Finding the right apartment for foreigners in Japan can be exciting for foreigners moving to Japan, but it can also be confusing and overwhelming if you are not familiar with how the rental system works here. For many people searching for a place to live, especially in big cities like Tokyo, the process is very different from what they’re used to back home. From unexpected fees to cultural expectations and tricky screening processes, there are a lot of things that can catch first-time renters off guard. Many newcomers begin their search by browsing Japanese apartments for rent online, while others focus specifically on apartments for rent in Tokyo for foreigners, only to realize later that the rental process involves more steps than expected. In this article, we will look at some of the most common mistakes people make when renting in Japan and provide clear examples and better ways to handle each situation.
1. Ignoring Upfront Costs and Fees
One of the biggest surprises for many people new to the Japanese rental market is how much you need to pay before you even move in. In addition to the first month’s rent, you often pay a deposit, key money, agent fee, and fees for services such as guarantor companies. The total can easily add up to six months’ worth of rent before you get the keys.
A very common example is key money, called reikin in Japanese. It’s a gift to the landlord that is not refundable and is unique to Japan. Many foreigners who expect only a small deposit are shocked when they learn that reikin might be required as well. A better approach is to research all expected fees before making a decision, and where possible look for listings that advertise zero key money to reduce the total cost.
2. Overestimating Listings Seen Online
Just because an apartment appears online doesn’t guarantee it is available or that the landlord will accept your application. Many foreign renters find listings they like on the real estate rental listings website, but when they contact the agent, they are told the place is no longer available or not open to foreign tenants.
This often happens when the main listing is just a marketing tool, and the agent wants to push you toward a different, more expensive unit. A better practice is to use foreigner-friendly services such as sites that specialize in listings for international tenants, and to confirm availability directly with the agent before getting your hopes up.
3. Choosing the Wrong Real Estate Agent
Language problems or unfamiliar contract terms can make finding an apartment much harder than it needs to be. Many renters make the mistake of working with agents who are not experienced in helping non-Japanese speakers, leading to miscommunication or even rejections.
To make your search smoother, look for agencies that explicitly offer multilingual support and experience placing international tenants. These agents can help you understand not just language but also unwritten expectations like explaining how utilities are set up or how recycling works.
4. Confirm What Fixtures and Appliances Are Actually Included
Another point many renters overlook is confirming whether items seen during the viewing actually come with the apartment. Not everything present during a property viewing is automatically included in the rental agreement. Some fixtures or appliances may have been left behind by the previous tenant rather than provided by the landlord.
Lighting equipment is a common example. In many Japanese apartments, ceiling lights are sometimes removed when tenants move out, meaning new tenants need to purchase and install their own. Air conditioners are another important case. While many rentals include them, sometimes they remain as items left by the previous tenant. If this is the case, repairs or replacements may become the responsibility of the new tenant.
Since air conditioners typically last around 15 years and replacement costs can be significant, failing to clarify ownership beforehand can lead to unexpected expenses. To avoid surprises, always confirm with the agent which items belong to the landlord, which are leftover items, and which appliances or fixtures you must prepare yourself before moving in. If the air conditioner happens to be left behind by the previous tenant, check its year of manufacture to ensure it isn’t too old.
5. Not Preparing for Tenant Screening
In Japan, landlords often screen applicants carefully. They check income, visa status, employment contracts, and even how long your job position has been stable. Most owners also want someone to act as a guarantor, a person who will cover unpaid rent if you default.
Many foreigners mistakenly think their job contract alone will be enough, only to get their application rejected because they do not have a Japanese guarantor or bank history.
A good solution is to prepare early for this process. Instead of hoping to find a personal guarantor, many people use a guarantor company (hoshō gaisha), which is accepted by most landlords and can help your application succeed. Make sure you check this requirement and fee with your real estate agent before you start applying.
6. Signing a Lease Without Understanding It
Japanese rental contracts are often long and written entirely in Japanese, with specific clauses that can have financial implications. Many renters, especially non-Japanese speakers, sign the lease without fully understanding the terms, only to be surprised by renewal fees, move-out inspection rules, and maintenance obligations later on.
For instance, koshinryo, or the renewal fee, is a charge that may apply when you renew your lease, usually around one month’s rent. If you didn’t ask about it before signing, it may feel like an unexpected cost down the line.
To avoid this mistake, always have the contract explained to you in a language you understand, request a translated version if available, or ask a bilingual friend to review it with you.
7. Not Respecting Cultural and Neighborhood Expectations
Renting an apartment in Japan is not only about the contract and fees. There are many unofficial rules and customs you have to follow once you live there. Noise levels, trash sorting, bike parking, and even balcony etiquette are all areas where misunderstandings can lead to complaints from neighbors or the landlord.
For example, many municipalities have strict garbage sorting rules, and putting trash out incorrectly can lead to warnings or conflict. Similarly, loud noise late at night, or umbrellas and shoes left in common areas, may seem harmless in some countries, but in Japan these are considered disturbances.
Before moving in, ask your agent for local guidelines, and observe how your neighbors handle these day to day routines. A reliable real estate agent should also help you start apartment life smoothly, so it is wise to confirm important building rules and daily living tips in a language you clearly understand before moving in. Understanding these expectations not only helps you avoid trouble but also shows respect for the community you are joining.
8. Forgetting to Ask About Ongoing Costs
Even after you move in, there are ongoing monthly costs you might not have expected. Some buildings charge maintenance or service fees in addition to rent, which are sometimes not included in the advertised price. Additionally, insurance is usually required, and renewal fees might apply every couple of years.
By asking about all these potential costs upfront, you can budget more accurately and avoid surprises after you have committed to a lease.
9. Move Out Restoration and Cleaning Fee Surprises
Another common issue foreigners face when renting in Japan involves move out restoration costs, often called restoring the apartment to its original condition. These rules are usually written in the rental contract under standard restoration clauses and sometimes in additional special conditions. However, many tenants only read the contract carefully at signing and forget the details by the time they actually move out.
To avoid disputes later, make sure to ask questions and fully understand restoration rules before signing the contract. Clarify what kind of damage counts as normal wear and what may result in extra charges. In Japan, apartments are often professionally cleaned before being handed over to the next tenant, and many contracts require tenants to pay a professional cleaning fee when moving out. This fee commonly ranges from tens of thousands of yen, so it is important to confirm the expected cost in advance.
Ironically, because professional cleaning is usually carried out anyway, spending excessive effort deep cleaning before leaving may not significantly change the final result, which sometimes frustrates tenants who cleaned thoroughly themselves. In some situations, if you can introduce a friend or colleague who wants to rent the same unit after you, there may be room to negotiate reduced restoration or cleaning costs. It is always worth discussing such possibilities with your real estate agent before finalizing your move out arrangements.
Renting an apartment for foreigners in Japan is definitely possible, but it is not always straightforward. Understanding the common issues such as upfront foreigner-specific costs, careful tenant screening, hidden ongoing fees, cultural expectations, and contract nuances—can save you time, money, and stress. If you prepare carefully, use trusted foreign-friendly services, and ask the right questions early, you will be much better equipped to find apartments for rent in Tokyo for foreigners, or compare different Japanese apartments for rent options across the country that truly match your needs.
Whether you are moving for work, study, or adventure, taking the time to learn these key points will make your rental experience here far more rewarding. Good luck with your search!
