RENTING & RELOCATION GUIDE
Essential information for tenants relocating to or within the Kansai region.
Renting property in Japan involves unique customs, terminology, and requirements that may differ significantly from other countries. Understanding these aspects is crucial for a smooth relocation experience.
ARK G.K. provides comprehensive bilingual support for international and domestic renters, helping you navigate the rental process from property search to move-in and beyond.
Lease Types & Rental Contracts
Standard Fixed-Term Lease (普通借家契約 - Futsū Shakuya Keiyaku)
The most common residential lease in Japan, typically for 2 years with automatic renewal options. Tenants have strong legal protections under Japanese law.
- Initial term: Usually 2 years
- Renewal: Automatic unless tenant or landlord gives proper notice
- Renewal fee: Typically 1 month's rent paid at renewal
- Early termination: Possible with 1-3 months notice
Fixed-Term Lease (定期借家契約 - Teiki Shakuya Keiyaku)
A contract with a definite end date and no automatic renewal. Less common but offers landlords more control.
- Fixed duration with specific end date
- No automatic renewal (new contract required)
- Early termination may not be allowed
- Often used for temporary housing or corporate relocations
Guarantor Requirements Explained
Most Japanese rentals require a guarantor (保証人 - hoshōnin) or guarantor company (保証会社 - hoshō gaisha). This system protects landlords against unpaid rent and property damage.
Personal Guarantor (連帯保証人 - Rentai Hoshōnin)
A Japanese resident with stable income who agrees to be financially responsible if you default on rent.
- Must be a Japanese resident with verifiable income
- Often required to be a family member or close friend
- Personally liable for unpaid rent and damages
- Increasingly difficult for foreign residents to arrange
Guarantor Company (保証会社 - Hoshō Gaisha)
A commercial company that guarantees your lease for a fee. Now the most common option for foreign residents.
- Initial fee: 50-100% of first month's rent
- Annual renewal fee: 10,000-20,000 yen or 0.5-1% of annual rent
- Requires income verification and screening
- More accessible for international renters
Key Money, Deposits & 礼金 (Reikin)
Japanese rental contracts involve several upfront payments beyond the first month's rent. Understanding these costs is essential for budgeting.
| Payment Type | Typical Amount & Refundability |
|---|---|
| First Month's Rent (家賃 - Yachin) | 1 month's rent (prorated if mid-month) |
| Security Deposit (敷金 - Shikikin) | 1-2 months' rent (refundable minus damages) |
| Key Money (礼金 - Reikin) | 0-2 months' rent (non-refundable gift to landlord) |
| Agency Fee (仲介手数料 - Chūkai Tesūryō) | 0.5-1 month's rent + tax |
| Guarantor Company Fee | 50-100% of first month's rent |
| Fire Insurance (火災保険 - Kasai Hoken) | ¥15,000-30,000 for 2 years |
| Lock Replacement (鍵交換 - Kagi Kōkan) | ¥15,000-30,000 |
| Cleaning Fee (退去時 - Taikyo-ji) | ¥30,000-80,000 (paid at move-out or upfront) |
Typical Initial Costs
Budget for approximately 4-6 months' rent in initial move-in costs. For example, a property with ¥200,000 monthly rent may require ¥800,000-1,200,000 upfront.
Tenant Rights & Responsibilities
Your Rights as a Tenant
- Habitability: Right to a safe, livable property meeting minimum standards
- Privacy: Landlord must provide 24-hour notice before entry (except emergencies)
- Renewal: Right to renew standard leases unless landlord has legitimate reason
- Deposit Return: Right to itemized deductions from security deposit
- Repairs: Landlord responsible for major repairs and maintenance
Your Responsibilities
- Rent Payment: Pay rent on time, typically by bank transfer by the 27th-31st of each month
- Notification: Report damage or needed repairs promptly
- Maintenance: Keep property clean and in good condition
- Rules Compliance: Follow building rules (no pets, quiet hours, trash disposal)
- Move-Out Notice: Provide 1-3 months' notice before vacating
Furnished vs. Unfurnished Rentals
Unfurnished Properties (空室 - Akishitsu)
Most Japanese rentals are completely unfurnished, often without lighting fixtures, curtains, or even a stove.
- Lower monthly rent compared to furnished
- Freedom to personalize with your own furniture
- Requires initial investment in appliances and furniture
- Ideal for long-term stays (2+ years)
Furnished Properties (家具付き - Kagu Tsuki)
Increasingly available for international residents and corporate relocations, these properties come with essential furniture and appliances.
- Higher monthly rent (typically 10-30% premium)
- Immediate move-in with minimal setup
- Includes furniture, appliances, and sometimes kitchenware
- Ideal for short to medium-term stays
Utilities & Internet Setup
Utilities are typically not included in rent and require individual setup:
- Electricity (電気 - Denki): Multiple providers available; setup within 1-3 days
- Gas (ガス - Gasu): Requires on-site appointment for activation; budget ¥3,000-8,000/month
- Water (水道 - Suidō): Managed by municipality; typically ¥2,000-4,000/month
- Internet (インターネット): Takes 2-4 weeks for installation; fiber available in most areas
- NHK (TV License): ¥2,200-3,700 for 2 months (mandatory if you own a TV)
Ready to Find Your Home?
ARK G.K. specializes in helping international and domestic renters find quality properties throughout the Kansai region. Our bilingual team handles all aspects of your rental search and contract negotiation.