Finding suitable accommodation is one of the most vital steps when preparing to study at a university or Japanese language school in Japan. Institutional accommodation often has strict capacity limits and short stay caps, making private real estate rentals the primary option for most long-term international students. Understanding upfront fees, guarantor requirements, and lease rules ensures a smooth transition to life in Tokyo and across Japan in 2026.
What housing options do international students have in Japan for 2026?
International students coming to Japan generally choose between institutional accommodations—such as university international houses or school dormitories—and private housing arranged through real estate agencies. Institutional dormitories provide a structured environment and convenient campus access, but available rooms are typically limited, and residents may only remain for a restricted period. Consequently, the vast majority of international students eventually search for private apartments.
When exploring private real estate options, it is helpful to consult resources such as the Kyoto University International Support Center Housing Guide. Students should carefully evaluate factors such as space layouts, room facilities, proximity to school, neighborhood safety, nearby shops, and transportation links before choosing a property. Obtaining photos or virtual video tours helps assess conditions if an in-person visit prior to move-in is not possible.
What initial costs and terms should you expect when renting privately?
Securing a private apartment in Japan involves several distinct upfront payments and legal terms that differ significantly from housing customs in other countries.
What are key money, security deposits, and management fees?
- Security Deposit (Shikikin): Held by the property owner to protect against unpaid rent or property damage. Any remaining amount is refunded after move-out expenses and restoration costs are settled.
- Key Money (Reikin): A non-refundable one-time gratuity paid directly to the landlord upon signing the lease agreement.
- Common Service Fee (Kanrihi): A recurring monthly charge that covers the cleaning, lighting, and general maintenance of shared building areas like hallways and staircases.
- Agency Fee: Paid to the real estate broker for facilitating the property search and lease contract.
- Damage Insurance: Mandatory coverage required for accidental fire, lightning, wind, or water leakage caused by negligence, protecting both tenant belongings and damage to lower-floor units.
How does the guarantor system work for foreign students?
A guarantor is legally responsible for unpaid fees or damages if a tenant defaults. Because most universities do not act as joint guarantors, foreign students routinely utilize commercial apartment lease guarantor services like GTN. These companies charge an initial guarantee fee ranging from 30% to 100% of total monthly costs (including rent and maintenance), alongside periodic renewal fees (such as 10,500 yen annually or 1,000–2,000 yen monthly). To apply for guarantee coverage, students typically provide:
- A valid passport and Residence Card
- An official admission letter, student ID, or entrance exam result
- Contact details for two emergency references
What rules and responsibilities must tenants follow in Japanese rentals?
Before signing a lease contract, real estate agents deliver an explanation of important points detailing property fixtures, lease termination timelines, and deposit terms. Tenants must adhere strictly to established residential rules:
- Occupancy limits: Only individuals listed in the contract may reside in or stay overnight in the room; sub-letting or hosting guests long-term is prohibited.
- Payment schedules: Monthly rent is customarily paid in advance by the final business day of the preceding month. Utilities (electricity, gas, and water) must also be settled on time to prevent service disconnections.
- Building conduct: Residents must avoid loud noises, handle trash according to municipal sorting schedules, keep kitchen and bathroom drains clean to prevent lower-level water leaks, and refrain from driving nails or pins into walls or making unauthorized structural modifications.
What procedures are required when moving out or ending a lease?
Ending a lease contract requires advance planning to avoid unnecessary extra charges:
- Contract notice: Tenants must notify the landlord or agent within the timeframe stipulated in the agreement, typically one to two months prior to moving out. Giving short notice can incur charges for an additional month of rent.
- Utility and civic cancellation: Electricity, gas, and water accounts must be disconnected and paid in full. Tenants must also submit address change notifications to the local city or ward office and inform their school's academic office.
- Restoration and key return: Rooms must be emptied and thoroughly cleaned. Tenants bear financial responsibility for restoring any deliberate or negligent damage beyond normal wear and tear, with costs subtracted from the security deposit before keys are returned.
Finding a place to stay
Arranging reliable housing is essential when preparing for student life in Tokyo. After receiving your Certificate of Eligibility (COE) and visa approval, setting up temporary or mid-term accommodation before arriving in Japan allows you to search for long-term rentals without stress. OHAYO Stay offers furnished monthly apartments and rooms in Tokyo. The monthly price includes electricity, gas, water and Wi-Fi. Booking is online with a passport or ID and a credit card, requiring no guarantor, no key money, and no agency fee. Securing a furnished monthly unit gives international students an immediate, stress-free base while completing municipal registration and settling into university life.