House Hunting Tips for international Students in Japan

One of the first and biggest challenges foreign students face after arriving in Japan is looking for a place to live in. While the situation has improved in recent years, the house hunting process and contracting procedure in Japan can still be a daunting task for newcomers.

In this article, we explain the house hunting process for foreign students planning to live in their own apartments in Japan. We also list down the documents you need to prepare, as well as some useful tips for house hunting.

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■Confirm first if there is a student dormitory

Many school and universities in Japan provide dormitory housing for their students. Before you go house hunting in Japan, you should first confirm if your school has prepared a dormitory room for you.

Living in a dormitory is popular with many new students since the application procedure is fairly simple, security is excellent, and access to the school or university is usually straightforward.

In Japan, most dormitory rooms are compact studio-type rooms. Since you are living with many other students in the same building, it can sometimes be hard to get privacy. There may also be specific rules such as curfews that can limit your freedom, or the room layout and facilities may not be to your liking. This is why some students choose to look for their own apartment.

Below, we explain the required preparation and procedure if you decide to look for your own apartment.

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■Understand the costs involved in renting an apartment

One of the most important things to keep in mind when you rent an apartment in Japan is that you will need to pay a fairly significant amount during the contracting procedure. This is separate from your daily living expenses and academic fees, so you need to prepare a certain amount of funds in advance.

The following are some of the fees you need to pay when you rent an apartment in Japan.

・First month’s rent

In Japan, the monthly rent is normally paid in advance. You are thus required to pay the first month’s rent during the contract signing, before moving in.

・Security deposit (shikikin)

The security deposit or “shikikin” is money paid to the landlord as a form of deposit. This money is normally returned to you in full after you move out. However, if the room requires repairs due to damage beyond normal wear and tear, the security deposit will be used to cover the repair costs, and any balance will be returned to you.

The security deposit is usually equivalent to 2 months’ rent.

・Key money (reikin)

Key money or “reikin” is a form of thank-you gift paid to the landlord is non-refundable. It is usually equivalent to 1 or 2 months’ rent.

・Broker’s fee or commission

This is the fee paid to the real estate agency who helped you find the apartment and mediate the contracting process. It is usually equivalent to 1 month’s rent.

As you can see, in order to rent an apartment in Japan, you will need to prepare as much as six times the monthly rent before you can enter into a lease contract.

Before you go house hunting, you should consider how much you can allot for monthly rent. You then need to prepare around six times this amount as the initial cost for renting an apartment.

■Prepare the required documents

Even if you find the perfect apartment, you won’t be able to start living in it if you are unable to complete the contracting procedure. This procedure includes a strict tenant screening process that involves checking your documentation and solvency.

While the specific list of required documents can vary, you will almost always be required to present a copy of your passport and Japanese residence card. The residence card is issued to all foreigners staying in Japan for more than three months, and serves as proof that you are living in Japan legally.

Residence cards can be issued at the immigration of Narita Airport, Haneda Airport, Chubu Airport, Kansai Airport, New Chitose Airport, Hiroshima Airport and Fukuoka Airport. If you are currently residing outside of Japan, you should plan to enter Japan through one of these airports. Otherwise, you will have to go to the municipal office of your residence to have your residence card issued.

■Other requirements

The following are some other requirements that you may need to prepare in order to rent an apartment.

・Personal seal and seal certificate

In Japan, it is still common to sign legal contracts using personal seals (hanko) instead of signatures. It is thus a good idea to have a personal seal made soon after arriving in Japan. You then need to register this seal with your municipal office to obtain a seal certificate.

Note that if you still have no fixed address on your arrival in Japan, you may not be able to register a seal. In this case, you should consult with your school or real estate agency.

・Certificate of enrollment

Depending on the landlord, real estate agency, or guarantor company you deal with, you may be asked to prepare a copy of your certificate of enrollment. You should ask your school or university to prepare this for you.

・Japanese bank account

You will need to open a Japanese bank account in order to pay for your monthly rent and public utilities (gas, water, electricity). You may also need to provide your bank account information before you can enter a contract to rent an apartment, or you may be asked to open an account within a specific time period after signing the contract.

Note that some Japanese banks may also require you to have a personal seal in order to open an account.

■Choosing a good real estate agency is key

After preparing the required funds and documentation, the next most important step is choosing a real estate agency.

In Japan, real estate transactions are almost always conducted through a real estate agency, and not directly between individuals. In other words, instead of looking for a suitable apartment, you should look for a suitable real estate agency who can help find the best apartment for you.

It is a sad truth that many Japanese landlords and property owners are not very welcoming of foreign tenants, due to potential problems with communication or cultural differences. Even if you find a suitable apartment through the Internet, it is very rarely mentioned whether or not the owner accepts foreign tenants. You normally have to check this information with a real estate agency.

Furthermore, even if the landlord accepts foreign tenants, you will likely be asked to provide a joint guarantor or contract with a guarantor company as a form of insurance. However, there are some guarantor companies that do not accept foreign students.

This is why it is important to find a good real estate agency that has experience in dealing with foreign clientele. They will be able to help you find a suitable apartment as well as a suitable guarantor company.

In short, the key to successfully renting an apartment in Japan is choosing a real estate agency who can be your trustworthy partner.

Since you are looking for your own place to live in, it is understandable that you want to be free to find a place in your own way. However, house hunting in Japan can be very restrictive, especially if you are a foreign student.

This is why it is very important to get the support of a real estate agency who specializes in working with foreign clients, including foreign students. Find a reliable partner who will find you a good home so you can enjoy a wonderful student life in Japan.

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