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Soon, but not an emergencyChecked against official sources on 12 October 2026

Housing application rejected

Rejections are common for newcomers and are rarely personal: no guarantor, a short period of stay, no Japanese income history. Here is how to get the next application through.

Do this first

Ask the agent which screening failed: the guarantor company (保証会社の審査), the owner (大家さん), or the income check. Each has a different fix, and agents will usually tell you.

Step by step

  1. Step 1: Find out which screening said no

    Most rentals run two checks: a guarantor company (保証会社) that looks at income, job stability and your remaining period of stay, and the owner, who decides whom they accept. If the guarantor company declined, the same agent can usually try a different company. If the owner declined, move on — arguing rarely helps, and a rejection does not go on any record.

    Official page

  2. Step 2: Close the paperwork gaps before re-applying

    Bring your residence card, passport, proof of income or enrolment (offer letter, payslips, student ID), an emergency contact in Japan, a Japanese phone number and a Japanese bank account. If your income is new or low, offering several months' rent in advance, a larger deposit, or a letter from your employer or school often turns a no into a yes. Listings marked 外国人可 (foreigners welcome) save time.

  3. Step 3: Ask for a guarantor company that supports your language

    The Ministry of Land (MLIT) publishes a list of registered rent-guarantee companies that offer foreign-language support. Agents can switch the guarantor company on an application; ask for one from the list. A guarantor company replaces the need for a Japanese guarantor person (連帯保証人), which most newcomers do not have.

    Official page

  4. Step 4: Consider UR public rental housing

    UR (Urban Renaissance Agency) rentals charge no key money, no agent fee, no renewal fee and need no guarantor; the deposit is two months' rent. Units are first-come, first-served, there is an income (or savings) criterion, and foreign residents with a qualifying residence status can apply — check the current eligibility page, as the wording changes. Expect to understand the contract in Japanese or bring someone who does.

    Official page

  5. Step 5: Bridge with a share house or monthly apartment

    Share houses and monthly (furnished) apartments screen lightly, rarely need a guarantor and let you register an address at the ward office — which in turn fixes the phone-number and bank-account gaps that cause rejections. Many agencies specialise in foreign tenants; our housing guides list the usual options.

  6. Step 6: If you think it was discrimination

    There is no quick legal remedy for a refused application, but the Ministry of Justice runs a foreign-language human-rights consultation line (0570-090-911, weekdays 9:00–17:00, ten languages) that can advise and, where appropriate, contact the landlord or agent. Keep any written refusal.

    Official page

Who to contact

  • MLIT — Guidebook for finding a room in Japan (14 languages, PDF)

    Japanese, English, Chinese, Korean, Spanish, Portuguese, Vietnamese, Nepali, Thai, Indonesian and more (no Turkish)

    Website

  • UR Rental Housing (UR賃貸住宅)

    Visit a UR office (UR営業センター) with your residence card and income documents

    Japanese; bring a Japanese speaker if you can

    Website

  • Foreign-language Human Rights Hotline (Ministry of Justice)

    0570-090-911

    Weekdays 9:00–17:00 (except year-end holidays)

    English, Chinese, Korean, Filipino, Portuguese, Vietnamese, Nepali, Spanish, Indonesian, Thai

    Website

What to bring

  • Residence card and passport
  • Proof of income: payslips, tax certificate (課税証明書) or your employment offer letter
  • Students: student ID or certificate of enrolment
  • Emergency contact in Japan (name, address, phone) — a school office or employer often works
  • Japanese phone number and bank account details
  • Cash or transfer for the deposit and first rent once approved (never before)

What to say at the counter

Tap copy and show the Japanese on your screen, or read the romaji aloud.

  • どの審査で落ちたのか教えていただけますか。

    Dono shinsa de ochita no ka oshiete itadakemasu ka.

    Could you tell me which screening I failed?

  • 保証会社を変えて再申込みできますか。

    Hoshō-gaisha o kaete sai-mōshikomi dekimasu ka.

    Can I re-apply with a different guarantor company?

  • 外国人でも入居できる物件を探しています。

    Gaikokujin demo nyūkyo dekiru bukken o sagashite imasu.

    I am looking for places that accept foreign tenants.

  • 家賃を数か月分前払いできます。

    Yachin o sūkagetsu-bun maebarai dekimasu.

    I can pay several months' rent in advance.

  • 緊急連絡先は日本にいる〇〇です。

    Kinkyū renrakusaki wa Nihon ni iru ○○ desu.

    My emergency contact is ○○, who lives in Japan.

Common pitfalls

  • Never pay a deposit or 'application fee' before you are approved — applying is free in Japan.
  • A short remaining period of stay (under a year) is a common trigger; renewing first can be faster than fighting the rejection.
  • Listings that insist on a Japanese guarantor person (連帯保証人) are usually a dead end — ask for the guarantor-company route instead.
  • A rejection leaves no record, but a missed rent payment with a guarantor company does — pay on time once you are in.
  • Translated contracts are for your information only; the Japanese text governs, so ask about every fee line before signing.

Read next

Sources

Checked on 12 October 2026. General information, not legal advice — offices differ and rules change, so confirm on the official page or by phone before you go.

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