Figures, prices and terms were checked against published rent-guarantor company fee ranges on 6 August 2026. They change — check the current terms yourself before you sign up or file anything.
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Renting an apartment in Japan is not like renting anywhere else. The rent itself is usually reasonable. The problem is the day you move in – you may need to pay four to six months of rent at once.
This guide explains where that money goes, what documents you need, and how to rent without a Japanese guarantor.
In short
- Move-in cost is high: usually 4 to 6 months of rent (deposit, key money, agency fee, first rent, insurance).
- No Japanese guarantor? You can still rent by using a guarantor company. The fee is about half to one month of rent up front, plus a renewal of roughly 10,000-15,000 yen every one or two years. Some companies charge monthly instead (1-3% of rent). Amounts differ by company, so check before you sign.
- Documents: residence card, passport, student ID, and proof of income or a family allowance.
- Contracts usually run 2 years. Give one month of notice before you leave.
- To save money, look for rooms with no deposit or key money, or try a share house.
The real cost of moving in
For an apartment with ¥60,000 monthly rent, expect roughly ¥240,000-¥360,000 before you get the keys. Here is what makes up that number.
| Cost | What it is | Typical amount |
|---|---|---|
| Deposit 敷金 / shikikin |
Held for repairs when you leave. Part of it may be returned. | 1-2 months’ rent |
| Key money 礼金 / reikin |
A gift to the landlord. Never returned. | 1-2 months’ rent |
| Agency fee 仲介手数料 / chūkai tesūryō |
Paid to the real estate agency. | 0.5-1 month’s rent |
| Advance rent 前家賃 / mae yachin |
Rent for your first month, sometimes two. | 1-2 months’ rent |
| Fire insurance 火災保険料 |
Required. Covers fire and water damage. | ¥10,000-20,000 (2 years) |
| Lock change 鍵交換代 |
New locks for the new tenant. | ¥10,000-20,000 |
You will also pay a maintenance fee (共益費 / kyōekihi) every month on top of rent, for cleaning shared areas and lighting.
“Zero deposit, zero key money” apartments
You will see properties advertised as 敷金・礼金ゼロ (zero-zero). These are popular and they genuinely reduce your upfront cost.
But be careful: with no deposit held, some landlords bill you for cleaning and repairs when you move out instead. You may simply be paying later rather than paying less. Read the move-out terms before you sign – and see our guide on reducing move-out costs.
The guarantor problem – and the solution
Most landlords require a guarantor (保証人 / hoshōnin): someone in Japan who will pay your rent if you cannot.
If you have just arrived, you almost certainly do not have one. This stops many people from renting – but it should not.
The standard solution is a guarantee company (保証会社 / hoshō gaisha). The company acts as your guarantor for a fee.
- Cost: usually 30-50% of one month’s rent, sometimes with a smaller annual renewal fee
- Nearly all foreign residents use this route – it is completely normal
- The agency will arrange it for you; you fill in an application form
If an agency tells you that you cannot rent because you have no guarantor, ask directly: 「保証会社は使えますか？」 (“Can I use a guarantee company?”)
Documents you need
- Residence card (在留カード / zairyū kādo)
- Passport – usually a copy
- Student ID or admission letter (学生証 / 入学許可書) – if you are a student
- Proof of income (収入証明) – payslips, or proof of money sent from family
- Guarantee company application – provided by the agency
Foreign applicants are often asked for more documents than Japanese applicants. This is frustrating but common. Having everything ready speeds up the screening a lot.
How the process works
- Tell the agency what you are looking for (area, budget, size)
- View properties
- Submit an application form (申込書)
- Provide your documents
- Screening (審査 / shinsa) – the guarantee company and landlord check whether you can pay
- Sign and seal the contract (賃貸借契約書)
- Pay the initial costs
- Receive the keys
Screening usually takes a few days to a week. Do not give notice on your current place until screening has passed.
What is in the contract
The contract (賃貸借契約書 / chintaishaku keiyakusho) will state:
- Monthly rent and maintenance fee
- Contract length – almost always 2 years
- Renewal fee (更新料 / kōshinryō) – often one month’s rent, every two years. Budget for this.
- Deposit and key money
- Prohibited things – pets, musical instruments, subletting, extra residents
Take the “prohibited” section seriously. Letting a friend live with you unregistered can break your contract.
Five things that catch people out
1. You must give notice one month before leaving
To end a contract you must give notice (解約予告 / kaiyaku yokoku), normally one month in advance. Leave without notice and you pay an extra month. If you might move for a job or a new school, count backwards from that date now.
2. Apartments come empty
Most Japanese apartments include no refrigerator, no washing machine, no bed, no curtains, and sometimes no light fixtures. Add this to your moving budget, or choose a furnished option – see our guide to share houses and cheaper housing.
3. Garbage rules are strict and local
Rubbish must be separated into categories and put out on specific mornings, in specific bags, at a specific spot. Rules differ between neighbouring cities. Getting this wrong is the single most common cause of complaints against foreign tenants. Ask for the garbage calendar (ゴミカレンダー) when you move in.
4. The contract will be in Japanese
You are signing a legally binding document, usually with no English version. Do not sign anything you do not understand. Options:
- Ask the agency to explain in easy Japanese: 「やさしい日本語で説明してください」
- Bring a friend or senior who reads Japanese well
- Ask your school’s international student office to check it
5. Rent increases
A landlord cannot simply raise your rent whenever they want, and you have the right to negotiate. If this happens to you, read our guide on what to do when your rent goes up.
Cheaper ways to start
If four to six months of rent upfront is impossible right now, you have options:
- Share houses – low or no deposit, furnished, utilities included, and you meet people
- Zero-zero properties – but check move-out terms carefully
- Furnished apartment services – higher monthly rent, much lower starting cost
Many people start in a share house for the first year and move to a normal apartment once they have savings and a Japanese rental history. A rental history in Japan makes the next screening much easier.
Quick summary
- Budget 4-6 months of rent to move in
- Key money is never returned; the deposit may be partly returned
- No guarantor? Use a guarantee company – this is normal
- Contracts run 2 years, with a renewal fee
- Give one month’s notice before leaving
- Apartments are empty – budget for appliances
- Never sign a contract you do not understand
Related guides
- How to reduce your move-out costs
- Best SIM in Japan for foreigners
- Home internet in Japan
- Registering your address (juminhyo)
If this helped, please send it to someone who is about to look for an apartment. The initial cost is the part nobody warns you about.
Frequently asked questions
How much does it cost to move into an apartment in Japan?
Usually 4 to 6 months of rent up front: deposit, key money, agent fee, guarantee fee and the first month of rent (as of 2026).
Can I rent without a Japanese guarantor?
Yes. Most landlords accept a guarantor company. You pay about half to one month of rent plus a yearly fee, and the company guarantees your rent.
Can a landlord refuse me because I am a foreigner?
Some do, but many agencies handle foreigner-friendly rooms. Ask for foreigner-friendly listings and bring proof of income or scholarship to raise your chances.
If the 4-to-6-month wall is impossible right now
Furnished share houses and shared apartments skip most move-in costs. One example many foreign residents use is X-House (Cross House) in Tokyo:
- Move-in cost: about 30,000 yen only – no deposit, no key money, no agency fee
- Rent from 30,000 yen plus 15,000 yen common fee (utilities and internet included)
- No guarantor needed, contracts from 1 month, apply online
- Support staff speak Nepali, Sinhala and other languages – the website is Japanese, but help is available in your language
See Tokyo rooms from 30,000 yen (Japanese site)
Moving to Osaka? Furnished one-rooms from about 50,000 yen →
Official source: MLIT restoration guideline (Japanese)
