Finding an apartment for foreigners in Japan can feel tougher than expected, even if all your documents are in order. Many who try to rent apartments or houses in Japan find themselves rejected one or more times before they secure a place. In this article, we explain why landlords sometimes say no, what they are worried about, and what you can do to improve your chances of success.
Is Discrimination Real?
Yes. Unfortunately many foreigners experience rejection based on nationality alone. A survey of foreign residents in Japan found that around 40 percent of respondents reported that they were refused housing simply because they were foreign renters. Many listings even included phrases like no foreigners allowed, although this practice is declining slowly.
Landlords may fear problems like misunderstanding rules, language barriers, or cultural differences in how people live and interact with neighbors. In some areas, especially outside major cities, owners may have had little experience renting to non-Japanese tenants and may feel uneasy as a result.
The Screening Process and Financial Requirements
In Japan almost all rental applications are carefully screened. Both the landlord and a guarantor company often review your finances and background. If either step fails, your application can be rejected. Many landlords will look at your financial records, employment stability, and how long you have been in Japan.
A key rule in Japan is that your income should comfortably cover your rent. A common guideline is that rent should be no more than about 30 percent of your monthly income, and your annual earnings should be around 36 times the rent you are applying for. If you do not meet this standard, it can lead to automatic rejection even if you have stable employment.
Visa and Language Concerns
Another major factor is your visa and communication ability. Landlords may hesitate to rent to someone on a short visa or with uncertain renewal plans. If your visa expires soon, they may worry you will leave before a long lease ends.
Language differences can also make landlords uneasy. If they cannot easily communicate with you about repairs, payments, or rules, they may prefer a Japanese-speaking tenant, even if you meet all other financial and legal requirements.
Cultural Expectations and Misunderstandings
Cultural expectations also play a role. Many landlords worry that foreign tenants may not understand Japanese customs around waste disposal, noise control, and apartment etiquette. Misunderstandings about these norms can make landlords cautious, even if there is no real problem.
Incorrect or Missing Documentation
Even small mistakes on your application can cause a rejection. Landlords and guarantor companies take documentation seriously, and missing or inaccurate information may make you appear careless or unreliable. Always double-check that all forms, employment verifications, and proofs of income are complete and accurate.
The Guarantor Requirement
Almost every lease in Japan requires a guarantor. This is a person or company that takes responsibility for your rent and any potential costs if you fail to pay. Many foreigners find it hard to meet this requirement without a Japanese relative or friend. However, professional guarantor companies exist and can help. Typically, the initial fee equals around one month of rent plus maintenance fees, followed by small monthly or annual payments thereafter.
How to Improve Your Chances
Here are several strategies to help you be accepted more easily when you try to rent apartments or houses in Japan:
- Demonstrate Financial Stability
Make sure you can show stable income, savings, and employment. Having pay stubs, tax returns, or bank statements ready can help convince landlords you are a low risk tenant.
- Use a Guarantor Company
Using a professional guarantor can ease landlord concerns and can be especially helpful for those without personal connections in Japan. Choosing well-known guarantor services can strengthen your application.
- Work with Foreign-Friendly Agencies
Some real estate agencies specialize in listings that accept foreign tenants. These agencies understand international needs and can guide you toward properties where approval is more likely.
- Prepare Clear Documentation
Ensure your application is complete and accurate. Review all fields carefully, provide correct contact details, and include all required proofs before applying. Working with a foreigner friendly real estate agency can also help, as bilingual staff can explain required documents and support you in preparing applications correctly, reducing the risk of delays or rejection.
- Consider Less Competitive Areas
Central city locations and highly popular neighborhoods often come with intense competition. Expanding your search to areas farther from major stations or exploring lesser known neighborhoods may improve your chances of approval, as these locations often have fewer applicants competing for the same properties and landlords may be more open to different tenant profiles.
6. Understand Everyday Living Rules in Japan
Another practical step is to prepare everyday living information in advance, which reassures landlords that you understand local expectations. For example, many rental issues in Japan relate to garbage separation rules, noise levels, and shared space etiquette rather than rent payment itself. Showing that you already understand recycling rules, quiet hours, and building guidelines can make a strong impression during application screening. Some tenants even prepare a short self introduction or reference from an employer or previous landlord to demonstrate reliability. When landlords see that a foreign tenant is informed and respectful of community norms, approval chances increase significantly without changing budget or location preferences.
- Stay Flexible When Choosing Your First Home
Many newcomers focus only on location or building age, but staying flexible about property conditions when you first arrive in Japan can significantly improve approval chances. Being open to slightly older buildings or smaller apartments often makes it easier to secure housing. Once you build a positive rental history in Japan, moving to a more desirable property becomes much easier. Starting with a practical choice helps foreigners secure housing faster while learning which neighborhoods best suit their lifestyle.
Getting an apartment for foreigners in Japan can be more challenging than in other countries, but it is far from impossible. Understanding the rental process, meeting financial and visa requirements, and working with agencies that understand foreign tenants can make a big difference. By preparing thoroughly and approaching the process with confidence, you increase your chances of finding the right place to call home in Japan.
