"When you arrive into a new home in Japan, the first thing you’ll notice is an extensive list of fees that go beyond the monthly rent. Even if you’re new to the country, grasping these charges can save you several hundred thousand yen and help you avoid usual pitfalls. Below is a practical guide to the most common deposits and fees you’ll encounter, how they work, and tips for navigating them like a local."

Understanding the Basics: 名古屋市東区 相続不動産 相談 What Is a Deposit?

"In Japan, the term "deposit" (保証金, shōhōkin) refers to the money you provide to your landlord at the start of a lease. Unlike many Western systems where a security deposit is simply a refundable sum, Japanese deposits are structured in a several different ways:"

"•　保証金 (Shōhōkin) – The "security deposit" that is fully refundable if the property is returned in good condition."
"•　礼金 (Reikin) – A "gift" fee paid to the landlord as a sign of gratitude for letting you rent. It is not returned and typically equals one or two months’ rent"
"•　敷金 (Shikikin) – A "maintenance deposit" held by the landlord for repairs, used for maintenance. If you leave the property in the same condition as when you moved in, this is also fully refundable, but it is usually smaller than the shōhōkin."
"•　仲介手数料 (Chūkai tesūryō) – The broker’s commission, generally equal to one month’s rent or sometimes two months. Many agencies will require you to pay this upfront."
"•　敷金・礼金・仲介手数料の合計 (Shikikin, Reikin, Chūkai tesūryō no gōkei) – Most lease agreements list all of these together. Don’t confuse the sum of the fees with the individual components; each has its own rules for refund."

Standard Amounts

"A quick look at typical numbers will help you gauge whether you’re being charged fairly:"

"•　Shōhōkin: 1 to 2 months’ rent"
"•　Reikin: one to two months’ rent, sometimes three months for high‑end properties"
"•　Shikikin: a month’s rent, usually less than shōhōkin"
"•　Broker commission: 1–2 months’ rent"

"If your lease states "保証金＋礼金＋敷金＋仲介手数料" and the total is four to five months’ rent, that’s usually standard. Anything higher warrants a careful examination, especially if the landlord is hurried to fill the unit."

Checking the Refund Process

"Because the shōhōkin and shikikin are refundable, you should confirm how the refund will be handled:"

"•　Check the lease for a "退去時の返金手続き" (refund procedure at move‑out)."
"•　Check if the refund will be paid as a single lump sum or in installments."
"•　Confirm that the landlord agrees to a fair and documented "damage assessment"."
"•　Obtain a receipt or inventory list (入居時・退去時の検査表) documenting the rooms and appliances’ condition."

Negotiating Fees

"The Japanese rental market is not a closed shop. There are several ways to negotiate or reduce fees:"

"•　Show Proof of Good Credit and Stable Income: Landlords may reduce or waive reikin if you prove you’re a reliable tenant."
"•　Ask for a Slightly Lower Shōhōkin: Some landlords allow you to pay 0.5 or 1 month’s rent as a security deposit, especially if you can provide a guarantor."
"•　Leverage a Guarantor Company: If you’re a foreigner without a Japanese guarantor, a guarantor company can step in. They usually charge 1–2% of annual rent but can cut the shōhōkin required."
"•　Consider Shorter Lease Terms: If the landlord is willing to accept a one‑year lease instead of a three‑year lease, they may be more flexible on the upfront fees."
"•　Seek Broker Assistance: Brokers sometimes have landlord relationships that enable lower fees. Ask if they can bundle or discount."

Common Pitfalls to Steer Clear Of

"•　Believing all deposits are refundable: Reikin is never refunded."
"•　Not Reading the Lease in Detail: Small print can hide extra charges, such as a "management fee" (管理費) that may be added each month."
"•　Skipping the Move‑Out Inspection: If you skip the inspection or refuse to sign the inventory list, the landlord can keep part of the deposit for "damage.""
"•　Neglecting to Get a Receipt: Keep a copy of every receipt, especially for the broker commission and any prepaid utilities."
"•　Disregarding the "early‑termination fee" (解約料): If you break the lease early, you’ll likely owe one or two months’ rent."

Smooth Move‑In Tips

"•　Bring a Japanese‑speaking friend or hire a translator for the lease signing."
"•　Ask the landlord or broker for a "fire insurance" (火災保険) policy requirement. Most landlords require you to have a basic policy that covers damage to the building."
"•　Create a checklist of all costs: rent, shōhōkin, reikin, shikikin, broker commission, utilities, and other fees."
"•　Think about using a "flat‑fee" rental platform (like SUUMO or LIFULL) that shows all costs up front."
"•　Request an English copy of the lease if possible. Even a rough translation helps track the numbers later."

Dealing with Overcharges

"•　Write to the landlord or broker, citing lease clauses that back your claim."
"•　If the broker is a registered firm, you can file a complaint with the "Real Estate Brokerage Association" (不動産仲介業協会)."
"•　Get legal advice from a local lawyer or a tenant advocacy group (住民団体)."
"•　Post on social media or online forums (such as Reddit Japan or Facebook groups) to share your experience and gather advice from others who’ve faced similar issues."

Quick Reference Table

Fee Type | Average Cost | Refundable?

─────────────────|────────────────────────|─────────────

保証金 (Shōhōkin) | 1–2 months’ rent | Yes

礼金 (Reikin) | 1–2 months’ rent | No

敷金 (Shikikin) | 1 month’s rent | Yes

仲介手数料 (Chūkai) | 1–2 months’ rent | No

管理費 (Kanjih) | Varies (often 5,000–10,000 yen/month) | No

Final Thoughts

Navigating rental deposits and fees in Japan can feel daunting, especially if you’re new to the country or unfamiliar with its real estate practices. By knowing the difference between refundable and non‑refundable fees, asking the right questions, and keeping meticulous records, you can avoid the most common pitfalls. Remember that a good landlord will be transparent about how much each fee covers and will want to ensure you’re comfortable with the agreement. With a bit of research and a willingness to negotiate, you’ll be able to secure a great rental property without breaking the bank.