Japan (JP)
Japan is one of the world's most captivating destinations for expats — a country where ancient temple culture and ultra-modern technology coexist seamlessly.
Renting in Japan
Full lifecycle: finding, moving in, during tenancy, leaving.
Japan's private rental market has unique features that surprise expats: reikin (non-refundable key money), guarantor requirements, and agency fees capped by law at 1 month's rent plus consumption tax (Civil Code / Real Estate Transaction Business Law). Reikin (礼金) remains common in competitive central Tokyo wards (Minato, Shibuya — under 40% of listings advertise zero reikin) but is increasingly waived in outer wards (Nerima, Adachi — over two-thirds zero reikin) and for foreigner-friendly properties. Standard leases are 2 years with a renewal fee (koushin-ryou, typically 1 month). Apartments are typically unfurnished. Housing discrimination against foreign nationals persists (a 2016 Ministry of Justice survey found approximately 40% of foreigners had been rejected on nationality grounds) but the market is improving — foreigner-specialist agencies, UR Housing (no reikin, no guarantor, no agency fee), and share houses provide accessible entry points.
1. Finding a flat
- - Residence Card (在留カード / Zairyu Card)
- - Passport
- - Proof of income (salary slips, employment contract, or income tax returns for self-employed)
- - Certificate of employment (在職証明書) or employer reference
- - Bank account details or bank book (通帳)
- - Guarantor company (保証会社 / hoshogaisha) enrollment confirmation — the dominant path for foreign renters; costs ¥30,000–¥60,000 upfront plus annual renewal fee ¥10,000–¥20,000
- - Hanko (personal seal) — required for signing the lease; basic ones are acceptable
- - Use a foreigner-specialist agency (外国人専門不動産) if you face discrimination — they know which landlords accept foreign tenants.
- - Aim for apartments labelled 外国人可 (foreigners welcome) or use UR Housing for the easiest experience.
- - Reikin (key money) status varies by ward: in Minato and Shibuya fewer than 4 in 10 listings are zero-reikin; in Nerima and Adachi over two-thirds are zero-reikin. Negotiate — some landlords waive reikin for long-term lease commitment.
- - Increasingly, landlords require both a guarantor company AND a personal joint guarantor — now standard in roughly half of central Tokyo listings.
- - View apartments (内見 / naiken) in person — same-day viewings are often possible in Tokyo.
- - Check lease duration and early termination penalty — most leases are 2 years; breaking early typically triggers 1–2 months rent penalty.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Japan.
2. Before move-in
Handover protocol
Before moving in, conduct a thorough inspection (立会い確認 / tachiai kakunin) with the real estate agent or landlord present. The agent should produce an Inspection Report (物件確認書 or 現況確認書) documenting pre-existing damage — scratches, stains, broken items. Photograph and video EVERYTHING, especially any pre-existing damage. Note all defects on the inspection form in writing. Failure to document pre-existing damage means you may be held liable for it at move-out. Keep a copy of all signed inspection documents.
Deposit
Max: Shikikin (敷金): 1–2 months rent. Some landlords require 0 months for properties using a guarantor company. In Kansai (Osaka/Kyoto), some leases use shikibiki (敷引き) — a non-refundable portion of the deposit kept as a fixed landlord fee; less common in Tokyo.
Rules: The shikikin is refundable at move-out minus deductions for damage beyond normal wear and tear. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guideline codified by the 2020 Civil Code amendment (Art. 622-2) defines what can and cannot be charged to tenants: wallpaper discolouration from sunlight (landlord cost), scratches from daily use (landlord cost), deep scratches from furniture (tenant cost), smoke stains (tenant cost). Landlords cannot charge cleaning fees unless specifically agreed in writing in the lease.
Return deadline: Typically 1–2 months after vacating. No law specifies an exact deadline, but unreasonable delays can be disputed at the Real Estate ADR Centre (不動産相談センター).
Alternatives: Hoshogaisha (保証会社 / guarantor company): replaces personal guarantor. Upfront fee ¥30,000–¥60,000 plus annual renewal ¥10,000–¥20,000. Some zero-deposit options exist in properties using hoshogaisha only.
3. During your tenancy
Monthly Utility Payments
Frequency: Monthly — electricity and gas bills arrive monthly; water is typically billed every 2 months.
Dispute window: Raise billing disputes immediately with the utility company. No formal annual reconciliation period.
- - Apartments advertising utilities included (光熱費込み) — may have usage caps; clarify upfront
- - Shared utilities in older buildings that are difficult to track
- - Landlord demanding cleaning fees at move-out that were not agreed in writing in the lease — MLIT guidelines protect against this
Repairs: Minor repairs (light bulbs, minor appliance malfunctions): tenant's responsibility. Structural repairs, major appliance breakdowns, water leaks: landlord's responsibility. Contact the building management company (管理会社) for repairs — they typically respond within 24–72 hours. Emergency repairs (flooding, gas leak) should be reported immediately by phone and confirmed in writing.
4. Moving out
Notice period: 1–2 months written notice (as specified in your lease — check before signing). Standard is 1 month but many leases require 2 months. Provide written notice (退去通知 / taikyo tsuchi) by letter or email and confirm receipt with the building management company.
Final handover: Conduct a final inspection (退去立会い / taikyo tachiai) with the landlord or agent on your final day. This confirms the apartment condition and any damage charges. Sign the inspection form. If you disagree with damage charges, note your objection in writing on the form before signing.
Deposit return: Deposit return typically within 1–2 months of vacating. The landlord must provide an itemised statement (清算書 / seisansho) listing all deductions. The MLIT guidelines protect tenants from unreasonable charges under the 2020 Civil Code amendment. If you disagree with deductions, the Real Estate ADR Centre (不動産相談センター) provides free mediation.
Your tenant rights
Tenant association: Japan Tenant Union (借地借家人組合) — advises on tenant rights disputes and deposit returns. Tokyo Chintai Rengo provides mediation. Contact your local ward office for referrals to tenant dispute services.
Rent control: Japan has no general rent control. Rents can rise on lease renewal — but increases must be reasonable and are subject to negotiation under the Borrowing Land and House Act (借地借家法). If no agreement is reached, the existing rent continues until a court determines a new amount.
Eviction protection: Strong tenant protections under the Borrowing Land and House Act (借地借家法 / Shakuchi Shakka Ho). Landlords cannot evict without just cause and must provide advance notice (typically 6 months). Self-help eviction (changing locks, removing belongings) is illegal. Court order required to remove a non-compliant tenant — a process that can take 6–18 months.