Common Challenges Foreigners Face When Renting in Japan
Renting an apartment in Japan can be an exciting experience, but it also comes with unique challenges, especially for foreigners unfamiliar with the local rules and customs. From unexpected fees to misunderstandings about property regulations, it’s easy to run into trouble without proper knowledge.
In this article, we’ll explore common issues foreigners face when renting in Japan, along with practical tips on how to avoid or resolve them.
1. Unexpected Cleaning and Repair Fees Upon Moving Out
Case Study:
Sarah, a university student from Canada, rented a small apartment in Tokyo. When she moved out, she was surprised to receive a bill for ¥80,000 (approximately $550) for cleaning and minor repairs. The walls had minor scuffs, and there was a slight discoloration on the tatami mat.
Why It Happened:
In Japan, it’s common for landlords to charge tenants for cleaning and restoration when they move out. Even if a tenant cleans the apartment themselves, a professional cleaning fee is often mandatory, usually costing between ¥30,000 to ¥50,000.
Additionally, Japanese landlords may expect tenants to cover the cost of repairing damage beyond “normal wear and tear.” Unfortunately, what constitutes “normal” is subjective and often at the landlord’s discretion.
How to Avoid This:
• Document everything upon move-in: Take photos of any damage and notify your landlord or agency.
• Request a clear explanation of move-out costs in advance.
• Negotiate for a lower cleaning fee if the apartment is in good condition.
2. DIY and Renovation Restrictions
Case Study:
John, an IT engineer from the UK, wanted to personalize his rented apartment by painting the walls and installing wall-mounted shelves. However, when he moved out, the landlord charged him for repainting the entire apartment and removing the shelves.
Why It Happened:
While DIY home improvement is popular in many countries, modifying a rental unit without permission is usually prohibited in Japan. This includes repainting walls, drilling holes, or installing fixtures. Many leases contain clauses that require the tenant to restore the apartment to its original state.
How to Avoid This:
• Get written permission from the landlord before making any changes.
• Use removable decor like wall stickers or tension rods instead of permanent fixtures.
• Ask about “reform-friendly” apartments that allow minor customization.
3. Disputes Over Noise Complaints
Case Study:
Maria, a software engineer from Brazil, enjoyed hosting small dinner parties with friends. Although she kept the volume low, her neighbor filed a noise complaint. She was warned by her landlord that further complaints could lead to eviction.
Why It Happened:
Japanese apartments often have thin walls and poor sound insulation. Noise travels easily, and Japanese culture generally values quiet living environments. Even minor sounds, like footsteps or conversations, may lead to complaints.
How to Avoid This:
• Be mindful of noise levels after 8 PM, especially in residential areas.
• Use soundproof mats or rugs to reduce noise transmission.
• Consider renting a soundproofed apartment if you plan to play musical instruments or host gatherings.
4. Problems with Guarantors and Guarantee Companies
Case Study:
Alex, an English teacher from Australia, struggled to find a Japanese guarantor when applying for an apartment. Despite having a stable income, his application was rejected multiple times.
Why It Happened:
Japanese landlords often require tenants to have a guarantor (連帯保証人) — a Japanese resident who will be responsible for unpaid rent. Many foreigners face difficulties finding a guarantor, especially if they lack personal connections in Japan.
How to Avoid This:
• Use a guarantee company: Many agencies offer services that act as your guarantor for a fee (usually 50-100% of one month’s rent).
• Choose foreigner-friendly properties: Some apartments cater specifically to foreigners and may waive the guarantor requirement.
5. Misunderstandings About Trash Disposal
Case Study:
Lily, a student from France, received multiple warnings from her landlord for incorrect trash disposal. She hadn’t realized that in her area, trash was divided into burnable, non-burnable, and recyclable categories, each with a strict pickup schedule.
Why It Happened:
Japan has a complex waste management system that varies by municipality. Incorrect trash disposal can lead to fines or complaints from neighbors.
How to Avoid This:
• Learn your local trash schedule and sorting rules.
• Use clear bags for burnable trash and transparent bags for recyclables.
• Check with your landlord or local government for guidance.
6. Lease Renewal and Unexpected Fees
Case Study:
Ethan, a graphic designer from the US, was surprised when he received a renewal fee of ¥100,000 (approximately $700) at the end of his two-year lease. He hadn’t budgeted for this additional cost.
Why It Happened:
In Japan, it’s common for leases to include a renewal fee (更新料), typically equivalent to one month’s rent. This fee is charged every two years when tenants choose to extend their lease.
How to Avoid This:
• Ask about renewal fees before signing the lease.
• Negotiate with the landlord to reduce or waive the fee if possible.
• Consider properties without renewal fees, such as those offered by UR Housing.
Final Thoughts
Renting in Japan can be challenging, especially for foreigners navigating unfamiliar systems. However, understanding common pitfalls and knowing how to handle them can make your experience much smoother.
Before signing a lease, be sure to:
• Carefully read the terms and conditions.
• Ask questions about potential fees.
• Document the apartment’s condition upon move-in.
By staying informed and proactive, you can avoid unnecessary stress and enjoy your stay in Japan. Good luck with your rental journey!
Related Article
For a more comprehensive overview of the renting process in Japan, including tips on finding a foreigner-friendly apartment and understanding key fees, check out our complete guide:
Complete Guide to Renting an Apartment in Japan: Tips and Advice for Foreigners
