Property Renting Guide in Japan
Essential information for foreign nationals looking to rent property in Japan
About This Guide
These guidelines are intended for foreign nationals considering renting a property in Japan...
Key Features of Rental Contracts in Japan
1.1 Reikin (Key Money)
Reikin is often understood as a "gratitude fee" paid to the landlord, and it is usually non-refundable upon moving out.
Depending on the region and property, some places offer zero key money, meaning no reikin is required.
1.2 Shikikin (Security Deposit)
Shikikin is essentially a deposit to cover any potential damages or unpaid rent.
The landlord may use it for cleaning fees or repairs for damage beyond normal wear and tear when you move out. Any remainder after those deductions is refunded to you.
If you rent a property with no deposit, you may be billed separately for cleaning or repairs upon moving out.
1.3 Koushin-ryo (Renewal Fee)
In many cases, if you renew your lease, you will be charged a renewal fee equivalent to about one month's rent every two years.
Some properties do not require a renewal fee, so be sure to check the details before signing a contract.
1.4 Guarantors and Guarantee Companies
Many landlords in Japan require a joint guarantor. However, for foreign nationals, finding a suitable guarantor in Japan can be difficult.
Therefore, you may be required to use a guarantee company, which typically charges an initial guarantee fee ranging from 50% to 100% of one month's rent.
How to Search for Rental Properties
2.1 Gathering Information
Real Estate Portal Sites: You can search by area, rent, room layout, and amenities. Some websites specialize in properties suitable for foreign residents.
Real Estate Agencies: Look for agencies that offer multilingual support or have extensive experience dealing with foreign clients; this makes the process much smoother.
Social Media and Community Groups: Online communities of foreign nationals in Japan or university groups for international students can be great places to share or find information.
2.2 Property Viewings (Naiken)
It's important to physically visit the property to check the layout, facilities, and surrounding environment.
If you are overseas and unable to attend a viewing in person, some real estate agencies offer online viewings or VR tours.
2.3 Points to Consider When Choosing a Property
Transportation: Distance to the nearest train station or bus stop, and commuting time to work or school.
Local Amenities: Supermarkets, convenience stores, and hospitals in the neighborhood.
Facilities: Check if the apartment has air conditioning, a space for a washing machine, Wi-Fi access, and if the layout meets your needs.
Required Documents for Signing a Lease
3.1 Personal Identification
A Residence Card is typically your primary ID for renting in Japan.
Those on short-term stays or tourist visas may find it difficult to sign a lease, so make sure you know your visa type in advance.
You may be asked to present your passport alongside your residence card.
3.2 Proof of Employment or Student Status
If you are employed, you will often need to provide an Employment Certificate, pay slips, or a withholding tax slip to prove stable income.
If you are a student, you may need to provide a student ID or certificate of enrollment, along with evidence of financial support (scholarship or remittance records).
3.3 Emergency Contact
You may be asked to provide an emergency contact in Japan (family member, friend, or workplace).
Make sure you have the contact's permission before giving their details to the landlord or agency.
Steps to Finalize the Rental Contract
4.1 Submitting a Rental Application
Once you have found a property, fill out a rental application (nyūkyo mōshikomisho) with the real estate agency to begin the screening process.
In many cases, a guarantee company will conduct a separate screening at the same time.
4.2 Important Details Explanation
A licensed real estate agent (takkenshi) will provide an Important Details Explanation (jūyōjikō setsumei), covering legal aspects and contract conditions.
Make sure to carefully understand the details and ask any questions before signing.
4.3 Rental Agreement
Review the contract carefully, then sign or stamp it (In Japan, many contracts still use a seal instead of a signature). Note that the contract may only be in Japanese, so request translation support if necessary.
You will need to pay your security deposit, key money, agency fee, first month's rent, guarantee fee, and any other initial costs.
4.4 Key Hand-Over & Move-In
Once the contract is signed and all payments are made, the landlord or management company will give you the keys, and you can move in.
If you find any issues or have questions after moving in, contact the management company right away.
After You Move In
5.1 Paying Rent
Rent is typically due on a specific date each month. Payment methods may include bank transfer, credit card, or direct debit.
Late payments can incur penalty charges and lead to disputes, so be sure to pay on time.
5.2 Lease Renewal and Termination
Most lease contracts in Japan are for two years and can be renewed with the landlord's consent, usually requiring a renewal fee (around one month's rent).
If you plan to leave, you typically need to notify your landlord one to two months in advance, in writing. Review the contract for rules on deposit refunds and cleaning fees.
5.3 Avoiding Problems
Noise and garbage disposal rules are common sources of neighbor disputes, so follow local regulations.
If you notice any damage or problems, inform the management company as soon as possible to prevent serious issues.
Useful Information for Daily Life
6.1 Utilities (Electricity, Gas, Water)
In most cases, you must sign up for these services yourself. Some properties have bundled contracts handled by the management company.
After you move in, contact each utility provider to start services and pay your bills monthly.
6.2 Internet & Mobile Phone
Major carriers (NTT, KDDI, SoftBank) or low-cost SIM providers offer internet and mobile phone services.
You will typically need a residence card, passport, and either a credit card or bank account to sign a contract.
6.3 Municipal Procedures
You must register your new address at your local city or ward office and update your residence card with the new address.
Having your address properly registered makes it easier to open a bank account or sign up for mobile phone services.
Frequently Asked Questions (FAQ)
Q. What if I don't have a guarantor in Japan?
Using a guarantee company is the standard approach. Ask your real estate agency for information on which guarantee companies they work with.
Q. How much are the initial costs?
Typically, security deposit, key money, agency fee, guarantee fee, and first month's rent can add up to several months' worth of rent. The exact amount depends on the property.
Q. Where can I get help if my Japanese is limited?
Look for a real estate agency that offers foreign-language support. Some local government offices or university international centers also provide assistance for foreign residents.
Q. What if I lose my job mid-lease?
If you become unable to pay rent, contact your real estate agency or guarantee company as soon as possible. Failing to inform them and not paying rent could lead to eviction proceedings.
Prohibited Activities and Handling Disputes
Prohibited Activities
Violating rules such as no-pet policies, subletting without permission, creating excessive noise, or ignoring local garbage disposal procedures may lead to disputes.
If Disputes Arise
Immediately contact the management company or real estate agency and explain the issue. If there's a language barrier, use a friend, coworker, or a foreign-language help desk as an interpreter.
Disclaimer
These guidelines are intended for general informational purposes only and are not a substitute for legal advice regarding specific properties or contracts.
Before signing any lease, consult with your real estate agent or a qualified professional (lawyer, administrative scrivener, etc.) to confirm the most up-to-date and accurate information.
Neither this website nor its operators accept any liability for any losses that may result from following these guidelines. Please use them at your own discretion.