Student Apartment Rental in Japan: Complete 2025 Guide

Renting an apartment as a student in Japan can be daunting. The language barrier, complex lease terms, and hefty upfront fees often confuse newcomers. International students in particular face extra hurdles with guarantors and potential discrimination. This guide breaks down everything about student housing in Japan – from dorms and share houses to private apartments – and explains how to rent an apartment as a student in Japan step by step. We cover typical costs (and hidden fees), required documents, the guarantor system, legal rights, and money-saving tips. Whether you’re a local or an international student, you’ll learn all the essentials to secure housing confidently. (Currency is in Japanese yen with US dollars in parentheses at ¥110 = US$1.)

Key Takeaways

• Housing options: Students can choose university-run dormitories, social share houses, or private apartments – each with different costs and rules. Dorms are cheapest but limited, share houses offer flexibility, and private rentals give most freedom.
• Average rents: The average rent in Tokyo for students is around ¥57,000 per month (US$518), compared to roughly ¥40,000 in Osaka (US$364) and ¥30,000 in Fukuoka (US$273)
• Upfront fees: Initial move-in costs are very high – typically 4–6 months’ rent worth of fees (security deposit, key money, agent fee, first rent, etc.). It’s common to pay over ¥400,000 (US$3,640) before moving in.
• Guarantor requirement: Most rentals require a guarantor. If you don’t have a Japanese guarantor, you must pay for a guarantor company (often ~50% of one month’s rent up front). Some universities can act as guarantors for international students.
• Key money and lease terms: Key money in Japan (礼金) is a non-refundable “thank you” fee (usually 1–2 months’ rent) that many student renters must budget for.
• Legal protections: Students have the same tenant rights as any renter – e.g. fair return of deposits per government guidelines (normal wear-and-tear can’t be charged to you) – and should not face nationality-based refusal.
• Money-saving tips: Avoid peak moving season (Jan–Mar), look for “no key money” listings, consider share housing, and check for local rent subsidies (e.g. Sanuki City in Kagawa offers up to ¥10,000/month).

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1. Student-Friendly Housing Options

Japan offers several housing options suitable for students, each with pros and cons. These include public or university-administered dormitories, private share houses, and conventional apartments in the rental market. Below we explain each option to help you decide which fits your needs and budget.

National / University Dorms

Many national universities and some local governments operate dormitories for students. The biggest advantage is affordability: dormitory rent is much lower than private housing and usually requires no security deposit or key money (no shikikin/reikin). For example, the monthly dorm rent at a JASSO Tokyo student center is about ¥28,000 (US$255) – a fraction of a typical Tokyo apartment. Dorms often come furnished with basic furniture and don’t charge renewal fees (saving you from the standard contract renewal cost). However, spaces are limited and not all students can secure a dorm room. In fact, approximately 79% of international students live off-campus in private housing because dorm capacity is insufficient. Dorm life also comes with strict rules: curfews, shared facilities (kitchen, bath) and sometimes assigned wake-up/cleaning duties are common. Residency might be capped to 1–2 years in some university dorms (after which you must move out). Despite these drawbacks, dorms provide an easy transition into life in Japan – you’ll have support staff around and a built-in student community. If you receive a university acceptance, inquire immediately about dorm availability and application procedures, since demand exceeds supply.

Share Houses & Guest Houses

Share houses (guest houses) are private residences where each tenant rents a bedroom and everyone shares common areas like the kitchen and living room. They are popular with young people and international students for their flexible terms and social atmosphere. Rent for a private room in a share house is typically lower than a one-room apartment – often around ¥40,000–¥60,000 per month (US$360–$545) in major cities. In regions outside Tokyo, averages can drop to the ¥30,000s (US$273–$364). Utilities and internet are usually included or split among residents, simplifying your bills. Most share houses come furnished with basics (bed, table) so you won’t need to buy large appliances. Another perk is that many share house operators are foreigner-friendly; they may not require a traditional guarantor or Japanese language ability, and some staff speak English. Living in a share house does mean less privacy and potential personality clashes. You’ll be expected to follow house rules (quiet hours, cleaning rotations, etc.), so a cooperative mindset is needed. Initial costs are relatively low – often just a deposit (one month’s rent or less) and maybe a cleaning fee. Key money is rare in share houses, and lease agreements tend to be month-to-month or 6-month contracts, allowing you to leave with short notice. The Japanese government has even noted that share houses improve access to housing by lowering upfront costs for tenants. If you value community and flexibility over privacy, a share house can be an excellent option.

Private Apartments

Renting a private apartment is the most independent but also the most complex and costly route. Private apartments range from tiny studio 1R/1K units (often 15–25 m²) to larger multi-room flats. You’ll find older wooden apartments (washitsu style rooms) as well as modern studios; rents vary widely by city and neighborhood. Private apartments give you freedom – no curfews or shared spaces – but expect higher rent and hefty move-in fees compared to other options.

A standard lease is 2 years and typically renewable with a fee (usually one month’s rent) when you extend (this is the 更新料 or renewal fee common in the Tokyo area). To rent an apartment as a student, you’ll usually work through a real estate agent (不動産屋). The process involves considerable paperwork in Japanese, a detailed contract, and requirements like a guarantor.

Japanese lease terms explained: you will likely pay a security deposit (敷金) of 1–2 months’ rent (refundable minus any damages) and key money (礼金) of 1–2 months’ rent (a gift to the landlord, non-refundable) when signing. There will also be a one-time agency brokerage fee (typically 1 month rent + 10% tax), a fire insurance premium (~¥10,000–¥20,000 for 2 years), and the first month’s rent in advance.

All these make private renting expensive upfront. For students without a financial safety net, the initial payment can be a barrier. On the plus side, you have full privacy and control over your space. You can choose an apartment close to campus or work, live alone or with roommates (some students team up to rent a larger apartment together), and furnish/decorate as you like. Some companies specialize in student apartments (学生マンション) near universities – these may include furniture or even meal plans, bridging the gap between dorm and private housing. If you go the private route, be prepared to navigate Japan’s rental customs and budget carefully for the start-up costs. The next sections will break down the budget and paperwork in detail.

Feature	National/University Dorms	Share Houses / Guest Houses	Private Apartments
Monthly Rent	¥20,000–¥30,000	¥30,000–¥60,000	¥50,000+ (varies widely)
Move-in Costs	Very low (often none)	Low (deposit + cleaning fee)	High (shikikin, reikin, agent fee, etc.)
Furnishings	Basic furniture included	Furnished	Usually unfurnished (unless specified)
Utilities	Often included	Usually included or split	Paid separately
Privacy	Low (shared rooms/facilities)	Medium (private room, shared areas)	High (private space)
Contract Terms	Fixed term (often 1–2 years)	Flexible (monthly or 6-month)	2-year contract (with renewal fee)
Guarantor Required	Rarely	Rarely	Often required
Foreigner-Friendly	Yes (university support)	Yes (staff often speak English)	Varies by agency/landlord
Community & Social Life	High	High	Low (unless living with roommates)
Main Drawbacks	Limited availability, strict rules	Less privacy, shared responsibilities	Expensive, complex process
Ideal For	Budget-focused students needing support	Social, flexible, short-term stays	Independent students with higher budgets

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2. Budget Breakdown

Renting in Japan involves two types of costs: the monthly expenses (rent and bills you’ll pay during your stay) and the one-time move-in costs (fees you must pay up front when signing the lease). Students should plan for both. Below, we break down typical amounts for major cities, ongoing living costs, and all those initial fees like shikikin/reikin (deposit and key money). A sample cost table is provided to illustrate the total budget you might need.

Average Student Rent by City

In Japan’s largest cities, rents are significantly higher than the national average. According to a 2023 survey, the average housing cost for students nationwide is about ¥41,000 per month (US$373), but Tokyo averages ¥57,000 (US$518) while Osaka is around ¥40,000 (US$364). Even a mid-sized city like Fukuoka averages ~¥30,000 (US$273) for student housing. These figures assume a small studio or 1K unit. Of course, rents vary by neighborhood – in Tokyo 23 wards, central areas can easily exceed ¥80,000 ($727) for a tiny studio, whereas suburban or regional campus areas may offer apartments under ¥50,000.

Tip: As a rule of thumb, try to keep rent within about 30% of your available income (this is easier for those with scholarships or part-time jobs). If your rent is too high relative to your budget, you risk running short on living expenses.

One-Time Move-in Fees

Japan is infamous for its move-in fees, which can significantly inflate the initial cost of renting. Here are the typical upfront fees you need to budget for when signing a student apartment lease:

• Security Deposit (敷金) – Usually 1–2 months’ rent. This deposit is held by the landlord against any damage or unpaid rent. Upon move-out, they will deduct cleaning and repair costs and return the remainder to you. (In some regions or newer “zero-deposit” promotions, shikikin might be 0, but then other fees or insurance take its place.)
• Key Money (礼金) – Usually 0–2 months’ rent (1 month is common in many areas). This is a non-refundable gratuity to the landlord for leasing you the place. Essentially, it’s a tradition in Japan – think of it as an upfront “thank you” payment. Many student renters are surprised by this, but unless you find a “reikin-zero” property, assume you’ll pay it.
• Real Estate Agency Fee (仲介手数料) – Typically 1 month’s rent + 10% tax (the legal maximum), paid to the broker/agent who facilitated the deal. Some agencies discount this to 0.5 month for students, but in competitive markets you usually pay the full fee (about ¥55,000 on a ¥50k rent, for example).
• Guarantor Company Charge (保証会社利用料) – If you use a rent guarantor company (which is almost always required for students with no Japanese co-signer), you’ll pay an initial fee roughly equal to 50%–100% of one month’s rent. For example, on a ¥60,000 rent, the guarantor fee might be ¥30,000 upfront. Some companies also charge an annual renewal fee (~¥10,000) each year of your tenancy.
• First Month’s Rent (前家賃) – You prepay the first month (or sometimes the remainder of the current month if you move in mid-month). Essentially, before you get the keys, you need to be paid up through your move-in date and first rental period.
• Lock Change Fee (鍵交換代) – Often charged by the landlord to change the locks for security. Typical cost is ¥10,000–¥20,000 (US$91–$182) one-time. This ensures you’re the only one with keys (important if previous tenants made copies).
• Fire Insurance Premium (火災保険料) – As mentioned, ~¥15,000 for a 2-year required insurance policy (covers fire, lightning, water damage, etc.). Paid upfront at lease signing.
• Cleaning Fee (清掃費) – Some leases require a non-refundable cleaning fee upfront (instead of deducting from deposit later). For a small room this might be ¥20,000–¥30,000. Not all contracts have this; many landlords will simply deduct cleaning from your deposit on move-out.
• 24h Support Service, etc. – Many property managers tack on optional services. For example, a 24-hour emergency support hotline or a pest control treatment before move-in. These can add ¥10,000–¥20,000 to initial costs, but sometimes you can decline them if not mandatory. Always ask if these add-ons are required or negotiable.

As you can see, the total initial payment can be overwhelming for a student. In fact, the average initial cost is around 4.5–5 months’ rent in major areas. If your rent is ¥50,000, expect ¥225,000–¥250,000 upfront. It’s not hard to reach even higher – for instance, a ¥75,000/month Tokyo apartment might easily cost ¥450,000+ in total initial fees.

Below is a sample breakdown assuming a Tokyo apartment at ¥60,000 rent to illustrate typical costs:

Item	Amount (¥)	Amount (US$)
Initial Move-in Costs
First month rent	60,000	$545
Security deposit (1 month)	60,000	$545
Key money (1 month)	60,000	$545
Agency commission (1 mo + tax)	66,000	$600
Guarantor company fee (~50%)	30,000	$273
Fire insurance (2-year policy)	20,000	$182
Lock change fee	15,000	$136
Total upfront payment	311,000	$2,828
Monthly Ongoing Costs
Rent	60,000	$545
Utilities (electricity, water, gas)	10,000	$91
Internet service	4,000	$36
Total monthly cost	74,000	$672

Sample costs for a ¥60k Tokyo apartment (approx US$545). Exchange rate ¥110 = $1. Your actual costs will vary, but this example shows how a student needs roughly ¥300,000 (over $2,700) ready in cash to move into a modest apartment, plus about ¥74,000 ($670) per month in ongoing living costs. If this upfront cost is a problem, consider more affordable options like dorms or share houses initially, or see Section 7 for tips on reducing fees.

Utilities, Internet, and Insurance

Monthly utilities in a student apartment usually include electricity, gas (for hot water and stove, in many cases), and water. On average, expect around ¥8,000 (US$73) per month total for a single occupant’s utilities. This can be higher in extreme weather months if you run heating or AC a lot (electric bills can spike in winter/summer). Water bills are often bi-monthly and modest (e.g. ¥2,000–¥3,000). If your apartment uses propane gas, that can be pricier than city gas.

Internet is not always included in rent, so you may need to set up a broadband contract – typical fiber-optic home internet costs ~¥4,000 (US$36) per month for unlimited usage. Some buildings have a shared internet or allow easy hook-up; others you might rent a portable WiFi router.

Don’t forget insurance: It’s mandatory to purchase renter’s fire insurance for private leases. The cost is usually ¥15,000–¥20,000 for a 2-year policy (covering fire, water leaks, etc.), paid as part of move-in. That equates to about ¥750–¥1,000 per month, though you pay it upfront.

International students may also join the Comprehensive Renters’ Insurance for Foreign Students program (a special insurance via JEES) if your university is acting as guarantor (JASSO). This costs a few thousand yen per year and provides liability coverage – your school will guide you if it’s required.

3. Legal & Contract Basics

Renting in Japan involves signing a detailed lease contract (賃貸借契約) that is legally binding. It’s crucial to understand the terms and your obligations as a tenant. In this section, we outline the paperwork and steps to get your contract in order. We also demystify the guarantor system in Japan – a common source of confusion for student renters.

Always have any unfamiliar Japanese lease terms explained to you (by a bilingual friend, agent, or your university) before you sign. Never sign a contract you don’t fully understand, as it could include clauses about fees or responsibilities that might catch you by surprise.

3.1 Required Documents

To rent an apartment, you’ll need to prepare several documents and information for the application and contract. It’s a good idea to gather these in advance:

• Personal identification: Passport (for international students) and your Residence Card (在留カード) if you’re already in Japan. The residence card proves your visa status and local address – landlords will make a copy. Domestic students can use a driver’s license or MyNumber ID.
• Student verification: Proof that you are a student, such as your student ID card, university acceptance letter, or a certificate of enrollment. Landlords often prefer renting to students who can show they are currently attending school.
• Guarantor information: If you have a guarantor (typically a parent or relative in Japan), you’ll need their details – name, address, phone, workplace, income – and in many cases a signed guarantor agreement form. For those using a guarantor company, you usually fill out an application for that service instead (the real estate agent will guide you). Some universities that act as guarantor will provide you a letter or form to give the landlord (see Section 3.2).
• Financial evidence: While students aren’t expected to have a full-time income, you may be asked for some proof of ability to pay rent. This could be a scholarship award letter, a bank balance statement, or a letter from your sponsor/parents about covering your rent. If you have a part-time job (“arubaito”), sometimes a recent payslip or contract is requested, but this is less common for student contracts.
• Emergency contact: Even with a guarantor, many applications ask for an emergency contact in Japan (different from guarantor). This can be a professor, school staff, or friend – someone the landlord can contact if they cannot reach you.
• Personal seal (印鑑): Traditional contracts in Japan may require you to stamp with a registered seal. Students often use a simple “mitome-in” (unregistered name stamp) unless a registered seal (実印) is specifically required. Recently, many landlords accept signatures or even electronic contracts, but it’s wise to have a personal hanko stamp ready as a formality.
• Application forms: The real estate agency will have you fill out a rental application (with your personal details, school, expected move-in date, etc.) and later the lease contract itself. These forms are in Japanese; if you cannot read them, request assistance. Agencies in university areas often have English forms or will translate key points for you. Never hesitate to ask for clarification on any item.

Important: International students must have a valid visa status (usually a Student visa) to rent long-term in Japan. Landlords will take a copy of your residence card, which shows your visa type and expiration date. If your visa will expire during the lease term, they may ask about your renewal plans or require a guarantor to ensure continuity. (See Visa Options for Students for more on maintaining legal status.) Always update your address on your residence card at city hall within 14 days of moving – this is a legal requirement.

3.2 The Guarantor System

In Japan, most landlords require a guarantor (連帯保証人) – someone who agrees to pay your rent if you cannot. This protects the landlord against non-payment. But for international students or those without family in Japan, finding a guarantor is often a major hurdle.

There are 3 common solutions for students:

1. Guarantor company (保証会社)
   This is the most common method today. You pay a guarantor company a one-time fee (~50%–100% of monthly rent) and possibly an annual fee (~¥10,000), and they act as your co-signer. The landlord gets peace of mind, and you don’t need to ask a friend or relative to vouch for you. Most leases now require use of a guarantor company even if you have a personal guarantor. The agency will submit your application for screening – approval depends on your visa status, income source (or scholarship), and sometimes credit history.

2. University as guarantor
   Some universities in Japan, especially national ones, can act as your guarantor. This is part of the “Comprehensive Renters’ Insurance for Foreign Students Studying in Japan” system run by JEES. If your school participates, and your apartment qualifies, you can apply for the program through your school office. You still pay a small insurance fee (~¥4,000 for 1 year), but this is far cheaper than a guarantor company. Not all schools offer this – check with your international office.

3. Private person as guarantor
   You may be able to list a personal guarantor, such as a Japanese family member, friend, or professor – someone living in Japan with stable income. They’ll need to fill out a guarantor form and provide ID/income documents. Many landlords no longer accept this alone, or still require a guarantor company, but in some cases (like small landlords or university-run apartments), a private guarantor is sufficient.

In most cases, especially in Tokyo, students use guarantor companies. You don’t need to find one yourself – the agent will submit your application to the guarantor company they work with. The process can take 1–3 days, and you may be asked for proof of income or school enrollment.

Tip: Always ask if the property allows university-backed guarantee (it may reduce costs). And note that if you’re refused by one guarantor company, another might approve you – different firms have different risk policies.

3.3 Lease Terms to Understand

When renting a student apartment in Japan, the lease contract will contain specific terms and clauses. Some are standard; others vary by property. Key terms to understand:

• 契約期間 (Keiyaku Kikan) – Contract period: usually 2 years. If you want a shorter stay, look for monthly rental apartments or ask about early termination penalties.
• 更新料 (Koushin-ryou) – Renewal fee: often one month’s rent due when you renew the lease after 2 years. This is legal in most of Japan (except Hokkaido, where it’s banned).
• 解約通知 (Kaiyaku Tsuchi) – Termination notice: you must notify the landlord 1–2 months before moving out (check your contract). Failure to do so can cost you extra rent.
• 原状回復 (Genjou Kaifuku) – Restoration clause: you must return the apartment in its original condition, excluding normal wear and tear. This is often used for deposit deductions.
• ハウスクリーニング (House Cleaning Fee) – Some leases mandate a cleaning fee regardless of condition; others deduct this from deposit on move-out. Check if it’s fixed or actual cost.
• 禁止事項 (Prohibited actions) – May include no smoking, no pets, no subletting, no musical instruments. Violating these can result in eviction or penalties.
• 家財保険 (Fire/Home Insurance) – Required renter’s insurance; this is for your liability (fire/water) and sometimes property. You’ll be enrolled at contract signing.
• 敷引き (Shikibiki) – Fixed non-refundable part of your deposit. More common in Kansai (e.g. Osaka), where leases may say “Shikikin: 2 months, Shikibiki: 1 month,” meaning only 1 month is refundable.

Always ask the agent or school staff to explain any confusing terms before signing. Once signed, the contract is legally binding. If you break it early, you may lose your deposit or be charged extra. You should also clarify procedures for move-out and deposit return (退去・敷金精算) in advance.

Now that you understand your rights, budget, and paperwork – let’s walk through the step-by-step process of how to actually rent your first student apartment in Japan.

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4. How to Rent an Apartment in Japan as a Student

Here is a step-by-step breakdown of the entire process, from researching listings to getting your keys.

Step 1: Research and Set Your Budget

Before you contact any agents, decide what you can afford:

• Total initial budget (¥300,000–¥500,000 is typical)
• Monthly rent limit (try to stay under 30% of your monthly income/support)
• Preferred area (close to university, train station, or part-time job?)
• Type of housing: apartment, share house, dorm?

Many sites allow you to filter by student-friendly properties, no key money, furnished, foreigner OK, etc.

Tip: If you're overwhelmed, focus your search on student real estate companies (学生専門不動産) in your campus area. They understand student needs and may waive/reduce some fees.

Step 2: Contact a Real Estate Agent

Once you have an idea of your area and budget, visit a local real estate agent near your school or the neighborhood you want to live in. Agents can access thousands of listings (even those not online). You’ll sit down, explain your preferences, and they’ll show you several places on a tablet or printout.

What to bring:

• Passport and residence card
• Student ID or acceptance letter
• Phone/email contact
• List of priorities (budget, area, move-in date, must-have features)

If you find a property you like, the agent will call the landlord and begin the screening process.

Step 3: Submit Rental Application

You’ll fill out an application form with your personal details, student status, income/support situation, and guarantor info. If using a guarantor company, you’ll sign a form for them too.

Screening takes 1–3 business days. You may be asked for:

• Proof of enrollment
• Copy of passport/residence card
• Bank statement or scholarship letter

Tip: Be honest. Don’t exaggerate your income – agents and landlords know students usually don’t have full-time jobs.

Step 4: Review and Sign the Lease Contract

If approved, you’ll be invited to sign the lease. The agent will go over the terms – ask for an English summary or interpreter if you don’t understand something. Confirm:

• Total move-in fees
• Lease length and penalties
• Refundable vs. non-refundable fees
• Rules for guests, move-out, and repairs

Once signed, the contract is legally binding. You’ll be given a payment invoice (振込用紙) or online bank transfer info to pay all fees.

Step 5: Pay Initial Fees and Insurance

You must pay all initial costs before move-in. These include:

• First month’s rent
• Deposit
• Key money
• Agent fee
• Fire insurance
• Guarantor company fee
• Lock change, cleaning, support services

Most agencies require a Japanese bank account. If you don’t have one yet, ask your school to help you open an account – you may need your residence card, inkan stamp, and school certificate. Some agencies accept credit card, cash, or international transfer, but this varies.

Step 6: Move-In and Register Address

You’ll receive your keys on your scheduled move-in date (usually after paying). Inspect the room carefully and take photos of any existing damage. Ask the landlord or manager how to use appliances, where to take trash, and how to contact maintenance.

Within 14 days of moving, go to your city/ward office and update your address on your Residence Card – this is required by law. Also update your address with your school, bank, phone company, etc.

Tip: Take note of your building’s trash schedule – Japan’s trash sorting system is strict and varies by neighborhood.

Now you’ve officially moved into your new student home in Japan!

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5. Tips to Save Money as a Student Renter

Renting in Japan is expensive upfront – but there are ways to reduce the financial burden. These tips apply especially to students on a tight budget:

✅ Look for “Zero Key Money” Listings

Many listings now waive key money (礼金ゼロ) to attract tenants. Use filters like “礼金なし” or “reikin zero” when searching. You’ll save 1–2 months’ rent instantly.

✅ Target Off-Season Moves (Avoid Jan–Mar)

The busiest season for rentals is January to March, when students graduate and transfer. This means higher demand, less negotiation room, and higher fees. Try moving in summer (Aug–Sept) when landlords are more flexible.

✅ Consider Older Buildings

Apartments built before 1990 are often cheaper and have larger rooms. As long as the structure is sound and meets earthquake standards (post-1981 is recommended), it can be a smart way to save.

✅ Rent Subsidies from Local Government

Some towns and cities offer housing subsidies for students, especially in rural areas or “student towns.” For example:

• Sanuki City, Kagawa: Up to ¥10,000/month rent support for students living alone
• Akita City: Rent assistance for students under 30 moving into the city
• Iida City, Nagano: Up to ¥20,000/month housing support for regional university students

Check your local city hall or university student affairs office for programs like 学生支援制度 or 住宅支援.

✅ Free Furniture and Appliances

Moving in can be pricey if you need to furnish your apartment. Look for giveaways on:

• Jimoty.jp – Free or cheap secondhand items
• Facebook groups: Tokyo Sayonara Sale, Osaka Sayonara Sale
• University notice boards – other students selling furniture cheap
• “Gomi” day treasure hunts (oversized trash days when people throw out usable items)

Also, consider apartments that are already furnished (rare in Japan but increasing) or at least include essential appliances like fridge, washer, stove.

6. Your Rights and Responsibilities as a Student Renter

Students have the same legal protections as any tenant in Japan. If you’re renting under a standard lease contract, here’s what you need to know:

Tenant Rights

• Deposit returns: Landlords can only deduct for actual cleaning or damage beyond normal wear-and-tear. Scratches, small holes, faded wallpaper are considered “natural deterioration” and not chargeable.
• Discrimination: While not illegal under national law, refusal to rent based on nationality is discouraged. Municipalities like Tokyo have fair housing guidelines (東京都外国人差別防止条例). If you feel unfairly denied, you can consult with the Tokyo Rental Housing Center or a local Legal Affairs Bureau (法務局).
• Repair obligations: The landlord is responsible for repairing fixtures (AC, water heater, leaks) unless the tenant caused the problem. Submit requests in writing.
• Early termination: Most contracts allow you to cancel with 1–2 months’ notice. You’ll usually forfeit the deposit but shouldn’t owe extra penalties unless you break the minimum stay clause (e.g. within 6 months).
• Quiet enjoyment: You have a right to peaceful use of the apartment. Neighbors cannot harass you, and the landlord must give notice before entering the unit.

Tenant Responsibilities

• Pay rent on time every month (usually by bank transfer or automatic withdrawal). If you miss rent, the landlord may notify your guarantor or charge late fees.
• Follow rules: No smoking, no loud music, no pets (unless allowed). Check your lease and building policies.
• Proper trash disposal: Japan’s trash rules are strict. Separate burnable, non-burnable, PET bottles, cans, etc., and put out on the correct day. Your ward office provides a guide.
• Notify before moving out: Give written notice 1–2 months in advance. You’ll schedule a move-out inspection and settle the deposit.
• Return apartment clean and undamaged. Clean the space, fix small damages (if your fault), and remove all furniture unless agreed otherwise. You may be charged for disposal.

If you’re ever unsure of your rights, consult your university’s international student office, a legal aid center, or the Japan Legal Support Center (Houterasu).

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7. FAQs About Student Housing in Japan

Can I rent an apartment in Japan without speaking Japanese?

Yes, but it’s more difficult. Most lease documents and landlord communication are in Japanese. Look for bilingual agents, foreigner-friendly websites (like GaijinPot, Tokyo Room Finder), or student housing services through your university. Many major cities have some agencies with English-speaking staff.

Can international students rent without a guarantor?

You usually need either a guarantor company or your university to act as guarantor. Very few landlords allow renting with no backup. Share houses are more flexible and may skip this requirement.

Can I rent before arriving in Japan?

It’s possible but rare. Most agents want you to view the apartment in person and show your residence card. However, furnished monthly rentals or some student apartments allow advance reservation. Consider staying in a short-term room (hotel, Airbnb, or monthly mansion) during your first weeks while house hunting.

Do I need a personal seal (hanko)?

Not always. Many contracts now accept a signature, especially for foreigners. Still, it’s a good idea to buy a cheap name stamp (mitome-in) just in case. You can get one at Don Quijote, Loft, or online.

Can I live with roommates?

Yes, but it depends on the lease. If you want to share a 2LDK with friends, all names may need to be on the contract and approved by the landlord. Ask your agent to find shareable units.

Can I break the lease early?

Yes, with notice. Most contracts allow you to cancel with 1–2 months’ advance notice. You’ll lose some or all of your deposit but won’t be penalized if you follow the rules. Early move-out clauses vary – always confirm before signing.

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Final Thoughts

Finding the right student apartment in Japan takes time and planning – especially for foreign students. But once you understand the types of housing, how fees work, and your legal protections, the process becomes much less intimidating. Always ask for help when needed (from your school, a bilingual friend, or a trusted agent), and take your time comparing options. Whether you’re staying one semester or several years, choosing the right housing will shape your student life in Japan. Good luck – and welcome home.