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We provide relocation services to foreigners for their move to Tokyo. Take advantage of our experience to gain the satisfaction and assurance of knowing that your move will proceed smoothly.
What you need to know about renting a home in Tokyo
Conditions of the rental contract:
Rental contract:
The standard rental contract lasts for a period of 2 years. However, in most cases you are not obligated to fulfill the entire two years. You can usually terminate a contract with one - three month prior notice to the landlord. It depends on the conditions in the contract.
Security deposit:
The amount of the security deposit is not regulated by law. A 2-6 months deposit is normal, depending on the property. Typically, expensive large homes charge more than smaller homes. A pet deposit may be added depending upon property rules. Most places charge a cleaning fee when you move out, and the amount depends on the contract. Normal wear and tear are usually not charged.
Key money:
Japan has a unique custom called "key money." When you rent a home, you are normally asked to pay an amount equivalent to one or two months' rent. The fee will not be returned. However, the key money system is typically not applied to properties targeting foreigners. Rather, those rental properties are usually priced higher in order to compensate.
Key money negotiations depend on the popularity of a property. If a property is attractive and the rental asking price is reasonable, you had better consider paying key money rather than losing the deal. It will likely pay off, especially if you stay long enough.
We've recently witnessed heavy competition in certain areas of Tokyo. For example, some brand new apartment buildings in areas of central Tokyo are facilitating full occupancy by offering little or no key money to new tenants.
Renewal fee:
Residential rental contracts typically cover a minimum period of two years. To extend the contract, most landlords require a renewal fee, which is equivalent to one month's rent. Like key money, the renewal fee is an old custom which favors Tokyo landlords.
Guarantor:
In most cases, landlords require tenants to provide a guarantor in order to rent their property. In addition to your credibility as a potential tenant, the guarantor must be a credible permanent resident of Japan, preferably a Japanese citizen displaying good financial stature.
If you can't find someone to serve as your guarantor, you can utilize a rental insurance company. The normal service charge is 30-50% of the monthly rental fee on a 2 year contract. This has become a popular solution for many foreigners. Keep in mind, you will need a valid visa to stay in Japan, in order to obtain guarantor services from an insurance company.
Rent and Tax:
The monthly rental fee must be paid at least a month in advance. The due date is normally at the end of the month. No consumption tax is charged to renters of residential property. The landlord usually initiates charges from the move in date, not from the date of signing the contract.
Utilities:
Utilities such as electricity, gas, water and telephone, require that you open separate billing accounts with each utility, in order to acquire those services. You won't be asked for your credit history to open these accounts. In most cases, cable TV and high a speed Internet connection are costs the tenant must incur as well.
Furnishings:
Most long term housing rentals offer no furniture or appliances. Some Japanese even target places without air-conditioning units, so make sure what is included. Properties targeting foreigners normally offer a refrigerator, washer and dryer. Short term rental property is usually offered fully furnished. Otherwise, you can either buy your own furniture or rent it.
Agent's fee:
We offer an industry standard commission fee for you to hire us as your agent. The fee is equivalent to one month's rent plus 5% consumption tax. That is normal in Japan. You pay this fee when you sign the rental agreement with the landlord. If you don't get any results, you absolutely have no obligation to pay us anything.
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Types of rental homes:
Apartments:
The last several years, many new nice apartment buildings have risen in Tokyo. An apartment refers to an entire building with units for rent. Some apartments offer front desk service, room cleaning service, etc.
Serviced Apartments:
Many new fully furnished serviced apartments opened in Tokyo in recent years. This offers you more choice. However, most apartments target short term tenants and are relatively costly for long term tenants.
Units for rent:
There are many condominium units (called Mansion's in Japan) which are offered for rent by their owner's in Tokyo. Each unit offers different conditions. Most mansion units don't target foreigners. Some won't even accept applications from foreigners because the owner's wish to avoid potential communication problems due to differences in language and customs. No laws regulate such decisions.
Houses for rent:
There are not many houses for rent in central Tokyo. However, there are some houses for rent which specifically target foreigners. Most are individually owned and rental conditions differ for each.
Renters check list:
1) Title search lot and building. Title registry of building and land are done separately in Japan (verify title holder, mortgage, lines of credit, outstanding judgments, liens against the property, unpaid taxes, etc.). Obtain professional assistance to verify this issue.
2) Terms of contract and the conditions for termination.
3) Rent, what is included (appliances, interior, utilities, etc.)
4) Maintenance fee (some property managers request a
maintenance fee in addition to the amount for monthly rental).
5) The amount of security deposit, key money, renewal fee, etc.
6) The date you are obligated to start paying rent (some landlords require payment upon signing the contract).
7) Confirm availability of all facilities attached to the building and units (elevator, water tank, etc.).
8) Parking (whether included in the price, its location, etc. Some buildings offer no parking spaces).
9) Any other costs related to the rental (agent's fee, documentation fee, etc.).
10) Repair obligations for problems with equipment (air conditioner, toilet, etc.).
11) In the case of a yard or special facility, verify who is responsible for cleaning and maintenance.
12) Utilities (how you are charged, the average cost, and what you are paying for: electricity, water, etc.).
13) Telephone line capacity (if you need more than usual), high speed internet connection, cable TV, etc.)..
14) Neighbor conditions and transportation access (you must make sure by walking around the entire area to carefully observe).
15) Noise (street noise, upstairs unit/ next-door units noise, etc.).
16) Verify view from all windows (too much or not enough sunlight?).
17) Verify that neighbors have no construction plans (possibly obstructing view or sunlight).
18) Home Owner Association rules (pets, renting out, security, waste disposal, etc.).
19) Schools nearby (if you have children).
20) Past history of natural disasters (floods, earthquakes, typhoons, tornadoes, etc.).
21) Condition required when moving out (necessary repairs and cleaning).
22) Work through an inspection check list when moving in and out, in order to verify obligations and to clear damages.
Don't hassle searching website-after-website. Just tell us what you want, and we'll do all of the hard work! Hiring an agent is necessary anyway.
Every day, thousands of new properties are listed in Tokyo. The market is giant. Most websites have a hard time keeping up, especially those providing English information. Fresh property listings in English, are hard to find.
Solution: We search all available resources to provide you with only the best choices; based on your needs and criteria. We then present the best selection of properties for you to choose.
Contact us today and let's get started! ...
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