Moving to Japan is exciting — but finding and renting an apartment here can come with surprises, especially if you’re new to the system. Whether you’re here as a student, working professional, or researcher, knowing what to expect will help you make smart choices and avoid stress. At DEOW Japan, we support you through every step of your relocation — including accommodation options like Casa Tokiwa, our very own DEOW-managed residence designed for international students.
1. Up-Front Costs: Prepare for More Than Just Rent
One of the biggest shocks for newcomers is how much you need to pay before you even move in. Unlike in many countries, the initial cost of renting in Japan can easily reach 4–6 months’ worth of rent.
Here are the typical cost components:
- Security Deposit (敷金, Shikikin): Usually 1–2 months’ rent. This is refundable, though cleaning or repair costs may be deducted when you move out.
- Key Money (礼金, Reikin): A non-refundable “thank you” payment to the landlord, commonly 1–2 months’ rent.
- Brokerage / Agent Fee (仲介手数料): Paid to the real estate agency; often one month’s rent + tax.
- Guarantor Company Fee (保証会社): Because many foreigners don’t have a traditional guarantor in Japan, you’ll likely use a guarantor company. Their initial fee can range from 50% to 100% of one month’s rent.
- Fire / Liability Insurance (火災保険): Usually required in leases; cost is often around ¥15,000–¥25,000 for a 2-year policy.
- Key Exchange (鍵交換) Fee: Many landlords require you to pay to change the locks when you move in (or out) — often ¥10,000–¥25,000.
- Renewal Fee (更新料): If you renew your lease (many are initially 2 years), you may need to pay a renewal fee, commonly equivalent to one month’s rent.
All of this means it’s very important to budget carefully — not just for monthly rent, but for these up-front costs too.
2. Guarantor Matters: Who Covers Your Rent?
In Japan, many landlords ask for a guarantor (保証人, hoshōnin), someone who promises to pay if the tenant fails to. For many international residents, finding someone in Japan who meets the guarantor requirements can be hard.
The solution? A guarantor company.
- These companies act as a guarantor for you.
- Their fees can be steep — often 50–100% of one month’s rent up front, plus possible renewal costs.
- Make sure to compare guarantor companies, because terms vary.
3. Rental Contract Details: What to Know
When you sign your lease, here’s what to pay close attention to:
- Contract Length: Many rental contracts in Japan are two years.
- Common / Maintenance Fees (管理費 or 共益費): These are monthly fees for shared areas (stairs, hallways, etc.). They’re separate from rent.
- Restoration Details: When you move out, any damage or cleaning costs may be deducted from your security deposit. It’s good to take photos when you move in, so you have a record.
- Utilities Setup: Right after moving in, you usually need to set up electricity, gas, and water. For example, with gas, you need to be present when they open the gas line.
- Address Registration: After settling in, you must register your address with your city ward office (区役所) within 14 days.
4. Cultural & Practical Surprises
Beyond the money, here are some things that might feel different or unexpected when renting in Japan:
- No Furnishings by Default: Most Japanese apartments come unfurnished. Things like lighting fixtures, curtains, or even a refrigerator might not be there.
- Size Constraints: Especially in big cities like Tokyo, apartments tend to be compact. It’s common for single-room apartments (1K/1DK) to be quite small.
- Pet Policies: Many landlords disallow pets, though more pet-friendly places do exist (but often cost more or have stricter rules).
- Hidden / Optional Fees: Some apartments may have extra fees (e.g., pest control, disinfection, or optional “support service” plans). Always check the breakdown carefully.
5. Risks & Tips: How to Avoid Common Problems
Here are some practical tips to help you avoid issues:
- Ask for a Full Breakdown of Costs Before Signing: Make sure you understand exactly how much you’ll pay up front (deposit, key money, agency fees, guarantor company, etc.).
- Negotiate or Look for “No Key Money” Places: These are becoming more common, particularly in foreigner-friendly buildings.
- Use an Agency That Supports Foreigners: Find real estate agents that are used to working with international residents. They’ll help you navigate things like guarantor companies.
- Check the Move-in Condition: Document the apartment’s condition when you move in (photos, video) to avoid disputes when you leave.
- Save for Renewal: If your contract is 2 years, remember there may be a renewal fee when you renew.
- Understand Your Guarantor Options: Decide early whether you’ll use a guarantor company. Compare terms, costs, and renewal conditions.
6. How DEOW Japan Can Help — And Where Casa Tokiwa Comes In
At DEOW Japan, we understand that finding a safe, comfortable place to stay is one of the most important parts of your transition. That’s why we’ve partnered with trusted accommodation providers to make things easier for you.
- Casa Tokiwa: One of our recommended properties — you can check it out here. The gallery shows real photos, so you can get a feel for the rooms, common areas, and the overall ambiance.
- Our Accommodation Support: Learn more about how we help inbound students and professionals secure housing in Japan here. Through our partners, we can help you navigate the complicated rental system, connect with guarantor services, and avoid potential pitfalls.
Renting an apartment in Japan often requires more preparation, paperwork, and upfront costs than newcomers expect, but with the right information, you can navigate the process smoothly and confidently. Understanding fees such as security deposits, key money, and guarantor charges will help you budget realistically. Additionally, choosing trusted, foreigner-friendly accommodations ensures a safer and easier transition into life in Japan.
Start your Japan journey with expert support
contact DEOW Japan today and let our team help you secure the perfect place to live.
