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"When you arrive into a new home in Japan, the first thing you’ll notice is an extensive list of fees that go outside the monthly rent. Even if you’re new to the country, familiarizing yourself with these charges can save you thousands of yen and help you avoid common pitfalls. Below is a useful 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: What Is a Deposit?

"In Japan, the term "deposit" (保証金, shōhōkin) refers to the money you hand over 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 number of different ways:"

"•　保証金 (Shōhōkin) – The "security deposit" that is fully refundable when 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 non‑refundable and typically equals one or two months’ rent"
"•　敷金 (Shikikin) – A "maintenance deposit" held by the landlord for repairs. 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, typically 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) – Lease agreements usually 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: one to two months’ rent"
"•　Reikin: one to two months’ rent, sometimes three months for high‑end properties"
"•　Shikikin: 1 month’s rent (often less than shōhōkin)"
"•　Broker commission: one to two 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 typical. Anything higher warrants a more scrutiny, especially if the landlord is eager to fill the unit."

Checking the Refund Process

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

"•　Verify the lease includes a "退去時の返金手続き" (refund procedure at move‑out)."
"•　Inquire if the refund will be paid in one lump sum or in multiple installments."
"•　Ensure the landlord agrees to a documented and fair "damage assessment"."
"•　Ask for a receipt or an inventory list (入居時・退去時の検査表) detailing the rooms and appliances’ condition."

Reducing Fees through Negotiation

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

"•　Present proof of solid credit and stable income: Landlords may reduce or waive reikin if you prove your reliability."
"•　Request a slightly lower Shōhōkin: Some landlords permit 0.5 or 1 month’s rent as a security deposit, particularly if you have a guarantor."
"•　Employ a Guarantor Company: If you’re a foreigner lacking a Japanese guarantor, a guarantor company can step in. These firms typically charge a fee (1–2% of annual rent) but can lower the shōhōkin needed."
"•　Choose a shorter lease: If the landlord accepts a one‑year lease over a three‑year lease, they may be more flexible on initial fees."
"•　Leverage the Broker: Brokers sometimes have relationships with landlords that allow them to negotiate lower fees. Ask if the broker can bundle the fees or apply a discount."

Common Mistakes to Avoid

"•　Assuming All Deposits Are Refundable: The reikin is never refunded."
"•　Failing to read the lease thoroughly: Small print can conceal additional charges, such as a monthly "management fee" (管理費)."
"•　Avoiding the Move‑Out Inspection: If you skip the inspection or refuse to sign the inventory list, the landlord may retain part of the deposit for damage."
"•　Failing to obtain receipts: Keep copies of all receipts, especially for broker commission and 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."

Tips for a Smooth Move‑In

"•　Bring a Japanese‑speaking friend or hire a translator for the lease signing."
"•　Request that the landlord or broker specify a "fire insurance" (火災保険) policy requirement. Most landlords will ask for a basic policy covering building damage."
"•　Create a checklist of all costs: rent, shōhōkin, reikin, shikikin, broker commission, utilities, and other fees."
"•　Use a "flat‑fee" rental platform (e.g., SUUMO or LIFULL) that lists all costs upfront."
"•　Request an English copy of the lease if possible. Even a rough translation helps track the numbers later."

Dealing with Overcharges

"•　Send a written notice to the landlord or broker, referencing lease clauses that support your claim."
"•　If the broker is a registered company, file a complaint with the "Real Estate Brokerage Association" (不動産仲介業協会)."
"•　Seek legal advice from a local attorney or a tenant advocacy group (住民団体)."
"•　Use social media or online forums (like Reddit Japan or Facebook groups) to share your experience and gather advice from others who’ve faced similar issues."

Quick Reference Table

Fee Type | Typical Amount | 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 名古屋市東区 マンション売却 相談 a willingness to negotiate, you’ll be able to secure a great rental property without breaking the bank.