The rent is the easy part. What catches people is the pile of one-off payments due before you get the keys, several of which have no equivalent anywhere else, and the fact that someone has to guarantee you.
What you pay up front
Expect four to six months of rent in total to move in. Typically:
- Shikikin (敷金) — deposit, one to two months. Refundable in principle, less cleaning and repairs.
- Reikin (礼金) — key money, zero to two months. A gift to the landlord. It is not returned. There is no service behind it; it is a custom, and it is negotiable in a soft market.
- Agency fee, up to one month plus tax.
- Guarantor company fee, commonly half a month up front and an annual renewal.
- Fire insurance, typically ¥15,000–¥20,000 for two years.
- Key exchange, ¥10,000–¥25,000.
- First month's rent, often prorated, plus the next month in advance.
Then, usually every two years, a renewal fee (更新料) of about one month to stay put.
Guarantors
Japanese rental contracts require a guarantor who pays if you do not. Historically that was a person, usually a relative, which is obviously difficult if your family is in another country.
Almost all landlords now use a guarantor company (保証会社) instead, and many require one even if you do have someone willing. The company assesses you, charges an initial fee of roughly half a month and an annual fee of around ¥10,000, and stands behind the lease.
Assessment looks at income relative to rent — the usual guidance is rent no more than a third of monthly income — plus employment stability, your residence status and how long it runs. A short remaining period on your residence card is a common sticking point, which is a reason to renew before moving if both are due.
The part nobody enjoys
Some landlords decline foreign tenants. It is not universal and it is less common than it was, but it is real, and encountering it is dispiriting.
The practical response is to filter early: ask the agency, before viewing anything, to show you only properties whose owners accept foreign residents. That converts a personal rejection into a search parameter. Agencies that work with foreign residents regularly do this as a matter of course.
Before you sign
- What is the restoration obligation on move-out? Normal wear should not be charged; specific cleaning fees should be stated in the contract.
- Is the renewal fee one month, and when?
- What is the notice period? One to two months is usual, and leaving early can trigger a penalty.
- Are pets, instruments or working from home permitted?
- What is the total move-in figure, itemised? Ask in writing.
You will be given an explanation of important matters (重要事項説明) before signing, read aloud by a licensed agent. It is long and it is the moment to ask questions, not to nod. Bring someone who reads Japanese if yours is not up to it.
After you get the keys
Register your address at the ward office within 14 days. Everything else — bank, phone, insurance — depends on it.
The phrases
- 外国人でも入居できる物件はありますか。 — Gaikokujin demo nyūkyo dekiru bukken wa arimasu ka? — Are there properties that accept foreign residents?
- 初期費用の総額を教えてください。 — Shoki hiyō no sōgaku o oshiete kudasai. — Please tell me the total initial cost.
- 礼金は交渉できますか。 — Reikin wa kōshō dekimasu ka? — Is the key money negotiable?
- 更新料はいくらですか。 — Kōshinryō wa ikura desu ka? — How much is the renewal fee?
Where to confirm this
Guides are dated rather than undated: last reviewed 13 September 2026. This is an organisational aid, not legal or immigration advice — always confirm anything consequential with your ward office, the Immigration Services Agency, or a qualified professional.