March in particular, being the end of both the fiscal and academic year, sees the most active movement of people, with many starting at a new school or job or being transferred to a new workplace. The largest number of new contracts is signed at real estate agents in March.

The larger number of vacant properties naturally means that there is a higher possibility of finding a property that you like. It also means, however, that there are many people looking for a new place at this time of year and the competition can be fierce. Since properties with better terms and conditions are likely to be snapped up earlier, it's necessary to act and make a decision quickly. Recently, many people planning to move in February or March start looking for properties from around the end of the year, well in advance of the actual moving date. As a result, it is often the case that you have to sign a contract and start paying rent before you actually move in.

Making an application for a property means that you have to start paying rent and accordingly it is important that you think about having to pay rent for both your current and new lease when you are looking for a new place. As a guideline, you should start looking for a new property at least two or three weeks prior to the date that you hope to move in.  

Incidentally, rental properties are the scarcest around summer time. This is because landlords and real estate agents try to fill vacancies by the end of April, since they might end up remaining vacant for the rest of the year if not taken at the end of the month when the movement of people settles down. As a result, rents might be lowered or key money may be waived in April, which makes it a great month to look for a property.  

September to October is also considered the second "high season" of the year in the rental market. Although it is not as active as January to April, there may be a surprisingly large number of properties in the market during this season, as properties for singles become available in time with the autumn wedding season, while properties for both singles and families hit the market as a result of regular personnel transfers at companies.      

For most non-Japanese, finding a rental property in Japan is by no means an easy task. With so many uncertainties, many people must be eager to receive good advice from a real estate agent.

Real estate agents are likely to find it difficult to spare enough time for consultation and may offer poor support during these busy high seasons, regardless of whether or not you are Japanese. In that sense, things may turn out better if you intentionally avoid these high seasons.

First look at direct debit, in which payment for your electric bill is automatically withdrawn from your savings account each month. This requires no effort on your part and you receive a 52.50 yen discount each month. This small savings adds up to a total annual discount of 630 yen.

As for the other two methods, if you pay your bill by credit card you will not receive the TEPCO direct debit discount, but depending on your contract, you may receive points when paying your credit card bill. Also, if you use the TEPCO Switch! Card, you can also pay for water, gas, newspaper, and other services and utilities as well as electric bill and receive double points for all your payments. Before you know it, you may have earned a lot of points just by paying your public utility bills.

Then there's also funds transfer, which takes some effort to make a payment into banks or directly into Tokyo Electric Power Company with a special form. It used to have to wait a week after your meter was read, but recently it is possible to generate the payment form when your meter is read.

Please choose the payment method that's best for you.

The provisions of the Civil Code also state that "If a lessee permits a third party to use or benefit from the leased object without the consent of the lessor, the lessor may cancel the contract." This means that the landlord has the right to cancel the contract when there is a breach of trust as a result of the lessee subletting the apartment without the approval of the landlord. Even if there is another year remaining before the contract term expires, the landlord has the right to cancel the contract and the lessee must accept it.

What if I want to move out six months before the expiry of the contract term and transfer the lease to a friend?

You will still have to obtain the consent of the landlord. Problems are more likely to occur at the point when the security deposit is refunded when the apartment is vacated at the end of the contract. Essentially, the name on the contract must be changed and your friend may be required to present proof of income or a guarantor, just like when signing a new contract.

The same is true with subletting office or retail space. You might think about subletting the extra space in an office or store that you rent in order to earn rental profits or ease the burden of renting by sharing the office. You must keep in mind the approval of the owner (the lessor) is required in these cases as well.

Many of you may think that the cost of renting a trunk room must be high, since the rent for the apartment in Tokyo is quite expensive. However, in fact, it is surprisingly reasonable so that you can rely on it as needed.

We will introduce you here one of the Personal Storage services in the Tokyo metropolitan area called "Daily Trunk" which is operated by Keiyo Butsuryu Co., Ltd.

Generally, there are two types of personal storage: interior storage and exterior storage. Interior storage has a high level of security and storage environment, and Keiyo Butsuryu has offered two types of interior storage called warehouse type and room type. Because your stuff will be stored in the interior storage, you have no worry about the theft, rain and direct sunlight. The company also insures personal storage against fire on a storage basis.

If you choose warehouse type, your stuff will be stored in a container which will be kept in a warehouse. Keiyo Butsuryu stations the janitor or the security guard during normal business hours, requiring customers to call beforehand and making identity confirmations when getting stuff in and out. Although you may find the process somewhat troublesome, it will be able to prevent third parties from access to your storage. Moreover, since it is possible for you to bring your car alongside your storage, you can easily take your stuff in and out from 9am to 5pm.

If you choose room type, your stuff will be stored in a small room fitted with air-conditioning. Unlike warehouse type, you have 24/7 access to your stuff, and monthly fee tends to be higher than warehouse type.

Keiyo Butsuryu supports packing and delivering goods which you can request a specific time, so we recommend you to make arrangements depending on your needs. The minimum contract term is a month. Since contract will be automatically renewed unless you cancel it, you don't have to worry about updating your contract.

The cost of the service varies according to storage type and the size you need. The company has especially got a great lineup of less than 10,000 yen per month, and they will offer you the most reasonable storage after hearing the details of goods. Also, if you contact them in advance, you can see the sample storage.

As in the case of the lease agreement, foreigners who want to apply for this service need a Japanese guarantor or a surety company. You will also have to provide the copy of the Certificate of Alien Registration along with the contract which is written in Japanese. Then, the process will be completed after 3 to 7 business days.

Finally, you should keep it in mind that this service is only available to people living in Japan and it cannot be used in the case of overseas business trip or living abroad on a long-term.

▼ Daily Trunk (Japanese only)
http://www.daily-trunk.com
▼ Private Box (Japanese only)
http://www.privatebox.jp/ 

Rental products and the conditions of a contract differ depending on the rental company, but in general, the longer the contract is, the less you pay, and you can select either a lump-sum payment or an installment payment. You need to keep it in mind that you will have to pay a cancellation fee if you cancel before the term expires.

There are various types of services available; a package of basic products such as TV, refrigerator, laundry machine and microwave; a package of several products you select; rental of only what you need; buying the products after the contract expires; and so on. A lot of companies rent new ones, and repair or exchange the product for free when it is broken, although you might not be able to select the color and design of the product in some cases. You should choose the company providing the services that suit your needs the best.

To apply for the services, parental consent is usually required for students or minors, and sometimes even adults need to have a guarantee. Toshiba Techno Network Co., which offers Toshiba rental electrical appliances, requires foreigners to have a Japanese guarantee when they sign a contract. Also, it is important to keep it in mind that if you don't have a credit card, you cannot choose an installment payment and have to pay cash at one time.

▼ Toshiba Techno Network Co.
http://www.toshiba.co.jp/tcn/pack/index_j.htm （Japanese HP）

The local government has set the schedule for garbage collection in the morning time at a designated point, and in Tokyo each ward office has a recommended garbage bag. The matter of garbage is very strict in Japanese society and you are required to follow all rules and regulations which are set by the local government.

As for collecting oversized garbage (30cm or larger in width) such as furniture or bicycles, you need to contact the sanitation office or the municipal government and make an appointment for special pickup service.

The electrical products such as televisions, refrigerators, freezers, air conditioners and washing machines cannot be collected as oversized garbage. You can consult with the salesperson at an electric appliance store, or a recycling facility designated by the manufactures of the product. If you are planning to replace such electric appliances it is better to consult with the retailer where you will purchase a new one beforehand. If the product is still functioning, it may be a good idea to take it to a secondhand shop or give it to a friend.

Basically, a surety company is an agent that plays the role of guarantor for a tenant. They are often credit card companies, etc. When the tenant fails to pay the rent, the surety company will pay the rent to the property managing agent on behalf of the tenant and in turn will demand payment from the tenant. However, each surety company has different guarantee policies and screening criteria. It is important to carefully check them beforehand.

There are two types of guarantors, one of which is a simple "guarantor" and the other of which is a "joint guarantor." For rental contracts, a joint guarantor is more common. Whereas a guarantor may be required to act only when the tenant (contract signer) is in dire trouble paying the rent, a joint guarantor shares equal liability with the tenant (contract signer) in paying the rent. This guarantor system is not very common outside of Japan and the joint guarantor system in particular seems unique to Japan. Foreign residents living in Japan may have difficulty understanding this system.

As a result of the increasing unemployment rate, there are many cases where even Japanese are having trouble finding guarantors. For that reason, the popularity of using a surety company for rental housing has been rapidly increasing. It is also true that there have been a number of problems related to surety companies. It is quite possible that companies found on ads posted on street corners turn out to be unscrupulous operators that charge enormous contract fees. Be sure to ask a real estate agent that you trust to introduce you to a surety company. Also be reminded, however, that the contract is a direct contract between the tenant and the surety company.

Contract terms and guarantor fees also differ depending on the surety company. You should find a company that meets the requirements of your specific rental contract.

Finally, it is important to keep in mind that while it is easy and convenient to use this guarantee system, if you fail to pay the rent, it can severely affect your credit. 

Even if the unit is actually vacated tomorrow (and returned to its original state), you will have to pay the rent for another month after making notification of cancellation. Some contracts include a clause stating that "rent will not be calculated on a pro rata basis at the time of the cancellation of the contract" and you may have to pay the rent until the end of the following month.

What is a "cancellation penalty"?
A cancellation penalty is a fee you pay when vacating the premises.
If a tenant abruptly decides to move out after three months, despite an original contract term of two years, it causes problems for the real estate agent. In the strictest of terms, however, it is illegal to charge a cancellation penalty. Still, some real estate agents may request that you to pay a penalty even if it is not stated in the contract. Although the amount varies, one half to one month's rent is said to be the average.

According to the Building Lots and Buildings Transaction Business Law, any actions that are disadvantageous to tenants are invalid. In that sense, cancellation penalties may be practically non-existent, but it also depends on local practices. In some regions, penalties for mid-term cancellation will be automatically deducted from the security deposit. This may be particularly common in rural areas, although it is very unlikely in Tokyo.

For that reason, it is difficult to give a clear explanation about cancellation penalties. Still, whatever the case may be, it is important to ask about it when signing the contract. If the penalties seem to be too high, it is important to negotiate.

Incidentally, "cancelable earnest money" is a kind of deposit to be paid at the time of "signing" a contract.
The deposit is money paid before signing the contract (for example, to secure the property) and will be used as part of the contract fee.

If the buyer decides not to conclude the contract after making a deposit, there will be a loss caused to the real estate agent for securing the property. In order to cover that loss, the cancelable earnest money will be kept by the real estate agent, allowing the buyer to cancel the contract. On the contrary, if the owner wants to cancel the contract, it is possible to do so by paying twice the amount of the deposit to the buyer.

However, this is only in the case of property sales. In the case of rental properties, what you are paying to secure the property is most likely treated as an "application fee" or a "temporary deposit for application," as the amount of contract fee is rather small. Since it is not a deposit, the whole amount will be refunded.

In addition, although many ads recently claim to offer "no deposit," there are often cases where you have to pay "guarantee money" separately. Care must be taken as guarantee money is not refundable.

The contents of contracts vary widely depending upon the property owner and the real estate agent, so you should find a contract plan that suits you the best.

Whether you're curious about guesthouses or not, we urge you to take a peek at what goes on behind the scenes.

Discussion participants:

― Becoming a guesthouse manager

Moki: It all started when I was looking for a new place to live just during my fourth year at university. I happened to see an advertisement in Kamata recruiting managers for J&F properties. I had always been interested in guesthouses, and I thought their offer of free rent was great. Unfortunately that building was subsequently closed, but I was next asked to manage Guesthouse Warabi, where I am today.

Ueda: I spent a long time living overseas, and the way this guesthouse is set up is a lot like the dorms I lived in back then. Also, because people helped me out when I was living overseas, I hoped that I could return the favor when I got back to Japan. There are so many things you don't know when you're abroad. I want people to learn what is great about Japan.

Noguchi: I started out as a company employee at J&F. The previous manager reached the end of his term, and I took over.

Kikuno: Well, I'm not a manager... my previous job was in a completely unrelated field--education. I went to study in Canada after graduating university. Once I got back, I worked for two years before transferring to J&F. My biggest influence of course came from my experience living abroad, where I realized how much fun it was to meet people from different countries. I realized how incredibly difficult it was to live in a foreign country, so I chose this job out of a desire to support those people. Visiting different properties and talking with various residents gives me ideas about different ways I want to help them.

― Qualifications to become a manager

Higa: In terms of qualifications, naturally you must be diligent and hardworking. Over the course of many interviews, I've found that the people who apply to be guesthouse managers are often rather unusual (laughs). But even if they've got a fun side to them, we will never hire anyone who might cause trouble by being irresponsible in their work duties. In addition, managers must not only manage, but particularly for large properties*, we're really looking for people who have the ability to come up with ideas and suggestions. We also look closely at the kind of life experience the person has had. To be honest, Guesthouse Warabi is not in the best location, and many other cheap places can be found close by if you look. Despite that, I think the reason that Warabi is the only one to maintain a large number of residents has to do with Mr. Moki's personality. There is no doubt that the character of each guesthouse changes depending on the strong and weak points of its manager.

*J&F has both large and small properties. Managers of small properties are offered residency in lieu of a salary. Managers of large properties are permanent residents and thus provided with salary as well.

― The advantages and difficulties of being a manager

Moki: I've never traveled abroad, but in Japan I've had the chance to meet people from thirty or forty countries and experience their languages and cultures firsthand. I feel that I may have an advantage in learning about foreign countries over those who have gone on superficial overseas trips.

Higa: Moving in and out is quite frequent but you get to encounter people and things in your daily life that you would never encounter normally. That's a really big plus. One of the difficulties of the job is that you have to be strict with people sometimes. If you get too close, people will inevitably try to take advantage of that. It's important to detach yourself and remind them that rules are rules. It can be difficult to strike a balance.

― The biggest problems

Moki: Trash, noise, and lost items!

Higa: It's got to be trash--a lot of people from other countries aren't conscientious about sorting it. You want to get angry at someone but you have no idea who's done it...

Kikuno: It's probably noise. Everyone has a different threshold, and no matter what you say you can't force people to do anything--rather, you've got to warn them each time.

Ueda: Because there are cultural differences too, you know.

Noguchi: At Minami-Gyotoku, each person tends to follow the rules fairly carefully, so I've never really had to get angry with anyone.

Others: That would be nice... (all burst out laughing)

― Residents or episodes that stand out

Ueda: Everyone is so unique. They're each so different... it's hard to put into words.

Moki: There are a lot of things I can't repeat (laughs). But I continue to keep contact with the people that stood out from the beginning. On the other hand, those people that I've sensed are going to be trouble always cause some sort of problem. In meeting so many different kinds of people in this job, I've realized the importance of first impressions.

Higa: I once had a resident from Belgium who got sick on the first day and I had to take him to the hospital. But because he could only speak French, I had to get a resident who understood French to translate into English for me, which I then translated into Japanese for the emergency staff (laughs).

Noguchi: One person that the previous manager knew went back to their home country with no intention of coming back to Japan--but came back to the guesthouse the other day to pay a visit, and is now on a trip with some of the other residents.

Moki: Come to think of it, I know two married couples that met here. It's like the TV show Ainori. It's an easy place to fall in love.

― The role of the manager

Noguchi: Most of the residents are older than me, so rather than me acting in a protective role, we all relate to each other as individuals.

Higa: The foreign residents here think of the manager as someone who will do everything for them in terms of residential life, so managers are depended upon for a lot of things.

Kikuno: Managers help not only with residential issues, but discuss all kinds of things with residents, like job-hunting.

― Influence of the economic downturn

Higa: We still have many inquiries. Of course there are some exchange students whose parents pay for their expenses who are asked to come back and go home. The way the real estate market works, there is always a drop in occupancy around the year-end holidays no matter what. It's not that we've given up, but there isn't much we can do about it right now.

Kikuno: With the global economic slowdown, we have seen a number of foreign students whose parents pay for their expenses return home. On top of that, with the influence of the strong yen, there are certainly many who give up on the idea of coming to Japan at all. But the worsening economy hasn't seemed to affect those foreigners already working in Japan that much, so although occupancy is certainly down, our outlook is far from pessimistic.

In terms of our company's contribution to social issues, we have considered providing rooms to Japanese who have lost their jobs or homes due to recent problems like the issues facing temporary workers. Unfortunately, the concept behind our guesthouses is exchange with people from different countries, and we don't want to create problems like having newcomers' values conflict with those of our current residents. So at this point, we have put those considerations on hold.

― Advice to aspiring residents

Moki: Naturally there are many people who are anxious about taking the first step, but if they can move past that, they are sure to make friends and be successful.

Ueda: I think anyone who is curious will be fine.

Noguchi: I think it's important that you're a person who is able to call out "good morning" when everyone is gathered together, say in the kitchen in the morning.

Higa: There are a huge number of guesthouses in the city these days whose residents are either all Japanese or foreigners who are fluent in Japanese. They're in good locations, and many are used as second homes because they are close to work, for example. But what I want to emphasize about J&F guesthouses is that, because of their concept of international exchange, it would be a waste to live there and not interact with people. Of course, we're not saying that you have to participate in international exchange, but that ultimately, what we are providing is a space for that to happen.

Kikuno: I think that's true. It doesn't matter what you say--the idea is to reach out to people. It's not as if every resident is interested in the guesthouse concept--some residents live here because the rent is cheap. But even if it's not your thing at first, once people have gone to the trouble of finding the guesthouse and moving in, we encourage them to take a chance and try and talk to people. There are very few opportunities to live alongside people from other countries without actually living abroad, so I would hope that communicating with many people would inspire residents. If they do that, I think it can be a really exciting experience!

A building which is made from wood or light steel is known as an apartment, and most of the apartments are two stories. Usually the wall of a Japanese apartment is thin, so that you may hear noise from the room next door. Floors of the rooms are mostly made of tatami (Japanese traditional mat). Rooms with tatami flooring are cooler in the summer and warmer in the winter. Many Japanese people like to have a tatami floored room in their house. It is also effective for soundproofing.

Mansion type buildings are made of the steel framework and the reinforced concrete. These buildings have three or more stories and the rent is higher than the apartment.

In Japan, apartments are rented through the real estate agents and usually rent out for minimum of two years. Some of the real estate agents refuse their services for a foreigner who doesn't have a Japanese guarantor. Most of the real estate agents need the information about your financial background and to have a guarantor (Japanese nationality) with a stable financial background.　If you are unable to find your guarantor, consult with your real estate agent about it. Some of the real estate agents would introduce you to a company which provides a guarantor service with charge.

When you are applying for an apartment, you have to pay various fees such as reservation fee, key money, service fee, deposit and insurance too. Therefore it will be better to visit and check the room by taking photos to be sure, before sign in the contract paper. It is because; there is no charge to visit the room.

Moving Services
To move from one place to another place in Tokyo area, it is better to contact with a moving services company for safety and deliver your goods on time. There are so many professional moving services companies in Tokyo, with full of English support. You will be supported by their well experienced staff with high-quality services. Not only domestic services, but also worldwide moving services are available in Japan.

Some of the real estate agents and the moving services companies providing English assistance are as below;

1. Preparing to move out

When you have decided on the date you wish to move, contact your real estate agent and notify them. You will need to arrange a time (on the day you move out) for the agent to pick up your room key, and officially 'return the room' to the landlord.
 
If you are late in giving notice, your deposit may not be refunded. If your contract requires one month's notice before moving, you will be required to pay one month's rent from the date you give notice. This applies even if you move out less than a month after giving notice.

2. 'Returning' the room to the landlord

(1) Return of the key
Do not forget to return the keys to the landlord or the real estate agent.

(2) Inspection of the room by the agent
Take care not to leave any trash or personal possessions in your room. After you have packed and removed all of your belongings, the agent will check your room for damage. Assuming they find none, your deposit money (minus the standard cleaning fee) will be repaid in full.

3. Restoring the room to its original condition

>at the tenant's expense 
-- Professional cleaning of the room
-- Anything broken or damaged by the tenant, either on purpose or by accident
Ex. Scratches on the floor, wallpaper yellowed by smoke, etc

>at the landlord's expense
-- Anything broken due to age. Usually, when something breaks when it is 10 years old or more, it is considered to be due to age, and is the landlord's responsibility.
-- Stains or damage from natural causes. This applies to Tatami or Fusuma (Japanese paper doors) yellowed by sunlight.
-- Damage to the building which occurs outside the tenant's apartment.

The cost for repairing any damages to your room will be deducted from your deposit, and the remainder will be refunded to you. Keep in mind that the repair fee for damage caused by age or nature is the responsibility of the landlord, while only damage caused by the tenant's negligence is their own responsibility.

In Japan, the basic cleaning fee (the amount varies from apartment to apartment) is deducted from your deposit even if you keep the room clean. On top of this basic fee, the dirtier the room is, the more you will be required to spend.

4. Refund of deposit
Your deposit will be refunded to you about a month after you move out. Any unpaid rent, costs for repairing damages, and the (surprisingly expensive) cleaning fee will be deducted from the original amount you deposited. Because of this, it is likely that only half of your deposit will be refunded. It is also standard that your refund will be sent to you by bank transfer, at your own expense.  

5. Other things to remember
After moving, it's important to go to a post office in your area and fill out a change of address form (Tenso-todoke), to have your mail forwarded to your new address.
The post office will continue to forward your mail for one year after you submit this form.

1. Making arrangements

1) Turning on your electricity, gas, and water
Contact each utility office in your city. Because most of these offices will not employ any English speakers, we suggest you to get a Japanese speaking friend to help.

　・ Tokyo Electric Power Company
　・ Tokyo Gas
　・ Bureau of Waterworks, Tokyo Metropolitan Government

2) Application for a Certificate of Alien Registration and change of address
Go to the municipal office of the city you have just moved to and register for your Gaijin Card. You will be able to get all the information and materials for applying at the office.
　
3) Opening a bank account and/or changing your address
Go to the bank of your choice, and take with you your passport, signet/seal stamp (if you have one), Certificate of Alien Registration, or Certificate of Items Stated in Alien Registration Original Slip. Some banks will allow you to sign your name instead of stamping your seal. However, if your bank does not allow this, you can buy and use a stamp which has any Japanese name. Be careful not to lose it, though, since it will be required whenever you withdraw cash (not including ATM) or when you close your account.
When you move, you'll need to visit your bank with your bankbook and your seal, and register your new address with them.
　
4) Changing the address on your driver's license
This can be done at the local police office in the town you have just moved to.

2. Greeting your landlord
When you move in, it is common courtesy to greet your landlord. Especially in Japan, first impressions are very important. It's nice to bring a small offering or gift, such as some sort of sweets.

When moving into a new house, especially in a rural area, you might have to introduce yourself to your neighbors too.

In case of emergency, it is your landlord or neighbors that help you most. Having a good relationship with them is important. If they like you, they are more likely to tolerate whatever you may do.

1. Earnest money/ Promise money

Azukari kin(earnest money)is also called Moushikomi kin(application money). It is payment for officially reserving a room, or officially expressing interest in it. In some cases, azukari-kin can be refundable even if you cancel your reservation. However, in some cases, azukari-kin is not refundable. If an agent asks you to pay anything resembling this, make sure you ask whether it is Azukari kin or Tetsuke kin, and be sure to find out whether it is refundable if you cancel your reservation.
　
Tetsuke kin(a kind of 'earnest money') is money held to prevent an applicant from running out on their contract, and also to protect the applicant should the contract be cancelled by the agent. It protects both parties. If an applicant gives an agent Tetsuke kin, the applicant can cancel the contract anytime by abandoning his/her Tetsuke kin. On the other hand, the agent can annul the contract at any time, if they refund double the Tetsuke kin to the applicant.

2. Types of contracts
There are two types of contracts:

Personal contract
The tenant prepares and signs the contract him or herself. The landlord will likely do an intensive background check in this case.

Corporate contract
The company which employs the tenant will prepare and sign the contract on the tenant's behalf. In this case, the landlord will most likely not do an intensive background check on the tenant, since it is the company which will be paying the rent and taking responsibility for the rental of the apartment.
　
With a corporate contract, it is much easier to pass the landlord's background check. It is advisable to ask your company to take care of your apartment for you, if at all possible.

3. Contract forms
The contract forms/outline will be provided by your real estate agent.
Three copies will be drawn up: one for the owner, one for the real estate agent, and one for you.
　
The contents of contracts vary widely depending upon the property owner and the real estate agent. In some cases the wording may be complex and difficult to understand. Before signing the contract, have the real estate agent explain any important matters.

The general condition of the space to be rented and the conditions for staying there (prohibitions and requirements) will be stated in the contract. Since many (possibly strict) rules will be included, make sure you understand the contract 100% before you sign it, to avoid any trouble later on.

4. Make sure you understand:

-- Special rules and conditions  
You, for example, may not be allowed to have a pet, play musical instruments, use an oil heater, remodel your room, or use your room for any purpose other than as a personal residence. Since conditions are different depending on the apartment, make sure to negotiate these types of conditions before entering into a contract. If you have already signed your contract, be sure to respect these rules and conditions.

-- When your rent is due  
Usually, rent is due at the end of each month. You should pay your rent by bank transfer, or in to your agent in person, between the 25th and 28th of each month. It's a good idea to negotiate a rent due date that closely follows your payday at work.

-- Fee for renewing your contract 
In Japan, you will most often be required to pay a fee to renew your contract. The fee is usually the equivalent of 1 month's rent, but it depends on the apartments. It's a good idea to ask your agent about this before you sign your contract.

-- Paying for repairs/cleaning after you move out, and refund of deposit  
Different agents have different requirements when you move out of your apartment. Even if your room seems clean to you, they may require you to pay a fee to replace the tatami, repaint, etc. The expense for any restoration will be deducted from your deposit, and the balance will be refunded. Ask your agent about this beforehand.

Contracts include a lot of important information, such as the duration of the contract, the details of the deposit, etc. Please take care with your contract... keep it safe and do not lose it!

5. Receipts
Be sure to obtain receipts for everything you pay.

6. Moving in
Once you have decided what date you want to move in, contact your real estate agent and landlord.
　
If the term of your stay is too short (under a year), you may be turned down by landlords. If the day you wish to move in is too far in the future, real estate agents may not accept your request. It is advisable to move in within 2 weeks after you finalize your contract.
　
If you decide to move in later than that date, you will most likely still have to pay for rent, even though you are not living in the apartment.

1. Preparing for your move

2. Gaikokujin Toroku (Alien Registration)
The Certificate of Alien Registration is only issued after you are settled, so of course you should not be expected to have it if you have just arrived in Japan. If you have just arrived, and would like to move to your own house but have no certificate, consult your real estate agent. The agent may accept your Certificate of Alien Registration after your move. The certificate is issued at each city's municipal office.

The following details the procedure to acquire an Alien Registration certificate.

1. Place for application
   Apply at your ( city/ku/cho government office)
2. Terms of application
   You are required to apply within 90 days of your entry into Japan.
3. Issue of the Certificate of Alien Registration.
   The purpose of the Alien Registration Certificate is to register certain personal details (your job/visa type/address/etc) with the government of the city/town in which you reside. In order to get your certificate you must report these details to your local city office.
4. Time required to issue a Certificate of Alien Registration.
   It usually takes about 2 to 3 weeks after registration for the card to be issued.
5. Changes or corrections of information previously registered
   When any of the information on your card becomes outdated, you are required to return to the city office to report the change. You will not need to apply for a new card, the corrections will be written on the back of your old one.
6. Valid period
   The valid period of a Certificate of Alien Registration is stated on the certificate itself as 「RENEW WITH IN 30 DAYS OF･･･」. Usually the certificate must be renewed every 5 years. However, a permanent resident・special permanent resident must renew it every 7 years, and in the case that the valid period of a visa is under a year, the certificate must be renewed every year.

3. Inkan Toroku (Seal Registration)
Japanese place more value on an Inkan (seal) of an individual than they do on a signature. In case some places refuse to acknowledge your signature, you should have an Inkan.
The Certificate of Seal is a document to prove that your seal is an official registered one.
To register your seal, follow these instructions:

1. Apply at the city/ku/cho government office where you live.
　
2. Fill in the necessary forms and show them your seal and ID (such as your Certificate of Alien Registration).
　
3. If you are not applying in person, and instead choose to send a friend or someone from your company to register for you, that person must also bring a warrant, and their own registered inkan.
　

The following types of seals may be officially registered:
　・The stamp of the seal must be within 8mm and 25mm in height/width.
　・The seal must be made of a material which is not easy to alter (to avoid forgeries).
　・The name on your seal must exactly match the name on your Alien Registration Card. However, it is not necessary to use your full name. You may choose just your first name, or just your family name.
　・The seal may not have any patterns or decorations.

The seal itself can be bought from any number of shops which specialize in making them. You can register only one seal. If your registered seal is ever lost or stolen, you will need to report it much like reporting a lost credit card, to avoid　the possibility that someone might do something damaging or dangerous in your name.

To report the loss of an inkan, you will need to submit a form called "Inkan Toroku Haishi Moshikomisho (Application form for seal registration disuse)" to your local government office.
　
The Inkan Toroku Shomeisho (Certificate of Seal Registration) is issued by a government office. To apply for one, fill in an application form and submit it with your Seal Registration Document (Card), which will be issued when you register your seal. Usually, you don't need to take your registered seal to the office. However, if your Seal Registration Document is not in the form of a card, your registered seal may be required.

4. Money
How much money do you need when you first sign your contract?

Fee　information

REIKIN (Gift-Money) 
Typically, reikin will amount to the equivalent of 2 months' rent, but occasionally you can find an apartment requiring only 1 month or so. Reikin is a mandatory non-refundable gift to the owner.

SHIKIKIN (Deposit) 
Shikikin typically amounts to the equivalent of 2 months' rent. However, it depends on the apartment. When you move out, a certain amount of money will be deducted from the Shikikin to pay for cleaning and repairs. Any money left over will be refunded.

CHUKAI-TESUURYO (Agent Fee)
The fee paid to the real estate agent for finding the apartment. Usually equivalent to 1 month's rent.

MAEYACHIN (Advance Rent)
Since you are supposed to pay your rent in advance, the rent for the first calendar-month of your stay (from the day you move in to the last day of the month) will be required in advance, when you sign your contract. If you move into your apartment mid-month, you will be charged only for the remainder of that month.

KASAIHOKEN (Fire Insurance) 
You will be required to have insurance, the amount of which will depend on your apartment. Since Insurance fees vary depending on the size of the room and the type of construction of the apartment, it's a good idea to ask in advance. It's usually somewhere between ￥10,000 and ￥30,000.

5. The documents
Once you have prepared the documents required by the real estate agent, you will be ready to sign your contract!
　
The followings will be required when you sign your contract:
From the lessee/tenant:
　・Certificate of Alien Registration
　・Passport
　・ Resident Card.
Certificate of Items Stated in Alien Registration Original Slip
　・Certificate of Seal Registration）
　・Certificate of income or withholding slip
　・Contract form
　・Seal or registered seal
　・Student ID(If a lessee is a student)
From the guarantor:
　・Certificate of Seal Registration
　・ Seal(registered seal)
　・Undersigned and sealed 'Certificate of being a guarantor'

(If the guarantor is not present when the contract is signed)
(Otherwise, the guarantor may be required to sign or stamp their seal somewhere on the contract itself)

1. Before searching for an apartment

1. What is your preferred line, and where is your preferred area?
2. What style of building do you want to live in?
3. How much is your maximum budget?
4. How old are the buildings being offered by the real estate agent?
5. Which type of room do you want to live in?・・Layout
6. What kind of furnishings and facilities do you need?
7. What type of conveniences do you want to have near your home?
8. Which aspect do you want housing to have?
9. How long will the term of lease be?
10. Who will be your guarantor?

2. What is your preferred line, and where is your preferred area?・・(Transportation)
In Japan, transportation access is usually shown in terms of proximity to local train stations. In other words, access is shown by the amount of time that it takes to the nearest train station.
For example, "X minutes on foot from XX station""X minutes by bus from XX station"
"X minutes by bus from XX station and then X minutes on foot"
Generally, 1 minute by walk =80 meter in the real estate world.

Large cities, like Tokyo, are densely packed with people and companies. This leads to a shortage of land and to tremendously high rental costs for housing. Most Japanese agree that searching for a house is a difficult endeavor.
If you are looking to find housing more quickly it is best to consider not only major populated areas but also areas that are a little further away from the big cities and prefectures.

3. What style of building do you want to live in?・・(Type of Housing)
There are three basic types of housing: (a)Apartment buildings(usually constructed from wood and 1 to 2 floors in height; (b)"Mansions" (usually several stories high and constructed from concrete and reinforced steel); and (c) Single-household buildings.
　
Apartment buildings come in two types: (a) the room type, in which an indoor corridor leads to the front door of each individual apartment, and (b) the house type, in which an outdoor path leads to the front door of each apartment. Mansions come in two types: (a) the family type, in which there are two or more rooms for a household, and (b) the one-room type, with a single room and the necessary facilities for one tenant.

1F-5F: Ground floor to the fifth floor(The ground floor is called the first floor in Japan.)
B1: The underground floor.

　
4. How much is your maximum budget?・・（Rent）
It is usually better if your rent is under 25% to 30% of your income. The housing problem in major cities of Japan is very serious even for the Japanese. Before you rent an apartment, you must consider how much you can afford to pay for the rent. Rent varies according to area, the newness of the building, facilities, and size of the building.

Rent is typically collected monthly. There are many cases in which, in addition to rent, the tenant must pay small managerial fees. (Your budget should include the cost of rent and managerial fees.)

When signing a lease, the tenant usually must also pay a security deposit(equal to about 1 to 3 months' rent), "key money"(about 2 months' rent), a commission, and possibly other one-time costs. As it is hard to find housing if you take all these costs into consideration, please indicate only the amount of rent that you wish to pay.

The following are other costs you should consider when planning your budget.
The closer housing is to a station the more expensive it is. Housings which you need to take a bus to get to, is quite inexpensive. Housings which have no shower room is cheaper by ￥20,000 - ￥30,000 than others. As for mansions, the first floor also tends to be less expensive.

In Japan, rooms are normally unfurnished, so you will have to purchase new appliances, bedding, etc... before moving-in. Moreover, you must consider the cost of utilities(gas, water, electricity, etc.) which may be substantially higher than the cost in your home country. 　

5. How old are the buildings being offered by the real estate agent?
Usually the older the housing is the cheaper and larger it is. A building more than 10 year old is generally much less expensive.　

6. What is your preferred floor plan?
Layout is shown with numbers representing the number of independent rooms and the presence of a kitchen, kitchen/dining room or kitchen/dining room/living room. For example, a "3LDK" consists of three rooms plus a single room to be used as a living room(L), dining room(D),and Kitchen(K). Other common abbreviations are "DK" which indicates a combined dining room/kitchen, and "K" indicating a kitchen.

1 jo, in most cases, is 1.55m², 6-jo, and 4.5-jo rooms are extremely common. LDK and DK rooms are of various sizes. There are two basic types of rooms: Japanese-style rooms with tatami flooring and Western-style rooms with wooden floors. (See the note about the benefits of tatami flooring)　

7. What kind of furnishings and facilities do you need?
Individual housing units often have their own toilets, but if they don't, there will be a common toilet, to be shared with other housing units in the building. Also there are housing units with private baths and housing with no bathtub at all. Ordinarily baths will not be shared between several housing units.
　
In one-room mansions, sometimes the bath and toilet are together in one room(this is called a "unit bath" and is represented by the letters "UB") and sometimes there is only a shower and no bathtub. 　

Most dwellings lack furniture, air-conditioners, and heaters. You, as the dwelling's tenant, are expected to provide these yourself. You'll need to bring money to buy amenities like furniture before setting up house in Japan.

Also confirm with the agent if using a heater is allowed in the apartment. To prevent a fire, some apartments do not allow a gas and kerosene stove to be used in the apartment. 　

8. What type of conveniences do you want to have near your home?
The environment surrounding your housing is quite important. It is important to have a public bath nearby if you do not have a bath, or to have a coin laundry in the area if you do not have a washing machine. If you have children, it is best to ask ahead of time about local child-care facilities and schools.

9. Direction・・Sunlight
In Japan, apartments with windows that face south, southeast, or southwest are considered best. Next in popularity are rooms facing east. Rooms facing west are not very popular, while those facing north are very unpopular.

　
10. How long will the term of the lease be?･･Lease Duration
If the term of your stay is too short (under a year), you might be refused as a tenant. Also, if your moving date is too far in the future, real estate agents might not accept your request. It is typical to move in within 2 weeks at the latest from the day you make a contract.　

11. Guarantor?
To lease the room in Japan you have to arrange the guarantor by yourself. If you cannot arrange the guarantor, feel free to consult with the real estate agent.