What is 敷金 (shikikin)?
Shikikin is a refundable security deposit, typically about one month's rent in the Tokyo area. It is held against unpaid rent or repair costs beyond normal wear and tear, and the remainder is returned when you move out. Zero-deposit listings are increasingly common.
What is 礼金 (reikin / key money)?
Reikin is a non-refundable payment to the landlord, typically about one month's rent, that you never get back. It is a cultural holdover; zero-key-money (reikin zero) listings are now widespread, especially at higher rents.
What is 仲介手数料 (chukai-tesuryo / agency fee)?
The agency commission for handling the rental. It is legally capped at one month's rent plus 10% consumption tax, so a maximum of 1.1 months. Some agencies offer half-price or free listings.
What is a 保証会社 (guarantor company)?
A private company that guarantees your rent to the landlord for a fee. The initial fee is typically 50% to 100% of one month's rent, with a separate annual renewal fee of roughly 10,000 to 20,000 yen. It is close to mandatory for foreign renters.
Do foreigners always need a guarantor company?
In practice, yes, for most private listings. Landlords usually require a guarantor company for foreign applicants who do not have a Japanese personal guarantor. You often still need a Japan-based emergency contact as well, though that person is not financially liable.
What is 火災保険 (fire insurance)?
A required fire and liability insurance policy, usually sold for a two-year term. Through the agency it typically costs 15,000 to 20,000 yen; you can often arrange your own policy for roughly half.
What is 鍵交換 (kagi-kokan / lock change)?
A one-time fee to replace the lock before you move in, typically 15,000 to 25,000 yen. Government guidelines say the landlord should bear this, but tenant-pays is common in Tokyo.
What is 室内消毒 (disinfection)?
An optional in-unit disinfection fee, typically 10,000 to 15,000 yen. It is not legally required and can usually be removed from the estimate on request.
What is 24hサポート (24-hour support)?
An optional 24-hour support or emergency-line service, typically 15,000 to 20,000 yen per two-year term. It can usually be declined if it is not written into the lease as a fixed condition.
What is 保証金 (hoshokin) and 敷引 (shikibiki)?
In the Kansai region, instead of separate deposit and key money, you pay a single larger 保証金 (typically three to six months of rent). A non-refundable portion called 敷引 (about 1.5 months) is kept at move-out, and the rest behaves like a refundable deposit.
What is 更新料 (koshinryo / renewal fee)?
A lease-renewal fee some landlords charge when you renew, often around one month's rent, typically every one or two years. It is common in Tokyo and Kyoto and is separate from any guarantor renewal fee.
What is 前家賃 (maeyachin)?
Rent paid in advance. If you move in mid-month, you usually pay prorated rent for the rest of the current month plus one full month of rent for the following month, all at signing.
What is 管理費 or 共益費?
A monthly building management or common-area maintenance fee, paid on top of rent. Some guarantor companies calculate their fee on rent plus this amount.
How much does moving in cost in total?
For a typical Tokyo apartment, plan for roughly 4.5 to 6 times your monthly rent up front, once you add deposit, key money, agency fee, guarantor fee, insurance, and the first month of rent. Use the calculator on the home page for a personalized estimate.
When do I pay all these fees?
Most move-in fees are paid together at contract signing, before you receive the keys. Utilities and furnishing costs come after you move in and are separate from the move-in total.
Are any of these fees negotiable?
Key money, the agency fee, disinfection, 24-hour support, and fire insurance provider are often negotiable, especially on units that have sat vacant. Deposit, guarantor fee, lock change, and rent are rarely negotiable.
What is UR housing?
UR is a quasi-public housing operator that charges no key money, no agency fee, no guarantor fee, and no renewal fee. You still pay a deposit and first month's rent. Trade-offs include income requirements, limited locations, and older buildings.