What are the upfront costs for a Furnished medium / long term apartment?
Below is a list of the most common scenario.
Deposit - one to four months. (two months is standard)
Key money - one or two months. (some properties are NO key money)
Rent in Advance - initial part month you move in on + one full month
Agent fee - one month rent + 8% tax
Insurance - one off fee to cover your apartment.
Realistically you should budget for six months of rent to move in.Question index
What documents are required to rent a medium / long term Furnished apartment?
Proof of income : Employment contract from Company in Japan
Residents card : scan or clear hi-res photograph of front and back
Passport information page : scan or clear hi-res photograph
Passport Visa stamp : scan or clear hi-res photograph
Depending on individuals circumstances there may be other documentation required for proof of funds etc. If your company is registered in Japan and are taking care of your apartment needs, we will make contact directly with the company to receive information and save you time and effort.Question index
I cannot find a suitable Furnished apartment on the website. Do you have more?
YES. We have a database of over 300 properties in Tokyo. Unfortunately because the market is fast moving, we are unable to post all of the available apartments on the website. Make an inquiry directly with our English speaking consultants to get the most up to date properties available today.Question index
Can I view an apartment today?
We would be more than happy to take you to the apartment of your choice! Realistically we will need at least 24 hours notice minimum as our Leasing consultants are usually booked well in advance. We also need to contact the property owner to arrange viewing times and building entry etc. Our office Hours are Monday to Saturday 09:30 ~ 18:30Question index
Can I keep pets in my Furnished apartment?
This will solely depend on the property owner. Many Furnished apartments prefer not to as it can spoil the furniture. Deposit will usually be required to keep a pet. If you have a pet or intend to have one, please inform us before viewing the apartments.Question index
Are Utilities such as gas,water and electricity included in the rent?
No. Utilities are not included in Furnished apartments. These will need to be taken care of separately by the lessee.Question index
How do I set up utilities such as gas, water, and electricity?
Once the move-in date is decided, the Lessee can set up the utilities. If you require help during these procedures, we will be more than pleased to assist you. Please note that the Lessee will be required to be there, in person, when the gas is turned on.Question index
What else do I need to organise for my Furnished apartment?
Bedding and kitchenware are not included in furnished apartments. We can suggest shops that can provide you with these essentials. We also can provide basic Packages from our [Furniture rental services] division at reasonable rates.Question index
How long does it take to rent an apartment?
Generally speaking you are looking at around 20 working days from the time you contact us. Two to five working days to view and find an apartment, five to eight working days for Application process. Five to seven working days for move-in date.Question index
Is it possible to apply before viewing the apartment?
Yes, although it is possible, we suggest that you visit the property before you sign the lease contract because a penalty fee is required to cancel it.Question index
Can I apply for a room that already has an applicant?
Rental Applications can be submitted, but the applicant(s) preceding you will have priority. When more than one application is submitted, the first qualified applicant will be entitled for the apartment. We recommend continuing your search for an alternative apartment while waiting for the result of the applicants before you.Question index
Is it possible to see an apartment before the current tenant moves out?
In most cases this is not allowed unless the owner intends to sublease their own apartment.Question index
How long is the lease contract?
Most lease contracts are valid for two years.
Please confirm with the leasing consultant before signing the lease. Generally there is a penalty of one month rent for early termination of the contract within the first twelve months. If you are planning to be here for 15 months you should be able to terminate the contract without penalty. Please check with the leasing agent as it may differ at some buildings.Question index
How do I terminate my lease contract before it expires?
If you wish to terminate your contract before it expires, you will be required to give the owner or real estate manager a notice in advance. Notices in document form are required from one to two months in advance depending on the contract. You will be required to pay the rent if a notice is not submitted on time. Please confirm with the leasing consultant before signing the lease.Question index
Can I renew the lease contract?
Lease contracts can usually be renewed, but will require a Contract Renewal. This may incur a fee and a service charge. However, in some cases the lease will be fixed and cannot be renewed. Contract Renewal differs from property to property. Please confirm with the leasing consultant before signing the lease.Question index
How much should I budget for renting an apartment?
The rule is one third of your Gross Salary as an acceptable level. If you are looking at an apartment that is more than one third of your gross salary, there is a possibility that the property owner will decline your application.Question index
Is it necessary for me to have a guarantor in order to sign up?
Yes, in most cases a guarantor is required. A guarantor must be a person who resides in Japan and satisfies the requirements as a guarantor. In the case you do not have a guarantor, there are Guarantor Service companies that can act as your guarantor. The fees are usually 50% of the monthly rent for the first year and 10,000 yen annually thereafter.
In the case of a corporate contract, a representative of your company may act as your guarantor. Please contact us for further information.Question index
When is rent due?
Rent is payable in advance for the next month. This is usually due around the 25th of the month for the next month.Question index
What is a Guarantor?
To rent a Furnished apartment in Japan you will need a Guarantor. A Guarantor is a person that will assume the responsibility to make payment if the Lessee defaults on payment. This protects the landlord from people leaving the apartment and not paying their rent.Question index
Who can be a Guarantor?
Guarantor is either a financially secure Japanese national residing in Japan or can also be a company that is registered in Japan. It is common for Japanese nationals to use a relative as Guarantor. If you are an individual that does not have anyone available to be Guarantor or working for a company that will not be Guarantor, you do have another option.Question index
I heard that I can use a Guarantor company instead. What is that?
Guarantor companies are becoming increasingly more popular as the industry recognises the difficulty of finding a Guarantor for foreigners relocating to Japan. These companies usually charge a one-off fee of 50% of rent and a renewal fee of 10,000 Yen per year. Not all properties allow Guarantor companies so your range of available apartments will be limited.Question index
How much is the Agent fee?
The industry standard commission fee for you to hire your agent is equivalent to one month's rent plus 8% consumption tax. Generally, they are fees paid to the agents for service of introducing suitable apartments/homes, processing paperwork, including Translation and applying for utility services.Question index
What is key money?
It is a payment required for a new tenant to pay the owner. Unlike bond money, the tenant cannot claim back this money at the end of the contract. In many cases, upon signing the contract, the new tenant even agrees to pay "Key" money in addition to the traditional two to three months' security deposit. This is a traditional gesture of thanks to the property owner for allowing rental of their home. Some owners do not charge any key money to attract potential customers due to high initial costs putting a lot of people off. However, these property owners compensate the loss of key money by charging a slightly higher rent to balance out the difference. This applies to both Japanese and non-Japanese. If you stay longer, sometimes paying key money becomes cheaper compared to higher rent with no key money.Question index
What is a maintenance fee?
Maintenance fee is what the property owner charges. This is usually applicable to apartment buildings that have a Concierge, Rubbish rooms, swimming pools or gardens that need to be kept. It is common for apartment buildings that have shared areas and is not negotiable.Question index
What is the Fire Insurance fee for?
This is a compulsory fee when moving into an apartment. It provides protection against events beyond your control that happen in your apartment, however, earthquake damage is excluded and you will need a separate policy if you want protection for earthquakes. Different apartment buildings offer different coverage.Question index
When I move out, why do I get charged a cleaning fee?
In Japan, when you move out of the apartment, you are required to pay the cleaning fee. This is required no matter how clean you leave the apartment. The cleaning fee depends on the size and is based on a charge of roughly 1,000 yen – 1,250 Yen per square meter (Tokyo 2011). If you are in Tokyo, normal wear and tear is beared by the property owner, but you will be liable for any damage. It is regulated by "Tokyo Rules" and that states how the owner can only charge on applicable and reasonable damage. The following are examples of what damage you will be responsible to pay for:
-Pin holes and hooks in the wall for pictures / drawings
-Painting a wall in a different color
-Scratches on the floor with heavy furniture
-Leaving the damage (even natural one) and as a result the damage gets bigger
Even if the above are by accident, you will be charged for repair upon move-out.Question index
I have heard that getting the deposit back is really difficult, is this true?
Not true. We use the "Tokyo Rules". Tokyo rules legally bind that the property owner cannot unreasonably over charge for cleaning over any other charges. The cleaning fee will be deducted from the deposit, along with any damages that have happened that are not caused by "wear n tear".
The law does not regulate the amount of security deposit requested from property owners. Two to three months deposit is normal, depending on the property. Typically, expensive large homes charge deposit more than smaller homes. A pet deposit may be added if you are to planning to have dogs or cats. This additional deposit will not be returned if you chose to have pets.Question index