🔑 Key Takeaway: A Japanese mortgage runs in two stages — pre-screening (事前審査) in a few days, then full screening (本審査) over 1–3 weeks — with total time from offer to disbursement typically 4–8 weeks. Foreign buyers add a little time for translated income documents and group credit life insurance (団信) underwriting. Getting pre-screened before you make an offer is the single biggest time-saver.
The Japanese mortgage process is methodical and document-heavy, but predictable once you know the sequence. This guide walks through every step, the documents you'll need at each stage, and a realistic timeline — written specifically for foreign buyers.
It complements our lender guides: see which banks lend to foreigners and how much you can borrow.
The Two-Stage Screening System
Japanese mortgages use a distinctive two-step approval process. Understanding the difference prevents costly delays.
Stage 1 — Pre-screening (事前審査 / jizen shinsa)
A preliminary assessment of your borrowing capacity, usually completed in 1–5 business days. You submit basic income, employment, and (optionally) target-property details. Approval here is provisional but tells you — and the seller — that you're a credible buyer.
Do this before you make an offer. Many sellers and agents expect pre-screening approval before accepting an offer, and it prevents you from committing to a property you can't finance.
Stage 2 — Full screening (本審査 / hon shinsa)
The formal underwriting, started after your offer is accepted, typically taking 1–3 weeks. The bank verifies all documentation, assesses the specific property as collateral, and confirms your group credit life insurance eligibility. Approval here is the real green light for closing.
The Document Checklist
Requirements vary by lender and residency status, but expect to provide the following. Foreign buyers should prepare certified translations of any foreign-language documents in advance.
Identity & residency
- Passport
- Residence card (在留カード) — front and back
- Certificate of residence (住民票) showing your registered address
- Personal seal (印鑑) and seal registration certificate (印鑑証明書) — register a seal at your municipal office if you haven't
Income & employment
- Withholding tax slip (源泉徴収票) for the most recent 1–3 years
- Tax certificates (課税証明書 / 納税証明書) from your municipality
- Employment verification (employment certificate / 在職証明書) — tenure matters
- For self-employed / company directors: 2–3 years of tax returns (確定申告書) and company financials
- Translated overseas income documents, if relevant (banks like SMBC Prestia are experienced with these)
The property
- Sales contract (売買契約書)
- Important matters explanation (重要事項説明書)
- Registry/title information (登記事項証明書)
- Building drawings, floor plans, and (for condos) management association documents
Existing debts
- Details of any car loans, card installment plans, or other borrowings (these affect your debt-service ratio)
Group Credit Life Insurance (団体信用生命保険 / 団信)
Almost every Japanese mortgage requires enrollment in group credit life insurance (団信 / dan-shin), which repays the loan if the borrower dies or becomes severely disabled.
- It is mandatory at most banks (Flat 35 is a notable exception where it's optional).
- Enrollment requires a health declaration — pre-existing conditions can complicate or block approval, so it's effectively part of underwriting.
- Some banks include enhanced coverage (e.g., all-disease / 全疾病) at no extra cost; others charge a rate add-on for wider coverage.
Foreign buyers should flag any health issues early, since a 団信 rejection can derail an otherwise-approved mortgage.
The Typical Timeline
| Phase | Duration | What happens |
|---|---|---|
| Pre-screening (事前審査) | 1–5 days | Provisional approval; do before offering |
| Offer & purchase contract | — | Sign 売買契約書, pay deposit |
| Full screening (本審査) | 1–3 weeks | Underwriting, property/collateral review, 団信 |
| Loan agreement (金銭消費貸借契約) | A few days | Sign final loan contract |
| Settlement & disbursement (決済・引渡し) | 1 day | Funds released, title registered by 司法書士 |
| Total (offer → keys) | ~4–8 weeks | Add buffer for translations / non-PR review |
Non-PR applicants and those with overseas income should budget toward the longer end, since document verification takes more time.
How the Mortgage Fits the Purchase Process
The mortgage runs in parallel with the property transaction:
- Get pre-screened, then make an offer.
- On acceptance, sign the purchase contract and pay the deposit (手付金, often 5–10%).
- File for full screening immediately.
- On approval, sign the loan agreement.
- At settlement, the bank disburses funds, the balance is paid, and the judicial scrivener registers your title.
Remember that non-resident buyers also have a separate post-purchase obligation: the FEFTA Form 22 filing within 20 days of settlement. And budget for closing costs beyond the loan — see our costs and fees breakdown.
Tips to Avoid Delays
- Translate documents early — don't wait for the bank to ask.
- Don't change jobs during the process; employment stability is re-checked.
- Register your seal (印鑑) and pull your 住民票 before you apply.
- Disclose health conditions up front for 団信.
- Keep your down payment funds documented — banks may ask for the source of funds, especially for large international transfers (see sending money to Japan).
Frequently Asked Questions
How long does a Japanese mortgage take to approve?
Pre-screening (事前審査) takes 1–5 business days; full screening (本審査) takes 1–3 weeks. From accepted offer to settlement and disbursement, budget roughly 4–8 weeks. Foreign buyers with overseas income or non-PR status should allow extra time for document translation and verification.
What is the difference between jizen shinsa and hon shinsa?
Jizen shinsa (事前審査) is the preliminary pre-screening that gives provisional approval based on basic income and employment — ideally done before you make an offer. Hon shinsa (本審査) is the formal full screening after your offer is accepted, where the bank verifies all documents, assesses the property as collateral, and confirms group credit life insurance.
What documents do foreigners need for a Japan mortgage?
Typically: passport, residence card (在留カード), certificate of residence (住民票), registered seal and certificate (印鑑証明書), income proof (源泉徴収票, tax certificates), employment verification, the property's sales contract and important matters explanation, and details of existing debts. Foreign-language income documents usually need certified translation.
Is group credit life insurance required for a Japanese mortgage?
At most banks, yes — group credit life insurance (団信) is mandatory and repays the loan on the borrower's death or severe disability. Flat 35 is the main exception, where it's optional. Enrollment requires a health declaration, so pre-existing conditions can affect approval.
Should I get pre-approved before house-hunting in Japan?
Yes. Pre-screening (事前審査) before making offers tells you your realistic budget, signals to sellers that you're a credible buyer (many expect it), and prevents you from committing to a property you can't finance. It's the single biggest time-saver in the process.
Related Articles
- Japanese Banks & Mortgages for Foreigners: Full Comparison →
- How Much Can a Foreigner Borrow in Japan? →
- Can a Foreigner Get a Mortgage Without Permanent Residency? →
- Japan Property Buying Costs & Fees: Complete Breakdown →
- FEFTA Form 22 Filing Guide →
- Japan Mortgage Calculator for Foreign Buyers →
Disclaimer
This article is for informational purposes only and does not constitute financial, legal, or tax advice. The application process, required documents, screening timelines, and insurance requirements vary by lender and applicant and change over time. Figures and durations are general estimates as of June 2026. Always confirm current requirements directly with your lender and consult qualified professionals.