Tokyo apartment guide for expats: leases, guarantors, tips

Renting in Tokyo as an expat can be straightforward if you understand typical lease terms, upfront costs, the guarantor system, and where to look for units willing to rent to foreigners. This guide pulls together Tokyo-specific facts and resources so you know what documents to prepare, what fees to expect, and which alternatives (like UR housing) can remove common barriers for non-Japanese guarantors [1][2][3][4].

Understanding Tokyo lease basics

Most standard private residential leases in Tokyo are written as two-year contracts; renewals commonly require a renewal fee or re-signing and practices vary by landlord and building management [1][2]. Lease types include fixed two-year contracts for mansions and apartments; short-term rentals exist but are handled differently and often have different pricing and eligibility requirements [2]. If you expect to stay beyond two years, check whether the landlord charges a renewal fee (renewal or re-contract fee) at the end of each term.

Upfront costs and typical fees

Upfront move-in costs in Tokyo commonly include:

• First month’s rent (required at signing) [1][2].
• Deposit (shikikin) — often 0–2 months’ rent; amount varies by landlord [1].
• Agency fee — commonly one month’s rent if you use a private real estate agent [2].
• Key money (reikin) — historically common but becoming less frequent in Tokyo; many listings now advertise no key money [1][2].
• Guarantor company fee (if used) — see below for typical ranges [2].
• Required fire/renter’s insurance (kasai hoken) — often inexpensive and required by landlords [2].

Real examples: listings in central wards such as Shinjuku, Shibuya, or Minato often show one-month agent fees and deposit amounts in the listing details; always check the published listing for specific amounts rather than assuming uniform charges [2].

Guarantors: what landlords expect and alternatives

Many Tokyo landlords require a guarantor (hoshonin) — a Japanese national or a company who promises to cover unpaid rent or damages. If you cannot provide a personal guarantor in Japan, most agencies accept professional guarantor companies (hoshon-kaisha) for a fee [2].

Guarantor company typical terms (as reported by rental guidance sources): an initial fee commonly charged is a percentage of one month’s rent (for example, often in the tens of percent range) or a flat fee; some companies also charge an annual or renewal fee. Exact percentages and structures vary by company and contract, so compare terms before committing [2].

Finding apartments that accept foreign tenants

Use services and listings targeted to foreigners or multilingual agencies to increase options. Real Estate Japan provides bilingual listings and guidance aimed at non-Japanese renters; many Tokyo real-estate offices in areas like Shinjuku, Shibuya, and near Tokyo Station operate with English support or partner with guarantor companies [2]. The Tokyo Metropolitan Government also publishes living information for foreign residents with practical steps and contact points for housing support [4].

When searching, filter for listings that state “no guarantor required,” “foreigners welcome,” or explicitly show UR/municipal housing options to avoid surprises at viewing and contract time.

UR (Urban Renaissance) and other alternatives

The Urban Renaissance Agency (UR) offers rental housing in Tokyo and across Japan that advertises no key money, no agent fee, and no guarantor requirement — a significant advantage for expats without Japanese guarantors [3]. UR properties are often distributed across wards and can be found via the UR English site; application requirements and eligibility are published there [3].

UR units typically require standard identity and residence documentation and often have transparent fee structures on their English portal, making them worth checking for applicants who want fewer up-front surprises [3].

Tenant rights, insurance, and contract details

Before signing, confirm these items in your contract and documentation:

• Exact lease term and renewal conditions (renewal fees, notice period) [1][2].
• Which utilities and common-area charges are included (management fee/kanri-hi) [2].
• Damage and cleaning responsibilities at move-out and whether the deposit covers cleaning [2].
• Mandatory renter’s/fire insurance requirements; landlords commonly require at least basic fire insurance (kasai hoken) [2].

If you have contract questions, the Japan Legal Support Center (Houterasu) provides consultation and can help explain tenant law and dispute procedures in English or via referrals [5]. The Tokyo Metropolitan Government also offers guidance for foreign residents on local services, registration, and housing support [4].

Practical tips for inspection, negotiation, and move-in

1. Bring documents: passport, residence card (zairyū card), proof of employment/income (pay slips or contract), and contact details for a guarantor or guarantor company [2][4].
2. Ask for a contract in English or a translated copy if Japanese terms are unclear; get an English-speaking agent or independent translation when necessary [2].
3. Inspect the unit carefully: check gas/electrical meters, water pressure, closet/storage, and balcony condition. Take photos at move-in to document current condition.
4. Negotiate: in tight markets like central Shinjuku or Minato, agents may be less flexible on price but more flexible on move-in dates or minor repairs — ask about including appliance installation or repainting before signing [2].
5. Register resident address with your local ward office within 14 days of moving and notify utilities as required [4].

Checklist before signing a Tokyo lease

• Confirm rent, deposit, agent fee, key money, guarantor fees, and monthly management charges [1][2].
• Verify lease length, renewal fee, and notice period [1].
• Ensure required insurance is arranged and that responsibilities for repairs and cleaning are written in the contract [2].
• Have ID, residence card, and proof of income ready; arrange a guarantor company if you lack a Japanese guarantor [2][3].
• Keep contact info for legal help (Houterasu) and Tokyo ward services for foreign residents [4][5].

With preparation — checking listings carefully, understanding the upfront costs, and having a guarantor plan or UR options lined up — renting in Tokyo can be manageable and transparent. Use the cited resources to verify any listing details and ask for written clarification on charges before you sign [1][2][3][4][5].

How CallButler Can Help

CallButler is a multilingual concierge service that handles research, coordination, and bookings so you do not have to navigate language barriers or unfamiliar systems alone. If you need help related to Tokyo apartment guide for expats: leases, guarantors, tips or the tasks around it, our team can step in to manage the details and keep things moving smoothly.

Sources

1. Housing and Renting in Japan — Japan Guide
2. How to rent an apartment in Japan — Real Estate Japan resources
3. UR (Urban Renaissance) Agency — English site (renting without guarantor or key money)
4. Tokyo Metropolitan Government — Living information for foreign residents (Bureau of Citizens and Cultural Affairs)
5. Japan Legal Support Center (Houterasu) — Information and consultation services