Essential Tips for Japanese Housing Contracts

When you move into a Japanese rental property, the lease agreement—often called a "rent contract" or "rental contract"—is a legal document that outlines everything from the monthly rent to the responsibilities of both tenant and landlord.
If the language, terminology, and legal expectations vary significantly from what you’re familiar with, it’s essential to read the contract carefully and know what to watch for.
Here’s a practical guide to help you identify the key points that can make or break your rental experience in Japan.

1. Identify the basic terms.
• The property’s name, address, and unit type (apartment, house, share house).
• The name of the landlord or the real‑estate agency that represents the landlord.
• The contract length (typically 1 or 2 years) and its start and finish dates.
• The monthly rent amount and the due date (often the 10th of each month).
• If the unit is furnished or unfurnished..
• The deposit (shikikin) and key money (reikin) amounts. The deposit is refundable, while key money is a non‑refundable fee that acts as a goodwill gift to the landlord..

2. Comprehend the deposit and key money.
• The deposit usually amounts to 1–3 months’ rent and covers damage or unpaid rent. The landlord should provide a receipt and a copy of the deposit slip..
• Key money generally amounts to 1–2 months’ rent, is a one‑time non‑refundable fee. If uneasy about the sum, negotiate beforehand; some landlords may lower or waive it for good tenants..
• Watch for additional "security deposit" terms that might be hidden in the wording. Some contracts use terms like "保証金" (guarantee money) or "敷金" (shikikin). Make sure you know the difference and how it will be handled..

3. Know the guarantor or guaranty company.
• Japanese leases frequently require a guarantor (guarantee person) or a guaranty company (e.g., Aoyama Gakuin, M&A, or a local bank)..
• The guarantor typically must cover the full rent plus several months’ extra. They must submit a written guarantee..
• If you use a guaranty company, be aware that they charge a fee (often 10% of the annual rent)..
• Verify the contract for guarantor conditions, especially if the guarantor can be released after a certain period or if the guarantee auto‑renews..

4. Look for maintenance responsibilities.
• The contract should specify which repairs are the tenant’s responsibility and which are the landlord’s..
• Tenants typically manage minor plumbing or electrical fixes..
• If significant repair is required (e.g., structural damage), the landlord must be accountable..
• Certain agreements contain a "property damage" clause that could levy a penalty for accidental fixture damage..

5. Utilities and other fees.
• Clarify which utilities (electricity, gas, water, internet, trash collection) are included in the rent and which are separate..
• Some agreements consolidate utilities into a "maintenance fee" (管理費) or a "common area fee.".
• If separate gas and electricity meters exist, the contract may state you pay each individually..
• Also watch for any "parking fee" or "storage fee" if the unit provides parking or storage..

6. Subletting and guests.
• Most Japanese contracts prohibit subletting without written permission from the landlord..
• If you plan to have a long‑term guest or roommate, discuss this in advance..
• Some contracts allow "roommates" (同居人) but require the landlord’s approval..
• Look for wording that outright prohibits "転貸" (subletting) or "転居" (moving in together)..

7. Renewal and termination clauses.
• The contract will usually state whether it can be renewed automatically or if renewal requires a new agreement..
• Leases often renew yearly, though landlords may hike the rent..
• Early termination usually requires 1–3 months’ notice (commonly 60 days)..
• The contract may specify a penalty for early termination, such as forfeiting the deposit or paying a portion of the remaining rent..
• If you intend to leave before the contract expires, negotiate a "退去料" (move‑out fee) or "退去手数料" (service fee) that may be waived..

8. Rent or contract changes notice.
• Rent increases are permissible only once per year during renewal..
• Any rent increase must appear in the contract or a formal notice ("賃料改定通知")..
• The agreement should contain a "賃料改定" clause and the notification procedure..
• If the landlord wants to change the contract terms (e.g., add a pet clause), they must provide written notice..

9. Pet regulations.
• Many Japanese apartments forbid pets. If you have a pet, make sure the contract explicitly allows it..
• Certain landlords demand a pet deposit (ペット保証金) and a pet fee (ペット賃料)..
• The agreement might also set breed and size restrictions..

10. Language and translation.
• Contracts are generally in Japanese. If you’re not fluent, obtain a translation or have a trusted friend review it..
• Even if you understand Japanese, read the contract twice, paying attention to ambiguous or legally important passages..
• Retain a copy of the signed contract in Japanese and any translated version you possess..

11. Final checklist prior to signing.
• Verify that all the details discussed (rent, deposit, key money, guarantor, utilities, pet policy) match what is written in the contract..
• Confirm the move‑in date, the procedure for handing over keys, and the condition of the property (photos, inventory list)..
• Ask the landlord or agent for a copy of the building’s fire safety certificate and any maintenance records..
• Verify that you receive a receipt for every payment before the move‑in date..
• If you have doubts, consult a legal professional or a housing rights organization..

Recognizing these key points can prevent common pitfalls like hidden fees, sudden rent hikes, or 名古屋市東区 相続不動産 相談 deposit disputes..
Carefully reviewing the contract and asking early questions will ensure a smooth rental experience in Japan and let you enjoy your new home with confidence..