Japan Rental Guide
Key money, security deposit, guarantor, screening—foreigners renting in Japan for the first time easily fall into pitfalls. Here’s a clear explanation.
📝 Rental Process (7 Steps)
- Set a budget: Rent should generally not exceed 1/3 of monthly income.
- Define needs: Commute time, whether pets are allowed, whether furniture is included.
- Find properties: Use foreigner-friendly platforms to search.
- Apply for screening: Submit residence card, proof of income, and proof of employment/enrollment.
- Sign the contract: Usually 2 years; cancellation requires 1-2 months’ notice.
- Initial costs: Key money + security deposit + agent fee + guarantor fee + fire insurance + key replacement fee.
- Move in: Set up utilities (water, electricity, gas) and confirm the obligation to restore the property to its original condition.
💰 What Are the Initial Costs?
🏷️ Key Money (Reikin)
A thank-you fee to the landlord, usually one month’s rent. It’s not a deposit and is non-refundable when moving out.
🛡️ Security Deposit (Shikikin)
A deposit, usually 1-2 months’ rent. After deducting cleaning and repair costs when moving out, you typically get little back.
🤝 Guarantor/Guarantor Company
If you don’t have a Japanese guarantor, you need to join a guarantor company (e.g., GTN, Japan Rental Guarantee). The cost is about half a month’s rent.
🔑 Other Fees
Agent fee (one month’s rent), fire insurance (10,000-20,000 yen), key replacement fee (10,000-20,000 yen), 24-hour support fee.
✅ Tips to Improve Screening Approval
- If you’ve just arrived in Japan with no Japanese income: Use domestic bank statements + tuition payment proof.
- Look for properties marked "Foreigners OK" to avoid wasting time.
- If you have a regular job, proof of employment and recent 2 months’ pay slips are important.
- Prioritize guarantor services from major mobile carriers or credit card companies.
Recommended Platforms
Sakura House
Foreigner-friendly, no key money, suitable for short-term/new arrivals
GTN
Provides guarantor company + rental support services for foreigners
UR Housing (Public Housing)
No key money, no security deposit, no agent fee, foreigners can apply
← First, Get Your Visa/Residence Status