Renting a house in Japan can be a daunting task, especially if you are a foreigner. With its unique cultural norms, real estate market dynamics, and language barriers, finding the perfect place to live in Japan can be a challenging adventure. However, with the right information and a sense of adventure, you can navigate the Japanese rental market successfully. This guide will walk you through the process of searching for a place, making the application, and moving in, as well as Japanese vocabulary that will come in handy.
Jump to
Finding the Perfect Place
Size of Accommodations
Location
Amenities and Features
Budget
Real Estate Agent
Property Visit
Application and Negotiation
Moving Day! 引っ越し
Utilities
Conclusion
Finding the Perfect Place
1. Size of Accommodations
One of the first things you’ll encounter when house-hunting in Japan is the unique system of categorizing the size of accommodations. The accommodations will be designated a code that is a number followed by certain letters such as 1K/1LDK/2DK, which provide information on what rooms are on the property. This system applies to both apartments and houses.
The first number is the number of bedrooms on the property. 1K/1DK/1LDK properties will have one bedroom and are more suitable for individuals, couples, or even small families. The letters following the number will usually be either R, K, DK, or LDK, and may sometimes include an S.
- R (Room): bedroom + kitchen in the bedroom
- K (Kitchen): bedroom + separate kitchen
- DK (Dining & Kitchen): bedroom + separate room with a dining space and a kitchen
- LDK (Living & Dining & Kitchen): bedroom + separate room with a living space, dining space, and kitchen
- + S (Studio): a separate studio or workspace
Apart from the layout, it’s also important to remember to look at the actual area of the property, which is usually shown in m2. Japanese apartments, especially those in Tokyo, may be smaller than what you’re accustomed to in some other countries, so efficient use of space and minimalism can be essential when adapting to Japanese living.
2. Location
Convenience of transportation is another factor to consider when choosing a location. Suppose you’re staying in Tokyo or other urban areas. In that case, chances are you’ll be using trains as your main transportation, so many people look for places around stations that are easily accessible from their workplaces. A good keyword to know is 最寄り駅 (moyori eki), which means ‘nearest train station’.
Good indicators for accessibility include the door-to-door length of commute, number of transits, and frequency of trains. Generally, a commute of less than 45 minutes one-way is preferred with as few transits as possible. It’s also important to note whether express and rapid trains stop at the station, or if there are only local trains, as this can impact the number of transits and the frequency of trains in the morning. The number of train lines at the nearest station and its accessibility to major train stations can also impact convenience when traveling or having nights out with friends.
After narrowing down specific train stations, the next thing is to narrow down your options by the distance from the house to the nearest train station. Most people rent places less than a 15-minute walk from the station, and many of those who live a little further choose to cycle to the station. This will depend on what the neighborhood is like, as well as the number of bicycle parking around the station. Visiting the neighborhood prior to making your decision is a good way to visualize whether it will fit your lifestyle and preferences.
3. Amenities and Features
Generally, apartments in Japan come with certain appliances such as a stove and air conditioners. Other appliances and furnishings such as refrigerators, washing machines, beds, sofas, and tables usually do not come with the apartment. However, some apartments catered towards students and others living alone may come with extra appliances and furnishings, and will be labeled 家具付き (kagutsuki), which directly translates to ‘furniture attached’.
For safety purposes, rooms on the 2nd floor and above with video intercom systems, automatic locks, and home security systems are also popular amongst women and those living alone. Other popular features include separate bathrooms and toilets, bathroom dehumidifiers, floor heaters, and east-facing rooms.
Parking spaces can be another important factor for those with cars, motorbikes, or bicycles, and it is important to note that they do not always come with the apartment. In most cases, separate contracts need to be signed for parking spaces, with additional monthly payments.
4. Budget
Rental prices, or 家賃 (yachin), in Japan vary greatly depending on the location, size, and condition of the property. Tokyo and other major cities tend to have higher rent prices compared to rural areas, however, even within Tokyo the rent will vary depending on location and distance from the nearest station. Rent is typically paid monthly, and you may also need to provide a security deposit, or 敷金 (shikikin) and key money, or 礼金 (reikin). The security deposit is a refundable one-time payment that is typically the same amount as one to two months of rent. On the other hand, key money is a non-refundable ‘gift’ payment to the landlord, often equivalent to one to two months’ of rent. It is a unique aspect of the Japanese rental market, but recently there are also places that do not require any key money. Make sure to confirm details about the deposit and key money before signing the lease. Also, for apartment buildings, there is usually a monthly maintenance fee that might not be included in the monthly rent.
Real Estate Agents
Real estate agents, or 不動産屋 (fudousan-ya), play a crucial role in the rental process. Major real estate agents include Suumo, Homes, AtHome, and Real Estate Japan, and many of these have online websites to browse and physical stores that you can visit for a one-on-one consultation with an agent.
Real estate websites offer a wide range of property listings with detailed information and photos. Your search can be narrowed down by specific criteria such as location, size, rent, building age, and other features. After finding an appropriate place that fits all your criteria, you can submit an inquiry to the agent, asking about the availability of the property or requesting to visit and see the property in person.
All of the above can also be done at the physical stores, where the agents will conduct a hearing of your lifestyle and requirements, in order to find suitable properties for you. These agents can also help negotiate with landlords and guide you through the rental application process. While some agents may speak English, it’s advisable to have some knowledge of Japanese or bring a Japanese-speaking friend to facilitate communication.
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1. Property Visits
Once you identify potential properties, it is recommended to schedule visits to view them in person, which is called 内見 (naiken). Most people visit the property in person, but it’s also possible to have someone you trust inspect it for you. This step is crucial, as it allows you to assess the condition of the property and its surroundings.
During these property visits, don’t hesitate to ask questions about the rental terms, maintenance responsibilities, and any issues with the property. You can also take note of any issues or repairs that need to be addressed before moving in, and discuss it with the agent or landlord to ensure that it is taken care of and not within your responsibility. This is also an opportunity to gauge the landlord or property manager’s responsiveness and professionalism.
2. Application and Negotiation
Once you’ve found the right place for you, it’s time to submit a rental application through your real estate agent or directly to the landlord. Usually, there will be a 入居審査 (nyu-kyo shinsa) process, which is a tenant screening process to determine whether the applicant will be a suitable tenant and their financial ability to pay rent. During this process, you will have to provide copies of your passport or residence card, financial details such as proof of income or employment, and references. Japanese landlords also often require a guarantor or 保証人 (hoshounin) who can vouch for your financial responsibility and will be held liable if you cannot meet your rental obligations. If you don’t have a Japanese guarantor, you can use a guarantor company or opt for rental properties that do not require a guarantor.
After the 入居審査 (nyu-kyo shinsa), all there is is to finalize and sign the contract. Lease contracts in Japan can be complex, so make sure to carefully review your contract and ensure that you understand all the terms and conditions. Also, as the contracts are typically written in Japanese, you can request an English translation or seek the assistance of a bilingual friend or professional if needed. Lease terms are often for two years, with an option to renew. Terminating a lease before it expires can be costly, so plan your stay accordingly.
Moving Day! 引っ越し (hikkoshi)
Congratulations if you’ve signed your contract and are waiting for the moving day to come! Many places will require you to communicate your moving day to the landlord or property manager, as they might want to inform the other residents of possible noise and the presence of moving trucks on the street. Tenants will also have to set up utilities and services such as electricity, gas, and water by themselves.
Utilities
Electricity can be used in your new house after turning on the circuit breaker, but tenants will have to submit a form to the electricity company to establish a form of payment. It’s best to get this done early on to avoid trouble with the electricity companies. Usually, payment is monthly and the amount will depend on your usage in the previous month.
As for water, you will have to contact the water agency of the region directly by the stated method, which is usually by phone, online, or through post. Payment is made every 2 months usually through either bank transfer or by bringing the payment slip to a bank, convenience store, or your nearest water agency reception.
Lastly, to start using gas, tenants must contact the company to open the gas line and be present for the process. This appointment can be made through phone or online, and it is recommended to do this early as spots can fill up quickly especially in March and April during peak moving season. During the opening of the valve, a safety inspection will be conducted to check the operation of the alarm system and to check for gas leaks. If there are no problems, the gas can then be used.
As for moving itself, most people in Japan use moving companies such as Yamato Home Convenience, Sakai Moving Service, and Art Moving Company, and it is uncommon for people to self-move. Different companies can offer different services at a variety of prices, so we recommend comparing plans and quotes between companies before deciding on which to move with.
Conclusion
Renting a house in Japan may have its unique challenges, but with careful research, a clear understanding of the rental market, and some knowledge of the language, you can find a comfortable and suitable place to call home. Remember to take your time, negotiate where possible, and seek assistance from professionals or friends who are familiar with the local housing market. With the right approach, your Japanese housing adventure can be a rewarding experience.
