore the apartment digitally.
These tools make property viewing in Japan possible even if you are still overseas.
Important Matters Explanation and Why It Matters
The Important Matters Explanation is one of the most unique and important parts of renting in Japan. It must be conducted by a licensed real estate agent before signing the lease.
This explanation includes critical information such as
- Monthly rent and maintenance fees
- Security deposit and key money
- Contract duration and renewal fees
- Cancellation conditions
- Building rules, such as pets or noise restrictions
This process ensures that tenants fully understand the contract before agreeing to it.
Since October 2021, the law allows this explanation to be conducted online through video conferencing if both parties agree and proper communication systems are available. This change significantly improved access for international tenants who want to complete property viewing and rent apartments in Japan remotely.
Online explanations are now widely used, especially in cities with large international populations such as Tokyo and Osaka.
Step by Step Process for Renting from Overseas
Here is a typical process for completing property viewing and renting from overseas.
Step 1 Search for apartments
You choose properties based on your budget, preferred location, and move in date. If you want access to a wider range of options, you can contact a real estate agent and share your requirements. Agents can recommend apartments that match your needs, confirm availability, and identify properties that allow overseas applications. This is especially helpful when you plan to complete a property viewing remotely and rent apartments in Japan before arrival.
Step 2 Request property viewing
Your agent arranges a live or recorded apartment viewing so you can evaluate the unit remotely.
Step 3 Submit your application
You provide documents such as your passport, visa status, employment information, and income details.
Step 4 Screening process
The landlord and guarantor company review your application. This usually takes several days.
Step 5 Online Important Matters Explanation
A licensed agent explains the lease terms through a video call. This is a very important opportunity for tenants to fully understand the contract before signing. Make sure you listen carefully and ask questions about anything that is unclear. It is essential that the explanation is provided in a language you clearly understand so you can make an informed decision. Confirming the details at this stage and signing only after you fully understand the terms can help prevent problems or misunderstandings later.
Step 6 Sign the contract and pay initial costs
Contracts may be signed electronically or sent internationally. Electronic signatures are legally permitted in Japan, but some landlords or property management companies may still require handwritten signatures. In many cases, you may need to sign every page of the lease documents. Carefully follow the instructions provided and ensure all required signatures are completed to avoid delays in finalizing your rental agreement.
Step 7 Move in after arrival
Keys are typically handed over after payment confirmation and identity verification.
In many cases, this entire process can be completed within two to three weeks.
Why More People Rent Apartments in Japan Remotely
Several factors have made overseas apartment viewing more common.
Legal approval of online explanations
Government approval removed the biggest legal barrier to remote contracts.
Improved technology
Video calls, secure file sharing, and digital signatures allow safe remote transactions.
Growth in international residents
Japan continues to attract foreign workers and students, increasing demand for flexible rental procedures.
Changing global mobility patterns
Remote preparation has become standard practice for international relocation.
These changes have made it much easier to rent apartments in Japan without traveling first.
Important Things to Check During Apartment Viewing
Even with remote apartment viewing, you should carefully evaluate the property.
Confirm the actual size
Photos can make rooms appear larger than they are. Ask for measurements.
Check building condition
Ask to see hallways, entrances, elevators, and garbage areas.
Verify appliances
Some apartments include appliances, while others do not.
Check sunlight and surroundings
Ask about nearby buildings, noise levels, and natural light.
Confirm internet availability
Reliable internet is essential for work, study, and daily life. When checking a property, make sure to confirm not only whether internet service is available, but also the speed and data capacity to ensure it meets your needs. Careful apartment viewing and asking these questions in advance helps prevent unexpected problems after moving in.
Situations Where Overseas Contracts May Not Be Allowed
Some properties still require in person procedures.
Common reasons include:
- Landlord preference
- Older buildings with traditional management
- Lack of experience renting to international tenants
- Identity verification requirements
Some landlords still require tenants to verify their identity in person, even if online contracts are allowed. This may involve showing a passport, visa, or other official documents to confirm who you are before signing the lease.
Working with an experienced agent can help you find apartments that allow overseas applications.
Risks and How to Avoid Them
Remote rentals are convenient, but you should take precautions.
Risk of inaccurate expectations
Request detailed videos and ask questions during apartment viewing.
Risk of scams
Work only with licensed real estate agencies. The Japan Consumer Affairs Agency recommends verifying businesses carefully before signing contracts.
Risk of delays
Start your search early and allow extra time for screening and paperwork.
Benefits of Completing Property Viewing Before Arrival
Completing property viewing and signing a lease before arrival offers major advantages.
- You can move directly into your permanent home without staying in temporary housing.
- You avoid expensive hotels or short term rentals.
- You reduce stress during relocation.
- You can start work or school immediately after arriving.
This is especially helpful for professionals, students, and families relocating internationally.
Work With a Foreigner Friendly Real Estate Agency
Because each landlord has different policies, not all properties allow overseas contracts. The most effective approach is to work with a foreigner friendly real estate agency and inform them in advance that you plan to rent apartments in Japan from overseas.
Experienced agents can:
- Arrange live apartment viewing sessions
- Identify properties that allow overseas applications
- Conduct online Important Matters Explanation
- Communicate with landlords on your behalf
- Support you in English and other languages
This greatly increases your chances of securing housing before arrival.
Support for Your Apartment Search
Completing property viewing in Japan and signing a lease from overseas is now easier than ever. Legal changes, online apartment viewing tools, and experienced agents have made it possible for international residents to rent apartments in Japan safely and efficiently. However, each property has different requirements, and careful preparation is essential.
Thank you for reading our guide on property viewing and renting from overseas. At Tokyo Homes, we help international clients arrange apartment viewing, complete online Important Matters Explanation, and secure apartments that allow overseas contracts. We specialize in supporting foreign residents and making the rental process simple and stress free.
If you are planning to move to Japan and want professional assistance, contact us today. We are ready to help you find and secure the right home before you arrive.
