Tokyo

1. Types of Housing Contracts in Tokyo

In Tokyo, rental housing is typically categorized into the following types:

a. Regular Rental Apartments (賃貸アパート/マンション)

• These are the most common housing options for long-term residents.
• Contracts are usually for 2 years and are renewable.
• Apartments are classified as:
  • アパート (apāto): Older, smaller, and less expensive buildings, often made of wood or lightweight materials.
  • マンション (manshon): More modern, durable, and often equipped with better facilities, typically made of reinforced concrete.

b. Share Houses (シェアハウス)

• Shared living spaces where tenants have private rooms but share common areas like kitchens and bathrooms.
• Contracts are more flexible, often month-to-month, and require fewer upfront costs.
• Popular among young professionals, students, and short-term residents.

c. Monthly/Short-Term Rentals (マンスリーマンション)

• Fully furnished apartments available for short-term stays (1 month to 1 year).
• Higher monthly rent but minimal upfront costs.
• Ideal for temporary stays or those who need immediate housing.

d. Company-Leased Housing (社宅)

• Housing provided by employers for their employees.
• Costs are often subsidized, and the company handles the contract.

e. Government/Public Housing (公営住宅)

• Subsidized housing for low-income residents or families.
• Requires meeting strict eligibility criteria, including income limits and residency status.

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2. Associated Costs

Renting in Tokyo involves several upfront costs beyond the monthly rent. These costs can be significant, so it’s important to budget accordingly.

a. Key Money (礼金, Reikin)

• A non-refundable "gift" to the landlord, typically 1-2 months' rent.
• A cultural tradition in Japan, though some properties (especially newer ones) may not require it.

b. Security Deposit (敷金, Shikikin)

• A refundable deposit, usually 1-2 months' rent, used to cover damages or unpaid rent.
• The amount refunded may be reduced for cleaning or repairs when you move out.

c. Agency Fee (仲介手数料, Chūkai Tesūryō)

• A fee paid to the real estate agent, typically 1 month’s rent + 10% tax.
• Some agencies offer discounts or waive this fee for certain properties.

d. First Month’s Rent (前家賃, Mae Yachin)

• Rent for the first month is usually paid upfront.

e. Renewal Fee (更新料, Kōshinryō)

• A fee paid when renewing a lease, typically 1 month’s rent.
• Applies to most 2-year contracts.

f. Fire Insurance (火災保険, Kasai Hoken)

• Mandatory insurance, costing around ¥15,000–¥20,000 for 2 years.

g. Guarantor Fee (保証会社利用料, Hoshō Kaisha Riyōryō)

• If you don’t have a Japanese guarantor (co-signer), you’ll need to use a guarantor company.
• Costs are typically 50-100% of one month’s rent.

h. Miscellaneous Fees

• Lock Exchange Fee (鍵交換費用, Kagi Kōkan Hiyō): ¥10,000–¥30,000 for changing locks.
• Cleaning Fee (クリーニング費用, Kurīningu Hiyō): ¥20,000–¥50,000, often deducted from the deposit.

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3. Procedural Steps to Secure Housing

The process of renting an apartment in Tokyo involves several steps:

Step 1: Research and Property Search

• Use online platforms or visit real estate agencies to find available properties.
• Popular websites include:
  • SUUMO (https://suumo.jp/)
  • HOME’S (https://www.homes.co.jp/)
  • CHINTAI (https://www.chintai.net/)
  • GaijinPot Apartments (https://apartments.gaijinpot.com/) (for English speakers)
  • Tokyo Room Finder (https://www.tokyoroomfinder.com/)

Step 2: Visit Properties

• Schedule viewings with real estate agents.
• Be prepared to act quickly, as desirable properties can be rented out within days.

Step 3: Submit an Application

• Provide the following documents:
  • ID/Passport
  • Residence Card (在留カード, Zairyū Kādo) for non-Japanese residents.
  • Proof of Income (e.g., pay slips, tax returns, or employment contract).
  • Guarantor Information (or use a guarantor company).

Step 4: Screening Process

• The landlord and/or guarantor company will review your application.
• This process can take a few days to a week.

Step 5: Sign the Contract

• Review the lease agreement carefully (ask for an English translation if needed).
• Pay the upfront costs (key money, deposit, agency fee, etc.).

Step 6: Move In

• Receive the keys and complete the move-in process.
• Take photos of the apartment to document its condition for future reference.

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4. Cultural and Legal Considerations

a. Guarantor Requirement

• Most landlords require a guarantor (保証人, Hoshōnin), who is legally responsible for unpaid rent or damages.
• If you don’t have a Japanese guarantor, you’ll need to use a guarantor company.

b. Language Barrier

• Many landlords and real estate agents speak only Japanese.
• Consider hiring a bilingual agent or using English-friendly platforms like GaijinPot or Tokyo Room Finder.

c. No Pets/No Smoking

• Many apartments have strict rules against pets and smoking indoors.
• Check the lease agreement for specific restrictions.

d. Noise and Community Etiquette

• Japanese apartments have thin walls, so noise levels should be kept low, especially at night.
• Be respectful of neighbors and follow building rules (e.g., trash disposal schedules).

e. Legal Protections

• Tenants in Japan are protected under the Act on Land and Building Leases (借地借家法, Shakuchi Shakuyahō).
• Landlords cannot evict tenants without a valid reason, even after the lease expires.

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5. Tips for Finding Housing in Tokyo

• Start Early: Begin your search at least 1-2 months before your desired move-in date.
• Set a Budget: Include upfront costs, monthly rent, and utilities (¥10,000–¥20,000/month for a single person).
• Consider Location: Proximity to train stations, supermarkets, and your workplace is crucial.
• Negotiate: Some landlords may waive key money or reduce agency fees if you negotiate.
• Use English-Friendly Services: If you’re not fluent in Japanese, work with agencies that cater to foreigners.

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6. Recommended Websites and Resources

• Real Estate Platforms:

  • SUUMO: https://suumo.jp/
  • HOME’S: https://www.homes.co.jp/
  • CHINTAI: https://www.chintai.net/
  • GaijinPot Apartments: https://apartments.gaijinpot.com/
  • Tokyo Room Finder: https://www.tokyoroomfinder.com/

• Guarantor Companies:

  • Japan Rental Guarantee (JRG): https://www.japanrentalguarantee.com/
  • GTN (Global Trust Network): https://www.gtn.co.jp/

• Legal Advice:

  • Tokyo Metropolitan Government Housing Consultation Center: https://www.metro.tokyo.lg.jp/english/

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By understanding the costs, procedures, and cultural nuances, you’ll be better prepared to secure housing in Tokyo. If you have further questions or need assistance with specific steps, feel free to ask!