How should I prepare the required documents for purchasing a house? (e.g., identification, income proof, residence certificate, etc.)

Hello! Congratulations on taking this important step towards buying a home! Preparing documents is indeed the first hurdle, but don't worry, it's actually quite simple once you break it down. I went through it step by step myself, and I'll walk you through it clearly.

Home Purchase Document Checklist (Plain Language Version)

Buying a house essentially boils down to proving two things to the real estate agent and the bank:

"I am who I say I am, and I live here" (Identity and Address)
"I can afford it and repay the loan" (Assets and Income)

All the documents revolve around these two points. Let's go through them one by one:

1. Proof of Identity: Proving "Who You Are"

This is the most basic requirement, just like when you get a mobile phone contract – you need to prove you are yourself.

Residence Card (Zairyu Card): For us foreigners, this is the most important! It shows your visa status, period of stay, etc., and is your official ID in Japan.
Health Insurance Card (Kenkō Hoken Shō): This is also very commonly used as supplementary ID.
Driver's License (Unten Menkyoshō): If you have one, this is a very convenient photo ID.
Passport (Pasupōto): Not used as often, but it's good to have copies ready.
My Number Card (My Number Card): Very convenient if you have one, especially for printing documents at convenience stores.

Tip: Agents and banks usually need to see the originals and make copies. It's best to prepare several copies yourself in advance, just in case.

2. Residence Certificate (Jūminhyō): Proving "Where You Live and Who Lives With You"

This document is crucial. It's issued by your local ward office or city hall (government office).

What it is: Simply put, it's an official "household register" proving your registered address and the family members living with you.
How to get it:
- Go directly to the counter at your local ward office/city hall.
- If you have a My Number Card, you can often print it directly at convenience store (like 7-11, FamilyMart) multi-function printers – super convenient!
Important Notes (This is crucial!):
- Get the full household version: When applying, choose the option for 「世帯全員分」 (Setai Zen'in-bun), which prints information for all household members.
- No information omitted: Choose the option for 「続柄・本籍地など一切の省略がないもの」 (Tsuzukigara / Honsekichi nado Issai no Shōryaku ga nai mono), meaning no information is omitted. Banks and the Legal Affairs Bureau (where property registration happens) need the full version.
- Validity: Usually required to be issued within the last 3 months. So don't get it too early; wait until the agent or bank asks for it.

3. Proof of Income: Proving "You Can Repay the Loan"

This is core material for applying for a bank loan. Banks use this to assess your repayment ability. The required documents differ based on your employment status.

If you are a Company Employee (Kaishain):

Withholding Tax Slip (Gensen-chōshū-hyō):
- What it is: Your "annual salary and tax statement," given to you by your company at the end of each year. It clearly shows your annual gross income, taxes paid, and social insurance contributions.
- How many: Banks usually require the past 2-3 years' worth. Check your files; if you can't find them, ask your company's HR or general affairs department for replacements.
Tax Certificate (Kazei Shōmeisho):
- What it is: An official income certificate issued by the ward/city hall, carrying more official weight than the Gensen. It proves your income and tax payment status for the previous year.
- How to get it: Also obtained at the ward/city hall.
- Note: Some banks require both the Gensen and the Tax Certificate, so it's best to ask in advance.

If you are Self-Employed or a Company Owner (Kojin Jigyōshu / Kaisha Keieisha):

Final Tax Return Statement (Kakutei Shinkokusho):
- What it is: Your "annual tax return" submitted to the Tax Office (Zeimusho).
- How many: Banks typically require copies of the full set for the past 3 years, preferably with the Tax Office's receipt stamp (Uketsukein). If filed electronically, provide the relevant acceptance proof.
Tax Payment Certificate (Nōzei Shōmeisho):
- What it is: Applied for at the Tax Office, it proves you have paid all due taxes. Banks need to confirm you have no tax arrears.

4. Personal Seal & Seal Registration Certificate (Inkan & Inkan Tōroku Shōmeisho): For Signing "The Most Important Contracts"

This is very characteristic of Japan and is mandatory for formal procedures like property transfer.

Registered Seal (Jitsuin): This is not the casual seal you use for receiving packages. You need to have a special seal engraved and register (Inkan Tōroku) it at your local ward/city hall. Once registered, this becomes your "Jitsuin," with legal effect.
Seal Registration Certificate (Inkan Tōroku Shōmeisho):
- What it is: After registering your seal, you can print this certificate at the ward/city hall or convenience store. It proves that the registered seal is indeed yours.
- Validity: Like the Residence Certificate, it's usually required to be issued within the last 3 months.

A Few Tips from Experience

Ask First, Then Prepare: Before preparing any documents, always confirm the required document list (Hitsuyō Shorui Risuto) with your real estate agent and the bank where you're applying for the loan. Requirements can vary slightly between banks. Get clarity first to avoid wasted trips.
Mind the Validity: For documents with an "expiry date" like the Residence Certificate and Seal Registration Certificate, wait until you definitely need them before getting them. They are usually needed just before submitting the loan application and for the signing/transfer process.
Regarding Foreigner Status: If you have Permanent Resident status, getting a loan will be much smoother. If not, banks will place more emphasis on your length of stay in Japan, and the size and stability of your employer.
Organize and Backup: Scan or take photos of all documents to keep electronic copies. Then, organize the originals and copies neatly in a folder. This prevents scrambling when you need them.

Preparing these documents is admittedly a bit tedious, but it's a necessary part of buying a home. Take it step by step. Treat this checklist like a quest map – tick off each item as you complete it, and you'll get it done in no time!

Wishing you success in finding your dream home soon!