For most people renting in Japan for the first time, the shock is not the monthly rent. It is the lump sum due at signing.
Japanese practice is to charge several one-off fees on top of the first month's rent. Together they usually come to three to five times the monthly rent. This article breaks each one down, so you find out now rather than the day before you sign.
Reikin (礼金) — "key money"
A payment to the landlord that is never refunded.
This is a Japanese custom with no equivalent in most countries. The word literally means "gratitude money" — thanking the landlord for renting to you. No service corresponds to it. It is simply a payment. The going rate is one to two months' rent.
More properties now advertise reikin zero, but not all of them. Always ask.
Shikikin (敷金) — deposit
A security deposit that is refundable at move-out, though rarely in full.
When you leave, the landlord deducts the cost of restoration to original condition — returning the unit to the state it was in before you moved in. Legally, ordinary wear and tear (wallpaper faded by sunlight, for example) is not your responsibility, but how this is calculated in practice varies between companies.
Photograph everything on your move-in day, especially any existing stains or scratches. Those photos are your only evidence when you move out.
Hoshōryō (保証料) — guarantor company fee
A fee paid to a guarantor company, not refunded.
Renting in Japan traditionally requires a Japanese joint guarantor — someone who pays your rent if you cannot. Foreign residents usually cannot find one, so instead you pay a company to play that role.
The going rate is 50% to 100% of one month's rent, depending on the outcome of their screening. Some companies also charge an annual renewal fee.
⚠️ "Guarantor company" is a business term. It does not mean anyone guarantees you a place. No company can guarantee you will pass screening.
Seisōhi (清掃費) — cleaning fee
Professional cleaning after you move out, not refunded.
Some properties charge this at signing, others deduct it from the deposit at move-out. It is usually calculated by floor area — roughly ¥30,000–50,000 for a single-occupancy unit.
Administrative fee
A handling charge for preparing the contract. Some companies charge it, some do not.
A worked example
Assume rent of ¥80,000 and a common-area fee of ¥15,000:
| Item | Amount | Refundable? |
|---|---|---|
| First month rent + common fee | ¥95,000 | — |
| Reikin (1 month) | ¥80,000 | ❌ |
| Shikikin (1 month) | ¥80,000 | ✅ less restoration costs |
| Guarantor fee (50% of rent) | ¥40,000 | ❌ |
| Cleaning fee | ¥38,000 | ❌ |
| Total | ¥333,000 |
So for a unit advertised at ¥80,000 a month, you need about ¥333,000 on the day you move in.
How to avoid nasty surprises
- Ask for the total, not the rent. Two units with identical rent can differ by ¥100,000 in move-in costs.
- Ask which items are refundable. "Deposit" sounds like you get all of it back. You usually do not.
- Ask what you pay when you leave. Some contracts include a mid-term cancellation penalty or a renewal fee. Finding out after signing is too late.
- Get it in writing. "Around ¥300,000" is not an answer. Ask for an itemised breakdown.
Every unit on our site has a calculator that lists each fee and marks which ones are refundable — so you do not have to add it up yourself.