Renting an apartment in Japan: key money, guarantors and why it costs so much upfront

Last reviewed 27 July 2026 · Always confirm with the relevant office

The rent is rarely the problem. The upfront cost is.

What you actually pay to move in

A typical move-in bill is four to six months of rent, paid before you have the keys:

• Shikikin (敷金) — deposit, 1–2 months. Partly refundable, minus cleaning.
• Reikin (礼金) — "key money", 0–2 months. A gift to the landlord. Never refunded.
• Agency fee — usually 1 month plus tax.
• Guarantor company fee — typically 50–100% of one month, then an annual renewal fee.
• Fire insurance — usually mandatory, around ¥15,000–20,000 for two years.
• First month's rent, often pro-rated.

Properties advertised as reikin nashi (no key money) exist and are worth filtering for.

The guarantor problem

Most landlords require a guarantor (保証人) — someone in Japan who accepts liability if you stop paying. New arrivals rarely have anyone who can do this.

The standard answer is a guarantor company (保証会社), which plays that role for a fee. Many landlords now require one regardless of whether you have a personal guarantor. Your employer may also act as guarantor, and some universities do for students.

Being refused for being foreign

It happens, and it is worth naming plainly rather than pretending otherwise. Some landlords decline foreign tenants, sometimes citing language concerns. Agencies that specialise in foreign residents exist precisely because of this, and are usually the faster route than arguing.

Municipal and prefectural housing, and UR rental housing, are also worth investigating — UR notably requires no key money, no agency fee and no guarantor, though it has income requirements.

Before you sign

• Check what the cleaning fee on departure is — it is often fixed and non-negotiable
• Ask whether renewal (更新料) costs a month's rent every two years
• Confirm whether the guarantor company fee recurs annually
• Check the rules on internet installation, which can be restricted in older buildings

Budget the upfront cost before you budget the rent. People are far more often caught out by the former.

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