Renting in Japan

The Rental Process

Renting an apartment in Japan usually begins at a 不動産屋（ふどうさんや, real estate agency）. You specify your budget, commute, and layout preference. The agent shows you available properties, and if you find one you like, you submit an application (申し込み, mōshikomi). After screening, you sign a contract (契約, keiyaku) and pay the initial costs (初期費用, shoki hiyō).

Key Money and Other Upfront Costs

One of the most distinctive features of the Japanese rental system is 礼金（れいきん, key money）—a non-refundable payment to the landlord, typically one to two months' rent. It is a gift, not a deposit. Another common cost is 敷金（しききん, security deposit）, usually one to two months' rent, which is refundable after deductions for damages and cleaning. Additional fees include 仲介手数料（ちゅうかいてすうりょう, agency fee）, usually one month's rent plus tax, and 保証会社（ほしょうがいしゃ, guarantor company） fees, which may be 0.5 to 1 month's rent initially and a renewal fee each year. Fire insurance (火災保険, kasai hoken) is also mandatory. In total, initial costs often amount to four to six months' rent.

Guarantors and Guarantor Companies

Traditionally, a 保証人（ほしょうにん, guarantor） was a Japanese citizen with stable income who would co-sign the lease and be financially responsible if you defaulted. For foreigners, finding such a person is difficult. In recent years, most landlords require a 保証会社（ほしょうがいしゃ, guarantor company） instead. These companies charge a fee (often 50–100% of one month's rent) and screen your income and visa status. Some also offer 家賃保証（やちんほしょう, rent guarantee） for a monthly fee. If you have a guarantor company, you may not need an individual guarantor, but some contracts still ask for an emergency contact (緊急連絡先, kinkyū renrakusaki).

Reading a Floor Plan: 1LDK and Beyond

Japanese rental listings use a compact notation to describe layout. The number indicates the number of main rooms (excluding the kitchen, dining, and living areas). The letters stand for:

• R (room) – a single room, often without a separate kitchen. Example: 1R.
• K (kitchen) – a small kitchen area, usually not separate. Example: 1K.
• D (dining) – a dining area, often combined with the kitchen. Example: 1DK.
• L (living) – a living area, larger than a dining area. Example: 1LDK.
• S (storage) – a storage room, less common. Example: 1SLDK.

So a 1LDK（ワンエルディーケー） has one bedroom plus a combined living/dining/kitchen space. A 2LDK has two bedrooms. The size is measured in 帖（じょう, tatami mats） or 平米（へいべい, square meters）. One tatami mat is roughly 1.62 m². A typical 1K is about 6–8 帖 (9.7–13 m²), while a 1LDK might be 30–40 m².

Vocabulary of a Rental Listing

Listings are dense with abbreviations and terms. Here are common ones:

• 賃貸（ちんたい, rental） – the property is for rent.
• 間取り（まどり, floor plan） – layout, often shown as a diagram.
• 専有面積（せんゆうめんせき, exclusive area） – private floor space.
• 築年数（ちくねんすう, building age） – how old the building is. 新築（しんちく） means new; 築浅（ちくあさ） means relatively new.
• 駅徒歩（えきとほ, walk to station） – minutes on foot from the nearest station.
• バス・トイレ別（バス・トイレべつ, separate bath and toilet） – a desirable feature.
• オートロック（おーとろっく, auto-lock） – a secure entry system.
• 宅配ボックス（たくはいボックス, delivery box） – a locker for packages.
• ペット可（ぺっとか, pets allowed） / ペット不可（ぺっとふか, no pets）.
• 敷金・礼金なし（しききん・れいきんなし, no deposit or key money） – rare but possible.
• 即入居可（そくにゅうきょか, immediate move-in possible）.
• 更新料（こうしんりょう, renewal fee） – paid every two years to renew the contract, often one month's rent.

Understanding these terms helps you compare properties and avoid surprises. For further study, see our vocabulary list and dictionary.

The Contract and Moving In

Once you agree, you sign a 賃貸借契約書（ちんたいしゃくけいやくしょ, lease agreement）. The contract typically runs for two years and is renewable. You will need a 印鑑（いんかん, personal seal） or signature, and your 在留カード（ざいりゅうカード, residence card） for identification. After paying the initial costs, you receive the keys. On moving out, you are expected to give at least one month's notice (解約予告, kaiyaku yokoku) and may be charged for cleaning and repairs.

Common Misunderstandings

Many foreigners assume that key money is a deposit and will be returned. It is not. Similarly, the term 保証人 does not mean a guarantor company; it refers to an individual. Also, the layout notation does not include the kitchen in the room count, so a 1LDK has one bedroom, not two rooms. Finally, the initial cost is not just first month's rent; it can be several times that amount.