How Much Are Move-In Costs When Renting in Japan?
Written by：SUMIMOTO Inc.Editorial Policy
As a guide, move-in costs for a rental in Japan often come to around four to six months' rent. Typical items are the deposit (shikikin), key money (reikin), the agency fee, the guarantee fee, fire (contents) insurance, a lock change fee and pro-rated rent for the first month. Not every item applies, and many properties charge no deposit or key money, so the mix and total vary widely.
Which money do you get back?
The deposit is security held by the landlord against unpaid rent or restoration costs when you move out. In principle, whatever remains after those deductions is returned to the tenant.
Key money is a one-off payment to the landlord at signing and is normally not refunded. Whether it is charged, and how much, depends on local custom and the property. The agency fee has a legal cap: in principle, no more than one month's rent plus consumption tax in total from landlord and tenant.
What foreign tenants should check
If you cannot find a joint guarantor, or the landlord requires a guarantee company, you sign with one and pay a guarantee fee. It varies by company and plan: some charge around 50% of a month's rent at signing, others an annual renewal fee.
Ask for a written breakdown of move-in costs at the viewing stage, check each amount and whether it is refundable, and compare properties on the total. A property with no key money may balance it with higher rent or other fees.
Relevant laws and regulations
- Civil Code (民法), Article 622-2
- At the end of a lease, the landlord is required to return the deposit balance after deducting unpaid rent and similar amounts. This is the basic framework for understanding what a deposit is.
- Building Lots and Buildings Transaction Business Act (宅地建物取引業法), Article 46
- Caps what a licensed real estate broker can charge as an agent's fee (in principle, the equivalent of one month's rent plus consumption tax, combined across landlord and tenant).
- Consumer Contract Act (消費者契約法), Article 10
- Contract terms that are one-sidedly unfavourable to the consumer can, in some cases, be void. Useful to keep in mind if you have questions about how restoration costs are allocated.
FAQ
- Q. Can I pay the move-in costs by credit card?
- A. It depends on the property and the agency. Some companies support instalment or deferred-payment services, so it's worth asking before you sign.
- Q. Does a 'no key money' property usually mean higher rent?
- A. Not necessarily. That said, some properties balance a lower move-in cost against the monthly rent or other fees, so comparing on total cost is the safer approach.
This is general information. Please rely on each property's breakdown for actual amounts.
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Relevant laws and regulations
References & Sources
This article provides general information as of its publication date and is not individual legal, tax or investment advice. It was written with the help of generative AI.Editorial Policy
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