Japan Rental Move-In Costs: A Simple Guide for Foreigners
RENTING IN JAPAN • A SIMPLE STARTER GUIDE
Found an apartment you love? Before you apply, look beyond the monthly rent. Your first payment may include several separate charges.
This guide explains the words you are likely to see on a rental quote and the questions that help you compare homes with confidence.
Start here: Ask for a written, itemized move-in quote before committing to a rental.
First, plan three parts of your budget
Before moving in: the deposit, advance rent and any contract fees.
Every month: rent, management or common-area charges, plus your living costs.
Later: any renewal, insurance, guarantor or move-out charges in your agreement.
Keep some money aside for moving, furniture and setting up daily life. Ask whether utilities and internet are included.
Security deposit and key money
Security deposit — shikikin (敷金)
Money held by the landlord as security. After you leave, the remaining balance is returned after legitimate deductions, such as unpaid rent or damage for which you are responsible.
Normal wear and aging are generally the landlord’s responsibility. Special cleaning or other contract clauses can affect the settlement, so ask how they work before signing.
Key money — reikin (礼金)
A payment to the landlord when the lease begins. It is not returned at move-out. Some properties charge no key money.
“No deposit” or “no key money” does not mean there are no move-in costs. Compare the complete quote.
Other charges you may see
Advance rent and common-area fees
The quote may include rent for part of the first month and the next month. Check the dates covered. Management or common-area fees are usually separate monthly charges.
Brokerage fee — chūkai tesūryō (仲介手数料)
The agent’s fee for arranging the rental. Ask for the exact amount, including any applicable tax, and when payment is due.
Guarantor company fee — hoshōryō (保証料)
A rent guarantee company may be required. Check both the first fee and later charges. A rent guarantee does not cancel your responsibility to pay rent.
Insurance and property-specific charges
Your quote may also include insurance, a lock change or cleaning. Ask what each charge covers, when it is paid and whether any extra service is optional.
Example: a ¥150,000/month 1LDK
Imagine a 1LDK apartment with a ¥150,000 monthly rent, a one-month security deposit and one-month key money. Here is an educational estimate with clearly stated assumptions.
Illustrative total: ¥739,500. Monthly rent plus the assumed management fee: ¥155,000.
The breakdown is: deposit ¥150,000; key money ¥150,000; one full month of rent ¥150,000; management ¥5,000; brokerage ¥165,000 including tax; guarantor ¥77,500; insurance ¥20,000; and lock change ¥22,000.
This example assumes a full first month, a ¥5,000 management fee and a guarantor fee equal to 50% of rent plus management. The insurance and lock-change amounts are example charges, not fixed rates.
The brokerage example is one month of rent plus 10% tax and assumes the tenant’s prior consent where required. For ordinary residential rentals, the usual per-party cap is half a month’s rent plus tax unless the required prior consent is obtained. Agree the actual fee with the agent.
This sample is not an invoice, an available listing or an American Life Real Estate price offer. Moving, furniture, utilities, optional services and any cleaning or renewal charges are excluded. Tap the image to enlarge it.
Your before-you-sign checklist
What is the total payment, including tax, and when is it due?
Which charges can be refunded, and under what conditions?
Which services are required and which can I decline?
What will I pay each month, including management fees?
Are there renewal charges for the lease, guarantor or insurance?
What notice, cleaning charges or early-termination penalties apply when I leave?
If an application payment is requested, ask in writing what happens to it if the lease is not signed.
A small habit that helps at move-out
Take clear photos of existing scratches, stains and damaged equipment when you move in. Share the record with the landlord or manager and keep a copy. Before you leave, request an explanation and itemized breakdown of any deposit deductions.
Need help renting in Tokyo or Saitama?
American Life Real Estate offers English-language support and free online consultations. Tell us your preferred area, move-in date, monthly budget and budget for the first payment.
Japanese real estate, made easier.
Official sources and further reading
Ministry of Land, Infrastructure, Transport and Tourism (MLIT):
Reviewed on 7 October 2026. Charges and conditions vary by property. Confirm your own written quote and lease.
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