The Hidden Apartment Fees That Shock Foreigners in Japan｜Move-In Costs Explained Before You Sign

Renting an apartment in Japan can feel exciting at first.

You find a room online. The monthly rent looks reasonable. The location is close to the station. The photos look clean. You start thinking, “Maybe I can afford this.”

Then the estimate arrives.

Suddenly, the price is not one month of rent. It can feel like three, four, five, or even more months of rent before you even move in.

For many foreigners, this is one of the first real shocks of living in Japan. The monthly rent is only one part of the story. The move-in cost is where things start to feel confusing.

This guide explains the most common apartment initial costs in Japan in plain English, without making the process sound easier than it really is.

If you are still trying to understand why renting itself feels difficult, read this first:

Why Foreigners Struggle to Rent Apartments in Japan

Why Japanese Apartment Move-In Costs Feel So Expensive

The first thing to understand is simple: in Japan, the monthly rent is not the full price of starting a lease.

In many countries, a renter may expect to pay the first month’s rent and a deposit. In Japan, the bill can include several separate charges, and some of them may not be refundable.

This does not always mean someone is trying to scam you. Many of these fees are part of Japan’s rental system. The problem is that they are not always explained clearly to people who are new to the country.

A room listed at ¥80,000 per month may not mean you only need ¥80,000 to move in. Depending on the property, location, and contract conditions, the first payment can become much higher.

Example: A Cheap-Looking Apartment Can Become Expensive Fast

Imagine you find an apartment with monthly rent of ¥80,000.

At first, it looks manageable. But the estimate might look something like this:

Item	Example Cost
First month rent	¥80,000
Security deposit	¥80,000
Key money	¥80,000
Agency fee	¥88,000
Guarantor company fee	¥40,000–¥80,000
Fire insurance	¥15,000–¥25,000
Lock exchange fee	¥15,000–¥30,000
Cleaning fee	¥30,000–¥60,000

That ¥80,000 apartment can quickly become a first payment of several hundred thousand yen.

This is where many foreigners panic. The apartment itself may not be luxurious. The rent may not even be high. But the initial payment can still feel heavy.

Security Deposit: Shikikin

The security deposit is called shikikin in Japanese.

This is money paid at the beginning of the contract. It may be used for unpaid rent, damage, cleaning, or restoration when you move out. Depending on the contract and the condition of the room, some of it may be returned.

The tricky part is that “deposit” does not always mean “you will get all of it back.”

Before signing, check these points:

• How much is the deposit?
• Can it be used for cleaning fees?
• What deductions are written in the contract?
• When will any remaining amount be returned?

Key Money: Reikin

Key money is called reikin.

This is one of the most confusing fees for foreigners because it is usually not refundable. It is often described as a payment to the landlord.

For people from countries where this system does not exist, key money can feel strange. You pay a large amount, but it does not reduce your rent, and you usually do not get it back.

Some apartments have no key money. Others may ask for one month or more.

If your budget is tight, searching for “no key money” apartments can help lower the move-in cost.

Agency Fee: Chukai Tesuryo

Many people rent through a real estate agency in Japan.

The agency fee is the payment to the real estate company that helps arrange the contract. It is often based on one month of rent, sometimes with consumption tax added.

This fee can feel frustrating because the agency may only show you a few rooms, send some documents, and communicate with the landlord. But in Japan, it is a common part of many rental contracts.

Before applying, ask:

• How much is the agency fee?
• Is tax included?
• Is there any discount campaign?
• Can the agency fee be reduced?

Some agencies advertise half-month agency fees or zero agency fees for selected properties. It is worth checking, but do not assume every property qualifies.

Guarantor Company Fee

This one surprises many foreigners.

In Japan, landlords often want a guarantor. If you do not have a Japanese guarantor, you may need to use a guarantor company.

The guarantor company does not pay your rent for free. You pay a fee so the company can act as a guarantee for the landlord.

For foreigners, this fee is common. It may be charged at the beginning and sometimes renewed every year.

Ask these questions before signing:

• Which guarantor company is required?
• How much is the first guarantor fee?
• Is there an annual renewal fee?
• What happens if payment is late?

This is also connected to why foreigners sometimes get rejected from apartments in Japan. If you want to understand that side, read:

Why Renting an Apartment in Japan Feels So Hard for Foreigners

Fire Insurance

Fire insurance is another common cost when renting in Japan.

Even if you are careful, accidents can happen. Fire, water leaks, and damage to other units can become serious problems in apartment buildings.

The insurance fee is usually paid when you start the contract. It may cover a fixed period, often around two years depending on the contract.

Do not just look at the price. Ask what the insurance covers.

• Fire damage
• Water leakage
• Damage to neighboring rooms
• Personal belongings
• Liability coverage

The details depend on the insurance plan. If the explanation is only in Japanese, ask the agent to explain the important parts slowly.

Lock Exchange Fee

Some apartments charge a lock exchange fee.

This fee is used to change the lock before a new tenant moves in. The reason is simple: previous tenants may have had keys, and the landlord wants to reduce security risk.

The amount depends on the property and lock type.

It may feel like a small fee compared with deposit or key money, but small fees add up quickly.

Cleaning Fee

Cleaning fees are common in Japanese rental contracts.

Sometimes cleaning is charged when you move in. Sometimes it is deducted when you move out. Sometimes the contract already states a fixed cleaning cost.

The confusing part is that even if you keep the apartment clean, you may still need to pay a cleaning fee because it is written in the contract.

Before signing, check:

• Is cleaning fee paid upfront?
• Is it paid when moving out?
• Is it deducted from the deposit?
• Is the amount fixed?
• Does the fee change based on room size?

This is one of the most important parts to read before signing. Moving out is already stressful. Surprise deductions make it worse.

Management Fee and Common Area Fee

Many apartments have a monthly management fee or common area fee.

This is separate from rent. It may cover shared spaces, building maintenance, lighting, elevators, garbage areas, and other building services.

When comparing apartments, do not only compare rent. Compare:

• Rent
• Management fee
• Internet fee
• Parking or bicycle fee
• Monthly support service fees

An apartment listed at ¥75,000 plus ¥8,000 management fee is not really a ¥75,000 apartment. Your monthly housing cost is higher.

First Month Rent and Prorated Rent

You may need to pay the first month’s rent before moving in.

If your contract starts in the middle of the month, the first payment may include prorated rent. That means you pay only for the remaining days of that month, plus the next month’s rent depending on the contract timing.

This can make the first invoice look confusing.

For example, the estimate may include:

• Prorated rent for this month
• Full rent for next month
• Management fee for this month
• Management fee for next month

If you do not understand the estimate, ask the agent to separate each item clearly.

Support Service Fees

Some contracts include support service fees.

These may cover emergency support, trouble support, lockout assistance, water trouble support, or tenant service packages.

Sometimes these services are useful. Sometimes they feel unnecessary. The important thing is to know whether they are optional or required.

Ask:

• Is this service mandatory?
• How much does it cost?
• Is it monthly or one-time?
• What does it actually cover?
• Can I refuse it?

Do not be embarrassed to ask. You are not being difficult. You are checking a contract before paying a large amount of money.

Internet and Utility Setup Costs

Moving into an apartment is not only about rent.

You may also need to think about electricity, gas, water, and internet.

Some apartments already have internet included. Others require a separate contract. Some buildings support only certain internet providers. In older buildings, installation may take time.

If you work online or study remotely, do not leave internet setup until the last minute.

If you need temporary internet after arriving in Japan, compare your options here:

Move to Japan Hub

Furniture and Appliances Are Often Not Included

This is another shock for many foreigners.

Many rental apartments in Japan are unfurnished.

That means you may need to buy:

• Bed or futon
• Refrigerator
• Washing machine
• Microwave
• Table
• Curtains
• Lighting
• Cooking tools
• Cleaning supplies

Even after paying the move-in cost, you may still need a separate budget to make the room livable.

Do not forget curtains. Many people move in and realize the windows are completely uncovered at night.

Why Foreigners Feel the System Is Unfair

Many foreigners are not angry only because the costs are high.

They are frustrated because the costs are difficult to understand.

The estimate may be written in Japanese. The fee names may not translate clearly. The agent may explain everything quickly. The contract may feel formal and intimidating.

When you are new to Japan, even a normal rental process can feel like a test.

You may wonder:

• Is this fee normal?
• Am I being overcharged?
• Can I negotiate?
• What happens if I cancel?
• Will I get my deposit back?

These are reasonable questions.

Fees You May Be Able to Avoid

Not every apartment has every fee.

If you search carefully, you may find properties with:

• No key money
• No deposit
• Lower agency fee
• Free rent campaign
• Internet included
• Furniture included

But be careful. A property with “zero key money” is not automatically cheap. The cost may appear somewhere else.

Always compare the total cost.

How to Compare Two Apartments Properly

Here is a simple way to compare apartments.

Do not ask, “Which rent is cheaper?”

Ask, “Which one costs less during the first year?”

Comparison Point	Why It Matters
Move-in cost	How much cash you need before moving
Monthly total	Rent plus management fee and other monthly costs
Renewal fee	Possible cost after contract renewal
Move-out cleaning	Possible deduction later
Internet	Included or separate
Location	Transport costs can change your real budget

A room with slightly higher rent but lower initial fees may be better if you do not have much cash at the beginning.

A room with higher move-in cost but lower monthly rent may be better if you plan to stay for several years.

Questions to Ask Before Signing

Before you sign a lease, ask for a written estimate.

Then ask these questions:

• What is refundable?
• What is not refundable?
• Is key money included?
• Is cleaning fee paid now or later?
• Is the guarantor company fee annual?
• Is fire insurance mandatory?
• Are support service fees optional?
• What happens if I cancel after applying?
• Are there renewal fees?
• What costs are expected when moving out?

If the agent cannot explain the estimate clearly, slow the process down.

Can You Negotiate Apartment Fees in Japan?

Sometimes yes. Sometimes no.

Negotiation depends on the property, landlord, season, vacancy period, and agency.

You may be able to ask about:

• Reducing key money
• Reducing agency fee
• Free rent period
• Removing optional services
• Changing move-in date

But negotiation should be polite and realistic.

A simple way to ask:

“Is there any possibility to reduce the initial cost?”

Or:

“Are any of these fees optional?”

You do not need to argue. Just ask clearly.

When a Cheap Apartment Might Be Risky

Low move-in cost is attractive. But check why it is low.

Some apartments are cheap because:

• The building is old
• The location is inconvenient
• The room gets little sunlight
• The walls are thin
• There is noise nearby
• The station is far
• The room has limited facilities
• The contract has special conditions

Cheap is not bad. But cheap without checking can become stressful.

Visit the area if possible. Check the route from the station. Look at nearby supermarkets, convenience stores, hospitals, and train lines.

Move-In Cost Checklist for Foreigners

Use this checklist before applying for an apartment in Japan.

• I know the full move-in cost
• I know which fees are refundable
• I know which fees are not refundable
• I understand the guarantor company fee
• I checked fire insurance
• I checked cleaning fee
• I checked lock exchange fee
• I checked management fee
• I know the monthly total cost
• I asked about renewal fees
• I know whether internet is included
• I know whether furniture is included
• I have enough money after moving in

How Much Money Should You Prepare?

There is no single answer because apartments are different.

But you should prepare more than the monthly rent.

For many people, the safest approach is to prepare:

• Move-in cost
• Furniture and appliances
• Food and daily supplies
• Transportation
• Phone and internet
• Emergency money

Many foreigners underestimate the “after moving in” costs. The apartment payment is only the beginning.

You may need to buy things immediately: bedding, towels, trash bags, detergent, extension cords, dishes, cooking tools, and curtains.

Common Mistakes Foreigners Make

Only Looking at Monthly Rent

This is the most common mistake.

Monthly rent matters, but the initial payment can decide whether the room is realistic.

Ignoring Japanese Contract Details

Even if the agent explains the main points in English, the contract may still contain details that matter.

If you do not understand a fee, ask before signing.

Forgetting Move-Out Costs

Many people focus only on moving in.

But cleaning, restoration, and cancellation rules can matter later.

Assuming All Fees Are Scams

Some fees are normal in Japan. Some may be negotiable. Some may be unnecessary.

The goal is not to panic. The goal is to understand what you are paying for.

What to Do If the Estimate Looks Too High

If the estimate feels too high, do not immediately give up.

Do this:

1. Ask for a breakdown in writing
2. Mark fees you do not understand
3. Ask which fees are optional
4. Compare with another apartment
5. Check no-key-money properties
6. Consider share houses or monthly apartments
7. Keep emergency money separate

Sometimes the first estimate is not the best option. Looking at a few more rooms can help you understand what is normal.

Alternatives If Initial Costs Are Too High

If regular apartments feel too expensive at first, consider alternatives.

Share Houses

Share houses can have lower initial costs and may be easier for foreigners. They are not for everyone, but they can be useful when you first arrive.

Monthly Apartments

Monthly apartments may cost more per month, but they can reduce the stress of furniture, utilities, and long contracts.

Company Housing or School Support

If you are coming for work or study, ask whether your employer or school offers housing support.

Foreigner-Friendly Agencies

Some agencies are more used to helping foreigners. They may explain documents more clearly and show properties that accept foreign residents.

Final Thoughts: Do Not Let the First Estimate Scare You

Japanese apartment move-in costs can be shocking.

But once you understand each fee, the process becomes less scary.

The biggest mistake is not paying a high fee. The biggest mistake is paying without understanding what the fee means.

Before signing, slow down and check the full estimate. Ask what is refundable. Ask what is optional. Ask what you will pay again later.

Japan can be a great place to live, but the first apartment contract is one of the hardest steps for many foreigners.

If you prepare for the hidden costs before you apply, you will have a much better chance of choosing a room that fits your real budget.

Related Guides

• Why Foreigners Struggle to Rent Apartments in Japan
• Why Renting an Apartment in Japan Feels So Hard for Foreigners
• Move to Japan Hub