When visiting a real estate agency, it’s a good idea to bring a Japanese-speaking friend or guarantor to assist with negotiations. Dress neatly and clearly communicate your desired conditions (rent, proximity to school, facilities, size). You will likely be asked questions about the following, so it’s helpful to be prepared with your answers:

• ・Name, nationality, occupation, number of housemates, income, Japanese language ability, whether you have a guarantor, identification, and reasons for looking for a room.

When you find a room that meets your criteria, arrange to visit it. Room viewings are usually free of charge.
Take the time to see several rooms and select the one that feels right for you. If you're not satisfied with a room, it's perfectly fine to decline.

Once you’ve selected the room you want to rent, you’ll need to undergo a tenant screening process. If you pass the screening, the process will move forward.

About Guarantors

Typically, a co-signer (guarantor) is required for rental contracts. If you don’t have a guarantor, you may be able to use a rent guarantee service provided by a company. As the requirements can vary by property, it’s important to check with the real estate agency.

International Student Housing Comprehensive Security System (Japan Student Services Organization)

Some schools are able to act as a guarantor for students under this system. The following requirements must be met to use this system.

• ・The school is a member of the International Student Housing Comprehensive Security System
• ・You enroll in the insurance prescribed by this system. (Premium: 4,000 yen for one year, 8,000 yen for two years)
• ・The landlord agrees to the university acting as your guarantor under this system.

Please enquire at your school's office for further details.

Before finalizing the contract, the real estate agency will provide an explanation of the terms and conditions. Make sure to ask any questions if something is unclear. If you're not comfortable with Japanese, it’s advisable to have a Japanese-speaking friend accompany you to help clarify any doubts. Confirm anything you're unsure about right away to avoid potential issues later on.
※Refer to STEP 06 for the “Key Points to Check When Signing the Contract.”

You will enter into a rental agreement with the landlord or real estate agency.
After signing the lease, you will pay the initial costs (security deposit, key money, agent fees, etc.).

【Documents Required for the Contract】

Alien Registration Certificate (or Proof of Residency), Passport, Income Certificate, Enrollment Certificate, and the guarantor’s income certificate and seal registration certificate.

【Costs Required for the Contract】

Security deposit, key money, agent’s fee, insurance, rent, and maintenance fees for common areas.
While costs can vary depending on the location and the property, it’s common to pay between 4 to 7 months' worth of rent as an estimate.

【Key Points to Check When Signing the Contract】

・Security Deposit and Key Money

The security deposit will be refunded after deducting any necessary expenses upon move-out, while key money is a non-refundable payment to the landlord as a gesture of thanks. Be sure to clarify in advance which payments will be refunded and which will not to prevent any confusion.
※For more details, see ""Security Deposit Settlement"" in the section about moving and lease termination.

・General Lease Agreement vs. Fixed-Term Lease Agreement

For stays shorter than one year, a fixed-term lease agreement (with no option to extend or shorten the lease) is typically required.
For longer stays, contracts usually last one or two years, with a renewal fee at the time of renewal.

・Furniture and Appliances

The availability of furniture and appliances varies depending on the type of property. In many Japanese rental homes (apartments, condos, or houses), furniture and appliances such as air conditioners, refrigerators, and washing machines are often not provided. Be sure to check which items are included in the rental property you're considering.

After signing the lease, you'll receive the key from the real estate agency. You need to return the key upon your departure, so make sure not to lose it.
In order to make duplicate key, you need to get permission from the landlord.

When you receive the keys, it’s a good idea to inspect the condition of the room with the real estate agent present and prepare a checklist for reference.

Prepare a simple floor plan and mark any existing damage or stains you notice upon moving in. Take photos with visible dates to avoid disputes during move-out. Additionally, check that appliances such as the air conditioner and kitchen equipment are functioning correctly.

・Electricity: Fill out the postcard attached to the circuit breaker with your name, address, and start date of use, then drop it in the mailbox.
・Gas: Contact the gas company in advance to ensure service is available on your move-in day. A technician will need to perform work inside your apartment, and you must be present during the process.
・Water: Contact the municipal water department to activate your water service. In many cases, you can fill out a designated postcard with your name, address, and start date, then mail it. Check with the real estate agency for specific instructions.

・Be considerate of the residents living on the floors above and below your unit by keeping noise levels low inside your room.
・It is prohibited to hammer nails into the walls or paint them. Be sure to review the prohibited actions listed in your rental agreement.
・Allowing others to live with you without permission or subletting your rented room is a violation of your rental contract.
・Hallways, staircases, and other common areas of the building are shared spaces. Do not leave personal items or trash in these areas.

Guidebook for Tenants

• https://www.mlit.go.jp/common/001317844.pdf