Move-in costs
A typical move-in bill includes a deposit (shikikin, often one or two months' rent, partly returned when you leave), key money (reikin, a non-refundable gift to the landlord of up to two months), the agency fee (up to one month's rent plus tax), the guarantor company fee, fire insurance, a lock change and the first month's rent. Many flats now have no key money or no deposit.
Guarantors and screening
Landlords want someone to cover unpaid rent. Most now require a guarantor company (hoshō gaisha), which charges around half to one month's rent at the start and a yearly fee. The landlord and guarantor screen your application, looking at your job, income and status of residence. Some landlords still turn away foreign tenants, so agencies that specialise in foreign residents can save time.
Reading a listing
Floor plans use codes: 1R is one room, 1K is a room plus a separate kitchen, and 1LDK is one bedroom plus a living, dining and kitchen area. Sizes are often given in tatami mats (jō), each about 1.6 m². Listings also show the walk to the nearest station, the building age and the management fee (kanrihi) paid on top of the rent.
Renewal and moving out
Contracts usually last two years. Renewing often costs a renewal fee (kōshinryō), commonly one month's rent in the Tokyo area. Give notice as the contract says, usually one month ahead.
When you move out, the landlord takes cleaning and repair costs from your deposit. National guidelines say normal wear and tear is the landlord's cost, not yours. Take photos of the flat when you move in.
Other options
Share houses and serviced flats need little up front and no guarantor, which helps while you look. Public UR rental housing charges no key money, agency fee or renewal fee and needs no guarantor, though you must meet an income requirement.
Handy for your move
Somewhere to stay while you look
Flat hunting can take a few weeks. A hotel or short-term rental gives you a base while you view flats.
- Hotels across Japan Compare hotels and longer stays on Trip.com. Discover ↗
- House and flat rentals Furnished short-term rentals, handy while you search for a flat. Discover ↗
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Tips
- Ask for the full estimate of move-in costs (shoki hiyō) before you apply, and ask which items are optional.
- Check whether the flat comes with lights, curtains and an air conditioner. Many come empty.
- Set up electricity, gas and water before moving in. Gas needs an appointment so the company can turn it on.
- Introduce yourself to your neighbours with a small gift if the building is quiet and long-term.
Words you will see
- 敷金 shikikin
- deposit
- 礼金 reikin
- key money
- 仲介手数料 chūkai tesūryō
- agency fee
- 保証会社 hoshō gaisha
- guarantor company
- 管理費 kanrihi
- management fee
- 更新料 kōshinryō
- renewal fee
- 原状回復 genjō kaifuku
- restoring the flat when you leave
Sources: Ministry of Land, Infrastructure, Transport and Tourism guidelines on restoration costs; UR Urban Renaissance Agency. Rules and fees can change and vary by city. Check with your city office or the official service before you go.