For foreign nationals seeking to rent a property in Japan, most landlords and real estate agencies will request the presentation of a valid Residence Card. This often raises a common concern: Is it impossible to rent a home in Japan without one? Given the diversity of visa types—ranging from short-term stays and academic programs to employment and family accompaniment—securing stable housing is often the first critical step in establishing a life in Japan.

In practice, while presenting a Residence Card is typically a prerequisite, it is rarely sufficient on its own. A comprehensive lease application will often require a combination of documents to verify identity, visa status, financial stability, and emergency contactability. This article provides a factual and detailed overview of the types of documents typically required from foreign residents when entering into a lease agreement in Japan. It also outlines the purpose of each document and offers practical tips for ensuring your application is complete and compelling.

What Is a Residence Card?

A Residence Card is an official identification document issued to foreign nationals residing in Japan on a mid- to long-term basis. Under Japanese law, it must be carried at all times and presented upon request. The card contains essential personal information including visa status, period of stay, type of residence status, and registered address.

In the context of leasing property in Japan, the Residence Card serves several critical functions: it verifies the tenant’s identity, confirms the legality and validity of their stay, and clarifies the permitted duration of residence. For these reasons, presentation of the Residence Card is typically required during lease negotiations, and almost always mandated by guarantor companies during their screening process.

The card provides landlords with reassurance that the prospective tenant is residing in Japan legally and is likely to remain for a sufficient period to meet ongoing rent obligations. As such, it plays a central role in identity verification and tenant assessment in Japan’s real estate market.

Limitations and Alternatives When a Residence Card Is Unavailable

Individuals entering Japan on short-term visas—such as for tourism—are not issued a Residence Card. Consequently, those with “Temporary Visitor” status typically face significant barriers when attempting to secure a long-term lease in Japan.

Standard rental agreements are generally structured for long-term residence (typically one year or more) and are designed in conjunction with guarantor companies, whose screening systems cater exclusively to mid- and long-term visa holders. As a result, individuals on short-term visas are often ineligible for conventional rental housing. For such cases, alternative accommodations—such as hotels, serviced apartments (monthly mansions), or share houses offering short-term contracts—are commonly recommended. These options are more flexible and do not require a Residence Card for tenancy.

In rare circumstances, individuals who have just arrived in Japan and have not yet received their Residence Card may be able to present provisional immigration documents or a landing permission stamp in their passport. However, these exceptions are limited, and in principle, it is advisable to initiate rental procedures only after officially obtaining a Residence Card.

Essential Documents for Signing a Lease Agreement in Japan

While many of the documents required to sign a lease in Japan are standard regardless of nationality, foreign tenants are typically asked to submit additional documentation. Below is a list of the most commonly required items:

Residence Card
A valid Residence Card is a fundamental requirement. Both front and back copies are usually requested to verify visa status and duration. If the card is set to expire during the lease term, tenants should notify the agency of planned renewal in advance.

Passport
Used to confirm personal identity and immigration history. Particularly important when the Residence Card has been recently issued or if the visa period needs supplementary validation.

Certificate of Residence
This document confirms that the tenant is registered with a local municipality in Japan. It typically includes the tenant’s address, name, nationality, and visa status. If municipal registration has not yet been completed, the lease agreement may be denied.

Proof of Income
Demonstrates the tenant’s ability to meet rent obligations. Acceptable documents include recent payslips, employment contracts, or tax withholding statements. For students, scholarship confirmation or financial support statements may be accepted instead.

Certificate of Employment or Student ID
This certifies the tenant’s current institutional affiliation. Employment certificates detail the employer’s name, position, and contract terms. Students are required to provide a valid student ID or official admission letter.

Emergency Contact Information
Tenants are required to provide an emergency contact based in Japan. This should be someone other than the applicant—such as a friend, employer, school representative, or a third party fluent in Japanese. It is often required in addition to any guarantor arrangements.

Guarantor Company Documentation
For foreign nationals, it is generally difficult to secure a personal guarantor, making the use of a guarantor company effectively mandatory. In addition to the standard documentation listed earlier, tenants are typically required to submit a guarantor company application form, a consent agreement, and a copy of their Residence Card.

Incomplete Documentation May Lead to Screening Rejection

Delays or inconsistencies in submitting required documents can result in lease application rejections. Guarantor companies, in particular, place strong emphasis on the applicant’s visa status, employment stability, and income reliability. Any discrepancies within the documentation can undermine the applicant’s credibility.

Additionally, if the residence permit is set to expire before the end of the lease term, the guarantor company may decline the application due to perceived risk. In such cases, providing documentation of a scheduled renewal or an employer’s letter confirming continued employment can support a successful negotiation.

Since most real estate agencies and guarantor companies require both original documents for verification and submitted copies, it is advisable to prepare at least two complete sets in advance to ensure a smooth process.

Key Considerations Before Signing a Lease Agreement

For foreign nationals entering into a lease agreement in Japan, there are several important factors to verify beyond documentation. Careful attention to the following areas can help prevent misunderstandings and contractual disputes:

First, review the language and content of the lease agreement. If you are unable to read Japanese, confirm whether translated materials or interpreter support is available. A lack of understanding of the lease terms can lead to disputes, particularly concerning move-out costs and property usage rules.

Second, choose a real estate agency or property management company experienced in dealing with foreign tenants. Inexperienced agencies may cause delays, procedural confusion, or even unexpected changes in contract terms during the process.

Finally, verify whether the guarantor company supports foreign applicants. Not all companies accommodate all nationalities or visa types, and some may have restrictions based on immigration status or country of origin. Confirm eligibility beforehand to avoid setbacks during the screening process.