Housing Barriers Facing Foreign Workers in Japan: A Practical Guide for Employers, Workers, and Landlords

Introduction: Worsening Barriers to Accessing Stable Rental Housing

As of October 2024, Japan employed approximately 2.3 million foreign workers—almost triple the level a decade earlier. As labor shortages intensify, foreign workers have become an essential part of the workforce supporting the Japanese economy.

Yet a persistent challenge remains: access to stable rental housing.

A report distributed via Yahoo! News (February 19, 2026), citing a survey by Able Holdings, stated that only around 15% of the rental listings handled by the company were described as available to foreign residents (approximately 26,000 out of 175,000 units nationwide).

In this article, from the perspective of an administrative scrivener (gyoseishoshi) who supports immigration and status-of-residence procedures, I outline the real-world barriers foreign workers face when renting in Japan—and offer practical steps employers, workers, and landlords can take to reduce risk and improve outcomes.

Chapter 1: The Reality of Housing Access Barriers for Foreign Workers

1-1. Only 15% of Listed Properties Reportedly Available to Foreign Tenants

According to data released by Able Holdings in July 2024, only about 15% of the approximately 175,000 rental properties the company handles nationwide were reported as available to foreign residents.

This suggests that many foreign residents face a significantly narrower pool of options than Japanese applicants.

1-2. Half of Landlords Express Hesitation About Foreign Tenants

A 2022 survey conducted by the Japan Property Management Association found that among 800 landlords, only about 30% responded that they “accept foreign tenants.”

More notably, half of the landlords expressed hesitation about renting to foreign residents.

1-3. Top Three Concerns

Landlords cite three primary concerns when hesitating to rent to foreign tenants:

① Differences in household rules (garbage disposal, noise, etc.) ② Payment risk and concerns about rent delinquency ③ Communication barriers due to language differences

These concerns are typically framed as practical risk-management considerations, stemming from risk-averse decision-making based on past experiences or stories landlords have heard from others.

Chapter 2: Frontline Reality from an Administrative Scrivener’s Perspective

2-1. “My Status of Residence Was Approved, But I Still Can’t Secure Housing”

In my daily work supporting immigration and status-of-residence procedures, one of the most common concerns I hear is: “My status of residence was approved, but I still can’t secure housing.”

Since securing housing is sometimes a requirement for status-of-residence applications, many people begin searching for properties before applying. However, cases of being repeatedly turned away with “Sorry, no foreigners” by multiple real estate agencies are all too common.

2-2. Corporate Concerns: “We Hired Talented Workers, But…”

HR managers at companies employing foreign workers also voice serious concerns:

“We recruited excellent foreign talent, but their start date is delayed because we can’t find housing.” “After being rejected by real estate agencies repeatedly, both the employee and our company are exhausted.” “As a small or medium-sized enterprise without company housing, we don’t know how to support them.”

Small and medium-sized enterprises, in particular, lack the resources of large corporations to provide company housing or dormitories. Foreign employees are forced to search for rental properties independently, but face numerous barriers: insufficient Japanese language skills, lack of guarantors, and situations where presenting a residence card alone isn’t enough to establish trust.

2-3. Anxieties and Difficulties Faced by Foreign Workers

Foreign workers themselves express concerns such as:

“I don’t understand Japan’s rental contract rules.” “I was told I need a guarantor, but I don’t have family in Japan.” “I was shocked by how expensive the initial costs are.” “The real estate agency just said ‘foreigners are not possible’ without explaining why.”

The combination of language barriers, cultural differences, and complex systems makes the housing search an extremely stressful experience for foreign residents.

Chapter 3: Understanding and Addressing Landlord Concerns

3-1. Differences in Lifestyle Rules

Japan has unique customs that can be difficult for foreigners to understand: specific garbage separation rules, strict noise standards, and proper use of shared spaces.

However, these issues usually stem from insufficient explanation. When properly explained and understood, most foreign residents follow the rules diligently.

3-2. Payment Risk

The risk of rent delinquency exists for both Japanese and foreign tenants.

What matters isn’t nationality but rather income stability and guarantee systems. Foreign workers in regular employment receive stable salaries from their companies, and can mitigate delinquency risk when stable employment and guarantees are in place.

Furthermore, rent guarantee companies catering to foreign residents have become more prevalent, and appropriate guarantee arrangements can significantly reduce risk.

3-3. Language Barriers

Concerns about not being able to handle foreign languages are certainly understandable.

However, multilingual real estate agencies and administrative scrivener offices offering interpretation services have been increasing. Solutions exist, such as providing translated contract documents and conducting important explanations in multiple languages.

Chapter 4: How Companies Can Support Foreign Employees’ Housing

4-1. Providing Company Housing or Dormitories

The most reliable approach is for companies to provide company housing or dormitories.

Not just large corporations—even small and medium-sized enterprises employing multiple foreign workers may consider leasing a small number of units for company housing.

4-2. Partnering with Real Estate Agencies

Establishing partnerships with real estate agencies that understand foreign employment and receiving priority property information can be highly effective.

Companies can either act as a corporate guarantor (where feasible) or sign the lease as the corporate tenant.

4-3. Housing Allowances and Initial Cost Assistance

Initial rental costs (security deposits, key money, agency fees, etc.) represent a significant burden for foreign workers.

Companies can reduce employees’ financial burden by subsidizing part of the initial costs or establishing loan programs.

4-4. Utilizing Professional Support

Administrative scriveners handling visa applications can also help with housing support.

Administrative scriveners can help facilitate communication with real estate agencies, review contracts, and provide multilingual explanations of housing rules.

Chapter 5: What Foreign Workers Can Do

5-1. Learn the Basics of Japanese Rental Contracts

Japanese rental contracts have unique features:

• Security deposit (shikikin): Refundable deposit returned upon move-out
• Key money (reikin): Non-refundable gratuity payment
• Agency fees: Fees paid to the real estate agent
• Guarantor or guarantee company: Required for contract approval
• Renewal fees: Typically required every two years

Understanding these elements in advance can make the leasing process much smoother.

5-2. Use Real Estate Agencies Specializing in Foreign Clients

Recently, real estate agencies specializing in foreign clients and agencies offering multilingual support have been increasing.

These companies handle many properties available to foreign residents, making contract procedures smoother.

5-3. Utilize Guarantee Companies

Even without a guarantor in Japan, contracts become possible through rent guarantee companies.

Guarantee companies serving foreign residents have increased, and in many cases, having a residence card and proof of income is sufficient.

5-4. Proactively Learn Lifestyle Rules

Demonstrating willingness to actively learn Japanese lifestyle rules (garbage disposal, noise prevention, proper use of shared spaces) before moving in can alleviate landlords’ concerns.

Chapter 6: What Landlords and Property Owners Can Do

6-1. Evaluate Individual Circumstances Without Blanket Policies

Rather than uniformly declining “because they’re foreign,” it’s important to evaluate individual circumstances.

When conditions are met—regular employment, solid guarantee system, Japanese communication ability—landlords may be able to rent with greater confidence.

6-2. Prepare Multilingual Lifestyle Guidelines

Having garbage disposal rules and noise guidelines available in English, Chinese, Vietnamese, and other languages can prevent problems before they occur.

6-3. Establish Emergency Contact Systems

Setting up systems for immediate contact when needed (management companies, interpretation services, administrative scriveners, etc.) alleviates landlords’ anxieties.

6-4. Understand the Potential Benefits of Foreign Tenants

Foreign tenants can offer several advantages:

• Some landlords report longer average tenancy (due to difficulty relocating)
• Many cultures value community relationships
• Reduced vacancy risk (high demand for foreigner-friendly properties)

Chapter 7: Future Outlook and Necessary Initiatives

7-1. Need for Policy Support

Support for foreign residents’ housing at national and local government levels is necessary:

• Subsidy programs for landlords accepting foreign tenants
• Establishment of multilingual housing consultation services
• Enhancement of mediation services for disputes

7-2. Awareness and Capacity Building in the Real Estate Industry

The entire real estate industry must deepen understanding of foreign tenants and enhance responsiveness.

Multilingual support, expanded property information for foreign residents, and improved guarantee systems are needed.

7-3. Corporate Responsibility and Role

Companies employing foreign workers have responsibilities that don’t end with hiring—they must ensure basic living infrastructure is in place.

Housing support directly impacts foreign talent retention and productivity improvement.

7-4. A Step Toward an Inclusive Society

The housing issue for foreign workers isn’t merely a real estate problem—it’s a key indicator of whether Japan can build an inclusive society that supports diverse residents.

Each of us has a role to play in realizing a society where we “work together and live together.”

Conclusion: Housing Security Is Key to Successful Foreign Employment

With foreign workers reaching approximately 2.3 million and becoming an essential part of the Japanese economy, addressing housing access barriers has become an urgent policy and business priority.

Currently, only around 15% of listed properties are reportedly available to foreign residents, and half of landlords express hesitation—a challenging reality.

Securing housing is often the biggest practical hurdle after a foreign worker’s hiring and immigration procedures are completed. When housing falls through, onboarding is delayed, retention suffers, and both workers and employers incur unnecessary cost and stress.

The good news is that many of the common concerns—household rules, payment risk, and communication—can be addressed through clearer explanations, appropriate guarantee arrangements, and reliable support channels.

What Companies Can Do:

• Provide company housing or dormitories
• Offer housing allowances and initial cost assistance
• Partner with foreigner-friendly real estate agencies and professional support services

What Foreign Workers Can Do:

• Learn Japanese rental contract rules and customs
• Use real estate agencies specializing in foreign clients
• Utilize guarantee companies

What Landlords Can Do:

• Evaluate individual circumstances rather than applying blanket policies
• Prepare multilingual explanation materials
• Establish emergency contact systems

For employers, the most effective steps include partnering with foreigner-friendly real estate agencies, offering initial-cost support, and building a clear internal process for housing assistance. For landlords, multilingual guidance materials and a reliable point of contact can significantly reduce day-to-day risk.

Status-of-residence applications and visa acquisition are just the “starting line” for foreign residents working and living in Japan. The true goal is realizing “an environment where they can work and live with peace of mind on an ongoing basis.”

If you are a company facing difficulties with housing for foreign employees, or a foreign resident having difficulty finding rental properties, please feel free to contact us.

As immigration support professionals, we can help you design a practical support framework that aligns with immigration procedures and addresses both workplace and housing needs.

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Reference Article: “Growing Foreign Workers, Only 15% Can Find Housing: Landlords’ Widespread Reluctance” Asahi Shimbun (distributed via Yahoo! News), February 19, 2026 https://news.yahoo.co.jp/articles/fc4e58bfcce963521809502cabe7f3fbb3ea44f4

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For Inquiries Regarding This Article: For consultations on immigration procedures, status of residence, and housing support for foreign workers, please feel free to contact our office. Initial consultations are complimentary.