Securing a home is one of the first major steps when starting life in Japan. For foreign residents, however, navigating the Japanese rental process can be challenging, especially due to the volume of required documents—most of which are in Japanese.
Questions like “What do I need?”, “How do I prepare it?”, and “Will I be denied if I don’t submit everything?” are common concerns.
This article provides a clear, practical guide to the essential documents foreign nationals need to rent a property in Japan, helping you approach your search with clarity and confidence.
Standard Documents Required for Foreign Residents in Japan
| Document | Purpose | Notes |
|---|---|---|
| Residence Card | Serves as your official ID in Japan and is mandatory at signing | Both front and back copies may be required; ensure it is valid |
| Passport | Used for identity and nationality verification | Also confirms visa details |
| Certificate of Residence | Official proof of your registered address in Japan | Obtainable at your local city/ward office; should be issued within 3 months |
| Proof of Income | Demonstrates financial capacity to pay rent | Includes payslips, employment contracts, or tax certificates |
| Certificate of Employment or Student ID | Verifies current employer or educational institution | Requirements vary by visa type (e.g., work vs. student visa) |
| Emergency Contact Information | A local contact person, employer, or school for urgent situations | Typically someone who can communicate in Japanese |
| Guarantor Information or Guarantor Company Contract | Covers rent default risk | Most applicants use a guarantor company if no Japanese co-signer is available |
Document ①｜Residence Card
This is the most essential document for foreign residents. It states your visa type and expiration date, and is always required by property management companies and real estate agencies.
💡Key Points:
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If the remaining validity is less than three months, it may negatively impact your screening
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Ensure the card will remain valid throughout the entire lease period to avoid issues during the contract term
Document ②｜Passport
Typically submitted alongside the Residence Card for identity verification. For individuals newly arrived in Japan, immigration stamps or visa pages may also be reviewed to confirm entry status.
Document ③｜Certificate of Residence
While some newcomers may not have completed resident registration immediately after arriving or moving, this document is often required at the time of contract to verify your residency record in Japan.
How to Obtain:
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Visit your local city or ward office
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If you have a My Number Card, it may also be issued at convenience stores in participating municipalities
💡Note: For foreign nationals, some landlords may request a version of the certificate that includes all household members listed.
Document ④｜Proof of Income (Financial Credibility)
To verify your ability to make rent payments consistently, one or more of the following documents may be requested:
For Employed Individuals:
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Recent payslips (typically for the past 2–3 months)
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Employment contract
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Annual income tax certificate
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Certificate of employment
For Students, Freelancers, or the Unemployed:
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Proof of scholarship or student financial aid
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Bank statements showing sufficient funds to cover several months’ rent
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Written support documentation from sponsors, either from your home country or within Japan
💡It’s ideal for documents to be issued in Japanese or English; official translations may be required for other languages.
Document ⑤｜Certificate of Enrollment or Student ID
If your visa status is classified under “Work” or “Student,” you will need to verify your active employment or academic enrollment.
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Certificate of employment from your company (no fixed format required)
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Copy of your student ID (both front and back)
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Letter of admission or certificate of enrollment (especially for international students)
💡Some real estate agencies may also require the name and contact number of a representative at your workplace or school.
Document ⑥｜Emergency Contact Information
You will need to provide the name, phone number, and relationship (e.g., friend, colleague, professor) of a person residing in Japan who can be contacted in case of emergency.
💡Note: This is not the same as a guarantor—your emergency contact bears no financial responsibility.
Document ⑦｜Guarantor Details or Guarantor Company Agreement
To mitigate the risk of missed rent payments, most rental properties in Japan require one of the following:
◯ Appointing a Guarantor Residing in Japan
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Ideally, a Japanese national or permanent resident
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May need to submit documents such as proof of income, employment, ID, and a certificate of personal seal
◯ Utilizing a Guarantor Company (Common Practice)
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If approved by the guarantor company, a personal guarantor is not required
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Fees include an initial charge equal to 50–100% of one month’s rent, plus an annual renewal fee
💡Note: Not all guarantor companies accept foreign nationals, so it is advisable to choose properties represented by agencies familiar with international-friendly guarantor options.
Is a Bank Account or Personal Seal Required at the Time of Contract?
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A Japanese bank account is often necessary for monthly rent auto-debits.
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While foreign nationals are increasingly exempt from needing a personal seal, some real estate agencies or municipal offices may still request one.
Important Notes on Submitting Documents
| Consideration | Details |
|---|---|
| Ensure all documents are within valid dates | For example, the certificate of residence should be issued within the past 3 months. |
| Originals may need to be presented | Even if submitting photocopies, property managers may require original documents for verification. |
| Request translation assistance if needed | Especially crucial for non-Japanese speakers to avoid misunderstandings or contract errors. |
When in Doubt, Asking Is the Right Approach
Being a foreign national does not inherently place you at a disadvantage in securing a rental property in Japan. What truly matters is your ability to present the required documents accurately and explain your situation with sincerity.
If you find Japanese paperwork confusing, are unsure how to fill out forms, or cannot find a guarantor—
don’t hesitate to reach out to a real estate agency experienced in supporting international residents, or a trusted Japanese-speaking contact. This proactive step is often the key to a smooth and successful leasing experience.