Moving in Japan

There are several reasons why you might find yourself moving in Japan. You might have a new job or an office transfer. You might be moving in with somebody special. You might just feel like a change of property or location. Either way, moving can seem very daunting and hard to plan where to begin. This article will put everything in stages and groups, so if you find yourself moving house in Japan, the planning phase will be easier for you. This article is perfect for anyone looking for a new house or apartment.

Table of Contents

Finding a Property
From Application to Moving
Money – What You Pay For
City Hall Tasks
Moving Day Tasks
Useful Words

Finding a Property

Looking for a property in Japan requires thinking about many things. It is not only the location of the property that is important, but when it was built, what it was built out of, and even how high up you will be living. Here is a guide of what you should think about before you consider parting with any money.

• Building Materials

Buildings in Japan are usually constructed of three materials; wood, reinforced concrete or steel. Each has their benefits and drawbacks, so think about this when you are property hunting.  This is an important factor whether you want to buy or rent. This table will show you the good and the bad with each.

• Age of property

The age of the property is fairly important concerning the structure and interior of the building. Older properties are cheaper and these appeal to some people, however many others avoid them due to the age of items inside the property. There are also concerns that the structure will be weaker in earthquakes and provide easy access to insects. All apartments built after June 1981 (昭和56) (The 56th year of Showa) have been reinforced for earthquakes. If you live in an area that is prone to earthquakes, most people recommend you live in a property no older than this. If the property is older, but somebody has refurbished it, this is also fine.

Floor/level

It is important to think about which floor you want to live on. Apartments on the ground/first floor have the easiest access, but they can attract thieves, especially laundry thieves. For these security reasons, single females are often encouraged to avoid ground floor apartments. There might also be a greater problem with insects and fumes from traffic

Apartments higher up will have more freedom and fewer bugs but it is definitely best to make sure there is an elevator. Be aware that they will also shake more intensely during earthquakes. They will also not be as cool as an apartment on a lower level due to heat rising. 

• Rooms

Some older properties contain tatami rooms, which require extra care and maintenance. It is also harder to place larger furniture in these rooms to avoid damaging the tatami mats. These are known as “Washitsu” (和室) on images or outlines of the property. Some people appreciate having tatami rooms, but others do not, so take this into account.

• Location and Amenities

Even in downtown Tokyo you can easily find some very peaceful streets, as well as places that are ten minutes away from the nearest convenience store. You should also think about any facilities you do not wish to live near. Some people may feel that nearby kindergartens and parks cause too much noise. In Tokyo, many places are built for single people commuting to work, so one room apartments are quite common. Many of these places also have unit bathrooms with the toilet, sink and shower all together. 

• Permissions

As mentioned before, some properties have issues with soundproofing. Others might have issues with communal space and cleanliness. If you have a pet or are practicing a musical instrument, you should check what permissions the property has. It is not uncommon to find places that do not allow pets or musical instruments. On some occasions, properties are not kid-friendly either as the pitter-patter of tiny feet might be disruptive to current residents.

Unfortunately, and despite it going against the constitution, some landlords will not accept foreign residents in their properties. This makes it hard for foreigners moving in Japan. It can feel very demeaning when this happens, however there are some methods which might work in your favour.

Keep the property in mind and talk about this to the agent. When the agent gives a description of you to the property owner, request they mention other factors (job, marital status, no issues with rent in the past, etc.) before nationality comes into question. This should reassure anyone involved with the moving process. If the property owner is insistent, unfortunately you have come across a discriminatory person. It is ill-advised to pursue the property any further when they are in charge; they are likely to make your life difficult if you choose to move in.

From Application to Moving

Moving in Japan is less stressful with good preparation. When you have found a property which you like the look of, it is time to put plans into motion. It is best to act quickly in case other people have their eyes on the same place. You should be ready to prepare the following three things if things progress quickly:

• Money (See “What You Are Paying For”.)
• Documents (See “City Hall Tasks”.)
• A guarantor (See “What You Are Paying For”.)

• View properties in person.

The first stage is to go to an estate agent to check the properties in person. This is an important step because the original pictures will not show you everything. There might be extra details about the property or surrounding area that make things more or less appealing to you. If you like the property, you can proceed. If not, the agent can show you another from your list. Moving in Japan usually involves visiting multiple properties.

• Apply for the property.

Once you have found a property that you are interested in, you can apply for the property. You will need to write down your personal information including marital status, dependents, and income. The agency and property owner will take this into account when deciding who to accept. Popular locations might have a lot of applicants, so it is not unusual to be rejected.

• Sign the contract.

If you are successful with your application, the real estate company will contact you. Be aware that there is a time limit to say you accept/decline the offer. If you accept, go to the estate agent to confirm and sign the contract. The estate agent is likely to read the contract to you as well as have you read it, so be prepared to spend quite a bit of time there. Check your move-in date and plan your move-out date accordingly, so you do not end up paying rent for your old and new properties at the same time.

• Find a moving company.

When all of the arrangements are in place, it is now time to contact the moving companies and try and get a good deal.

• Settle your utility bills.

Make sure your bills are up to date. You may have to notify your supplier of your move or cancel the contract with them. This will depend on the utility and which company you are with.

• Clean your current property.

Make sure you clean your current property before you move! Give it a thorough check so you do not have to pay any extra money out of your deposit. If you have lived in the same place for six years or more, “wear and tear” will help to keep costs down. This includes scuffed floors, walls, and some discolouration.

Money – What You Pay For

When moving in Japan, your initial fees may be about 4-6 times your new rent. For example if your new rent is ¥80,000 then moving fees will be around ¥320,000-¥480,000. You might be wondering where this money is going. It also might seem expensive, but it might be possible to reduce this with some searching around and possibly some bargaining. The initial fees include moving company costs, agency fees, guarantor fees, and any fees related to the property itself.

• Deposit (契約金) Keiyakukin

The deposit is the lump sum that you will pay after the contract is signed. It consists of the following three items:

• Security deposit (敷金) Shikikin

This is usually about a month’s rent. Be aware though that if you have a pet, it could be significantly higher. This is especially true if you have a cat, which could be prone to damaging furniture or wallpaper.

• Key money (礼金) Reikin

This is money paid to the property owner as a “Thank you” for them letting you live there. Some areas in Japan do not use this system, but it is common in the greater Kanto area. You do not need to pay key money on every contract renewal. 

More and more places are not asking for key money, but the estate agent might be reluctant to show these. This is because the agent makes less money on the contract. Using a website or an app before visiting the agency might highlight these properties and you can ask the agent when you visit.

• Cleaning/management fees (クリーニング費用、管理費) Kuri-ningu hiyou, Kanrihi

You usually pay a cleaning fee either before you move in or move out of a property. They are usually between 40,000 and 70,000 yen, but you might be able to get this reduced, depending on the contract. The management fee is usually paid monthly and your rent outgoings usually include this. Fees vary depending on the building, but are usually between 5,000 and 10,000 yen.

• Guarantor fees (保証会社費用) Hoshoukaisha hiyou

The guarantor fees are separate from the deposit.

Guarantor company fees are either paid every year to 2 years or monthly. The first time you pay this the initial fee is about 50%-100% of your rent. Every time you renew your lease you will pay a renewal fee. If the lease is monthly, you will pay 1%-2% of your total rent every month. These fees do not get refunded as they are similar to insurance. 

Although it is possible to have a friend or family member as a guarantor, this is less common nowadays. Most people opt for guarantor companies as this avoids putting a strain on relationships, however whether a guarantor is eligible or not might be down to the landlord. Check with the property owner and the estate agent.

• Agency fees

This is a fee that the agency charges for their services in introducing the property and handling any communication between the tenants and property owners. It is typically equivalent to one month’s rent.

• Moving Companies

It is usually worth shopping around when moving in Japan. Moving companies are most expensive around March-May as this is where the year changes. Students move to university and graduates relocate for work, so companies are in high demand. Where companies might charge 250,000 during this time, prices can drop to 80,000 from June. It is usually worth gathering a few estimates from different companies and using them to negotiate.

• Contract Renewal Fees (契約更新料）Keiyaku koushinryou

As a quick side-note, if you decide you want to stay in your new place longer in the future, there might be a contract renewal fee to pay. This again is usually about one month’s rent.

City Hall Tasks

When moving in Japan, you always need to notify city hall. Depending where you move depends on the documents you need.

• Moving within the city

You will need to notify your city hall about your change of address. Simply go and fill in a “Tenkyo Todoke” (転居届). This form tells 

• Moving to a new city

If you are moving to a new city in Japan, you need to submit a “Tenshutsu Todoke” (転出届) at city hall. You will be given a “Tenshutsu Shoumeisho” (転出証明書). After you move, take your tenshutsu shoumeisho and other documents to your new city hall. Fill out a “Tennyuu Todoke” (転入届) when you are there and submit it. 

With the My number card, it is possible to do the Tenshutsu Todoke process and booking for the Tennnyuu Todoke all online. You need a My number card with an IC chip, and a device that can scan it.

Moving Day Tasks

Once you arrive in your new place, do a thorough inspection. This is especially important if you are renting. Look for any discrepancies, dirt, damage, or otherwise. Document anything you see with pictures. This is stuff that the owner or management company should be able to fix quickly. If it is only minor damage, still document it. If you move out at a later date, the agents and property management will know about it and should not count against your deposit. Check that all of the lights and appliances work. If any of these are broken, the property owner needs to replace them at this time.

If the new place had a really bad cleaning job done, you are entitled to complain. Also if the previous tenants were smokers then you are also allowed to request new wallpaper. Make sure you do this ASAP so they do not suspect you of any damage and billed when you move out.

Moving in Japan can be very time, energy, and money consuming, so we hope this article helps you to arrange your thoughts a little easier. If you find a property that you can see yourself living in, definitely try to go for it. You will be a lot more thankful long-term. Good luck!

Useful Words

The Property/Apartment
木造(Mokuzou)	Wooden frame
鉄筋コンクリート(Tekkin konkuri-to)	Reinforced concrete
鉄骨(Tekkotsu)	Steel frame
1階 (Ikai)	Ground floor
2階 (Nikai)	1st floor (Note the Japanese system starts at “1” and not “ground”.)
昭和56　6月 (Showa gojuu roku nen roku gatsu)	June 1981 (The date from when properties were built with extra earthquake protection)
新築 (Shinchiku)	Newly built property
＿＿年建築 (___ nen kenchiku)	Built in___
＿＿年新装 (___ nen shinsou)	Refurbished in___
Money
契約金 (Keiyakukin)	Deposit
クリーニング/管理費	Cleaning/management fee
敷金 (Shikikin)	Security deposit
礼金 (Reikin)	Key money
保証会社（費用）(Hoshou kaisha) (Hiyou)	Guarantor company (fee)
契約 (Keiyaku)	Contract/lease
Documents
転出届 (Tenshutsu todoke)	Moving out application
転出証明書 (Tenshutsu shoumeishou)	Moving out certificate
転入届 (Tennyuu todoke)	Moving in application
住民表 (Juuminhyou)	Proof of address

Other articles from The Tokyo Life:

Do you need help with taxes in Japan? Click here.

Do you need more information about the “My Number” Card? Click here.

Need help with figuring out living in Tokyo? Our Tokyo 101 guides take the stress out of navigating life in Japan.

Cover Image: Photo by DLKR on Unsplash
Japanese House: Photo by nameofmin on Unsplash
Tatami Room: Photo by S. Tsuchiya on Unsplash
Japanese Yen: Photo by jun rong loo on Unsplash
Moving In: Photo by HiveBoxx on Unsplash