How to read a Japanese lease, and what every fee means

Key money, guarantor companies, renewal fees, the clause about cleaning when you leave. What each line costs you, which parts you can question, and the five things to check before you sign.

Last updated 4 October 2026

You'll get two documents, not one

Before you sign, a licensed real estate agent (宅地建物取引士, takuchi tatemono torihikishi, or takkenshi for short) must sit you down and read you the important matters explanation (重要事項説明書, jūyō jikō setsumeisho). That's the law, not a courtesy. It's often done by video call now. Then comes the lease itself, the 賃貸借契約書 (chintaishaku keiyakusho).

The explanation is usually fast and entirely in Japanese. You can ask for it in advance, ask them to slow down, and ask questions. They have to show you their licence card. If something in the explanation doesn't match the lease, stop and ask before signing.

The move-in bill, line by line

Expect to pay four to six months' rent up front. Here's what's on the invoice (初期費用, shoki hiyō) and what each line means:

Line on the bill	What it is
敷金 (shikikin) · deposit	Usually 1–2 months. Held against unpaid rent and damage, and comes back when you leave, minus legitimate repairs.
礼金 (reikin) · key money	Usually 0–2 months. A gift to the landlord. You never get it back. "No key money" listings exist and are worth filtering for.
仲介手数料 (chūkai tesūryō) · agent fee	The law caps it at one month's rent plus tax in total. Some agents charge half a month or less.
前家賃 (mae yachin) · first rent	Next month's rent, plus a part month (日割り, hiwari) for the days left in this one.
保証会社 (hoshō gaisha) · guarantor company	Replaces the Japanese guarantor most landlords used to demand. Often 50–100% of a month's rent at the start, then a yearly fee (around ¥10,000 is common).
火災保険 (kasai hoken) · fire insurance	Required by almost every lease. Typically ¥15,000–20,000 for two years. You may be allowed to choose your own insurer; ask.
鍵交換費用 (kagi kōkan hiyō) · lock change	¥15,000–25,000 to change the locks from the last tenant's.
Cleaning, disinfection, support plans	Sometimes optional add-ons (消毒, 24時間サポート). Ask which ones you can remove.

Estimate yours: the move-in cost calculator adds up these lines for any rent.

The trap: optional extras are often slipped in as if they were standard. Ask line by line: これは必須ですか? (kore wa hissu desu ka? Is this required?)

The clauses that matter later

Clause	What to look for
契約期間 (keiyaku kikan) · term	Usually two years. Check the start and end dates.
更新料 (kōshinryō) · renewal fee	Often one month's rent every two years, especially around Tokyo and Yokohama. Japan's Supreme Court has upheld these when they're clearly written in, so read it now.
解約予告 (kaiyaku yokoku) · notice to leave	Usually one month, sometimes two. Moving out with less notice means paying the difference.
短期解約違約金 (tanki kaiyaku iyakukin) · early exit penalty	Common when the deal has no key money or free rent: often one month's rent if you leave within the first year.
原状回復 (genjō kaifuku) · restoring the flat	What you'll pay for when you move out. See below. This is where most disputes happen.
特約 (tokuyaku) · special conditions	Extra rules added by this landlord: a fixed cleaning fee, no instruments, no pets, no smoking. Read every line.
定期借家 (teiki shakuya) · fixed-term lease	If you see this, the lease simply ends on the date shown. You have no right to renew, and staying needs a new contract the landlord can refuse.

Move-out: what you can and can't be charged for

Japan's housing ministry publishes guidelines on restoring a rental (原状回復をめぐるトラブルとガイドライン). The principle: normal wear and tear is the landlord's cost. Sun-faded wallpaper, marks where your furniture stood and ageing appliances are wear and tear. Damage you caused, like a hole in the wall, cigarette burns or mould from never airing the bathroom, is yours.

But a special condition in your lease can shift some costs to you. The most common is a fixed cleaning fee (クリーニング費用) of, say, ¥30,000–50,000. If it's clearly written and you agreed to it, expect to pay it.

1On move-in day, photograph every wall, floor, fixture and existing mark, with the date. Send a copy to the agent so it's on record.
2When you leave, someone inspects the flat with you (退去立会い, taikyo tachiai). Don't sign the damage list on the spot if you disagree. Ask for an itemised estimate.
3Compare it with the guidelines and your lease. Faded wallpaper billed as a full replacement after six years? Question it.
4If you're stuck, Japan's consumer hotline 188 can advise (in Japanese; bring someone who speaks it).

Five things to check before you sign

1The total up-front cost, in writing, line by line. Ask what's removable.
2The renewal fee and notice period. Both cost you money later.
3Early exit penalties, if you might leave within a year or two.
4The special conditions (特約). Cleaning fee, pets, instruments, guests, smoking.
5Whether you may register your address there and run a business from it, if that matters to you.

Your agent works for the deal, not just for you. A short read-through with someone who's rented in Japan before, before you sign, costs less than one month of a bad renewal fee.

Phrases to show the agent

Japanese	Meaning
初期費用の明細をください。	Please give me an itemised list of the move-in costs.
これは必須ですか？外せますか？	Is this required? Can it be removed?
更新料と解約予告期間を教えてください。	What is the renewal fee and the notice period?
特約の内容を説明してください。	Please explain the special conditions.
契約書を事前にもらえますか？	Can I have the contract in advance?

Keep reading

Your first two weeks in Japan: the order that actually works

Address, ward office, phone, bank: the order that breaks the chicken-and-egg loop.

Leaving Japan: the moving-out checklist, in the right order

Landlord, ward office, tax, pension refund, bank, phone: two months out to the day you fly.

How garbage works in Japan (without annoying your neighbours)

Sorting, collection days, big items and the appliances you can't just put out.

Sources

Facts checked against these official sources. Rules change and differ by city: if something here looks out of date, tell us at support@progaijin.com.

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