When renting a property in Japan, the first hurdle many foreign residents encounter is the tenant screening process. While factors such as financial stability and character are essential, the type of visa—or residency status—you hold often plays a significant role in the landlord or management company’s decision-making.
Questions like, “Can I rent with this visa type?” or “Which visas might be viewed less favorably?” are common and understandable.
This article provides a clear, fact-based explanation of how different visa types affect rental screening outcomes, helping you navigate the process with clarity and confidence.
Why Is Visa Type Considered During Rental Screening?
Landlords and real estate agencies evaluate residency status (visa type) based on several key factors:
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Whether the tenant can legally reside in Japan for the duration of the lease
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Whether the tenant has a stable source of income or is affiliated with a recognized institution
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The likelihood of passing the guarantor company’s screening
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Whether the tenant is likely to reside in the property long term
In short, not all visas are viewed equally. Visa type can influence perceived credibility, and is often used as an indicator of rental reliability in the screening process.
Key Visa Categories and How They Are Perceived in Rental Screening
Below is an overview of common visa types, evaluated based on how likely they are to be accepted by landlords and guarantor companies during the tenant screening process.
✅ Visa Types Generally Viewed Favorably
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Permanent Resident
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Considered the most stable and trustworthy status
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Typically not bound by contract duration limits, and often approved without a personal guarantor
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If earning income in Japan, tenants are treated nearly on par with Japanese nationals
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Long-term Resident
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Assumed to have stable, long-term residence, often with family
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If employment and income are adequate, screening tends to proceed smoothly
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Spouse of Japanese National / Spouse of Permanent Resident
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Marriage or family ties to a Japanese citizen or permanent resident
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Despite having a set visa duration, strong potential for renewal enhances their credibility
⚖️Case-by-Case Visas – Approval Depends on Individual Circumstances
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Engineer / Humanities / International Services (Work Visa)
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Common among foreign professionals working in Japanese companies
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Generally approved if the applicant can present employment verification and proof of income (e.g., payslips)
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Short visa validity (less than one year remaining) may raise caution with guarantor companies
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Specified Skilled Worker
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Granted for roles in designated industries such as food service, caregiving, and manufacturing
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Screening results often vary depending on Japanese language ability and duration of employment
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When transitioning from company housing or dormitories, working with a supportive real estate agency can ease the process
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Student Visa
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Common for individuals moving out of student dormitories and into independent housing
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Requires documentation such as scholarship awards, proof of remittance, or bank statements to demonstrate payment capability
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Due to the lack of stable income, guarantor screening tends to be stricter
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Dependent Visa
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For spouses or children of foreign nationals working in Japan
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As income cannot be verified independently, the sponsor’s employment and income documentation must be provided to support the application
❌Visa Types That Tend to Face Stricter Screening
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Temporary Visitor
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Maximum stay of 90 days, with no legal right to work in Japan
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Not eligible for standard rental contracts
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Recommended alternatives include hotels or furnished monthly apartments
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Trainee / Technical Intern
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Housing is typically arranged by the sponsoring company or organization, making private lease contracts uncommon
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Relocating from company dormitories generally requires approval from the sponsor or managing organization
Guarantor Companies Have Varying Policies on Foreign Applicants
Screening standards for foreign nationals differ from one guarantor company to another:
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Some explicitly do not accept foreign nationals or student visa holders
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Conversely, guarantor companies specializing in international residents often provide more flexible evaluations, regardless of visa type
💡Working through a real estate agency experienced with foreign tenants can streamline the process—they will typically select a guarantor company more likely to approve your application from the outset.
Additional Factors Beyond Visa That Influence Rental Screening
| Factor | Impact on Screening |
|---|---|
| Remaining Visa Duration | A visa with over one year remaining offers greater confidence; less than six months may raise concern |
| Employment Type | Perceptions vary depending on whether the applicant is a full-time employee, contract worker, or part-timer |
| Japanese Language Ability | Ability to communicate in Japanese is often valued for minimizing potential misunderstandings |
| Proof of Financial Stability | Income statements and bank balances are key to demonstrating payment reliability |
| Emergency Contact | Having a reachable contact person within Japan adds reassurance for landlords and agencies |
Tips to Strengthen Your Rental Application
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Prepare all required documents accurately and promptly
(e.g., residence card, employment certificate, certificate of residence) -
Choose a property with rent that does not exceed one-third of your monthly income
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Confirm the guarantor company’s specific requirements in advance
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Work with agencies and listings that welcome foreign tenants
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Bring an interpreter or have a Japanese-speaking guarantor present to facilitate clear communication and ease concerns
Visa Status Alone Doesn’t Define Your Eligibility
While residency status is an important factor in rental screening, it is only one part of a broader evaluation—approval is not determined solely by your visa type. What truly builds trust is your ability to present complete and accurate documentation, along with a clear commitment to responsible tenancy.
Even if you’re uncertain about your visa’s impact, choosing a real estate agency or guarantor company experienced in serving international clients can significantly lower the barrier to securing a lease in Japan.