Work out the move-in cost from monthly rent.

Reading the cost items (residential)

Move-in costs vary by property, area, and contract. Here is a general guide for residential rentals and the reasoning behind the calculator's default values.

Deposit (shikikin)

A security deposit held against move-out restoration and unpaid rent; the remainder is refunded after settlement. For residential rentals it is usually 1 to 2 months of rent. Move-out restoration follows the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) restoration guidelines: wear from aging and ordinary use is the landlord's responsibility, while damage from the tenant's intent or negligence is the tenant's. In Kansai and some regions a different custom of 'guarantee money plus shikibiki' applies, where the shikibiki portion is non-refundable.

Key money (reikin)

A non-refundable lump sum paid to the landlord, typically 0 to 2 months of rent. Zero-key-money listings have become more common in recent years.

Agency fee

Under the Building Lots and Buildings Transaction Business Act, for a residential rental the total agency fee an agency may receive from landlord and tenant combined is capped at one month of rent plus consumption tax. The tenant's share is in principle up to 0.5 month plus tax, and only with the tenant's consent may it rise to one month plus tax. The agency fee carries 10% consumption tax. The calculator's default of 1.1 months represents '1 month + tax'.

Guarantor fee (initial)

A fee for using a rent guarantor company instead of a personal joint guarantor; the initial charge is typically 50 to 100% of monthly rent, with an annual renewal fee thereafter under most contracts. For residential rentals the guarantor fee is usually treated as a non-taxable credit guarantee (the actual amount and tax treatment depend on the contract).

Prepaid and pro-rated rent

At signing you usually pay the pro-rated rent for the current month plus the following month's rent in advance. The closer your move-in date is to the start of the month, the larger the pro-rated portion.

Fire insurance

Tenant contents insurance and tenant liability cover, typically around 15,000 to 25,000 yen for a two-year term. Most properties require it, though you can sometimes choose your own insurer.

Lock change

The cost of replacing the previous tenant's lock with a new one, typically around 15,000 to 25,000 yen. For security it is advisable to change the lock at each tenancy.

Adding these together, the move-in cost for a residential rental usually runs about 4 to 6 months of rent. Conditions such as zero key money or a one-month deposit bring it lower. The figures shown are estimates only; always confirm the actual amounts in the explanation of important matters (Article 35 of the Building Lots and Buildings Transaction Business Act) before signing.