Renting an Apartment in Tokyo: Guarantors, Deposits & Pitfalls — TokyoHelp
Renting an Apartment in Tokyo: Guarantors, Deposits & Pitfalls
The full Tokyo rental flow for foreigners — search, viewing, screening, contract, move-in. We explain the big upfront costs (shikikin, reikin, agent fee, guarantor company, advance rent), the guarantor/refusal hurdles foreigners hit, and how to avoid common traps.
11 min readChecked against official sources 2026-06-16
In Tokyo, the hard part of renting isn't the monthly rent — it's the lump sum you pay before move-in, plus a few hurdles specific to foreigners: guarantors, the guarantor company, and the occasional landlord who won't rent to non-Japanese. This guide walks through the whole flow, every fee, and how to avoid the common traps. Note: this is general information, not advice for your individual case; actual terms depend on the landlord, agency, and guarantor company.
The flow: from search to keys
A Tokyo rental roughly follows one line. Once you understand it, you know what to ask and prepare at each step.
1Search: filter on portals (SUUMO, HOME'S, at home), or walk into an agency (chukai) near a station. The same unit is often listed by many agencies at the same price — what matters is whether the agency is foreigner-friendly and can communicate in English/Chinese.
2Viewing (naiken): the agent takes you to the unit. Check light, noise, phone signal, hot water, drain smells, and the real walking time to the station. View 2-3 units to compare.
3Application (moshikomi): once you like one, fill out the application form to start screening. You usually don't pay yet, but it signals intent to sign — don't spam applications on many units.
4Screening (shinsa): the landlord plus the guarantor company review your income, residence status, and job stability. They may phone you, your employer, or your emergency contact. This is where foreigners most often get stuck.
5Contract (keiyaku): once approved, you sign the Important Matters Explanation (juyo jiko setsumei) and the lease, pay the upfront costs, and buy fire insurance. Read the move-out, restoration, and penalty clauses line by line.
6Get keys & move in: keys are handed over on the agreed date. Don't forget the move-in notification at city hall, plus utilities and internet.
The 'initial costs' (shoki hiyou) due at signing are typically around 4.5-5x the monthly rent. For ¥80,000/month, budget roughly ¥350,000-450,000. Here's each item (rough market ranges — they vary a lot by property).
Shikikin (deposit): about 0-2 months' rent. Refundable at move-out, minus repairs for damage you caused. It's held, not given to the landlord.
Reikin (key money): about 0-2 months' rent. Literally a 'thank-you' to the landlord — non-refundable, gone for good. More and more units now advertise reikin zero.
Chukai tesuryo (agent fee): capped at 1 month's rent + consumption tax, paid to the agency. Some units advertise 'agent fee free/half'.
Guarantor company fee (hosho gaisha): almost always charged if you have no personal guarantor. First-year cost is often 30%-50% of monthly rent (or a flat fee), with an annual/monthly renewal fee after that.
Maeyachin (advance rent): one month's rent paid in advance; a mid-month move-in also means a prorated (hiwari) rent for the partial month.
Fire insurance (kasai hoken): roughly ¥15,000-20,000 per 2 years, usually mandatory.
Key exchange fee (kagi kokan): about ¥15,000-25,000 to swap the lock cylinder for the new tenant.
Others: some add disinfection/anti-bacterial fees or a 24-hour support fee — ask whether they can be removed.
To cut upfront costs, prioritise units marked 'reikin zero / agent fee free / 1-month deposit', or consider UR rental housing (below) — no reikin, no agent fee, no renewal fee, no guarantor.
These are the three friction points foreign renters hit most. Here's how to handle each.
No Japanese personal guarantor (rentai hoshonin): most units now use a guarantor company instead of an individual, so not having a Japanese friend/relative to vouch for you is usually fine — you just pay the guarantor company fee.
Screening + emergency contact: even with a guarantor company, many still require one Japan-based emergency contact (a friend, colleague, or your employer — they don't take on repayment liability). Line up someone who'll answer the phone.
Japanese-language communication: screening calls and renewal notices are usually in Japanese. If your Japanese is shaky, have a Japanese-speaking friend or neighbour take the call or read the notices so nothing slips through.
Some landlords decline non-Japanese: this does happen. Don't fixate on one unit — switch property or agency. Tell the agent clearly you want 'gaikokujin OK / guarantor-company OK' listings to save wasted viewings.
Screening documents: commonly residence card, passport, employment/income proof, bank records, a personal seal (inkan), a Japanese phone number, and a Japanese bank account. Students often need a certificate of enrollment plus a relative-guarantor or a guarantor company.
▢Residence card (zairyu card), both sides
▢Passport
▢Employment certificate or income proof (gensen choshu-hyo / payslips); enrollment certificate for students
▢Japanese phone number and bank account
▢Personal seal (inkan; a signature is sometimes accepted)
▢Emergency contact details (name, relationship, Japanese phone)
A foreigner-friendly option: UR rental housing
If guarantors and upfront costs worry you, UR rental housing (run by the Urban Renaissance Agency / UR Toshi Kiko) is widely seen as a foreigner-friendly route. Per UR's official explanation: reikin, agent fee, renewal fee and a guarantor are all unnecessary — at signing you only pay the deposit (2 months' rent), plus prorated rent and common fees for the move-in month.
No guarantor / no guarantor company: you skip the guarantor company fee and its renewals.
No reikin / no agent fee / no renewal fee: cheaper both upfront and long term.
Income threshold applies: UR sets a 'standard monthly income'. Per UR, for lower-rent units the benchmark is generally 'monthly income ≥ rent × 4' (computed from your past year's pre-tax income ÷ 12); if short, alternatives like a lump-sum deposit may apply.
Foreigner eligibility: per UR, you generally need to be a permanent resident, special permanent resident, or mid-to-long-term resident, and able to fully understand the contract.
Downside: UR units are often large housing estates, so popular locations/layouts are limited — check vacancies yourself on the UR site or at a UR office.
UR's site is mainly in Japanese. If the terms are unclear, have a Japanese-speaking neighbour come with you to a UR office or help read the key contract points — then decide for yourself.
Pitfall checklist: confirm before you sign
Move-out & restoration: per MLIT's 'Guidelines on Restoration Trouble', normal wear and aging (tsujo sonmo / keinen henka) should be borne by the landlord and not deducted from your deposit; only damage from your intent/negligence is yours. Cite this if billed for a full refit.
Deposit return: ask exactly how move-out is settled and whether a cleaning fee (house cleaning) is already written into the contract.
Renewal fee: many private units charge a one-month renewal fee every 2 years — factor it into long-term cost (UR has none).
Short-term cancellation penalty: leaving before 1-2 years can trigger a penalty in some contracts — check before signing.
Notice period: usually one month's written notice to move out; late notice means extra rent.
Don't pay to grab a unit before reading the contract: you usually don't pay at application stage. If asked for a 'deposit to hold' (moshikomikin), get a receipt and confirm refund terms.
Get verbal promises in writing: any fee the agent/landlord agrees to drop, or pet permission, should be in the contract or in a written record.
FAQ
Can I rent without a Japanese guarantor?
Usually yes. Most units now use a guarantor company instead of a personal guarantor — you just pay its fee — though many still want one Japan-based emergency contact. UR rental housing needs neither a guarantor nor a guarantor company.
How much should I budget for upfront costs?
For private units, commonly around 4.5-5x the monthly rent. At ¥80,000/month, budget about ¥350,000-450,000, covering deposit, key money, agent fee, advance rent, guarantor company fee, and fire insurance. 'Reikin zero / agent-fee free' units or UR lower this significantly.
A landlord won't rent to foreigners — is that legal, and can it be solved?
In practice some landlords do decline foreign tenants. The most effective move is to switch units or agencies and ask explicitly for 'gaikokujin OK / guarantor-company OK' listings, rather than getting stuck on one place.
Will my whole deposit be withheld at move-out?
It shouldn't be withheld unreasonably. Per MLIT guidance, normal wear and aging are the landlord's responsibility; only damage from your intent or negligence is yours. If a deduction looks off, ask for an itemized breakdown.
My Japanese isn't good enough for viewings and contracts — what can I do?
You can ask a Japanese-speaking neighbour to come to viewings with you or help read the contract clause by clause. At the bottom of this guide you can post a free mutual-aid request for 'come to a viewing / help read the contract'.
This is general living information, not legal or case-specific advice. Exact fees and screening conditions depend on the latest requirements of the landlord, agency, guarantor company, and UR.
