“When you arrive into a new home in Japan, the first thing you’ll notice is an extensive list of fees that go outside the monthly rent. Even if you’re new to the country, grasping these charges can save you several hundred thousand yen and help you avoid typical mistakes. Below is a useful guide to the most common deposits and fees you’ll encounter, how they work, and tips for navigating them like a local.”
Understanding the Basics: What Is a Deposit?
“In Japan, the term “deposit” (保証金, shōhōkin) refers to the money you hand over to your landlord at the start of a lease. Unlike many Western systems where a security deposit is simply a refundable sum, Japanese deposits are structured in a few different ways:”
“• 保証金 (Shōhōkin) – The “security deposit” that is fully refundable if the property is returned in good condition, making it the most common type for private rentals.” “• 礼金 (Reikin) – A “gift” fee paid to the landlord as a sign of gratitude for letting you rent. It is not returned and typically equals one to two months’ rent” “• 敷金 (Shikikin) – A “maintenance deposit” held by the landlord for repairs. If you leave the property in the same condition as when you moved in, this is also fully refundable, but it is usually smaller than the shōhōkin.” “• 仲介手数料 (Chūkai tesūryō) – The broker’s commission, usually equal to one month’s rent or sometimes two months. Many agencies will require you to pay this upfront.” “• 敷金・礼金・仲介手数料の合計 (Shikikin, Reikin, Chūkai tesūryō no gōkei) – Most lease agreements will list all of these together. Don’t confuse the sum of the fees with the individual components; each has its own rules for refund.”
Typical Amounts
“A quick look at typical numbers will help you gauge whether you’re being charged fairly:”
“• Shōhōkin: one to two months’ rent” “• Reikin: 1–2 months’ rent (sometimes 3 months for high‑end properties)” “• Shikikin: 1 month’s rent (often less than shōhōkin)” “• Broker commission: 1 to 2 months’ rent”
“If your lease states “保証金＋礼金＋敷金＋仲介手数料” and the total is four to five months’ rent, that’s usually typical. Anything higher warrants a careful examination, especially if the landlord is eager to fill the unit.”
Verifying the Refund Process
“Because the shōhōkin and shikikin are refundable, you should confirm how the refund will be handled:”
“• Check the lease for a “退去時の返金手続き” (refund procedure at move‑out).” “• Ask whether the refund will be paid in a single lump sum or in installments.” “• Make sure the landlord agrees to a “damage assessment” that is fair and documented.” “• Request a receipt or an inventory list (入居時・退去時の検査表) that notes the condition of the rooms and appliances.”
Negotiating Fees
“The Japanese rental market is not a closed shop. There are several ways to negotiate or reduce fees:”
“• Show Proof of Good Credit and Stable Income: Landlords may reduce or waive reikin if you prove you’re a reliable tenant.” “• Seek a reduced Shōhōkin: Some landlords allow 0.5 or 1 month’s rent as a security deposit, especially if you can offer a guarantor.” “• Employ a Guarantor Company: If you’re a foreigner lacking a Japanese guarantor, a guarantor company can step in. These firms typically charge a fee (1–2% of annual rent) but can lower the shōhōkin needed.” “• Choose a shorter lease: If the landlord accepts a one‑year lease over a three‑year lease, they may be more flexible on initial fees.” “• Seek Broker Assistance: Brokers sometimes have landlord relationships that enable lower fees. Ask if they can bundle or discount.”
Common Mistakes to Avoid
“• Assuming every deposit is refundable: Reikin is never returned.” “• Not Reading the Lease in Detail: Small print can hide extra charges, such as a “management fee” (管理費) that may be added each month.” “• Avoiding the Move‑Out Inspection: If you skip the inspection or refuse to sign the inventory list, the landlord may retain part of the deposit for damage.” “• Not getting receipts: Preserve copies of every receipt, particularly for broker commission and prepaid utilities.” “• Disregarding the “early‑termination fee” (解約料): If you break the lease early, you’ll likely owe one or two months’ rent.”
Smooth Move‑In Tips
“• Bring a Japanese-speaking friend or hire a translator during lease signing.” “• Request that the landlord or broker specify a “fire insurance” (火災保険) policy requirement. Most landlords will ask for a basic policy covering building damage.” “• Create a checklist of all costs: rent, shōhōkin, reikin, shikikin, broker commission, utilities, and other fees.” “• Consider using a “flat‑fee” rental platform (such as SUUMO or LIFULL) that lists all costs upfront.” “• Ask for an English version of the lease if possible. Even a rough translation assists in tracking the numbers later.”
Handling Overcharges
“• Write to the landlord or broker, citing lease clauses that back your claim.” “• If the broker is a registered company, you can file a complaint with the “Real Estate Brokerage Association” (不動産仲介業協会).” “• Consult a local attorney or a tenant advocacy group (住民団体).” “• Post on social media or online forums (such as Reddit Japan or Facebook groups) to share your experience and gather advice from others who’ve faced similar issues.”
Quick Reference Table
Fee Category | Average Cost | Is it refundable?
─────────────────|────────────────────────|─────────────
保証金 (Shōhōkin) | 1–2 months’ rent | Yes
礼金 (Reikin) | 1–2 months’ rent | No
敷金 (Shikikin) | 1 month’s rent | Yes
仲介手数料 (Chūkai) | 1–2 months’ rent | No
管理費 (Kanjih) | Varies (often 5,000–10,000 yen/month) | No
Final Thoughts
Understanding rental deposits and fees in Japan may seem daunting, particularly for newcomers or those unfamiliar with local real estate. By knowing the difference between refundable and non‑refundable fees, asking the right questions, and keeping meticulous records, 名古屋市東区 マンション売却 相談 you can avoid the most common pitfalls. Remember that a good landlord will be transparent about how much each fee covers and will want to ensure you’re comfortable with the agreement. With a bit of research and a willingness to negotiate, you’ll be able to secure a great rental property without breaking the bank.
