Japan Rental Contract Terms Explained for First-Time Renters
最終更新日: 2026年5月16日
Signing a Japanese rental contract for the first time is rarely straightforward. The document is in dense legal Japanese, the fees use words you won't find in a phrasebook (敷金, 礼金, 更新料), and the customs vary by region. This guide walks through every major contract term, fee, and clause a first-time renter in Japan needs to understand before signing.
Last updated: May 16, 2026
The Two Lease Types You'll See
Almost every residential contract in Japan falls into one of two categories. Knowing which one you're signing matters because the renewal rights are completely different.
Ordinary lease (普通借家契約, futsū shakka keiyaku)
This is the standard residential contract. The term is typically two years, but the tenant has strong statutory renewal rights under the Act on Land and Building Leases. Even when the contract "expires," the landlord can only refuse renewal if they can prove "justifiable grounds" (正当事由, seitō jiyū), which is a high legal bar in practice. For most foreign renters, this is the contract you want.
Fixed-term lease (定期借家契約, teiki shakka keiyaku)
Introduced by a 2000 amendment to the Act on Land and Building Leases, fixed-term contracts must be in writing, and the landlord must hand you a separate advance document explaining that the lease will not renew automatically. When the term ends, you have to leave (or sign a brand-new contract if both sides agree). For fixed-term leases of one year or more, the landlord is required to notify you between 6 and 12 months before expiry. These contracts often have slightly lower rent but offer no renewal protection, so read carefully before signing.
If you're uncertain which type your contract is, look for the words 定期借家 on the cover sheet or in the title clause. When in doubt, ask the agent in writing.
The Upfront Fees: Decoding the Initial Costs Sheet
Before you move in, the agent will hand you a sheet (初期費用見積もり, shoki hiyō mitsumori) that often totals four to seven months of rent. According to MLIT's newcomer guidance, that range is normal. Here is what each line item means.
Japanese term | Romanization | Typical amount | Refundable? |
|---|---|---|---|
敷金 | shikikin (security deposit) | ~2 months' rent | Yes, minus legitimate damage |
礼金 | reikin (key money) | 0–2 months' rent | No |
仲介手数料 | chūkai tesūryō (agency fee) | Up to 1.1 months' rent | No |
前家賃 | mae yachin (first month's rent) | 1 month (often pro-rated) | N/A |
火災保険 | kasai hoken (fire insurance) | ¥15,000–¥20,000 / 2 yrs | N/A |
保証会社費用 | hoshō gaisha hiyō (guarantor company fee) | 0.5–1 month + annual renewal | No |
鍵交換代 | kagi kōkan dai (lock change) | ¥15,000–¥25,000 | No |
Shikikin (敷金): the security deposit
This is a refundable deposit held by the landlord against unpaid rent or restoration costs. Two months of rent is common. Under the 2020 Civil Code amendment (Article 622-2), the deposit must be returned at the end of the lease, minus only legitimate charges. Crucially, you are NOT liable for normal wear and tear or natural aging, a point we'll come back to.
Reikin (礼金): key money
Reikin is a non-refundable gift to the landlord, a holdover from postwar housing scarcity. In Tokyo and the wider Kanto region it is still typically one to two months of rent. In Hokkaido, Okinawa, parts of Tohoku, and Fukuoka, "no key money" (礼金なし) listings are common. If you can find a comparable apartment without reikin, you've effectively saved one to two months of rent.
Chūkai tesūryō (仲介手数料): the agency fee
The Real Estate Brokerage Act caps the brokerage fee at one month of rent plus 10% consumption tax (1.1× monthly rent), combined from both sides. The statutory default actually splits this in half between landlord and tenant, but with the tenant's consent, agents commonly charge one party the full month. Some agencies advertise "zero agency fee" (仲介手数料無料) listings, and these are legitimate.
Hoshō gaisha (保証会社): the guarantor company
Most landlords now require you to use a guarantor company instead of a personal guarantor. The initial fee is 0.5–1 month of rent, with an annual renewal fee around ¥10,000. If your contract uses a personal (non-corporate) guarantor instead, the April 2020 Civil Code revision requires a written maximum guarantee amount (極度額, kyokudogaku) to appear in the contract. Without it, the guarantee may be unenforceable.
Recurring Fees: Rent, Renewals, and Maintenance
Monthly rent (家賃, yachin) and management fee (管理費 / 共益費)
Monthly rent is usually listed alongside a management or common-area fee (管理費, kanrihi, or 共益費, kyōekihi) for hallway lighting, trash area maintenance, and elevators. This fee is not optional and is in addition to rent. Always read total monthly cost, not just the headline rent.
Renewal fee (更新料, kōshinryō)
In Tokyo, the renewal fee is typically one month of rent, charged every two years when you renew an ordinary lease. The Supreme Court of Japan upheld renewal fee clauses as valid in its July 15, 2011 decision, provided the amount is reasonable and clearly stated. Regional custom matters here: in Osaka and Hyogo, renewal fees are commonly not charged. Always check whether 更新料 is in your contract before signing.
Fire insurance (火災保険)
Effectively mandatory. A two-year policy runs ¥15,000–¥20,000 and covers fire, water leaks, and personal liability for damage to the unit. The agent usually bundles a policy with the contract, but you can shop around if you have time.
Move-Out Rules: Genjō Kaifuku and Cleaning Fees
The single biggest source of disputes for foreign tenants is the move-out bill. The contract clause is called 原状回復 (genjō kaifuku, "restoration to original condition"), and the rules tightened significantly in favor of tenants under the 2020 Civil Code revision.
What you do NOT have to pay for
Civil Code Article 621 (post-2020) explicitly excludes damage from ordinary use and natural aging from your restoration obligation. The MLIT "Guidelines on Trouble Prevention for Restoration to Original Condition," first issued in 1998 and most recently revised in August 2024, are cited by Japanese courts as the de facto standard.
Under these guidelines:
- Wallpaper and carpets have a "useful life" of 6 years. After 6 years of tenancy, their residual value reaches ¥1, meaning the landlord cannot charge you for replacing them.
- Tenant liability decreases by roughly 17% per year. If you stained one wall after 3 years, you owe roughly half the replacement value, not the full amount.
- Furniture indentations on flooring, sun-faded curtains, and yellowing wallpaper from normal use are the landlord's responsibility, not yours.
What you DO have to pay for
- Damage from negligence (cigarette burns, pet scratches if pets weren't allowed, large stains from spills).
- Damage from misuse or unauthorized modifications.
- A move-out cleaning fee (ハウスクリーニング代), which is usually written into the contract as a fixed amount. In Tokyo, this runs ¥20,000–¥50,000 depending on size, with studios (1R/1K) averaging ¥20,000–¥25,000.
If the bill looks wrong
The Tokyo Metropolitan Government's "Ordinance for the Prevention of Residential Rental Disputes" took effect October 1, 2004 and requires brokers to give tenants a separate explanation document on restoration rules at contract signing. Demand to see it. National Consumer Affairs Center (国民生活センター, Kokusen) data shows over 13,000 rental restoration consultations annually in recent years. You're not alone, and the law has shifted in tenants' favor.
For disputes, call the consumer hotline 188 (Kokusen), or in Tokyo contact the Foreign Residents' Advisory Center: English 03-5320-7744 (Mon–Fri), Chinese 03-5320-7766 (Tue/Fri), Korean (Wed).
Notice Periods and Lease Termination
Moving out before the lease ends
Most contracts require 1 to 2 months' written notice to vacate. Some contracts impose a penalty (違約金, iyakukin) equal to one month of rent if you leave within the first year. Read this clause carefully.
At lease expiry (ordinary lease)
Under an ordinary lease, deemed automatic renewal applies unless either party gives notice 6 to 12 months before expiry. If you do nothing, the lease continues. If the landlord wants you out, they need justifiable grounds plus the proper notice window.
At lease expiry (fixed-term lease)
If your contract is a 定期借家, the lease genuinely ends. The landlord must notify you between 6 and 12 months before expiry for leases of one year or more. After that date, you must leave unless you both agree to a new contract.
A Skip-the-Drama Alternative: UR Housing
If the fees and guarantor requirements feel overwhelming, the Urban Renaissance Agency (UR都市機構) is worth considering. UR is a semi-public independent administrative institution that manages roughly 740,000 rental units across Japan. The contract terms are radically simpler:
- No key money, no agency fee, no renewal fee, no guarantor required.
- Deposit equals 2 months of rent.
- Income threshold applies (commonly monthly income ≥4× rent, or ¥3 million annual income for rents at or above ¥62,500/month).
- Short-term tourist visas are not accepted.
- If you don't meet the income threshold, prepaying one full year of rent is an accepted alternative in many cases.
For a full walkthrough of how to apply, see UR Housing in Japan without guarantor.
Common Pitfalls First-Time Renters Hit
- Signing a fixed-term lease without realizing it. Always check whether the contract title contains 定期借家. If you wanted long-term stability and ended up here, you'll have a tough conversation in two years.
- Not getting the kyokudogaku in writing for a personal guarantor. Without the written maximum amount, the guarantee can be invalid, which the landlord may refuse to accept and your friend may not realize they're agreeing to unlimited liability.
- Paying restoration charges that violate MLIT guidelines. If the itemized bill charges you for full wallpaper replacement after 4 years, push back with the guidelines in hand.
- Missing the renewal fee. Budget for one month of extra rent every two years in Tokyo. It is easy to forget.
- Underestimating the cleaning fee clause. Many contracts now lock in a fixed cleaning fee regardless of how spotless you leave the unit. Read the special provisions (特約, tokuyaku) section before signing.
- Assuming utilities are included. They rarely are. Electricity, gas, water, and internet are all separate.
- Forgetting to file your move-in inspection. Photograph every pre-existing scratch, stain, and dent on day one, with timestamps. This protects your shikikin three years later.
FAQs
Can a foreigner sign a rental contract in Japan without a Japanese guarantor?
Yes. Most landlords now accept (and often require) a guarantor company in place of a personal guarantor. UR Housing accepts no guarantor at all if you meet the income or prepayment requirement.
Is the contract enforceable if it's only in Japanese?
Yes. A Japanese-language contract you signed is fully enforceable even if you didn't understand it. Ask for an English summary or bring a Japanese-reading friend to the signing.
Can I negotiate the fees?
Sometimes. Reikin and the agency fee are the most negotiable line items, especially in slower rental seasons (June–August). Shikikin and renewal fees are harder to move.
What happens if I just stop paying rent?
The guarantor company pays the landlord, then comes after you (and your personal guarantor) aggressively. Eviction proceedings in Japan are slow but the credit damage and the guarantor company blacklist are immediate.
Do I need a residence card or visa to sign?
Yes. Almost all landlords require a residence card (在留カード) showing a mid- or long-term status. Short-term tourist visas are generally rejected, including by UR. If you're arriving on a student visa, see Japan student visa financial requirements.
How much should I budget for move-in?
For a private-market rental in Tokyo at ¥100,000/month, expect ¥400,000–¥700,000 upfront. For a UR unit at the same rent, expect closer to ¥200,000 (two months' deposit plus first month's rent). For broader living-cost context, see Japan travel tips for practical living.
Reading a Japanese rental contract is far easier when you can recognize the kanji and grasp the special provisions section on your own. If you're settling into Japan, building real Japanese reading skill from native materials pays off the first time you sit across a desk from a leasing agent. Try Migaku to study from the kind of Japanese you'll actually encounter day to day.