"When you move into a new home in Japan, the first thing you’ll notice is a long 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 useful guide to the most common deposits and fees you’ll encounter, how they work, and tips for navigating them like a local."

Grasping the Basics: 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 when the property is returned in good condition."
"•　礼金 (Reikin) – A "gift" fee paid to the landlord to show 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, 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."

Common 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: 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 acceptable. Anything higher warrants a closer look, especially if the landlord is in a hurry 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)."
"•　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"."
"•　Obtain a receipt or inventory list (入居時・退去時の検査表) documenting 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:"

"•　Provide evidence of good credit and steady income: Landlords may reduce or waive reikin if you demonstrate reliability."
"•　Seek a reduced Shōhōkin: Some landlords allow 0.5 or 1 month’s rent as a security deposit, especially if you can offer 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."
"•　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)."
"•　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.""
"•　Not getting receipts: Preserve copies of every receipt, particularly 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."

Move‑In Tips for a Smooth Transition

"•　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."
"•　Make a checklist of what you’re paying for: rent, shōhōkin, reikin, shikikin, broker commission, utilities, and any other fees."
"•　Consider using a "flat‑fee" rental platform (such as SUUMO or LIFULL) that lists all costs upfront."
"•　Ask for a copy of the lease in English if possible. Even a rough translation will help you track the numbers later."

Dealing with Overcharges

"•　Contact the landlord or broker in writing, referencing the lease clauses that support your claim."
"•　If the broker is a registered company, 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)."
"•　Utilize social media or online forums (e.g., 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 | Refund policy

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

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

Understanding rental deposits and 名古屋市東区 ペット可賃貸 相談 fees in Japan may seem daunting, particularly for newcomers or those unfamiliar with local real estate. 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.