How much money do I need to move in?

As a rule of thumb, the national housing ministry suggests budgeting around four to seven months of rent for everything due at signing — deposit, key money, agent fee, guarantor fee, insurance, the first month, and other charges. The exact total depends entirely on the property, so always get an itemized quote from the agent.

Do I really need a guarantor?

Most private rentals require either a personal guarantor or, more commonly today, a rent-guarantee company. Many companies work with foreign residents and don't require fluent Japanese. Your agent will normally guide you through the application as part of the process.

Is key money refundable?

No. Key money (reikin) is non-refundable — think of it as a one-time fee to the landlord. The security deposit (shikikin) is different: it's refundable at move-out minus cleaning and any damage. Always read the contract for the exact terms.

Will I have to pay a renewal fee?

Often, yes, in the Tokyo/Kanto area. Many leases include a renewal fee (更新料) of around one month's rent roughly every two years when you renew. Some properties have none. Check your contract before signing so it isn't a surprise.

At move-out, do I have to pay for normal wear-and-tear?

Generally not. The national housing ministry's restoration guidelines treat normal wear-and-tear and ageing (通常損耗) as the landlord's responsibility, while damage you caused is yours. This is orientation, not legal advice — read your contract, and if there's a dispute over the deposit you can call the consumer hotline 188 to reach a local consumer centre.

Renting an Apartment in Tokyo: What to Expect

A plain-language orientation to renting a private apartment in Tokyo — the typical upfront costs (deposit, key money, agent fee, guarantor), the agent-to-contract flow, and foreigner-friendly tips. Always read your contract and ask your agent.

6 min readChecked against official sources 2026-06-19

Renting your first apartment in Tokyo can feel overwhelming — the upfront costs are higher than many newcomers expect, the paperwork is in Japanese, and the system has a few customs you won't find back home. The good news: it's a well-worn path, lots of agents work with foreign residents, and once you understand the pieces it's very manageable. This is a general orientation, not legal or brokerage advice — always read your own contract and ask your agent about anything specific to your situation.

The typical upfront costs

In the Tokyo area, plan for roughly four to seven months of rent in total when you sign — not just the first month. The exact mix varies a lot by property, so treat these as common ranges, not fixed rules:

Security deposit (敷金 / shikikin) — often 1–2 months' rent. Refundable at move-out, minus cleaning and any damage.
Key money (礼金 / reikin) — often 0–2 months' rent. A non-refundable 'thank you' to the landlord; you don't get it back. 'No reikin' listings exist and lower your move-in cost.
Agent / brokerage fee (仲介手数料) — commonly up to about one month's rent, paid to the agency that arranges the lease.
Guarantor company fee (保証会社) — many landlords require a rent-guarantee company instead of (or as well as) a personal guarantor. Initial fees are often around half to one month's rent, sometimes with a smaller yearly renewal.
First month's rent, plus building/management fees, fire insurance, and often a lock-change fee. If you move in mid-month, the first month's rent is usually prorated by the day (日割り / hiwari) for the days you actually live there.

Key money (reikin) is non-refundable — it is treated as a gift to the landlord and never comes back, unlike the deposit. Before you sign, ask the agent to walk you line-by-line through the move-in invoice and the move-out / cleaning terms, and read the contract (or a translation) carefully. Standard lease and 'important matters' documents are published in 14 languages by the national housing ministry (linked below).

What screening usually expects of you

Before you sign, the landlord and guarantor company run a screening (審査). A foreigner-friendly agent will help you prepare, but it helps to know what is commonly asked for:

A Japanese bank account — rent is usually collected by automatic monthly withdrawal, so most landlords expect one (or, in the meantime, payment by transfer or cash as your agent arranges).
Sometimes a personal seal (印鑑 / inkan), and occasionally a seal certificate (印鑑証明書) from the ward office, for the contract — ask your agent whether your signature alone is accepted.
An emergency contact (緊急連絡先) who lives in Japan and will actually answer the phone. Even when you use a guarantor company, you are usually still asked for an emergency contact, and the company may call that person during screening — so pick someone reachable and let them know in advance.

How the process usually flows

1Set your budget and area. Remember the total move-in cost, not just monthly rent. A foreigner-friendly agent (English/Chinese/other languages) makes everything smoother.
2Browse listings and shortlist a few properties with your agent.
3Go for a viewing (内見) — see the actual unit, check water pressure, mobile signal, noise, and the commute.
4Submit an application (入居申込) with your details. This usually triggers screening by the landlord and the guarantor company.
5Pass screening (審査). The guarantor company and landlord review your income, status of residence, and contact details.
6Sign the lease and pay the initial costs. Expect an 'important matters explanation' (重要事項説明) before signing — ask questions freely.
7Receive the keys and arrange utilities, internet, and your move-in (and your resident registration at the ward office).

Ongoing and exit costs to plan for

Renewal fee (更新料): in Tokyo and the surrounding Kanto area, many leases ask for a renewal fee — often about one month's rent — roughly every two years when you renew the contract. Check whether your contract has one before you sign.
Early-cancellation penalty: some contracts (especially 'no key money' ones) include a short-term cancellation clause (短期解約違約金) charging extra — often around one to two months' rent — if you move out within the first one or two years. Read this clause carefully if you might not stay long.
Notice to move out: you usually must give the landlord advance notice (often one to two months) before leaving — your contract states how much.

Foreigner-friendly tips

Look for agencies that advertise multilingual or 'foreigner-welcome' (外国人歓迎) service — they're used to the guarantor and screening steps.
Many landlords now use a guarantor company, so you usually don't need a Japanese friend to co-sign. Some guarantor companies specialize in foreign residents.
Filter for 'no key money' (礼金なし) and 'low initial cost' to cut the move-in bill significantly.
UR rental housing (Urban Renaissance) is a public option that generally has no key money, no agent fee, and no guarantor requirement — though it sets an income requirement (often roughly four times the monthly rent for lower-rent units) and asks for a deposit plus first month up front. Worth checking.
Have your residence card, a Japanese phone number, and proof of income ready; screening goes faster with documents in hand.
Confirm what happens at move-out: the deposit return, cleaning deductions, and how much notice you must give (often 1–2 months).
Scan the quote for optional add-on charges — for example a 'disinfection' / antibacterial fee or a paid 24-hour support service. These can sometimes be declined or negotiated, so ask the agent which line items are truly required.
Get any verbal promise in writing. If the agent says a fee is waived, or that a pet is allowed, ask for it to be written into the contract — only the written contract is binding.
Be cautious about a hold/application deposit (申込金) requested before you have read the contract. Ask in writing whether it is refundable if you decide not to sign; if an agency pressures you to pay one, it is reasonable to ask why or to look elsewhere.

On move-out, disputes most often concern how much of the deposit is kept for 'restoration.' Under the national housing ministry's (MLIT / 国土交通省) restoration guidelines, normal wear-and-tear and ageing from ordinary living (通常損耗) is generally treated as the landlord's responsibility, while damage from your own carelessness is not. This is general orientation, not legal advice — read your contract for the exact terms, and if you can't agree, you can get free, neutral help from a local consumer affairs centre by calling the consumer hotline 188.

How much money do I need to move in?: As a rule of thumb, the national housing ministry suggests budgeting around four to seven months of rent for everything due at signing — deposit, key money, agent fee, guarantor fee, insurance, the first month, and other charges. The exact total depends entirely on the property, so always get an itemized quote from the agent.
Do I really need a guarantor?: Most private rentals require either a personal guarantor or, more commonly today, a rent-guarantee company. Many companies work with foreign residents and don't require fluent Japanese. Your agent will normally guide you through the application as part of the process.
Is key money refundable?: No. Key money (reikin) is non-refundable — think of it as a one-time fee to the landlord. The security deposit (shikikin) is different: it's refundable at move-out minus cleaning and any damage. Always read the contract for the exact terms.
Will I have to pay a renewal fee?: Often, yes, in the Tokyo/Kanto area. Many leases include a renewal fee (更新料) of around one month's rent roughly every two years when you renew. Some properties have none. Check your contract before signing so it isn't a surprise.
At move-out, do I have to pay for normal wear-and-tear?: Generally not. The national housing ministry's restoration guidelines treat normal wear-and-tear and ageing (通常損耗) as the landlord's responsibility, while damage you caused is yours. This is orientation, not legal advice — read your contract, and if there's a dispute over the deposit you can call the consumer hotline 188 to reach a local consumer centre.

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