When you move into a Japanese rental property, the lease agreement—often called a "rent contract" or "rental contract"—is a legal document that outlines everything from the monthly rent to the responsibilities of both tenant and landlord.
If the language, terminology, and legal expectations vary significantly from what you’re familiar with, it’s essential to read the contract carefully and know what to watch for.
Here’s a practical guide to help you identify the key points that can make or break your rental experience in Japan.

1. Pinpoint the basic terms.
• The property’s title, location, and unit type (apartment, house, share house).
• The name of the landlord or the real‑estate agency that represents the landlord.
• The contract length (typically 1 or 名古屋市東区 ペット可賃貸 相談 2 years) and its start and finish dates.
• The monthly rent and its due date (commonly the 10th of the month).
• Whether the property is furnished or not..
• The deposit (shikikin) and key money (reikin) amounts. The deposit can be refunded; key money is a non‑refundable goodwill payment to the landlord..

2. Grasp the deposit and key money.
• The deposit is typically 1–3 months’ rent. It is meant to cover damage or unpaid rent. The landlord should give you a receipt and a copy of the deposit slip..
• Key money typically equals 1–2 months’ rent, is paid once and not refunded. If concerned, negotiate early; some landlords may accept a reduced key money or waive it for reliable tenants..
• Watch for additional "security deposit" terms that might be hidden in the wording. Some contracts use terms like "保証金" (guarantee money) or "敷金" (shikikin). Make sure you know the difference and how it will be handled..

3. Understand the guarantor or guaranty company.
• In Japan it is common to require a guarantor (guarantee person) or a guaranty company (e.g., Aoyama Gakuin, M&A, or a local bank)..
• The guarantor’s liability is usually equal to the full rent plus a few months’ extra. They must provide a written guarantee..
• If a guaranty company is used, remember they charge a fee, usually about 10% of the annual rent..
• Inspect the contract for the guarantor’s terms, particularly if the guarantor can be released after a set time or if the guarantee renews automatically..

4. Identify maintenance responsibilities.
• The contract must delineate which repairs fall to the tenant and which to the landlord..
• Small plumbing or electrical repairs are usually the tenant’s duty..
• For major repairs (such as structural damage), the landlord should take responsibility..
• Contracts may have a "property damage" provision that could trigger a penalty if you inadvertently damage fixtures..

5. Utilities and extra charges.
• Identify which utilities (electricity, gas, water, internet, garbage) are covered by the rent and which are billed separately..
• Some contracts bundle utilities into a "maintenance fee" (管理費) or a "common area fee.".
• With individual gas and electricity meters, the contract may require separate payments..
• Also note any "parking fee" or "storage fee" if the property includes a parking spot or storage closet..

6. Subletting and visitors.
• Most Japanese contracts prohibit subletting without written permission from the landlord..
• If you foresee a long‑term guest or roommate, negotiate ahead of time..
• Certain agreements permit "roommates" (同居人) only with landlord approval..
• Inspect the clauses that explicitly ban "転貸" (subletting) or "転居" (co‑living)..

7. Renewal and termination clauses.
• The contract generally indicates whether renewal is automatic or requires a new agreement..
• Leases often renew yearly, though landlords may hike the rent..
• Early termination usually requires 1–3 months’ notice (commonly 60 days)..
• The agreement may impose a penalty for early termination, like forfeiting the deposit or paying part of the remaining rent..
• Should you move early, negotiate a "退去料" (move‑out fee) or "退去手数料" (service fee) that could be waived..

8. Notice of rent adjustments or contract changes.
• The landlord can increase rent only once a year during the renewal period..
• Rent hikes must be documented in the contract or via a formal notice ("賃料改定通知")..
• The agreement should contain a "賃料改定" clause and the notification procedure..
• If the landlord wants to change the contract terms (e.g., add a pet clause), they must provide written notice..

9. Pet rules.
• Many Japanese apartments forbid pets. If you have a pet, make sure the contract explicitly allows it..
• Certain landlords demand a pet deposit (ペット保証金) and a pet fee (ペット賃料)..
• The contract may also specify breed and size limits..

10. Language and translation issues.
• Contracts are generally in Japanese. If you’re not fluent, obtain a translation or have a trusted friend review it..
• Even if you understand Japanese, read the contract twice, focusing on areas that are ambiguous or have legal implications..
• Keep a copy of the signed contract in both Japanese and any translated version you may have..

11. Final checklist prior to signing.
• Confirm that all discussed details (rent, deposit, key money, guarantor, utilities, pet policy) align with the contract wording..
• Verify the move‑in date, key handover procedure, and property condition (photos, inventory)..
• Ask the landlord or agent for a copy of the building’s fire safety certificate and any maintenance records..
• Make sure you receive a receipt for any payments made before the move‑in date..
• If in doubt, consult a lawyer or a housing rights organization..

By grasping these key points, you can avoid common pitfalls such as hidden fees, unexpected rent rises, or deposit conflicts.
By reading the contract carefully and asking questions early, you can secure a smooth rental experience in Japan and enjoy your new home with confidence..