How to Avoid Rental Scams in Japan: Red Flags for Expats
By Ibuki — Affarah Friendly Homes · 2026-07-21
How to Avoid Rental Scams in Japan: Red Flags for Expats
Short answer: Expat rental scams are highly targeted, particularly on social media and unofficial portal sites. To protect yourself, always verify that your broker has an active Ministry of Land, Infrastructure, Transport and Tourism (MLIT) license number, never send money via wire transfer before signing a contract, and avoid listings that refuse to offer a physical or video viewing (Naikin).
Common Rental Scam Tactics in Japan
Below are the most common tactics used by fraudulent agents targeting foreign arrivals:
| Scam Type | Tactic | How to Spot It |
|---|---|---|
| The Fake Owner | "Landlord" claims to be overseas and asks for a deposit to mail you the keys. | Landlords in Japan never lease directly to foreigners without a licensed broker. |
| Bait-and-Switch | Showing a beautiful, cheap apartment online, but claiming it was "just rented" upon arrival to push a worse, expensive unit. | The online listing remains active for weeks at a suspicious price. |
| Illegal Subletting | Renting a room from another foreigner without the landlord's consent (Tenseki). | The "tenant" refuses to register your name on the building's official register. |
1. How to Verify a Japanese Realtor's License
Every legitimate real estate broker (宅地建物取引業者 - Takuchi Tatemono Torikihigyo) in Japan must be registered. You can verify their license on the bottom of their homepage or office signs:
- Format: Tokyo Governor (1) No. XXXXXX
- The Parentheses: The number in the parentheses indicates how many 5-year periods the broker has been in business. A "(1)" means they have been operating for less than 5 years, while a "(4)" means they have been in business for 15 to 20 years.
If an agent cannot provide their registration number, cut contact immediately.
2. Spotting Ghost Listings (Torikago)
"Ghost listings" are cheap apartments kept online solely to harvest expat contact information.
- Red Flag: If the rent is 30% below the average market rate for that ward, it is likely fake.
- Action: Copy the layout map (Madori) or address and search it on other portals. If it doesn't exist anywhere else, or if the agent refuses to show you the property because of "renovations," it is a fake.
3. Illegal Sub-leasing Dangers
Renting a room or share house room informally from a fellow expat is highly risky. In Japan, standard leases strictly prohibit unauthorized tenants. If the landlord discovers you are living there without being listed on the official contract:
- You can be evicted immediately with zero notice.
- The primary tenant will forfeit their deposit and face legal action.
- You will have no local address registration (Juminhyo), which is mandatory for bank accounts and health insurance.
To decode complex Japanese lease clauses and make sure you aren't signing away your rights, check our Jargon Decoder & SUUMO Explainer.