Finding an apartment in Japan is difficult for the Japanese. As a gaijin you can expect the process to be even more complicated.
To rent an apartment you must prove your income. Having a job in Japan with proper tax documents will do the trick. If you work for a company based in another country then things won’t be so simple. It doesn’t matter what company you work for, anything outside of Japan is questionable and therefore you will have a harder time when it comes to your guarantor.
Everyone needs a ‘hoshounin’ (保証人) or personal guarantor (sometimes two) in order to rent. The person must basically sign their life away stating that they will cover your debt should you choose to not pay. The guarantor must also prove their income and is subject to a credit check. The less credible your job the more strict they will be on your guarantor.
If you can’t find a guarantor then it’s not the end of the world. There are companies called ‘hoshou gaisha’ that will act as your guarantor for a fee of usually half of 1 month’s rent per year. They too must sign their life away and… if you decide not to pay then you might wanna think about buying a one way ticket to a distant land. I’ve heard that guarantor companies like to play hardball and will show up banging on your door if you’re late on rent.
Be prepared to prove your status of residency. In addition to having a Gaijin Card you will have to prove that you are allowed to stay in Japan longer than a tourist which typically runs 90 – 180 days depending on where you’re from. Having some sort of VISA like a Spouse Visa will be sufficient. If you have a Japanese insurance card then you should present it as well. Having insurance is a little more proof that you are here to stay during credit check time.
Initial Fees Normally Include:
* A security deposit called “shikikin” which typically amounts to two or three months’ rent
* “Thank you money” known in Japanese as “Reikin” which is a one-time fee that typically amounts to one or two months’ rent. It’s non-refundable and is paid to the owner at the initiation of the lease
* A reservation fee called “tetsukeikin” which is required but is refunded or credited to your next month’s rent as soon as you sign contract. It’s too make sure that you are serious about renting the apartment while the paperwork is being done
* An “Agent Fee” which is normally the equivalent of one month’s rent to be paid to the real estate agent as commission
You can expect to incur these fees upon move-in unless you search for “Toshi Saisei Kiko” or “UR” apartment. A good website to check is forrent.jp It’s hard to find a nice one in Tokyo, but if you plan on living outside of the metropolis then you should have no problem finding a decent place without having to pay the normal fees. A lot of these places also do not require a guarantor (保証人不要).
Nowadays there are a bunch of rental companies advertising that they ‘rent to foreigner’s with ‘no key money’ and ‘no agent fees’. Take a close look at their prices and you’ll figure out why they’re willing to take the risk. Most of them are way overpriced which turns out to be more money than forking over the initial entry fees.
Once you’ve jumped the initial hoops the fun begins. The “fudousan” or realestate agent will fax or email a pile of apartments that are on the market based on your specific request. I’ve done a lot of apartment hunting in Japan and I’ve found that they always show the really crappy apartments first. Be picky with the apartments that you want to see. Make sure that they meet your requirements on paper before you decide look at them. For example, they might want to show you a place that is a 25 minute walk from the nearest train station. Or you might be offered an apartment that’s right above an Indian Curry shop. I have nothing against Curry… but really! It’s not easy to change apartments once you’ve moved in… so be careful the first time and save yourself time and money later. Take it from me. I’m speaking from experience.
Once you look at some places and you decide on the place where you want to live… the fudousan will call the owner of the apartment and let them know what’s going on. Take a deep breath. I have been shown apartments (plural) and decided that I wanted to move into them only to be told by the owner that gaijin are not allowed. Uno momento por favor! The fudousan just showed me a place that’s off limits to foreigners? Shouldn’t ‘no gaijin’ be marked on the description right next to ‘no pets’? It happens. Be prepared… otherwise you’ll be shocked like I was when I was openly denied because of my skin color.
Eventually, after spending enough time and effort apartment hunting, even a gaijin can find a great place to live. Once you get through the searching process and you’re all moved in then it’s time to concentrate on whatever it is that you came here to do in the first place. Don’t get discouraged if you have a difficult time getting approved. Like I said, even the Japanese have a hard time during this process.
I like the accountability.
woh.
thanks for sharing the info!
Found a great place in Shibuya, no shikikin or reikin (zero-zero) last year. Right now, a lot of Japanese people are, in essence, telling Fudosan agents to f*#k off if they aren’t shown several possible zero-zero apartments right off the bat. Saw this several times last year when I was doing the apartment-hunt thing myself. It inspired me to do the same and that’s how I ended up in a nice little apartment in Shibuya within walking distance of Hachiko, Yoyogi Park, Shinjuku, and Shimokitazawa.
Just say “no” to shoganai and stand your ground, apartment hunters.
@Billy
I wish I would have read your post a couple of days ago. I just committed to a 1-1 and now waiting for approval from the credit check company and the owner.
I love you’re saying – Just say “no” to shoganai
That should be a t-shirt!
I was using a hosho-gaisha. Then they went bankrupt. Oh, the irony….
I live in a thing called UR which is goverment housing.
http://housing.ur-net.go.jp/
You have to pay a deposit of like 2 months or so which is refundable depending on the condition you leave the place in. But no bribe money, no insurance and no renewal fees. The places are all pretty big. I live in a 45sqm 1LDK on the 8th floor.
“Finding an apartment in Japan is difficult for the Japanese.”
I did not see where you got this one. There are PLENTY of vacant apartments in Tokyo, not even speaking of other – smaller – cities. With the same income level, it’s way easier to find something here than, lets say, in Paris, London or New-York. You can visit places and be picky, you’re sure that you’ll find exactly what you want if your patient and you know what you want.
“To rent an apartment you must prove your income.”
I didn’t have to prove anything to move in my apartment. I just filled in the form with my salary, and that was it. They made absolutely NO verification (which actually quite surprised me).
The only “verification” the 保証会社 did was to call my company to check if I was really working there. I could have given the phone number, that would have been the same.
The thing is that there is usually a sensible standing difference between places with 礼金 (“bribe money”) and places without: lighter rooms, recent electric installation, bigger bathroom, etc. – so if you intend to stay a while, that might be something to think about…
“Finding an apartment in Japan is difficult for the Japanese.”
I did not see where you got this one.
I was talking about the approval process and not actually finding a decent place. It’s a pain in the ass for everyone is what I meant.
“To rent an apartment you must prove your income.”
My wife and I had to provide personal income tax documents when we rented all of our apartments and office. If you didn’t then that’s great. Since I am self employed I also had to provide our company documents: touboki touhon (sp?)… and articles of incorporation of our USA company.
“I was talking about the approval process and not actually finding a decent place. It’s a pain in the ass for everyone is what I meant.”
Again, if you compare to other big cities, especially in Europe, where I come from, I find it really easy to find a decent place, get a warrant, and move-in. It costs money, but you are almost sure to find a nice place if you know how to search. This is not the case everywhere.
I guess it also depends on the landlord. From my experience, individuals are pickier than companies (and they also have the habit of coming to your place when they want, knocking on the door THEN directly opening it… but that’s another story).
OK, you’re right. it’s easy to find an apartment in Japan
Love the sarcasm, heheh. Some people just always want to be right.
Great post! In the past I have paid 1-1 and 2-2 for private digs and 4-2 for a business rental.
I agree in a sense about it being tough for the Japanese…if they want to move into a NICE place anyway.
My friend moved last year into one of the new highrises in Nishi Shinjuku and I remember her application process was absurd. Like she was trying to get a US security clearance or something. This and shes the pres of her company and completely loaded.
I’ve managed to pull a 0-month shikikin 1-month reikin agreement via chance meeting with a landlord while walking out of an agency. He stopped me and asked if I wanted a room. We walked a bit but I was on my guard, fearing he was a “catch” for the local strip club. But he turned out legit, I inspected the room and it was both in my budget and satisfied my conditions. The issue of money was brought up by the landlord surprisingly and I was like, sure, why not. I din’t mind that I wasn’t getting the reikin back but I was able to use my planned shikikin to buy other stuff (TV, furniture). If you have a chance, don’t go through agencies, go to landlords directly.