Sendai

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Leasing Procedures

Explanation of how the leasing process works in Sendai, including guarantor requirements and deposit systems.

Sections

1. Types of Housing in Sendai

In Sendai, you’ll find several types of housing options, including:

  • Apartments (アパート, Apaato): Typically smaller, older, and more affordable. These are often wooden or lightweight steel structures.
  • Mansions (マンション, Manshon): Larger, more modern, and often made of reinforced concrete. These are more expensive but offer better insulation and soundproofing.
  • Share Houses: Shared living spaces with private bedrooms and communal areas. These are popular among students and young professionals.
  • Detached Houses (一戸建て, Ikko-date): Standalone houses, usually for families. These are less common for short-term stays.

2. Average Rent Costs in Sendai

Rent in Sendai is generally more affordable compared to larger cities like Tokyo or Osaka. Here’s a rough estimate of monthly rent costs:

  • Studio/1K (1 room + kitchenette): ¥40,000–¥60,000
  • 1LDK (1 bedroom + living/dining/kitchen): ¥60,000–¥90,000
  • 2LDK or larger (family-sized): ¥80,000–¥150,000+
  • Share House: ¥30,000–¥50,000 (including utilities in many cases)

Rent varies depending on the location (proximity to Sendai Station or city center), building age, and amenities.

3. Steps to Secure a Lease

The process of renting a property in Sendai typically involves the following steps:

Step 1: Research and Choose a Property

  • Use real estate websites like SUUMO, Homes.co.jp, or local agencies in Sendai.
  • Visit real estate agencies (不動産屋, Fudousan-ya) near Sendai Station for in-person assistance. Many agencies specialize in helping foreigners.
  • Consider proximity to public transport (e.g., Sendai Subway, JR lines) and amenities like supermarkets.

Step 2: Property Viewing

  • Schedule a viewing with the real estate agent. Some landlords may be hesitant to rent to foreigners, so confirm in advance if the property is foreigner-friendly.
  • Inspect the property for size, condition, and included appliances (e.g., air conditioning, stove).

Step 3: Application

  • Once you’ve chosen a property, submit an application form (申込書, Moushikomi-sho) through the real estate agent.
  • The landlord will review your application, which may take a few days.

Step 4: Screening Process

  • Landlords in Japan often conduct a background check to ensure you can pay rent reliably. This includes verifying your employment, income, and residency status.
  • A guarantor (保証人, Hoshounin) is often required (see below for details).

Step 5: Signing the Lease

  • If approved, you’ll sign a lease agreement (賃貸契約, Chintai Keiyaku). This is usually a 1- or 2-year contract, renewable with a renewal fee (更新料, Koushin-ryou).

4. Initial Costs

When renting in Sendai, you’ll need to budget for several upfront costs, which can be significant. These typically include:

  1. Deposit (敷金, Shikikin):

    • Usually 1–2 months’ rent.
    • Refundable, but deductions may be made for cleaning or repairs.

  2. Key Money (礼金, Reikin):

    • 0–2 months’ rent.
    • A non-refundable "gift" to the landlord. This is less common in Sendai compared to Tokyo.

  3. Agency Fee (仲介手数料, Chukai Tesuuryou):

    • Typically 1 month’s rent + 10% tax.
    • Paid to the real estate agency for their services.

  4. First Month’s Rent:

    • Paid upfront.

  5. Guarantor Company Fee (保証会社利用料, Hoshou Gaisha Riyou-ryou):

    • If you don’t have a personal guarantor, you’ll need to use a guarantor company. This costs around 50–100% of one month’s rent.

  6. Fire Insurance (火災保険, Kasai Hoken):

    • Mandatory and costs around ¥10,000–¥20,000 for 2 years.

Example of Initial Costs for a ¥50,000/month Apartment:

  • Deposit: ¥50,000
  • Key Money: ¥50,000
  • Agency Fee: ¥55,000 (including tax)
  • First Month’s Rent: ¥50,000
  • Guarantor Fee: ¥25,000
  • Fire Insurance: ¥15,000
  • Total: ¥245,000

5. Required Documents

To apply for a lease in Sendai, you’ll need the following:

  • Passport
  • Residence Card (在留カード, Zairyu Card): Proof of your visa status.
  • Certificate of Employment (在職証明書, Zaishoku Shoumei-sho): Provided by your employer, showing your job and income.
  • Proof of Income (収入証明書, Shuunyuu Shoumei-sho): Recent pay slips or tax documents.
  • Bank Account Information: For rent payments.
  • Emergency Contact Information: Often required, even if they’re not a guarantor.

6. Guarantor Requirements

In Japan, a guarantor (保証人, Hoshounin) is often required to secure a lease. This person is legally responsible for paying your rent if you fail to do so. If you don’t have a guarantor:

  • You can use a guarantor company (保証会社, Hoshou Gaisha) for a fee.
  • Many landlords now prefer guarantor companies, as they reduce risk.

7. Cultural and Local Considerations

  • Foreign Tenant Acceptance: Some landlords may be hesitant to rent to foreigners due to language barriers or cultural differences. Working with a real estate agency experienced in helping foreigners can make the process smoother.
  • No Furnished Apartments: Most apartments in Sendai are unfurnished. You’ll need to purchase appliances like a refrigerator, washing machine, and furniture.
  • Trash Separation: Japan has strict garbage separation rules. Learn the local system for burnable, non-burnable, and recyclable waste.
  • Quiet Hours: Japanese apartments have thin walls, so be mindful of noise, especially at night.
  • Tatami Rooms: Some apartments may have traditional tatami mat flooring. Avoid placing heavy furniture on tatami, as it can cause damage.

8. Tips for a Smooth Experience

  • Hire a Translator: If you’re not fluent in Japanese, consider bringing a Japanese-speaking friend or hiring a translator to help with the lease agreement.
  • Negotiate Key Money: In some cases, you can negotiate to reduce or waive key money.
  • Check for Foreign-Friendly Listings: Look for properties labeled as 外国人可 (Gaikokujin-ka), meaning "foreigner-friendly."
  • Utilities Setup: After moving in, you’ll need to set up utilities (electricity, gas, water, internet). Your real estate agent can assist with this.

By following this guide, you’ll be well-prepared to secure housing in Sendai. If you have any specific questions or need further assistance, feel free to ask!