Navigating Rental Agreements in Tokyo

Introduction

Tokyo is an amazing city to live in, but renting a place here can feel confusing—especially if you're unfamiliar with Japanese rental terms and procedures. This guide breaks everything down step-by-step so you can sign a rental agreement with confidence.

Common Rental Terms You Must Know

• Shikikin (敷金) – Deposit: Usually 1–2 months’ rent. Used for cleaning or repairs when you move out.
• Reikin (礼金) – Key Money: A non-refundable gratitude payment to the landlord. Common in Tokyo, usually 1 month rent.
• Chūkai Tesūryō (仲介手数料) – Agent Fee: Typically one month’s rent. Paid to the real estate agency.
• Kyoekihi / Kanrihi (共益費/管理費) – Maintenance Fee: Monthly building maintenance fees.
• Guarantor (保証人): Required in most rentals. If you don’t have one, you can use a guarantor company.

Understanding Total Move-In Costs

Move-in costs in Tokyo are typically higher than in many countries. Here’s an example estimation:

• First month’s rent
• Shikikin: 1 month
• Reikin: 1 month
• Agent fee: 1 month
• Insurance: ¥15,000–¥25,000
• Guarantor company fee: 30–100% of monthly rent

Total is often **4–6 months of rent** upfront.

Where to Search for Apartments

• Real estate agencies near your target train station
• Large rental portals (English-friendly options available)
• Sharehouses (cheaper, easier contracts)
• Company housing support (if available)

Tip: Visit properties early in the month—good listings go fast.

What to Check Before Signing

• Distance to train station and last train times
• Noise levels (train tracks, nightlife areas, busy roads)
• Building age and insulation (Tokyo winters can be cold inside)
• Water pressure and bathroom condition
• Automatic lock (オートロック) for safety
• Initial cleaning condition
• Whether pets are allowed

Inside the Rental Agreement

Japanese rental agreements are detailed and can be long. Key sections include:

• Contract length: Usually 2 years (renewable).
• Renewal fee (更新料): Often 1 month rent every 2 years.
• Early termination rules: Most contracts require 30 days' notice.
• Subletting: Often prohibited.
• Move-out cleaning fees: Usually deducted from deposit.

Red Flags to Watch For

• Very high key money or deposit
• Outdated or unclear contract language
• Mold smell when visiting
• Air conditioners older than 10–15 years
• Landlord refusing to list specific fees in writing

Final Tips for a Smooth Experience

• Always take photos when moving in and out.
• Ask the agent to explain any term you don't understand.
• Consider apartments slightly outside central Tokyo for lower costs.
• Keep a Japanese-speaking friend or interpreter for contract signing if needed.