Renting an apartment in Japan can feel very different from renting in other countries.

Many international tenants only discover certain rules after they have already signed the contract or even when they move out.

Over the years, we have helped many foreign clients rent apartments in Tokyo. From that experience, we often see several common mistakes that tenants make during the rental process.

Understanding these issues in advance can help you avoid unnecessary stress, delays, or unexpected costs.

1. Applying for Too Many Apartments at the Same Time

One common misunderstanding is that tenants try to apply for several apartments at the same time in order to increase their chances.

However, the rental system in Japan works a little differently.

In most cases, you should apply for only one apartment at a time. Submitting multiple applications can create problems because management companies and guarantee companies keep records of applications and cancellations.

If an application is approved but later cancelled, it may leave a negative impression. In some situations, real estate agencies may even lose the ability to apply to that management company again.

For this reason, it is usually better to carefully choose one apartment with a high chance of approval, rather than applying to many properties at once.

2. Not Preparing Documents in Advance

Another common problem occurs when tenants do not prepare their documents before starting the application process.

In Japan, once you decide to apply for an apartment, the screening process usually starts immediately. Management companies may ask for documents such as a residence card, passport, employment certificate, salary proof, or sometimes a bank balance certificate.

If these documents are not ready, the application process can be delayed. In competitive areas like Tokyo, apartments can be taken very quickly, sometimes within a single day.

Preparing the necessary documents in advance can make the application process much smoother and faster, and it also improves your chances of securing the apartment you want.

3. Only Looking at Monthly Rent and Ignoring the Initial Costs

Many tenants focus mainly on the monthly rent, but in Japan the initial move-in costs are often much higher than expected.

Typical upfront costs may include the deposit, key money, agency fee, first month’s rent, guarantee company fee, fire insurance, and sometimes a lock exchange fee.

Depending on the property, the total move-in cost may be 4 to 6 months of rent.

However, in reality there are also many apartments with much lower upfront costs.

At Mitsumaru Real Estate, we work with many properties where the initial fees are significantly lower than the typical range.

If keeping the move-in cost low is important for you, feel free to contact us. 

We are happy to help you find apartments in Tokyo with more affordable initial costs.

4. Not Understanding the Contract Details

Rental contracts in Japan can be long and detailed, and they are usually written in Japanese.

Some tenants sign the contract without fully understanding certain clauses, which can later lead to confusion.

It is especially important to confirm details such as cleaning fees, renewal fees, rules about pets, and whether musical instruments are allowed.

Once the contract is signed, these conditions are legally binding. If something is unclear, it is always better to ask your agent for a clear explanation before signing.

Taking the time to understand the contract can prevent many problems later.

5. Relying Only on Japanese Websites Like SUUMO

Many international renters start searching for apartments on large Japanese property websites such as SUUMO, Homes, or AtHome.

These websites show a huge number of listings, but there is something many foreigners do not realize.

A large portion of the properties listed there do not accept foreign tenants.

Unfortunately, this information is often not clearly written in the listing itself. As a result, many people spend a lot of time searching for apartments that they will not actually be able to rent.

This can make the process feel frustrating and confusing.

Working with an agent who regularly helps international tenants can make a big difference, because they can quickly identify properties that are more likely to accept foreign applicants.

6. Not Checking the Cancellation Notice and Early Termination Penalty

Another very common mistake is not checking the move-out conditions written in the contract.

Most rental contracts in Japan require tenants to provide advance notice before leaving the apartment. This notice period is usually one month or two months.

If the notice is not given within the required period, additional rent may still be charged.

Even more importantly, many contracts include an early termination penalty.

For example, if the tenant moves out within the first year, they may need to pay one month of rent as a penalty. Some properties even require two months.

This is one of the most important conditions to understand before signing a lease.

Many tenants only discover this rule when they decide to move out earlier than planned.

Before signing a contract, it is always important to confirm how much notice is required and whether there is a penalty for early termination.

7. Applying for Apartments That Do Not Match Your Situation

Not all apartments in Japan accept every type of tenant.

Some properties have stricter screening requirements depending on factors such as visa type, income level, or employment status.

If a tenant applies for a property that does not match their situation, the application may be rejected even if the tenant is financially stable.

This is why working with an experienced agent is important. A good agent can recommend properties that are more suitable for your profile, which significantly improves the chances of approval.

Need Help Renting an Apartment in Tokyo?

If you are planning to rent an apartment in Tokyo and are unsure about the process, we are happy to help.

At Mitsumaru Real Estate, we regularly assist international tenants with apartment searches, application preparation, and contract explanations in English and Chinese.

Our goal is to make the rental process clear, smooth, and stress-free for international residents in Japan.

If you have any questions about renting in Japan, feel free to contact us anytime.

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