Japan Rental Move-In Cost Calculator

What the line items mean

• Deposit (shikikin): refundable security deposit, less cleaning/repair costs at move-out.
• Key money (reikin): a non-refundable gift to the landlord. “Zero reikin” listings exist.
• Agency fee: brokerage, capped at one month + tax; some agents charge half or none.
• Advance rent: next month’s rent paid at contract; prorated rent covers the move-in month.
• Guarantor company fee: 30–100% of one month’s rent if you use a rent-guarantor company (common for foreign tenants without a Japanese guarantor).
• Fire insurance / key exchange: usually mandatory; fire insurance can sometimes be replaced with a cheaper policy.

FAQ

Q. Why is renting in Japan so expensive upfront?

Key money and deposit are traditional lump sums on top of agency and guarantor fees. Total upfront is commonly 4.5–6 months of rent. Look for “zero-zero” (no deposit/key money) and half-commission listings, and avoid the January–March peak season for better terms.

Q. Do I need a Japanese guarantor?

Most foreign tenants use a rent-guarantor company instead of a personal guarantor. The initial fee is typically 30–100% of one month’s rent, with a smaller annual renewal fee. This calculator includes it.

Q. Is the deposit refundable?

Partly. Normal wear and tear is the landlord’s responsibility under MLIT guidelines, but cleaning fees and tenant-caused damage are deducted from the deposit. Keep the move-in condition checklist and photos.