Reading Your Japanese Apartment Lease Before You Sign: Fees and Key Terms

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Hi, I'm Miya, your GetConnectedJapan guide. A Japanese apartment lease bundles several kinds of up-front money and rules that may be unfamiliar: key money (reikin), a deposit (shikikin), an agency fee, a required notice period before you leave, and terms about restoring the room when you move out.

None of this is meant to trap you, but the wording is often only in Japanese and the total cash needed at signing can be much larger than one month's rent. Read the contract slowly, ask about anything you don't understand, and treat the actual document as the source of truth rather than any summary, including this one.

Key money (reikin): a gift you don't get back

Key money, or reikin, is a one-time payment to the landlord that is traditionally treated as a gift of thanks. Unlike the deposit, it is not returned to you when you leave, so it is best thought of as a pure cost of moving in.

Not every property asks for key money, and the amount varies a lot from place to place. Because it is non-refundable, it is worth confirming clearly whether a listing includes it before you commit, and factoring it into your total move-in budget rather than just the monthly rent.

Deposit (shikikin) and restoration on move-out

The deposit, or shikikin, is money the landlord holds during your tenancy. In principle it can be returned when you leave, but the landlord may deduct amounts for unpaid rent or for repairs that go beyond ordinary wear and tear.

This connects to the idea of restoration, or genjo-kaifuku: returning the room roughly to its original condition. General guidance in Japan is that everyday wear and fading from normal living are usually the landlord's responsibility, while damage you caused, such as large stains or holes, may be charged to you.

Because the line between normal wear and chargeable damage can be a source of disagreement, look for how your specific contract describes restoration and cleaning fees, keep the room reasonably cared for, and consider photographing its condition when you first move in.

Agency fee and other up-front costs

If you rent through a real-estate agency, there is usually a brokerage or agency fee for arranging the contract. On top of that, the first month's rent, any building maintenance charge, and often a guarantor-company fee and property insurance may all be due around signing.

Add these together and the cash required on day one can reach several times the monthly rent. Ask the agency for a written breakdown of every line item, so you know exactly what each payment is for and which parts, if any, are refundable.

Cancellation and the notice period

Most leases require you to give notice before moving out, commonly a set number of weeks or a month or more in advance. If you leave without giving proper notice, you may still owe rent for that notice window.

Some contracts also include a short-term penalty if you cancel very early in the tenancy. Check the notice period and any early-termination clause before you sign, especially if your plans in Japan might change within the first year or two.

Subletting, roommates, and who may live there

Japanese leases usually name who is allowed to live in the unit, and many prohibit subletting or letting extra people move in without the landlord's permission. Bringing in a partner, a roommate, or listing the place for short-term stays can breach the contract if it isn't approved.

If you expect a family member or friend to join you later, or you want flexibility, raise it with the agency before signing and ask to have any agreement written into the contract rather than relying on a verbal okay.

A phone number is part of signing cleanly

One practical detail that is easy to overlook: your contact number goes on the lease, and the agency, the landlord, and the guarantor company all expect to reach you by phone during and after signing, for confirmations, key handover, and any follow-up. Having an active Japanese number makes you look settled and keeps the process smooth.

You can arrange a Japanese number and data plan soon after you arrive. Signing up needs your residence card, which is issued after you land, so you can't do it before arriving. With an eSIM the line can activate the same day in around fifteen minutes, with no store visit, so you're reachable in time to close your apartment paperwork cleanly.