Table of Contents
Essential Knowledge of rental in Japan
Necessary Documents and Fees
Application process
1. Japanese Identification Card (Zairyuu Card 在留カード)
2. Proof of Identification (Passport, Driver's License etc. 身分証明書 ex. パスポート、運転免許証など)
3. Revenue Certificate (所得証明書)
4. Proof of Employment/Proof of School Enrollment 在籍証明書
We recommend everyone to prepare for 4 items below BEFORE going to an agent office. Otherwise many of the agent will not be helpful to start searching a property for you.
Contract signing
1. Personal Seal (Inkan 印鑑)
2. Proof of Identification (Passport, Driver's License etc. 身分証明書 ex. パスポート、運転免許証など)
3. Proof of Residence (Jyuminhyo 住民票)
4. Up-front fees (Typically Security Deposit, Key Money, and Brokerage Fee)
Approximate Break down of initial Costs
In general Initial Cost would be more than 5 times of your rent. If 80,000yen rent property, 5 times is 400,000yen has to be paid in advance at once.
Below is an example in case of 80,000yen rent property
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Deposit ¥ 80,000
Usually equivalent amount of 1 month rent. Sometimes 2 months. Or in other area of Japan, such as Osaka, Kyoto, and so on Kansai area, much more. 5 months or 6 months.
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Gift Money ¥ 80,000
Sometimes 2 months
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Upfront Rent ¥ 80,000
Sometimes the second month rent added.
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Guarantor Fee ¥ 80,000
Equal to 50% - 100% of 1 month rent.
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Agent Fee ¥ 88,000
Equal to 1 month rent plus 10% tax.
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Fire Insurance ¥ 20,000
15,000yen is standard for 1DK.
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Key change Fee ¥ 20,000
20,000yen is standard for 1DK.
Rental Rules in detail
In Japan, there is an implicit tradition known as “Gift money”, which is the custom of making a one time payment to the landlord of an apartment upon move-in. Though this practice varies depending on the region of Japan, it is an old custom. In the Tokyo metropolitan area, paying an amount equal to 1~2 months rent is common, though in recent years “Zero Gift-money” properties have been increasing.
Because your security deposit is offset by the cost to restore the property to its original condition, it is common that you will not receive a complete refund when you move out!
Security deposits in Japan act as a sort of “guarantee fee” paid at the time that you sign the contract. This money is partly refunded when you move out of the property. In Japan, apartment rentals come with a standard contract clause called “Property Restorations” （原状回復）. As a rule, when you move out of the apartment, the property will be returned back to the original condition before you moved in. Please know that repair costs such as holes in walls from thumb tacks or nails, scratches in flooring, etc, as well as the cleaning cost for the room will be deducted from the security deposit and will not be refunded.
In foreign countries, it is common case that extra fees such as building/common area maintenance fees and administrative fees are included as part of rent. In Japan, however, there are often extra required fees that are excluded as part of the base rent amount. These funds are devoted to the maintenance of the building’s entrance, lounge, etc. When deciding your rental budget, you should check with us to see whether or not any additional separate administrative or communal fees are required.
