Beyond rent, deposit, and key money, Japanese rental contracts commonly add: guarantor fee (50–100% of rent), lock exchange (¥15,000–25,000), fire insurance (¥15,000–20,000/2yr), “24-hour support” (¥15,000–20,000/2yr — often refusable), disinfection fee (¥10,000–20,000 — usually refusable), renewal fee every 2 years (1 month’s rent), and a move-out cleaning fee. Ask for the full 見積もり (itemized quote) before applying and challenge the optional lines.
The listing said ¥80,000 a month. The agent’s quote says your move-in total is ¥427,350, and half the line items are things you’ve never heard of — 安心サポート? 消毒施工料? You don’t know which numbers are real, which are padding, and which you’re allowed to question.
Here’s the entire list, sorted by what you can refuse, what you can negotiate, and what you just have to pay.
The Full Fee Anatomy of a Japanese Lease
| Fee | Japanese | Typical cost | Can you fight it? |
|---|---|---|---|
| Deposit | 敷金 | 1–2 months | Standard (refundable minus cleaning) |
| Key money | 礼金 | 0–2 months | Negotiable — see no key money guide |
| Agency fee | 仲介手数料 | 0.5–1 month + tax | Legally capped at 1 month; some agencies charge 0.5 |
| Guarantor company | 保証料 | 50–100% of rent | Required, company fixed by landlord |
| Lock exchange | 鍵交換費用 | ¥15,000–25,000 | Hard to refuse; occasionally negotiable |
| Fire insurance | 火災保険 | ¥15,000–20,000/2yr | Required — but often NOT their overpriced policy (see below) |
| 24-hour support | 安心サポート | ¥15,000–20,000/2yr | Frequently refusable — ask |
| Disinfection | 消毒施工料 | ¥10,000–20,000 | Usually refusable — classic padding |
| Renewal fee | 更新料 | 1 month every 2yr | Standard in Kanto; rare in some regions |
| Move-out cleaning | クリーニング費用 | ¥30,000–70,000 | Check if fixed in contract |
The Three Fees to Challenge Every Time
1. Disinfection / deodorizing (消毒施工料)
A ¥15,000 spray that may or may not ever happen. The magic sentence: 「消毒施工は不要ですので、外していただけますか？」(“I don’t need the disinfection service — could you remove it?”) Agencies drop it more often than not. If they insist it’s mandatory, ask them to show where in the landlord’s terms.
2. 24-hour support (安心サポート / あんしんサポート)
A call-center subscription duplicating what your management company and fire insurance already cover. Ask if it’s removable; roughly half the time it is.
3. Their fire insurance policy
Fire/tenant liability insurance itself is genuinely required — but you can usually buy your own policy (¥4,000–8,000/year online, e.g. co-op or net insurers) instead of the agency’s ¥20,000 bundled one. Ask: 「火災保険は自分で加入してもいいですか？」
Realistic total saving from these three: ¥30,000–50,000.
Reading the 見積もり (Quote) Like a Local
- Always get the itemized quote in writing before applying — fees have a way of appearing at contract signing
- Ask which lines are 必須 (required) vs 任意 (optional) — agents must answer honestly when asked directly
- Watch for 前家賃 (next month’s rent prepaid) presented as a “fee” — it’s just rent timing, not a cost
- February–March is peak season: zero negotiating leverage. May–August: agents chase you, everything softens
If Big Upfront Costs Don’t Work for You at All
The fully-loaded move-in for a ¥80,000 apartment lands between ¥350,000 and ¥500,000. If that’s not happening right now, the workarounds are legitimate:
- UR Housing: no key money, no agency fee, no renewal fee, no guarantor
- Share houses: Oak House gets you moved in for under ¥100,000 total — no key money, no guarantor fee, no lock exchange, furniture included
- Zero-zero campaigns: covered in our no key money guide
Frequently Asked Questions
What fees can I refuse when renting in Japan? Most commonly refusable: disinfection fees (消毒施工料) and 24-hour support subscriptions (安心サポート). You can also usually substitute your own cheaper fire insurance for the agency’s bundled policy. Ask which items are optional before signing.
Is the agency fee negotiable in Japan? It’s legally capped at one month’s rent plus tax, and some agencies advertise half-month or zero fees. Negotiating an existing agency down is harder than choosing a cheaper agency for the same listing — many properties are listed by multiple agencies.
What is a renewal fee (koshinryo)? A fee of about one month’s rent paid every two years to renew the lease, standard in Tokyo/Kanto. It’s legal (Supreme Court upheld it) and rarely negotiable — factor it into your true monthly cost.
How much does moving into a Japanese apartment really cost? Typically 4–6x monthly rent all-in: on ¥80,000 rent, expect ¥350,000–500,000 including deposit, key money, agency fee, guarantor fee, insurance, and small mandatory extras.