Renting in Japan? 5 Reasons Foreigners Get Rejected

Information current as of April 2026 based on Ministry of Justice surveys and real estate industry data.

If you've been apartment hunting in Japan as a foreigner, you already know the pattern: you find a listing, contact the agent, and somewhere between "What's your visa status?" and "Do you have a Japanese guarantor?" the conversation quietly ends. This isn't always about prejudice — much of it is structural. Understanding why you're being rejected is the first step to not being rejected again.

The 5 Rejection Reasons

1. No Japanese guarantor (連帯保証人 — rentai hoshōnin)

Landlords traditionally require a Japanese citizen to co-sign your lease — someone who takes legal responsibility if you stop paying rent. If you just arrived and don't know anyone willing to do this, you're stuck. This is the #1 barrier — a Ministry of Justice survey found that roughly 40% of foreigners were turned away due to lack of a guarantor.

2. Visa type or remaining period

A lease in Japan is typically 2 years. If your visa expires in 6 months and hasn't been renewed yet, landlords see risk. Student visas and "designated activities" visas are considered less stable than work visas or permanent residency.

3. Communication concerns

Landlords worry about misunderstandings around garbage rules, noise complaints, and emergency procedures. This is often phrased as "language issues" but really means they're uncertain whether problems can be resolved without a Japanese speaker involved.

4. Income or employment instability

Freelancers, part-time workers, and people who just started a new job face extra scrutiny. Most landlords want to see monthly income of at least 3× the rent and a stable employment contract.

5. The landlord simply said no

Some property owners reject all foreign applicants regardless of qualifications. This is technically not illegal in Japan — there is no enforceable anti-discrimination law in housing — though the government has been pushing guidelines to reduce it. Your agent may tell you "the owner declined" without further explanation.

Upfront Costs Explained

Before solving the rejection problem, understand what you're budgeting for. Japanese apartment initial costs are notoriously high compared to most countries.

Fee	Typical Amount	Refundable?
Security deposit (敷金 — shikikin)	1–2 months' rent	Partially (cleaning costs deducted)
Key money (礼金 — reikin)	0–2 months' rent	No
Agent fee (仲介手数料)	1 month's rent + tax	No
Guarantor company fee	0.5–1 month's rent	No
Fire insurance	¥15,000–¥25,000 / 2 years	No
Key exchange	¥10,000–¥25,000	No

For an apartment at ¥80,000/month, expect ¥320,000–¥480,000 (roughly 4–6 months' rent) due at signing. Many foreigner-friendly properties now offer zero key money to lower this barrier.

The Guarantor Problem — and the Fix

The solution for most foreigners is a guarantor company (保証会社 — hoshō gaisha). These companies act as your co-signer for a fee — typically 0.5–1 month's rent upfront, plus an annual renewal of around ¥10,000–¥20,000.

How it works:

1. Your real estate agent submits your application to the guarantor company
2. The guarantor company runs a screening (income, visa status, employment)
3. If approved, they guarantee your lease to the landlord
4. If you miss rent, the guarantor company pays the landlord and then collects from you

Major guarantor companies that commonly accept foreigners include GTN (Global Trust Networks), JID, and Casa. Your agent will usually suggest one — you don't need to find them yourself.

One foreign resident shared on an expat forum: "I was rejected by 3 apartments before my agent switched to a guarantor company that specializes in foreigners. After that, I was approved within a week. The extra ¥40,000 fee was worth it." Individual experiences may vary.

Foreigner-Friendly Agents and Platforms

The single biggest difference-maker is using an agent who specializes in foreign clients. These agents know which landlords accept foreigners, which guarantor companies to use, and how to present your application to maximize approval.

• E-Housing — Tokyo-focused, all listings verified as foreigner-friendly, daily updates
• GaijinPot Apartments — Tokyo, Osaka, Kyoto, Nagoya. Bilingual staff, English search
• wagaya Japan — Multilingual support (English, Chinese, Korean, Vietnamese, and more)
• PLAZA HOMES — Premium Tokyo properties, full English service
• UR Housing (都市再生機構) — Government-run apartments with no key money, no guarantor, no agent fee. Limited availability but excellent for foreigners who qualify (income requirements apply)

If the apartment search feels impossible — agents not returning your calls, listings disappearing before you can visit, rejection after rejection — that frustration is common, and it's exactly the kind of situation where a local connection helps. On LO-PAL, you can ask local Japanese people for advice on your area — which neighborhoods are foreigner-friendly, which agents to avoid, what went wrong with your application. Posting is free.

What to Say at the Viewing

If you get a viewing (内見 — naiken), this is your chance to make a good impression. Some useful phrases:

この部屋を見せていただけますか (Kono heya o misete itadakemasu ka) — Could I see this room, please?

ゴミ出しのルールを教えてください (Gomi-dashi no rūru o oshiete kudasai) — Could you tell me the garbage rules?

保証会社を使うことはできますか (Hoshō gaisha o tsukau koto wa dekimasu ka) — Can I use a guarantor company?

Asking about garbage rules signals that you understand and respect the building's systems — this is a surprisingly effective way to address the "communication concern" that landlords have about foreign tenants.

Related Articles

• First Year in Japan? 7 Things Every Foreigner Sets Up Too Late — The full first-year admin sequence
• Moving Checklist Japan — Once you've found a place, here's the 20-step moving timeline
• Garbage Sorting App Japan — The garbage rules your new building will expect you to follow

Ask a Local — It's Free

Apartment hunting in Japan is hard enough in Japanese — doing it as a foreigner adds layers of confusion and frustration. On LO-PAL, you can post your housing question for free and get advice from local Japanese people who know your area. Need someone to come with you to a viewing, help negotiate with a landlord, or review your lease in Japanese? Request a task — you only pay when the job is done.