Frequently Asked Questions
Renting, buying and selling, property management, and what to expect when you start from overseas. If your question is not here, just ask us.
From overseas
Can I start while I'm still overseas?
Yes. Send us your preferred area, budget, timing and where you are now by LINE, WhatsApp, email or the enquiry form. We will explain which steps can be done from overseas and which have to wait until you are in Fukuoka.
I can't view the property in person. How can I check it?
We can arrange a video viewing, with our staff showing you the property live on a video call. It depends on the unit being vacant and the management company agreeing, so we check each property. Where a video viewing isn't possible, you can compare the listing details, floor plan and photos.
Before deciding, it also helps to learn as much as you can about the surroundings, sunlight and transport.
Do I have to be in Japan to sign the contract?
Not necessarily. Japanese law allows the Explanation of Important Matters to be given online by video and, with your consent, contract documents to be delivered electronically. Whether this can be used depends on the landlord or seller, the management company and the transaction. For a purchase, registration may also need certificates prepared overseas.
We explain how it works for the specific property before you apply.
What should I watch for when paying from overseas?
- Pay to the account, in the amount and by the date shown on the contract or invoice
- Allow for international transfer fees and exchange-rate differences so the amount received is not short
- For large transfers such as a purchase price, banks may ask about the purpose or source of funds
If anything about the receiving account is unclear, check with us before you send the money.
How far ahead should I start looking from overseas?
Rental properties in Japan usually start charging rent soon after you apply and are rarely held for long. Start by asking us about areas, budget and the documents you will need, then view and apply once your arrival date is fixed.
Can I rent in Fukuoka without speaking Japanese?
Yes, but the guarantee company's screening call is usually in Japanese, and the screener will note whether you can communicate. Answer each question directly; if you don't understand, politely ask them to speak more slowly rather than just saying "hai".
Before you apply, we explain what the call may cover. After you move in, the 24-hour support service at some properties also offers help in other languages.
Can I rent on a working holiday visa or as a student?
You can apply. Guarantee companies look mainly at two things: whether your residence status and period of stay are stable, and whether you can pay the rent reliably. With a short period of stay or no income in Japan yet, screening is stricter, and some properties may ask for more documents or not accept the application.
Students usually need a certificate of admission or enrolment from their school.
Renting
What documents do foreign nationals usually need to rent in Fukuoka?
Commonly requested documents include:
- Your passport, plus your residence card if you already live in Japan
- Proof of employment or income (such as an employment certificate or payslips); students provide proof of admission or enrolment
- Details of everyone moving in, and an emergency contact
The exact list is set by the property, the management company and the guarantee company, and we go through it for each property.
Can I apply before I have a residence card?
Some properties accept a passport, visa or Certificate of Eligibility together with proof of employment or enrolment, but many require a residence card. Whether you can apply, and which documents can be used instead, has to be checked with each management company.
Can I rent without a guarantor in Japan?
Yes, but you will have fewer options. Almost all properties now require a rent guarantee company, and some also ask for a personal guarantor. Without a guarantor in Japan, you can only choose properties that do not require one.
The guarantee company runs its own screening and charges a fee, usually 50%–100% (0.5–1 month) of the monthly rent, including the common-area fee and other monthly charges, at the start, followed by a yearly renewal fee, though some companies charge monthly instead.
An emergency contact is also required.
What is an emergency contact, and what are they responsible for?
An emergency contact is the person the management company or guarantee company calls when they cannot reach the tenant, for example in an emergency or when the tenant cannot be reached for a long time. Unlike a guarantor, an emergency contact does not have to pay rent or damages on your behalf.
A rental application must include an emergency contact. Many properties ask for a relative, friend or colleague who lives in Japan and can communicate in Japanese, though the conditions depend on the property and the guarantee company. The guarantee company may call them during screening, so let them know in advance so they do not hang up thinking it is a scam call.
How much are the initial costs for a rental?
As a rough guide, four to six months' rent, covering the deposit (shikikin), key money (reikin), brokerage fee, rent paid in advance (usually about 2 months), guarantee company fee, fire insurance and lock replacement. The actual amount depends on the property.
You can use the Rental Initial Cost Estimator to organise the figures you already have.
Read the related guideRental Initial Cost EstimatorView Rental
How long does it take from searching to moving in?
It depends on the season and the property. After you apply, screening usually takes from a few days to about a week; once approved, you sign and pay, and keys are handed over on the agreed date.
January to March is Japan's peak moving season, when good properties go quickly, so it helps to start early.
Can you help me rent an office or a shop?
Yes. For offices and shops we first check use restrictions (for example whether food service is allowed), floor area and fit-out conditions, and what must be restored when you leave. Deposits for commercial space are usually higher than for homes, and we go through each item before you sign.
Can I rent with a pet?
You need a property marked as pet-friendly, and to confirm which kinds of animal, what size and how many are allowed. Some properties charge an extra deposit or cleaning fee, and repair costs when you move out can be higher.
What will the guarantee company ask when it calls?
The guarantee company usually phones the applicant to confirm details on the application, such as name, date of birth, employment or income, and the number of occupants. The call may be in Japanese. Having the same details as your application ready makes it go smoothly.
What is the difference between shikikin and reikin?
Shikikin is a deposit, commonly one month's rent in Fukuoka; when you move out, restoration and similar costs are deducted and the rest is returned. Reikin (key money) is a thank-you payment to the landlord and is not returned.
More and more properties now ask for no key money, but one to two months is still common for larger family homes, new or newly renovated buildings, and upmarket apartments in popular areas.
Read the related guideRental Initial Cost EstimatorView Rental
What is shikibiki on a quote?
Shikibiki is the part of the deposit agreed at signing as non-refundable. For example, with a three-month deposit and two months' shikibiki, those two months are kept when you leave, however well you have looked after the home.
Shikibiki usually covers basic cleaning and normal wear, but if damage you caused costs more than the shikibiki to repair, you can still be charged. Before signing, ask whether the shikibiki already includes the basic cleaning when you move out.
What will I pay for restoration when I move out?
Under the Ministry of Land, Infrastructure, Transport and Tourism guidelines, tenants are responsible only for damage caused deliberately or through their own negligence. Normal wear, such as sun fading, the wall darkening behind the fridge and light scuffs, is in principle the landlord's cost.
Smoking, smells or damage from pets, and large nail or screw holes are usually the tenant's responsibility, and if the cost exceeds your deposit, the management company can bill you for the rest.
On the day you receive the keys, photograph every wall, the floors, kitchen, bathroom and any existing damage, and save the photos to the cloud.
What do floor plan codes like 1K and 1LDK mean?
The number is the count of rooms; L is a living room, D a dining area and K a kitchen. In a 1R the kitchen and sleeping area are one open space, while a 1K has a wall and door between them. S is a room that does not meet the light or ventilation standard for a habitable room, often used for storage or as a study.
If you often cook Chinese food at home, choose at least a 1K so less smoke and smell reaches where you sleep.
Do Japanese rentals come furnished?
Most are unfurnished, apart from a few listed as furnished (kagu-tsuki). Items listed as equipment in the contract, such as the air conditioner, kitchen and water heater, are repaired by the landlord if they break through normal use.
Appliances left by a previous tenant and not listed as equipment (service-setchi) are usually not repaired by the landlord. When viewing, check which category any appliances in the home fall into.
Buying & selling
Can foreigners buy property in Japan?
Yes. Japan generally does not restrict foreigners from buying real estate, and the property can be registered in your own name. Loans, tax, and the notification rules that apply in certain areas or to larger land plots vary with the buyer's situation and intended use. A non-resident buyer must also report the purchase to the Minister of Finance, via the Bank of Japan, within 20 days under the Foreign Exchange Act, unless an exemption applies, such as a home you will live in yourself (holiday homes and second homes do not count).
We explain what applies to you before the transaction.
Can I get a Japanese mortgage while living overseas?
Options are limited. Japanese lenders usually require an address and steady income in Japan; fewer loans are open to overseas residents, and down-payment, interest and term conditions are stricter. Approval is the lender's decision, so it is safer to plan on your own funds first and then check whether a loan is possible.
Besides the price, what costs come with buying?
Typical costs include:
- Brokerage fee
- Registration costs (registration tax, judicial scrivener's fee)
- Stamp tax on the contract
- Real estate acquisition tax (in Fukuoka Prefecture the tax notice usually arrives six months to a year after registration)
- Pro-rated settlement of fixed asset tax, management fees and similar charges
- Fire insurance and any loan-related fees
You can use the purchase cost estimator to organise the amounts you already know.
What are the yearly costs after buying?
Mainly the annual fixed asset tax and city planning tax; apartments also have monthly management and repair-reserve fees, plus fire insurance renewal. If you rent the property out, the rental income must be declared for tax.
Owners living overseas generally need to appoint a tax agent (nozei kanrinin) to receive tax notices and pay. We can act as tax agent for fixed asset tax and city planning tax.
What should I share when I first ask about selling?
Share the address, the type of property (apartment, house or land), how it is used now (owner-occupied, rented or vacant), when you would like to sell, and any title or management documents you have. Sale price and timing cannot be guaranteed, and we will explain the options first.
Can I sell a Japanese property while living overseas?
Yes, but the documents differ from those for residents of Japan. Without a Japanese seal certificate, foreign sellers usually obtain a signature certificate from a notary where they live, and a judicial scrivener handles the registration.
When a non-resident sells, the buyer generally has to withhold 10.21% of the price as tax (except where an individual buys it as a home for themselves or a relative for ¥100 million or less), which the seller later settles by filing a Japanese tax return. We explain the arrangements case by case; please confirm tax matters with a tax accountant.
What are the steps to buying property in Japan?
The usual steps are:
- Settle your budget, area and requirements, and start viewing
- Submit a purchase application (kaitsuke shomeisho) and negotiate the price and terms with the seller
- Receive the Explanation of Important Matters, sign the sale contract and pay a deposit (tetsukekin)
- Pay the balance; a judicial scrivener registers the ownership, and the property is handed over
The time from contract to handover depends on the property and how you pay; we explain the timing and costs of each step before the transaction.
If I buy a home in Japan, can I live there?
Buying property does not give you a visa or residence status. Without residence status you can only stay short-term under the entry rules; for example, Hong Kong and Taiwan passport holders can enter visa-free for up to 90 days at a time.
To live in Japan long-term, you need to apply for a suitable visa separately.
What are an apartment's management fee and repair reserve fund?
Both are paid monthly to the building's owners' association: the management fee covers day-to-day management, cleaning and utilities for the common areas, while the repair reserve fund is saved for future major work such as the exterior walls, roof and lifts. The national average for the two together is about ¥25,000 a month, and it varies widely between buildings.
When you buy a new apartment, you usually also pay a one-off initial repair fund at handover.
Property management
What does property management cover?
There are two types:
- Rental property: finding tenants, screening and move-in coordination, rent collection, tenant communication, repairs and move-outs
- Holiday homes and other second homes: checks at an agreed frequency, basic tasks you have entrusted to us, and acting as tax agent
Scope, frequency, fees and reporting are agreed item by item before we start.
I live overseas. How does the rent reach me?
Depending on the agreement, we or the guarantee company collect the rent, deduct the agreed fees and send the balance to you in the agreed way. The receiving account and payment timing are confirmed before the management contract is signed. Transfers to an overseas account incur international transfer fees, so how these are handled is agreed case by case.
What is a tax agent (nozei kanrinin), and do I need one?
An owner with no address in Japan generally has to appoint a tax agent in Japan to receive tax notices and pay on their behalf, and register the agent with the municipality where the property is.
We can act as tax agent for fixed asset tax and city planning tax, receiving the notices and paying on your behalf. Tax returns and tax advice are not included.
My holiday home is often empty. Can you check it regularly?
Yes. We visit at the agreed frequency, handle the basic tasks you have entrusted to us and report back to you. Frequency, tasks and fees are agreed before we start.
Another company manages my property now. Can I switch?
You can start by asking us. Before switching, we need to check the notice period and termination terms of your current management contract, and how tenants, the guarantee company and the owners' association are contacted. Send us the current contract and property details, and we will confirm what we can take over.
Do I pay tax in Japan on rent if I live overseas?
Yes. A non-resident's rental income from property in Japan generally has to be declared on a Japanese income tax return. Where the tenant is a company, for example, 20.42% of the rent may be withheld first and settled when you file.
Please confirm tax returns with a tax accountant; our tax agent service covers fixed asset tax and city planning tax only.
Can I run my apartment as a short-term rental, such as Airbnb?
Check two things first: whether the building's rules ban short-term rentals, as many apartment buildings do, and whether you can register under the Private Lodging Business Act or obtain an inn licence. Under the Private Lodging Business Act you can operate for at most 180 days a year, and local rules may add further limits.
It is best to check these conditions before you buy, then decide how to use the property.
When a tenant leaves, who pays for cleaning and repairs?
It follows the Ministry of Land, Infrastructure, Transport and Tourism guidelines on restoration: damage the tenant caused deliberately or through negligence is the tenant's cost, while normal wear, such as sun fading and light scuffs, and the natural ageing of equipment are usually the owner's.
If we manage the property, the move-out inspection, repair quotes and re-letting are handled as agreed, and we explain the costs to you in advance.
Living support
What does living support include?
Our own staff handle six items directly: setting up electricity, gas and water, rental furniture and appliances, ward office procedures with interpreting, a mobile phone contract, opening a bank account, and shopping for everyday items.
For moving companies, schools, clinics where you can see a doctor in English, visa applications and renewals (an administrative scrivener) and finding work (recruitment agencies), we can introduce partners. For anything else, just ask.
Can I use Living Support if I didn't rent or buy through you?
Yes, anyone can apply. Just tell us what you need, when and where.
Can you help with resident registration, a bank account or a phone?
Yes. Resident registration must be done at the ward office within 14 days of moving in, and our staff can go with you and interpret on the spot. We can also go with you to sign a phone contract and open a bank account. You need to be there in person for these procedures.
How do I set up electricity, water and gas when I move in?
You usually apply to each company yourself: electricity and water can be arranged online or by phone, while gas needs an appointment for a technician to turn it on, with you or someone acting for you present. It is best to arrange this one to two weeks before moving in.
If Japanese is difficult for you, we can also contact the companies and book the appointments for you.
Can you recommend a moving company?
We can introduce an external partner depending on your situation. The moving company confirms fees, dates and responsibilities with you directly, and we cannot guarantee that they will be able to take the job.
What is the difference between city gas and LP gas?
City gas is piped underground and its price is fairly stable. LP gas is delivered to the building in cylinders, and each gas company sets its own rates; for the same use it is usually at least 50% more expensive. The cylinders are kept together outside the building, not in your home.
Most rentals in Fukuoka use LP gas. If you cook at home a lot or have a larger household, consider prioritising properties with city gas.
What should I know about rubbish in Fukuoka?
Fukuoka City collects rubbish at night. If the building has its own bin room, you can usually put rubbish out more flexibly; if not, you take it to a designated collection point on the street between sunset and midnight on collection day.
Rubbish has to be sorted according to the rules. After you move in, check the building notices or ask the management company for the exact rules.
How do I receive parcels when I'm not at home?
Couriers in Japan usually won't leave parcels with neighbours or at the door. If you are out, they leave a missed-delivery slip, and you rebook delivery by QR code or phone, usually within about a week.
A building with delivery lockers (takuhai box) is the most convenient; most new buildings have them, while older wooden apartment buildings mostly do not. You can also choose collection at a convenience store or a courier pickup point.
I plan to drive in Fukuoka. What should I check about parking?
Before registering a car in Japan you need a parking certificate (shako shomeisho), and the space must be within 2 km of your home; if the home comes with a space, check that it can be used for the certificate.
Mid- and high-rise buildings in Fukuoka City mostly have mechanical parking with limits on length, width and height, so check the size if you drive an SUV or MPV. Monthly rents are about ¥15,000–20,000 around Chuo and Hakata wards, and about ¥5,000–12,000 in the suburbs.
Fees
Is there a charge for a consultation?
Consultations are free. Before you formally engage us, we explain any fees involved, such as brokerage or management fees, and only proceed once you have agreed.
How are property management fees set?
We quote based on the type of property, the scope of work, how often we check it and how you want to receive reports. Send us the property details and what you would like us to handle, and we will confirm the scope before quoting.
How much does Living Support cost?
Fees are quoted per item. Tell us the tasks, dates and places, and we will confirm the details and send a quote; we only arrange anything once you agree.
Can I skip the lock replacement and 24-hour support fees?
The lock replacement fee is almost never waived: locks are changed so that only the new tenant holds the keys. In Fukuoka a standard lock costs about ¥15,000–25,000, while electronic or card-key locks in upmarket buildings can cost ¥50,000–100,000.
The 24-hour support fee is usually ¥800–1,500 a month, and most management companies now make it compulsory. It covers emergencies at night or on holidays, such as leaks or lost keys.
Read the related guideRental Initial Cost EstimatorView Rental
Do I have to buy fire insurance to rent?
It is usually a condition of the lease. The cost depends on the size of the home, usually ¥20,000–30,000 for two years, and the cover must be kept up for the whole lease.
Which initial costs can be negotiated?
Optional services the management company adds by default can often be negotiated, such as interior disinfection (about ¥15,000–20,000), air-conditioner cleaning, a water filter (about ¥1,000 a month), and extra locks or fire extinguishers.
Rent paid in advance, the brokerage fee, the guarantee company fee, fire insurance and lock replacement are almost always required.
Read the related guideRental Initial Cost EstimatorView Rental
Company & contact
Which languages can I use?
We work in Mandarin, Cantonese, Japanese, and English. Written material can be in Chinese, Japanese or English.
Does Fukuoka Insider hold a real estate brokerage licence?
Yes. Fukuoka Insider Co., Ltd. holds a real estate brokerage licence (福岡県知事（1）第021270号) and is a member of the Fukuoka Real Estate Transaction Association. Support is provided by a Licensed Real Estate Transaction Specialist (takken-shi, Japan's national qualification for real estate transactions).
How do I start a consultation?
Use the property enquiry form, LINE, WhatsApp, email or phone. For a first contact, just share the needs and conditions you have already decided; the enquiry form works best if you want to describe the property or your needs in detail.
What are your office hours?
Weekdays 10:30–17:30 (Japan time); closed on Saturdays, Sundays, and Japanese public holidays. Japan is one hour ahead of Hong Kong and Taiwan. Messages received outside office hours are answered in turn during office hours.
Can I meet you at your office?
Yes. Our office address is Kyushu Gaigo Bldg. 1F-1, 1-5-2 Otemon, Chuo-ku, Fukuoka 810-0074, Japan. About 5 minutes' walk from Ohorikoen Station (Fukuoka City Subway Airport Line). Please book ahead by LINE, WhatsApp or phone so we can make sure the right person is available.
Can't find your question?
Tell us about your situation and we will explain how we can help. You can contact us before you have all the details ready.