Knowing what to ask when viewing an apartment in Japan can save you from costly surprises down the line. For foreign residents, the process comes with an extra layer of complexity — unfamiliar contract terms, language barriers, and rules that simply don't exist back home. This checklist walks you through exactly what to look for, what to ask, and which warning signs to take seriously before you sign anything.
Before You Even Step Inside: Questions to Ask the Agent
Most apartment viewings in Japan are arranged through a real estate agent (fudōsanya). Before visiting the property, get clear answers to these questions — ideally in writing via email so you have a record.
Foreigner-Friendly Policies
- Does the landlord accept foreign nationals? Some landlords unfortunately refuse foreign tenants. Ask directly and early so you don't waste time.
- Is a Japanese guarantor required, or is a guarantor company accepted? Most foreigners use a guarantor company (hoshō gaisha). Services like GTN (Global Trust Networks) specialise in supporting foreign residents.
- Is the contract available in English or another language? Don't assume it will be. If not, ask for a summary translation or bring a bilingual friend.
- Is a residence card (zairyū card) sufficient for ID, or is something else required?
Initial Move-In Costs
Move-in costs in Japan can be significantly higher than in other countries. Ask for a full written breakdown before visiting, so there are no shocks later. Typical costs may include:
- Security deposit (shikikin)
- Key money (reikin) — a non-refundable gift to the landlord
- Agency fee (chūkai tesūryō) — usually one month's rent
- Guarantor company fee
- First month's rent and any pro-rated amounts
- Fire insurance premium
- Lock replacement fee
These figures vary widely. Use the estimate as a guide and confirm the final figures in the official contract documents.
What to Inspect During the Viewing
Once you're inside the apartment, slow down and check carefully. Agents are usually on a tight schedule, but you have every right to take your time.
Condition of the Unit
- Walls and ceiling: Look for water stains, mould spots, or cracks — especially in corners and around windows. Mould is a serious issue in Japan's humid summers.
- Floors: Walk across the full floor. Creaking or soft spots can indicate damage beneath the surface.
- Windows and ventilation: Open every window. Check that they seal properly and that there is adequate ventilation in the bathroom and kitchen.
- Smell: A musty or damp smell, even in winter, is a red flag for ongoing moisture problems.
- Insects: Check under the sink and around drain covers. Cockroach traps left behind by the previous tenant are worth noting.
Appliances and Fixtures
- Turn on every tap and flush the toilet. Check water pressure and drainage speed.
- Test the air conditioner (both heating and cooling modes if possible).
- Check the stove — is it gas or IH (induction)? IH requires specific cookware.
- Count the electrical outlets in each room. Older apartments often have very few.
- Check the hot water heater type and location.
Storage and Space
- Open every closet. Japanese closets (oshiire) vary greatly in depth and usability.
- Measure doorways if you're bringing large furniture — Japanese apartments often have narrow entranceways.
Questions to Ask During or After the Viewing
About the Building
- How old is the building? Buildings constructed before 1981 may not meet Japan's updated earthquake resistance standards. This is an important safety point.
- What is the building's earthquake resistance standard? Ask whether it meets the "new seismic standard" (shin taishin kijun).
- Is there a building management company? Who do you contact for repairs?
- Are there any planned construction works nearby? Noise from neighbouring sites can be a major quality-of-life issue.
About Daily Life
- What are the garbage disposal rules? Rubbish collection schedules and sorting rules are strict in Japan and vary by municipality.
- Is the building foreigner-friendly in terms of rules? Some buildings have very specific noise, visitor, or decoration rules.
- What is the internet situation? Is there a shared building line, or do you need to arrange your own connection? What providers are available?
- Are pets, musical instruments, or bicycle parking permitted?
Red Flags to Watch Out For
| Red Flag | Why It Matters |
|---|---|
| Agent rushes you through the viewing | You may miss defects. Take the time you need. |
| High key money with no clear justification | Key money is non-refundable. Some landlords still charge it; others don't. Compare. |
| Vague answers about foreigner acceptance | Discriminatory refusals do occur. A direct "yes" is what you need. |
| Visible mould or a damp smell | Difficult and expensive to fix; health risks and likely to worsen in summer. |
| Building built before 1981 with no seismic retrofit | May not meet updated earthquake safety standards. |
| No written cost breakdown provided | Verbal estimates are unreliable. Always request a written itemised list (mitsumori). |
| Pressure to decide immediately | Some urgency is normal, but signing without reading is risky. Take at least a day to review. |
Documents You Will Likely Need to Prepare
Having these ready before or at the viewing can speed up the application process:
- Residence card (zairyū card)
- Passport
- Proof of income or employment (pay slips, employment contract, or certificate of employment)
- Bank account details (a Japanese bank account is usually required — if you haven't opened one yet, some regional banks and Japan Post Bank / Yucho Bank are known to be accessible for foreign residents)
- Emergency contact information, including an overseas contact if required
Requirements differ by landlord and guarantor company, so confirm the exact list in advance.
Summary: Go In Prepared and Take Your Time
Apartment hunting in Japan as a foreigner takes patience, but it is absolutely manageable when you know what to ask and what to look for. Use this checklist at every viewing, ask your agent questions in writing wherever possible, and never feel pressured to sign before you're comfortable. A good apartment is out there — being prepared simply helps you find it faster and avoid regrets later. You've got this.