Tips and Tricks for Renting an Apartment in Japan: Applications and Moving In
A lot of international people living in Japan tell us that they get confused when things work differently here than in their own countries. Some examples are money-related such as security deposits and key money, but even after moving into a new home, lifestyle differences can also lead to misunderstandings with neighbors and landlords.
Here, we would like to introduce some of the rules for living in a rental apartment in Japan. We have split this article into two parts: "Applications and Moving In" and "Life in Your Apartment and Moving Out." We hope that these will give you some hints on how to have a happy life in a home you like and keep a good relationship with your neighbors.
1. Applying for an Apartment and Signing the Lease
Once you decide on an area or train station where you want to live, it's time to start looking for new homes. When you rent an apartment in Japan, there can be a lot of complicated paperwork, so it's a good idea to find a professional real estate agent to help you. First, you should check advertisements from real estate agents, magazines or online to get a general idea for the kind of apartment you want. Afterwards, you will visit properties and make your final decision.
After you make your final decision, it is time for the paperwork. To complete this paperwork, you will probably have to meet with your agent at least twice.
First Meeting (Filling Out an Application)
You will need to fill out an application for the apartment you found. The real estate agent will give you an application form, and you will have to give them a few necessary documents. The real estate agent should tell you exactly what documents to bring with you, but usually you will need:
・Proof of identity (Passport, Zairyu Card, etc.)
・Proof of Employment or Study (You can get these from your company or school)
・Proof of Income (Tax Withholding Slip, Pay Stub, Proof of Savings, etc.)
(You can find a check list in the Ministry of Land, Infrastructure, Transport and Tourism Guidebook
https://www.mlit.go.jp/common/001314817.pdf)
You will also have to provide an emergency contact and a guarantor when you sign your lease. It is better if these people live in Japan. Also, be sure to tell your guarantor that the real estate agent will probably try to contact them. If you can't find a guarantor, you can also use a guarantor company.
Once you have turned in these documents, the realtor will start the screening process. The average time for a screening is between 3 days and 1 week.
Second Meeting (Signing the Lease)
Once your application has been approved, it's time to sign the lease. After the agent reads you the disclosure (important information) about the property, you will sign and stamp the lease contract and pay the first fees. Don't forget to get a personal stamp!
The first fees may include the security deposit, key money, agent fee, the first month's rent (in some cases calculated by the day), insurance fees (usually accident insurance for rental apartments) as well as other various fees. In total, it should be about 4 to 6 months' rent.
Next, you will sign and stamp the lease, and the real estate agent will take it to the landlord to have them also sign and stamp it. Once you have picked up your copy of the contract and the keys, you're ready to start your new life!
Real Estate Words from this Article
内見（ないけん）Naiken
…Property viewing. Going inside different properties with the real estate agent to see them first-hand.
入居申込書（にゅうきょもうしこみしょ）Nyukyo Moshikomi-sho
…Tenancy application. A form you fill out before the screening process with your personal information and your guarantor. (You can see a sample application provided by the Ministry of Land, Infrastructure, Transport and Tourism
https://www.mlit.go.jp/common/001238428.pdf)
連帯保証人（れんたいほしょうにん）Rentai Hoshoninin
…Guarantor. A person who is responsible for paying any fees if you do not pay your rent or do not pay repair fees for damage to the apartment. They have the same responsibilities as the renter.
家賃保証会社（やちんほしょうがいしゃ） Yachin Hosho Kaisha
…Guarantor company. This company can act as your guarantor for a two-year lease for about 10,000 - 30,000 yen or 30 - 70% of the monthly rent.
重要事項説明（じゅうようじこうせつめい） Juyo Jiko Setsumei
…Disclosure / Statement of important matters. When signing a contract for real estate, a licensed real estate agent will discuss important information for you to know about the property.
印鑑（いんかん） Inkan
…A personal stamp/chop.(also called "hanko".) This is required for official documents in Japan. There are many specialized shops where you can buy personal stamps.
敷金（しききん） Shikikin
…Security deposit. Money that the landlord borrows from you to prove you will pay your rent and cover any damage or cleaning for the apartment. Usually security deposits are calculated as "X months rent."
礼金（れいきん）Reikin
…Money given to the landlord as a thank-you. In the past when there weren't so many rental properties, it was customary to give landlords money as a thank you for letting you live on their land. Usually security deposits are calculated as "X months' rent."
仲介手数料（ちゅうかいてすうりょう）Chukai Tesuryo
…Agent fee. Money paid to a real estate agent for negotiating contracts, completing disclosure statements, preparing contracts and supporting the transaction. Usually security deposits are calculated as "X months rent."
諸費用（しょひよう） Shohiyo
…Other Expenses. Other fees associated with the property. You can find these under special conditions (特記事項, Tokkijiko) in the contract For example, you could be required to pay a fee to change the locks for security reasons after you vacate the apartment.
2. Moving In
Once you have found your new home, it's time to start moving. In order to make your move easier, you will need to prepare a few things before your moving day.
Before Moving
The first step is finding a moving company. If you already live in Japan, you will want to start looking for a moving company as soon as possible. The busy season for moving is between February and April, so it might be difficult to find a company for a particular day. Moving can also be very expensive during this time.
After you decide what day you will move, you need to set up your utilities (electricity, gas, water, phone company and Internet) at your new home. In Japan, unless you are living in a dormitory or share house, the tenant (person living in the apartment) must make these arrangements. The real estate agent will tell you who to contact for electricity, gas and water, so contact them early to make sure you can use all of these after you move. Gas companies have to talk to you on the day they start your service, so you will need to tell them when you will be at your new home. Remember to also contact the real estate agent. People who already live in Japan should also remember to contact their utilities at their old homes. (You can find more information about moving out in the last section of this article.)
One more important thing you will do when you move is check the condition of your new apartment. The real estate agent will give you a check list when you sign your contract, and you will check to see if anything is broken in the apartment before you move in. It's a good idea to take pictures, too. These can be proof that any damage was there before you moved in and can prevent any trouble when you move out.
After Moving
After moving all of your belongings on your moving day, it's a good idea to meet with your landlord, property manager and neighbors on your left, right, upstairs and downstairs (if you have them.) You can introduce yourself and tell your neighbors where you are from. It's also very polite to bring them a small gift. If you have a facility manager, it's a good idea to ask them about how to sort and when to take out your trash. You need to know when to take what kinds of trash out. Next, you will also need to register your new address with the local government and complete any other paperwork as soon as possible.
Real Estate Words from this Article
引越しのあいさつ Hikkoshi No Aisatsu
…Introducing Yourself to Your Neighbors. More people used to do this in the past, but it has been becoming less common. Most people like to give snacks or other practical goods. It's common to spend about ¥1000 to 2000 on your landlord and ¥500 to 1000 on your neighbors.
住民票 Juminhyo
…Resident Certificate. Address registration at the local city, ward or town office. A copy of your Juminhyo serves as official proof of where you live in Japan. Anyone staying in Japan over three months, except for sightseeing or short-term stays, is required to register their address in Japan with the government and receive a Juminhyo. You can read more about it on the Ministry of Internal Affairs and Communications website
https://www.soumu.go.jp/main_sosiki/jichi_gyousei/c-gyousei/zairyu/resident_record.html
Also, after you have registered yourself as a resident of Japan, you will need to update that registration every time you move to a new home.
Conclusion
We talked about how to move to a new rental apartment. There are probably some things that are different in your home country. You can make the whole process easier if you live in a dormitory or share house, but rental apartments are better for people who like more privacy and freedom.
But if you take things too far, you might also have problems with your neighbors. In the next article, we'll talk more about rules and customs for living in Japan and the process of moving out of an apartment.
Useful Links
▼Guide for Rental Properties
Ministry of Land, Infrastructure, Transport and Tourism These guidelines give advice to international residents of Japan on moving into an apartment for tenants and real estate agents. (Available in Japanese, English, Chinese, Korean, Spanish, Portuguese, Vietnamese, Nepali, Thai, Indonesian, Burmese, Khmer, Tagalog and Mongolian.
https://www.mlit.go.jp/jutakukentiku/house/jutakukentiku_house_tk3_000017.html
Ministry of Land, Infrastructure, Transport and Tourism Pamphlet "Apartment Search Guidebook" (also available in the above languages)
https://www.mlit.go.jp/common/001317843.pdf
● Rules for Living in Japan
Welcome to Rental Homes in Japan (The JPM Living Guide for Foreign Citizens) Japan Property Management Association Welcome Chintai (Japanese with videos in English, Korean, Chinese, Spanish, Portuguese, Vietnamese and Nepali.)
https://welcome.jpm.jp/
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