Japan Rental Contract Guide: Everything You Need to Know

Renting in Japan involves unique costs and customs that surprise newcomers. From non-refundable key money to biannual renewal fees, understanding these before signing can save thousands and prevent disputes.

Upfront Costs

Shikikin (Security Deposit) — 1-2 months' rent

Refundable upon move-out minus repair costs. The 2020 Civil Code revision clarified return rules. Normal wear and tear is the landlord's responsibility per MLIT guidelines.

Reikin (Key Money) — 0-2 months' rent

Non-refundable "gift" to the landlord. Zero-reikin properties are increasingly common.

Agent Fee — Max one month's rent + tax

Other Initial Costs

Item	Typical Cost
Advance rent	1 month
Fire insurance	¥15,000-20,000/year
Key exchange	¥10,000-20,000
Cleaning fee	¥20,000-50,000
Guarantor company	0.5-1 month's rent

Important Matters Explanation (Juuyou Jikou Setumei)

A legally mandated briefing before signing. Never sign without understanding this document.

Key items to verify:

• Restoration scope upon move-out
• Renewal fee details
• Pet/instrument policies
• Termination notice period (usually 1-2 months)

Standard vs. Fixed-Term Leases

	Standard (Futsuu)	Fixed-Term (Teiki)
Duration	Usually 2 years	Set period
Renewal	Auto-renewal	Ends at expiry
Renewal fee	Yes (1 month's rent)	No

Renewal Fees (Koushinryou)

One month's rent every 2 years. Only enforceable if written in the contract. The Supreme Court ruled this valid in 2011 if not excessive.

Restoration Obligations (Genjou Kaifuku)

The most common move-out dispute source.

Tenant's responsibility: cigarette stains, pet damage, nail/screw holes, moving damage Landlord's responsibility: sun-faded wallpaper, furniture marks, normal floor wear, aging fixtures

Guarantors & Guarantee Companies

Guarantee companies have largely replaced personal guarantors, making access easier for foreigners and elderly tenants. Initial fee: 0.5-1 month's rent.

Secure Document Sharing

Rental applications require sharing income certificates, employment verification, and ID copies.

LOCK.PUB tip: Share sensitive rental documents via LOCK.PUB's encrypted memo feature. Password-protected and accessible only to the intended recipient — far safer than sending via iMessage or email.

Pre-Signing Checklist

• Understand the Important Matters Explanation
• Photograph the apartment before moving in
• Confirm restoration scope in the contract
• Check for renewal fee clauses
• Note the termination notice period

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• Create a secure document memo on LOCK.PUB

Guide reflects laws as of March 2026.