Guide to Renting an Apartment in Japan

Choosing an apartment in Japan can be an exciting but challenging experience, especially if you're new to the country. 

In this article, we will introduce the different types of apartments (アパート and マンション) in Japan, apartment layout terms in Japan, requirements for apartment leases, and how to pick the best apartment for your needs. Feel free to use this article as a reference when apartment hunting in Japan.

Table of Contents

1. Difference between Japanese Apartment and Japanese Mansion 
2. Apartment Layout Terms in Japan
3. Process of Renting an Apartment in Japan 
4. Requirements to Rent an Apartment in Japan
5. Initial Costs to Rent an Apartment in Japan

Difference between Japanese Apartment and Japanese Mansion 

Apartment (アパート, Apa-to) and Mansion (マンション, Mansion) are the two most common types of residential complexes in Japan. They are categorised as 共同住宅 (Kyoudou Juutaku), a residential complex in which two or more households reside in one building. 

What is the difference between a Japanese Apartment and a Japanese Mansion? There is no distinction between the two under the law, but generally they are distinguished based on the structure of the building.

アパート (Apa-to)

Japanese Apartments are recommended for those who want to keep rental costs low. Priority is given to keeping living expenses low rather than comfort and privacy.

• Structure: mostly wood and lightweight steel construction
• Floors: buildings are usually 2 to 3 floors tall 
• Rental: cheaper than a Japanese mansion with similar conditions (size, location, age, etc.) 
• Facilities: fewer than a Japanese mansion, many do not have a proper entrance or elevator; less facilities mean management costs are also lower 
• Privacy: wooden and lightweight steel constructions have thin walls so they are not as well soundproofed
• Thermal Insulation: wooden and lightweight steel constructions have thin walls and many gaps, so insulation is not as good

マンション, Mansion

Japanese Mansions are popular among families and those looking for a comfortable living environment or luxury accommodations.

• Structure: mostly reinforced concrete and reinforced steel constructions making them more earthquake durable and fire resistant
• Floors: 3 floors or more tall
• Rental: more expensive than a Japanese apartment with similar conditions (size, location, age, etc.) due to higher construction costs
• Facilities: better and higher quality facilities than Japanese apartment; monthly management fees and restoration costs upon moving out are high
• Privacy: better soundproofing for improved privacy
• Thermal Insulation: highly airtight which is good for thermal insulation but are prone to high humidity and condensation so regular ventilation is required

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Apartment Layout Terms in Japan

“部屋探し (Heya Sagashi) ” is the term for “finding a room” in Japanese, this will be your Google search keyword when finding places to stay online. 

When apartment hunting in Japan, you may come across “1R”, “1DK”, and similar terms that may be unfamiliar to you but commonly used here.

Let’s have a look at what these apartment layout terms mean.

• R stands for “room”.
• K stands for “kitchen”.
• D stands for “dining room”.
• L stands for “living room”. 
• 1, 2, 3 numbers stand for rooms or bedrooms. 

Combined together, they form a basic understanding of the apartment layout. 

• 1R : One Room Concept. The kitchen space and bedroom are in a shared space.
• 1K : 1 Room + Kitchen. The kitchen and bedroom are separate spaces. When you enter, you will be at the kitchen, the room is deeper inside.
• 1DK : 1 Room + Dining Room + Kitchen. Same layout as 1K, but the kitchen is bigger with enough space to fit a dining table. 
• 1LDK : A larger space compared to 1DK, with a living room added to the kitchen and dining room area. 

If there are more than 1 room, then the front number will change accordingly. For example, 2LDK and 2DK means 2 rooms / bedrooms. 

These terms will be helpful when finding accommodation in Japan. You can also tell the real estate consultant what you are looking for using these terms. 

Other terms you should know are:

• 洋室 (Youshitsu) - Western-style Room
• 和室 (Washitsu) - Japanese-style Room (with Tatami flooring)
• 押入れ (Oshiire) - Japanese-style sliding door closet
• 収納 (Shuunou) - Storage Closet
• 洗面所 (Senmenjo) - Sink 
• 浴室 (Yokushitsu) - Bathroom
• 〇畳 / 〇帖 / 〇J - Room Measurement Unit
• 家賃 (Yachin) - Monthly Rent
• 管理費 (Kanrihi) / 共益費 (kyouekihi) - Monthly Management Fee

Process of Renting an Apartment in Japan

The general process of finding and renting an apartment goes like this.

1. Apartment Hunting: Finding a place that matches your criteria. Consult with a real estate agent or check rental property websites like Suumo and Home’s. 
2. Apartment Tour: Once you find a place you like, contact the real estate agency in-charge to arrange for a visit and check out the place in person.
3. Application and Tenant Screening: Submit an application to rent the place you are interested in. The real estate agency will conduct a tenant screening that usually takes about 3 days to 1 week.
4. Contract Procedure: If you pass the screening, you can move on to signing the contract. It is common to check the contract details, sign and stamp, and apply for fire insurance all at the same time. 
5. Key Collection: Keys are usually available to collect from the contract start date. 
6. Moving-In: You can move-in anytime after the contract start date at your convenience. Remember to complete the procedures for utilities (electricity, gas, water, etc.) before moving in, and residence procedures at the local municipality office. 

For a “Step-by-step Guide on How to Move in Japan (引越し, Hikkoshi)”, check this article. 

Requirements to Rent an Apartment in Japan

In most cases when renting an apartment in Japan, you will be dealing with the real estate agent in-charge of the property. In some rare cases, you may be dealing with the landlord directly. 

Though some landlords and real estate companies may have their own sets of requirements in order to evaluate your suitability as a tenant, generally the following are required. 

Requirements for Tenancy Screening

• Application Form - provided by the real estate agent
• Identification Documents - e.g. driver’s licence, residence card, passport
• Proof of Income - e.g. withholding tax statement, certificate of tax payment, tax return 
• Proof of Employment - Certificate of Employment

What is Japan’s Rental Guarantor (家賃保証・賃貸保証) System?

A guarantor is required when renting an apartment in Japan regardless of whether the tenant is Japanese or a foreigner. The guarantor will be responsible on behalf of the tenant when problems such as non-payment of rent or non-payment of costs to repair damage to the rental property occurs. 

Finding a Japanese joint guarantor is difficult for many foreign residents, as such many use the services of a “Guarantor Company (保証会社, Hoshou Gaisha)” usually introduced by the realtor. There are cases where the landlord makes the contract conditional on the use of a guarantor company, in this case you must use a guarantor company. Depending on the guarantor company, you may need to provide an individual as guarantor. 

Once you have selected a guarantor company, you will need to apply and go through a screening process. What company you are working at, your tenure at the company, your income and such will be confirmed by submitting your salary slips (給与明細書), withholding tax slip (源泉徴収票), or other similar document. 

Requirements for Contract Signing

• Identification Documents
• Certificate of Residence (住民票, Juuminhyou) for everyone planning to live in the property and issued within the last 3 months
• Personal Seal (required) and Seal Certificate (if applicable)
• Guarantor Documents
• Passbook and Bank Seal (if applicable) for bank transfer payment of rent, or credit card for credit card payment of rent

Initial Costs to Rent an Apartment in Japan

When signing a rental agreement, in addition to the paperwork, there are also fees to pay. These can add up to quite a large amount, so it is important to know the breakdown of costs and prepare beforehand. 

Not all of these are required. To save on upfront costs, you can find rental properties that waive key money and/or agency fee, or offer discounts. 

Security Deposit (敷金, Shikikin)

Amount: usually 1~2 months rent

A refundable deposit used to cover any damages or unpaid rent. It’s returned when you move out, minus any deductions for repairs or cleaning.

Key Money (礼金, Reikin)

Amount: usually 1~2 months rent

Gift money paid to the landlord as a thank you for allowing you to rent the property. Since it is a gift, it will not be returned when you move out. 

Agency Fee (仲介手数料, Chuukai Tesuuryou)

Amount: usually 1 month’s rent

Service fee paid to the real estate company. According to the Real Estate Transaction Business Act (宅地建物取引業法), the maximum amount chargeable is one month’s rent plus consumption tax on the landlord and tenant. 

Downpayment / Upfront Rent (前家賃, Maeyachin・ 頭金, Atamakin)

Amount: usually 1~2 month’s rent

Upfront payment of rent. Typically rent for the first month, or the first and second month’s rent. If you move in mid-month, the amount is calculated on a pro rata basis from the day rent is incurred.

Insurance Fee (保険料, Hokenryou)

• Fire Insurance (火災保険, Kasai Hoken) : to cover the building and belongings

• Household Belongings Insurance (家財保険, Kazai Hoken) : to covers tenants’ belongings when damaged by fire, water leakage, etc. 

• Tenant Liability Insurance (借家人賠償責任保険, Shakuyanin Baishousekinin Hoken) : to compensate the landlord for damage to the building caused by the tenant

Guarantor Fee (保証料, Hoshouryou)

Amount: usually 50%~100% of a month’s rent

Guarantor fee is paid to the guarantor company for their services. A guarantor company pays the rent if the tenant falls behind on payments. 

To Close

The process of renting an apartment in Japan may be different from your own country. It is important to become familiar with the initial costs and requirements so you know what you are getting into. By taking a methodical approach and preparing in advance, you can find an apartment that meets your needs and allows you to settle into life in Japan with confidence and ease.