Renting in Japan,
step by step.

Renting an apartment in Japan can feel daunting the first time — unfamiliar fees, a screening process, contracts in Japanese. This guide walks you through every stage in detail so you know exactly what to expect and what to prepare. Whether you're already in Japan or still abroad, we're here to make it simple.

1. What you'll need (documents)

Having your documents ready is the single biggest thing that speeds up your move. Requirements vary by property and landlord, but you'll typically be asked for the following.

By your situation:

• Company employee — an employment certificate (在職証明書) or recent payslips; sometimes a withholding slip (源泉徴収票).
• New hire / transferring to Japan — your job offer letter (内定通知書) works before you start.
• Student — a certificate of enrollment or admission, plus a sponsor (often a parent) and their income proof.
• Self-employed / business owner — a tax return (確定申告書) or company registration.
• Still living overseas — your passport and visa details; many properties allow application and screening from abroad. We'll guide you on what's needed for your case.

2. Understanding the costs

Japanese rentals have two kinds of cost: the larger initial costs paid once at the start, and the monthly costs thereafter. As a rough guide, initial costs often total around 4–6 months' rent.

Typical initial costs:

• Deposit (敷金, Shikikin) — usually 1–2 months' rent, held as security and partly refundable at move-out after deducting cleaning/repairs.
• Key money (礼金, Reikin) — a one-time "thank you" to the landlord. Non-refundable. Some properties have none.
• First month's rent + maintenance fee (管理費 / 共益費) — paid in advance; if you move in mid-month, the first month is usually prorated.
• Brokerage fee (仲介手数料) — the agency fee.
• Guarantor company fee (保証会社) — often around half to one month's rent up front, plus a periodic renewal fee.
• Fire insurance (火災保険) — usually required; covers fire/water damage and personal liability, typically for a two-year term.
• Key exchange (鍵交換) — replacing the lock for your security.

Monthly costs: rent + maintenance fee (管理費/共益費). Some buildings add parking or community fees.

3. The move-in flow, step by step

Here is the full journey from your first message to the day you receive the keys. No office visit is required — you can move forward online or by phone.

Step 1 — Tell us your conditions (free consultation)

Share your preferred area, budget, desired move-in date, and must-have conditions (e.g. separate bath/toilet, autolock, pet-friendly). A common budgeting guideline is to keep rent around one-third of your monthly income. Our AI then proposes matching listings every day, and we add careful, one-on-one suggestions. English and Chinese are supported throughout.

Step 2 — Viewing (内見, Naikan)

View your shortlisted rooms in person, or by online video viewing if you're busy or still abroad. While viewing, check: water pressure, mobile signal, sunlight and noise at different times of day, storage space, the real walk to the station, and the condition of shared areas. Ask about building rules (garbage, instruments, pets) before you apply. Good listings move fast, so decide promptly.

Step 3 — Application (申込, Mōshikomi)

Submit an application form together with your documents. This expresses your intent to rent — it is not yet a binding contract, and you can usually still withdraw before signing. Fill it in accurately; mismatched details can slow screening.

Step 4 — Screening (入居審査, Nyūkyo Shinsa)

The landlord and the guarantor company review your application — typically your income and employment, your status of residence and its remaining period, and your emergency contact. This usually takes about 3–7 days.

How to pass smoothly: submit complete, consistent documents; respond quickly to any follow-up; show stable income (a guideline is annual income of roughly 36× the monthly rent); be reachable by phone. Common reasons screening stalls are unreachable applicants, incomplete documents, or income that looks low for the rent — all avoidable with preparation. If you're still living overseas, many properties accept applications from abroad (overseas screening).

Step 5 — Important Matters Explanation (重要事項説明, Jūyō Jikō Setsumei)

Before signing, a licensed real estate agent explains the key terms of the contract in detail: conditions and fees, building rules, cancellation terms, and your restoration (move-out) obligations. We can support this in English or Chinese — please ask about anything you don't understand. Never sign something you haven't fully grasped.

Step 6 — Sign the contract & pay initial costs

You sign the lease agreement (賃貸借契約) and pay the initial costs — by credit card or in installments with StandUp. The lease start date is set here; rent generally begins from that date, so align it with your move-in plan.

Step 7 — Key handover & move-in (引き渡し)

On the contract start date you receive the keys. Before you bring everything in, do a quick condition check and photograph any existing scratches, stains or damage, with the date — this protects your deposit when you eventually move out.

Step 8 — After moving in (procedures)

• Register your address at the city/ward office (転入届 / move-in notification), and update the address on your Residence Card within 14 days. Bring your Residence Card and, if you have one, your My Number notification.
• Set up utilities — electricity, water, and gas. Gas usually requires an in-person opening appointment, so book it for your move-in day or earlier.
• Arrange internet — installation can take a few weeks, so apply as soon as possible.
• Learn the garbage rules — Japan separates waste (burnable, non-burnable, recyclables) with fixed collection days. Check your building's notice; mistakes are a common source of friction.
• Confirm your insurance is active — typically via the fire insurance arranged at signing.

4. Paying rent & the guarantor company

Rent is usually paid monthly in advance (e.g. you pay in March for April). Payment is commonly by automatic bank transfer (口座振替), via the guarantor company, or by credit card depending on the property. Late payment can affect your standing, so set up your payment method early.

A guarantor company (保証会社) stands in for a personal guarantor: it guarantees your rent to the landlord, which is why most rentals accept tenants without needing a friend or relative to act as guarantor. You pay an initial fee and a periodic (often annual or per-renewal) fee.

5. Things international residents should know

• Guarantor company vs. personal guarantor. Most landlords now require a guarantor company, so you usually don't need to find a personal guarantor.
• Why screening can feel strict. Landlords assess stability of income and length of stay. Clear documents and a reachable emergency contact go a long way.
• Visa period & lease term. A short remaining visa period isn't necessarily a barrier — tell us your situation and we'll match you with suitable properties.
• No furniture yet? We offer a furniture & appliance rental service for clients who sign through us — start your new life empty-handed.
• Everyday manners. Noise, garbage separation and shared-space etiquette matter in Japan and help you keep a good relationship with neighbors and the landlord.

6. When you move out (a preview)

Leases are commonly two years, with a renewal (更新) and sometimes a renewal fee (更新料). To move out, you usually give about one month's notice in writing — check your contract for the exact period.

At move-out, you have a restoration obligation (原状回復): normal wear and tear from ordinary living is generally the landlord's responsibility, while damage you caused beyond that is yours. Your deposit is settled against any such costs and cleaning, and the balance is returned. This is exactly why the move-in photos from Step 7 are so valuable.

7. Why search with StandUp

• English & Chinese support across the whole process — including the important matters explanation.
• AI proposes matching listings daily, so you won't miss great rooms.
• Initial costs by card or in installments, with an estimate in advance.
• A wide range of homes — including UR & public housing (JKK Tokyo) and share houses.
• Furniture rental, moving, and 24-hour after-move-in support.
• Overseas screening — apply before you've even arrived in Japan.