Rent
Rent
Find a Rental
Table of contents
Never Miss Out on Your Dream House!
EM Labo’s Real Estate Purchase Support
Let EM Labo provide you with actionable strategies to navigate you through to find your dream house!
In Japan, general property information is shared on a platform called “REINS” but only an extremely small portion of these listings is available in English. English websites are, thus, not powerful enough to navigate you through in your house-hunting process.
Why EM Labo?
EM Labo goes beyond “REINS” to make sure you won’t miss out on your perfect property by utilizing major portals such as SUUMO, LIFULL HOME, and At Home, as well as our extensive network of industry professionals. We also have access to off-market properties not publicly listed to navigate the competitive landscape and achieve your goals.
We, in fact, made it possible by our strong commitment to building healthy relationships.
First things first, we don’t own any properties ourselves as brokerage is our industry specialty. This means we won’t be unnecessarily pushy or aggressive and strong-arm you to specific properties merely for profit, hidden commissions, or promotional fees from landlords. Instead, we focus on understanding your preferences and lifestyle to ensure you never miss out on your perfect property.
Let’s Get Down to Business!
Whether you already have a property in mind or are still exploring your options, we’re more than ready to help. Simply reach us on LINE and start your house-hunting journey NOW!
Features of Our Property Search
Your Happy Life Should Begin Before You Encounter Your Dream House
EM Labo aims to be chosen not merely for nice properties (of course we endeavor to fight for the best ones!) but for the people we are.
We pride ourselves on the strong bonds with our clients when navigating them through. Nothing brings us more joy than hearing our client rejoice, “I am glad for the move!” even after years. We strive to support you throughout the journey with our expertise and dedication as your trusted partner in real estate. Let your fabulous life in Japan begin with a nice journey with us.
The prestige of Finding a House with EM Labo
01.Expert Guidance with In-depth Market Knowledge
Our professional team understands the real estate market well. We keep up with trends in both the local area and the whole country, as well as every tiny little detail in specific neighborhoods. We also understand the ability to negotiate well is a key trait of successful deals so we strive to manage complex talks to ensure both a safe home and a secure contract for you. Beyond brokerage, we’re happy to help with home improvements, furniture, and interior design as well.
02.Timely & Personalized Help at No Extra Cost
You can reach us on LINE 24/7 and we are glad to answer your questions, clear the air, and secure your dream house even on a tight schedule.
Unlike traditional real estate agencies that rely heavily on phone calls and email communication, we love to get connected with people and are eager to help our clients reach their real estate dreams.
03.Leveraging Technologies for Efficiency
We use tech to make our work easier, boost efficiency, and improve your experience through timely communication and smooth transactions. We have embraced new technologies (online storage, virtual tours, etc.) and added communication tools (e.g. LINE and Chatwork) to our daily tasks, so work is automated and all processes are improved.
Market changes and technologies impact the real estate industry every single day so speed is the key- with backend tools like eFax, e-scanning, and Chatwork, we aim to spend more time building a strong, united team and understanding our clients face-to-face.
04.Data accuracy and Transparent Service Charge
In some cases, we receive the advertising fees (AD) from landlords. In these cases, we are happy to share the financial benefit with our clients, who are the potential tenants, by offering discounted brokerage fees in line with legal regulations.
Charges sometimes vary for different factors but we keep everything transparent, so feel free to ask us about all the fees. We’re happy to make sure you feel comfortable.
Key Points When Renting a Property
Location
Check the transport and accessibility, along with nearby amenities such as grocery stores, hospitals, and schools.
Rent and Initial Costs
Ensure the rent fits your budget, and review initial costs such as deposits, key money, and brokerage fees.
Property Conditions
A thorough physical inspection from the wallpaper to the kitchen sink, makes sure everything is in working order.
Lease Terms
Get to know this upfront before entering the contract- the lease duration, renewal fees, and termination conditions. It helps you to stimulate both your initial costs and later on anticipation.
Neighborhood Safety
Step into the community! Get to know if your future home’s neighborhood meets your needs and check if it is close to everything you need in your life.
Noise and Living
Environment
Check for the noise level, the vibe of your neighbors, and specific rules in your building to clear doubts and avoid last-minute surprises.
Management and
Maintenance
Review the building’s waste disposal rules and management of common areas for a better picture of your future life.
Utilities and
the Internet Service
Ensure the property has adequate internet speed and it is well air-conditioned; whether it can warm your body with hot water in the cold winter… all bits and bobs.
Flexibility
for Your Future
Consider whether the lease terms allow for a potential move or relocation in the future.
EM Labo has compiled a comprehensive checklist to support you so you can check if the house/flat satisfies both your requirements and your goals.
Documents Needed to Rent a House in Japan
Individual tenant
- Identity document
your driver’s license (in Japan)/ your passport - Residence certificate
the proof of your current residential address - Income certificate
e.g. pay slips, tax withholding slips, or tax returns - Seal/Stamp
a personal/ registered seal for signing official contracts - Bank details
bankbook/ registered bank seal for payments
Corporation tenant
- Certificate of incorporation
official company registration documents - Seal registration certificate
the proof of the company’s registered seal. - Identity document
the driver’s license (in Japan)/ passport of your company representative - Financial statements
financial records of the company (commonly 2 years) - Corporate seal
official company seal required for official contracts
Our Step-by-Step Guide to Rent a House Successfully in Japan
1
Assess Your Needs and Set a Rent Budget
Consider the type of property you want, including the area, neighborhood, budget, size, and all features. List your priorities, such as accessibility to schools, coverage of public transport, or whether grocery stores are within reach.
2
Property Proposals
(Exploration of Options)
We present options that match your criteria and accommodate your needs. You can view as many as 2 – 3 properties at a time, and we’ll quickly arrange viewings to keep up with the fast pace in the rental market in Japan.
3
Property Viewings
Visit properties to assess room size, natural light, ventilation, and all conditions. Check for convenience, safety, and accessibility of the area.
4
Rental Application
Once you find a property you love, submit a rental application through our agency together with your ID and guarantor information.
5
Tenant Screening
The landlord and management company will review your credit history and income. If required, a guarantor company will get involved and conduct its screening as well. Upon approval, you can move on to the contract phase.
6
Lease Agreement
After passing the screening, you’ll enter a contract. Carefully review the contract and other supplementary documents before proceeding. Initial costs, such as deposits, have to be settled at this point.
7
Move-in Preparation
Once the contract is signed, you’ll receive the keys and you can start preparing for your move. Set up utilities like electricity, gas, and water, and finalize all moving arrangements. Your nice and peaceful new life awaits!
8
Beyond Move-in
Plan for lease renewals or future moves as needed. EM Labo remains your trusted partner for relocations or even property purchases down the line.
Renting a house is a significant decision and should be considered carefully. There are many considerations to make before signing on the dotted line. Let us walk with you and look into your options together.
Customer Testimonials
Ms. Hayashi
【Original location】Minato Ward, Tokyo
【Budget】JPY 230,000 – JPY 250,000
【Profession】a full-time employee at a global IT company
【Target area】Minato and Shibuya Wards in Tokyo
My American husband fancied living in Japan, so we decided to spend a few years here. Since I have moved out of Japan for over a decade, I found I didn’t even know how to start to find a shelter.
I started looking for properties on real estate portals, but it was a frustrating experience. Many inquiries ended with negative responses like, “You have to be physically in Japan to sign the contract otherwise we can’t proceed,” or “Foreigners are not welcome, excuse us,” and the houses we picked were taken one after another, leaving my husband and me unsure of how to proceed. Two months were then wasted.
That’s when a friend, who is also in an interracial marriage, recommended EM Labo to me. In the online consultations, they explained the rental process with details for overseas tenants and provided insider tips for all the steps involved. I was so impressed at the number of options and solutions they came up with.
The team supported us in both English and Japanese, which made the process stress-free for both my husband and me. They even reviewed the contract in English to ensure my husband fully understood everything before signing it.
What had once felt like an uphill battle turned into a fascinating life event we looked forward to. Thanks to EM Labo, we were able to step into a new phase in Japan without enduring long-term hotel stays.
Looking ahead, we’re now considering purchasing a property in Japan. My husband even remarked, “It seems like our journey with EM Labo keeps going.” Thanks to their excellent support, our new life in Japan has gotten off to a great start. Arigatou!
Ms. Kaori Kobayashi
【Original location】Toshima Ward, Tokyo
【Budget】JPY 80,000 – JPY 100,000
【Profession】Nurse
【Target area】Setagaya Ward, Tokyo
I’ve approached Ms. Enomoto for property hunting twice. The first time, she listened to my preferences, lifestyle, and needs with patience, and eventually, my case was closed as a huge success and the property surprised me in a good way. She impressed me so when I had to move again, I knew I should ring EM Labo’s doorbell.
EM Labo shows a high level of professionalism and effective networking abilities. They are polished, reliable, and ethical at all times. When issues come up, they provide solutions with their network, including other agents and service contractors. They know the local area and details of costs that would come up to me. I could be quick and decisive because of their reports, suggestions, and reminders.
After moving into one of the properties, I encountered a minor issue with the utility. Ms. Enomoto offered immediate help by reaching out to the management office so the problem could be solved quickly. After-service is important for concerns and problems that need attention after things are settled. In my case, EM Labo’s service came into play in time.
To me, Ms. Enomoto is a professional and diligent CEO. At the same time, she is also a responsible and affable real estate agent. I know that she is also a mother or maybe that’s why she can always relate to my life problems when I share them. She is a clear speaker and a good listener. I always feel like I am leaning toward my family when we talk.
EM Labo has my trust and confidence. And, I love this kind of lasting relationship!
International School in Minami Azabu
【Original location】Minato Ward, Tokyo
【Budget】JPY 100,000 – JPY 130,000
【Profession】HR Representative
【Target area】Minato Ward, Shibuya Ward, Taito Ward
Calling Japan home is a struggle for many international teachers at my school. While there are great things about Japan, it also has its downsides that make the lives of my teammates from Western countries difficult, and, looking for an apartment is definitely one of them.
Through a fortunate introduction, our school got connected with EM Labo so they help navigate our teachers through to their new home. Their representatives understood different local areas and more importantly, our teachers’ concerns so their service is always heart-warming.
Their strong ties in the property industry were of course impressive, but personally, I loved all their checklists and guidelines more, which were system-based and full of useful information for our teachers.
EM Labo demonstrated what “omotenashi” (Japanese hospitality) is. I believe that our new teachers could feel the comfort and security of living in Japan, as they are lucky enough to start with EM Labo. Our school, our teachers, and myself who take care of our new staff, all benefit from the collaboration!
IT Company in Kawasaki City
【Original location】 Kawasaki City, Kanagawa
【Budget】JPY 200,000 – JPY 250,000
【Profession】CEO of an IT company
【Target area】Ota Ward, Kawasaki City
I am a first-time renter. I knew I had a few big expenses coming but no clues on what to expect and how to negotiate. I just didn’t know how to crunch what numbers.
After a few tries alone, I found the process painstaking and futile. EM Labo then guided me through analyzing, first, different types of residences like a detached house and an apartment. They knew the landlord and the area so the help was tremendous. Favorable terms were added to the contract thanks to EM Labo’s suggestions and negotiation so I can now have a comfortable stay and a new home.
For example, when I asked about the installation of the A/C, EM Labo proactively took the initiative and requested for me and now I have my house well air-conditioned. Also, I didn’t want to pay the double rent for my original and new houses when I moved, so EM Labo chipped in by planning the schedule for me and adjusting the start line. I found EM Labo professional because they proceeded with things like it is their house!
After the move, EM Labo still offers help to settle minor issues and provide support, it is very much appreciated. Without their help, I couldn’t make informed decisions about which rental property was right for me, and I could have my nice new life now!
FAQs
Fees and Contracts
Are there any discounts on your brokerage fees?
The sum of the service charges and the number of items are different for different cases. EM Labo aims to offer the best service at the fairest price at all times. All charges are transparent, we are glad to provide a breakdown and go through all details so you don’t have to worry about hidden charges.
Can the entire process be done online?
Yes, depending on the property, we can arrange viewings, contract explanations, and digital signatures over the Internet so you can rent a house online. This service is ideal for overseas clients or those with this preference/need. (Be mindful that we encourage stepping into the community to feel the neighborhood’s vibe and understand the details in person!)
What other costs are involved in a rental agreement?
Costs such as security deposits, key money, and brokerage fees might apply. The amounts vary quite a lot among different properties. EM Labo provides a detailed cost breakdown upfront to ensure transparency. In Japan, the initial cost is typically about 5 -6 months’ rent.
Do I need a guarantor?
In most cases, a guarantor lease company is required so you don’t have to find an individual to play the role of “personal guarantor”.
Property Viewings and Recommendations
I have picked some choices on SUUMO or At Home. Can you help me get them?
Absolutely. Just share the link or property details with us and we’ll help arrange viewings for you with no delay.
Do you handle office or commercial property rentals as well?
Yes, it is also one of our key businesses. Please feel free to reach out.
Can I do online viewings and sign contracts if I live far away?
Yes, we do online viewing and e-contract support for remote clients. Many of our clients have successfully got their dream house while staying at another corner of the country or even overseas.
When to Move, what to Prepare
I’m planning to move in 3 months. When should I start exploring my options?
The ideal timeline is to start browsing about 1.5 months before your move, it is advisable to start earlier if you have specific requirements or a preferred area.
I need to make a sudden move in 2 weeks for a work reallocation. Can you possibly help?
Yes, we’ve experience helping clients get their new keys in just 14 days. We can prepare the necessary documents and communicate via LINE to expedite the process. Yet, please contact us as soon as possible because the more time, the higher the success rate and the better choice you could get.
Other Questions
Do I need a lease guarantor company?
Most properties require a guarantor company, which co-signs your lease to guarantee the rent and usually helps to persuade a landlord. An individual can be a lease guarantor, in this case, additional documents and proof of income shall be needed.
What documents are requested by the landlord?
A photo ID (e.g. your passport or residence card) and proof of income are usually required. An emergency contact from your family is also needed, so be mindful to get them prepared in advance.
I don’t speak Japanese. Can I rent a property in Japan?
Absolutely! We provide full English support, including assistance with contracts and all communications involved. We ensure a smooth process for international residents. This is our key business.
I won’t have a job in Japan. Can I still rent a property?
It can be extremely challenging to rent a property without full-time employment in Japan. Still, we’ve had clients who successfully secured a rental by providing financial statements from overseas banks and demonstrating stable investment income abroad. Approval depends heavily on the guarantor company and the landlord. Please feel free to consult with us for personalized advice and more insider tips. We are glad to compose tailor-made packages for you.
