Rental contracts require identification and documents that verify your income. Gathering them late can stall the tenant screening, so prepare everything before you apply. If you use a personal guarantor, that person's documents are also needed; if you use a guarantor company, a separate application form and ID are typically required. Documents such as a residence certificate or seal registration certificate can take time to obtain, so request those early.
Government-issued ID (driver's license, My Number card, passport, etc.)
Residence certificate (issued within 3 months; one showing household relationships may be required)
Proof of income (tax withholding certificate, recent pay stubs, employment verification letter, tax return, etc.)
Japanese rentals require upfront costs equivalent to several months' rent at move-in. Adding up the security deposit, key money, advance rent, agency fee, and guarantor company fee, the total generally comes to roughly 4–6 months' rent. The range varies by property and terms, and choosing a property with no key money or no deposit can lower your initial costs. Note that for residential properties, under Japan's Real Estate Brokerage Act the agency fee charged to the tenant is in principle capped at half a month's rent plus tax, and may reach one month's rent plus tax only with the tenant's consent.
Security deposit (1–2 months' rent; settled at move-out after deducting restoration costs, then refunded)
Key money (0–2 months' rent, non-refundable; zero-key-money properties are increasing)
Agency fee (tenant's share is in principle half a month's rent + tax, up to one month + tax with consent) + advance rent
From selecting an apartment to moving in typically takes about 2–4 weeks. After viewing the actual unit and checking the surroundings, you submit an application and proceed to the contract once tenant screening is cleared. At contract time, a licensed real estate agent gives you the legally required explanation of important terms under the Real Estate Brokerage Act, and you sign the contract only after you are satisfied with the details. Keys are usually handed over after the initial costs are paid and the contract procedures are complete.
To live comfortably and avoid disputes at move-out, confirm the basic house rules. Manners around garbage disposal and noise directly affect your relationship with neighbors. Regarding restoration at move-out, under the Ministry of Land, Infrastructure, Transport and Tourism guidelines and Article 621 of the Civil Code, the cost of repairing deterioration over time and ordinary wear and tear is borne by the landlord; the tenant is only responsible for damage caused by negligence, intent, or breach of the duty of care. Keeping photos of the unit's condition at move-in helps with the settlement when you leave.
Garbage disposal rules (separation and collection schedules)
Keep noise levels low (especially at night; be considerate of everyday sounds)
For restoration, ordinary wear and tear and aging are the landlord's cost; the tenant covers only damage from negligence or intent
Here are tips for efficiently finding your ideal apartment. First, rank your priorities—rent, location, size, and amenities—and rather than chasing one perfect property that meets everything, narrowing your search around your non-negotiables makes decisions smoother. Appealing properties are popular and often get taken quickly, so it pays to act early on viewings and inquiries. When you visit in person, it also helps to check sunlight, storage, mobile phone reception, and the actual walking time to the nearest station.
Prioritize your must-haves (rent, distance to station, size, amenities)
View multiple apartments and compare options
Contact landlords early about properties of interest to check availability
