Before you move in, expect to pay several months' worth of rent in upfront fees. This surprises almost every expat.
Non-refundable "gift" to the landlord. A post-war holdover. Still common in premium properties — and negotiable if your agent pushes back.
Refundable in part. Used to cover damages or cleaning at move-out. Good move-in documentation protects your deposit.
Standard brokerage commission. Tenants usually pay the full amount in practice.
Required for most leases. Foreign nationals almost always need this — acts as co-signer and rental insurance.
Mandatory. Covers fire, water damage, and theft. Usually arranged through the agent.
Paid at signing, often prorated from move-in date.
For a ¥300,000/mo apartment, budget ¥1.2M–¥1.8M upfront.
Key money is negotiable — but only if you know to ask, and only if your agent is willing to advocate for you. Most agents won't push back because it doesn't benefit them. Yasuhiro does.
Many landlords — particularly owners of high-end properties — are reluctant to rent to non-Japanese tenants. I know which buildings genuinely welcome foreign tenants, and which aren't worth applying to.
Japan's rental standard (原状回復) requires returning the property to its original condition — often interpreted aggressively. Good move-in documentation is your best protection.
Most leases are 2-year fixed-term with a renewal fee (更新料) of 1 month's rent. This is often omitted from initial quotes. Always ask about renewal terms before signing.
For 1–2 year assignments, buying furniture rarely makes sense. The premium segment of Tokyo's rental market has a strong supply of fully furnished high-end apartments — concierge-ready, hotel-quality, and move-in immediately. I actively source these for clients on tight timelines or shorter assignments.
"The biggest mistake I see expat executives make is relying solely on their company's HR department for housing. HR's job is to manage costs — not to find you the best apartment. That's what I do."