You found an apartment in Japan with rent you can afford. Then the agent sends an estimate with several unfamiliar lines: shikikin, reikin, agency fee, insurance and more. The amount due before you receive the keys can be much higher than one month’s rent. Ask for an itemized written estimate before deciding, because the charges and terms vary by property.
Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) Apartment Search Guidebook (English PDF) lists the common payments at signing. Use the guide below to read your own estimate; the actual lease and related agreements control the amounts and conditions.
Common lines on a rental estimate
| Japanese | Reading | What the line usually means | Ask this |
|---|---|---|---|
| 敷金 | shikikin | Security deposit held to cover obligations such as unpaid rent or applicable repair costs; a balance may be returned after move-out settlement. | What can be deducted, and how will the balance be settled? |
| 礼金 | reikin | Key money paid to the landlord when signing; generally not returned. | Is this apartment’s key money required, and how much? |
| 仲介手数料 | chūkai tesūryō | Fee paid to the real estate agent for arranging the rental agreement. | What is the total including any applicable tax? |
| 前家賃 / 日割り家賃 | maeyachin / hiwari yachin | Rent paid in advance, sometimes including a prorated amount for a partial first month. | Which dates does each rent line cover? |
| 共益費 / 管理費 | kyōekihi / kanrihi | Common service or management charge, often paid with rent. | Is it also due each month, and for which period is the first payment? |
| 保証料 | hoshōryō | Fee for a rent guarantee company if the property requires one. | Are there monthly or renewal fees as well as the initial fee? |
| 火災保険料 / 損害保険料 | kasai hokenryō / songai hokenryō | Insurance premium for coverage specified for the tenancy. | What is covered, for what period, and when does it renew? |
Other lines can appear, such as a lock-change charge, cleaning charge or a regional shikibiki (a specified non-refundable deduction). Do not assume these apply to every property. Ask what each item is for, when it becomes payable, and what happens if the agreement is not completed.
Three distinctions that prevent confusion
1. A deposit is not the same as key money
Shikikin is settled when you leave, after any applicable deductions under the agreement. It does not promise a full refund. Reikin is normally a non-refundable payment at signing. Read any special terms about cleaning, restoration and deposit deductions before signing. The MLIT English restoration leaflet explains the general distinction between ordinary wear and damage for which a tenant may bear costs.
2. Advance rent is rent for a specific period
An upfront rent line is not an extra gift to the landlord. Ask the agent to show the calendar dates covered by each entry, including any prorated rent and the following month. This lets you see when the next ordinary rent payment will be due and avoid counting the same month twice in your budget.
3. The move-in total and monthly cost are different
The signing estimate may include one-time payments, advance rent and charges that recur later. Ask for both the full amount due before receiving the keys and the regular monthly amount. Also ask about possible contract renewal charges and guarantee or insurance renewals. A property with a lower advertised rent may have a different total cost over your expected stay.
Questions to send your agent
- Could you send an itemized estimate showing the total due before the keys are handed over?
- Which items are refundable, non-refundable or settled at move-out?
- Which exact dates do the advance and prorated rent cover?
- What will I pay each month after moving in, including management charges?
- Are there guarantee-company, insurance, cleaning, lock-change or other fees? What do they cover?
- Are any fees due at renewal or when I move out? Which clauses in the lease explain them?
- If I pay an application or reservation amount but the agreement is not signed, what are the refund terms?
Try this Japanese sentence: 「初期費用の内訳と、毎月かかる費用を教えてください。」 (Shoki hiyō no uchiwake to, maitsuki kakaru hiyō o oshiete kudasai.) — “Please show me the breakdown of initial costs and the monthly costs.” To clarify rent dates: 「前家賃は何月分ですか。」 (Maeyachin wa nangatsu-bun desu ka?) — “Which month’s rent is the advance payment for?”
Before you transfer money
Compare the estimate with the lease, important-points explanation and any separate guarantee or insurance contract. Confirm the payee, due date and payment instructions with the agent through a trusted channel. Keep the estimate and receipts. MLIT advises tenants to understand the contract and check deposits, key money, renewal fees and restoration conditions before signing.
For the full search-to-move-out sequence, start with our Japanese apartment rental guide. If the estimate includes a guarantee-company fee, our rental guarantor guide explains what to check. After you receive the keys, use the move-in condition checklist.
