Renting an Apartment in Japan: Costs, Documents and Guarantors - lazy-lazy｜にほん暮らしの学校

日本語版はこちら / Japanese version → 日本の賃貸契約の仕組み

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.

The real cost of moving in
1. “Zero deposit, zero key money” apartments
The guarantor problem — and the solution
Documents you need
How the process works
What is in the contract
Five things that catch people out
Cheaper ways to start
Quick summary
Related guides

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.