GaijinPot

November 21, 2009

Accommodation

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GaijinPot Apartments
Phone 03-5403-7785
Email support@gaijinpot.com
URL http://apartments.gaijinpot.com/


With a huge selection of places to stay for both long-term residents and short-term visitors finding somewhere just right might not always be smooth sailing. Whether finding a great apartment to rent, staying in a temple or at a business hotel you'll find all the information you'd ever need to make sure your search goes as smoothly as possible.

Housing in Japan includes modern and traditional styles. Two patterns of residences are predominant in contemporary Japan: the single-family detached house and the multiple-unit building, either owned by an individual or corporation and rented as apartments to tenants, or owned by occupants.

In Japan, multiple-unit blocks are referred to as one of two types: 1) Apaato (アパート）older buildings, which are usually only a few stories in height, without a central secure entrance 2) Manshon (マンション) modern buildings with multiple floors, elevators, and a communal secure gate, with centralised postboxes; they are usually more sturdily built than aparto, normally of reinforced concrete (RC) construction[1]. Additional kinds of housing, especially for unmarried people, include boarding houses (which are popular among college students), dormitories (common in companies), and barracks (for members of the Self-Defense Forces, police and some other public employees).


Contents

Helpful Links


English Speaking Real Estate Agencies

Gaijin Houses

Hotels

Ryokans

Bed & Breakfasts

Youth Hostels

Apartments

From 1 room Studio Apartments to luxury 5LDKs (5 bedrooms, living room (L), dining room (D) and a kitchen (K), some with tatami matting and others western-style flooring, Japan has apartments to fit a wide range of needs and budgets. When looking you should be aware that property in Japan, especially metropolitan areas such as Tokyo, is very expensive. Apartments in Tokyo and other large cities are also generally very small and the storage available can be somewhat limited.

When looking for an apartment it is common to use a real estate agent rather than renting directly from a landlord. Those hoping to live with a partner in an apartment should be aware of that living together will require both people's names to be on the rental contract, failing to do so could void your contract.

Many agents require you to provide information about your financial situation as well as demand that a guarantor co-signs the rental contract. The guarantor works as a security measure in case you are unable to pay your rent. There are special conditions as to just who can be a guarantor. Normally it has to be a Japanese national with a stable financial situation. It could also be the company at which you are employed at; however if the company has only recently set up business in Japan you could have difficulties in proving that the company has a good and stable financial background (it does not matter even if the company has been established outside of Japan for a long time).

Apartments usually come unfurnished and utilities are rarely included. Many apartments come with items such as air conditioners; however ovens, dishwashers and refrigerators are things you will usually need to buy.

You are generally not allowed to keep pets in your apartment unless your tenancy agreement specifically permits you to do so.

Guesthouses

Offering budget accomodation in central locations, providing both private and shared rooms with communal facilities guesthouses are a popular alternative to renting an apartment or staying in a hotel for a huge number of residents and tourists in Japan.

Staying at a guest house is fairly flexible as there are no long minimum stays and you will not be required to pay any key money or have a guarantor. The rent covers utility bills and the rooms are furnished and normally internet access is provided. For those staying in Japan less than a month there are also some guest houses that rent on a weekly basis.

Ryokan

Ryokan are traditional Japanese inns. The rooms in a ryokan generally consist of a tatami floor, a low table and futons. Guests are provided with a yukata, a Japanese robe, which you can wear in the Ryokan. The overnight stay includes a Japanese style dinner and breakfast. Most ryokans have communal bath with separate sections for men and women. Sometimes there will be private baths or family baths available for those who wish to have some more privacy however you will probably need to book these in advance. Ryokan's are generally considered to be a bit classier and, consequently, more expensive than Minshukus (see below); however, this is not always the case. Ryokans charge a per person rate and might sometimes be reluctant to accept a single stay in their rooms.

Minshuku

Minshuku are traditional Japanese pensions, generally a large, private home that has been equipped to accept visitors. Minshuku rooms are not equipped with yukata and towel and you are expected to fold up the beddings and stow it away in the closet in the morning, just as a family member would do. In return the rates are normally lower than that of ryokans and you will have a chance to experience some of the daily life in a Japanese home.

Youth Hostels

Youth hostels are about what you would expect them to be if you have ever gone to a youth hostel in America or Europe, only a lot cleaner. Youth hostels are relatively inexpensive and you should book well in advance.

You need a Youth Hostel Membership Card to stay at a youth hostel. Membership cards can be purchased either in your home country or at a Youth Hostel Association office. An International Hostelling card will be issued for those staying in Japan less than a year and a national membership for those staying longer than a year. You can sometimes stay overnight without a membership card, if you pay an additional fee.

Find out more at:

http://www.jyh.or.jp/english/index.html
http://www.hihostels.com/

Western Style Hotels

Japan has a wide range of Western hotels covering both domestic and international chains that offer hotel stays from budget prices to high-end luxury. Some hotels offer both western and Japanese style room for guests to stay in and there is also the choice of a combined wester and Japanese room. The Japanese rooms will have tatami and guests will sleep on futon beds. Western style rooms are equipped with all the comforts and amenities that you would expect. Larger and more luxurious hotels will usually have bilingual staff but smaller hotels and especially hotels outside the metropolitan areas will usually not; but staying at a western hotel, even without bilingual staff, shouldn’t be any problem as the Japanese staff are generally very helpful and service minded.

Business Hotels

Japanese business travelers often stay at Business hotels which offer a somewhat less expensive stay. The hotels are generally located close to railway stations which makes for a convenient stay but the rooms can be quite small and usually without room service and few amenities in the room. You will find vending machines in the hall way where you can by snacks and drinks. Usually there will also be a restaurants in the hotel or close to the hotel.

Temples

In some Buddhist temples, tourists are welcome to stay the night. The stay will not be as flexible as other accommodations as you will be asked to follow a strict schedule with specific times for dinner and breakfast. Also the food served will be vegetarian and the hours when you can take a bath are restricted.

Most choose to stay at a Buddhist temple for the experience rather than as an alternative to a hotel or ryokan.

Love Hotels

Love hotels are, as the name implies, hotels that are generally used by couples who want a little privacy. For many they can also be an inexpensive place to spend the night, however, as they are not intended for long stays, you'll probably not be able to leave your things in the hotel and venture outside.

Still for those finding themselves stranded and waiting for the first train home a Love Hotel can be a good solution to get a couple of hours of sleep; as many can be found in popular night life spots (such as the hotels at The Love Hotel Hill in Shibuya) this can be an alternative to an expensive cab ride home for those out clubbing.

The check-in counter is normally designed so that you cannot see the check-in staff and they cannot see you – all to keep the privacy of the guests.

Capsule Hotels

Capsule hotels are mainly targeted towards male guests and they offer a cheap bed but not much else. The guest rooms are actually small capsules that the guest crawls into. You will find few amenities but the “rooms” are usually equipped with a television. Coin lockers as well as shared bathrooms are available for guests.

Short-term Stays, service apartments

Given that the initial costs are so high to move into an apartment, many new arrivals start off with temporary housing to bide themselves the time and money to make the move. Serviced apartments could also be a good solution for those staying semi-long time in Japan as service apartments are furnished, come with necessary home appliances and also often have a reception with staff that can be of assistance. Unlike a normal apartment, these accommodations usually only require monthly rent and may stipulate a minimum period of stay - they come in a variety of different levels of comfort/price.

Real Estate Agents

You will generally find it easier/have more choice finding an apartment using a real estate agent. There are a number of bilingual Real Estate Agents that specialize in providing service to foreigners. There is no charge to use an agent until a contract has been signed, but if you do decide on an accommodation that you found through them, it will cost you a fee equal to approximately one month's rent.

Special Code Words

Special code words you will find at real estate agencies:

  • A "mansion" is generally an upscale apartment.
  • 1K (one room and a kitchen)
  • 1DK (one room and a dining room/kitchen)
  • 1LDK (one room, a living room, and a dining room/kitchen)
  • Measurements are usually in terms of tatami mats (jou). Tatami mats generally measure 1 x.5 meters. An average, small room will measure around 6 jou.

Move-in Fees

Be prepared to pay a bundle of dough up front. The move-in costs generally amount to 3 to 7 months of rent (even for modest places, plan on paying somewhere between 300,000 - 500,000 yen before you see the front door key).The initial move-in fees generally break down as such:

  • 1st month's rent.
  • Reservation fee (tetsukekin) usually equal to one month's rent is paid when you apply for an apartment and before the contract is signed and is returned after the contract is signed.
  • Refundable damage deposit (Shikikin) equal to 2-3 months rent. This is refundable in theory, but don't plan on getting all of it back.
  • Key money (Reikin) equal to 1-2 months rent as a nonrefundable gift to the landlord (ouch!). In the past few years, some landlords have been abandoning this fee, but this is still the exception, not the rule.
  • An agency fee is usually a real estate agent, you'll be expected to pay a fee that amounts to about 1 month's rent.

Buying an apartment/house

The Japanese property market is very closely connected to the Stock Market and before the massive fall of the Stock Market in the 1980s prices property had been soaring high. When the market dropped investors quickly left the property market. Today the investors are back and property prices are again soaring.

When looking at properties to buy not only is location important, you should also consider the building date. Buying new property can be very expensive however older properties can have their own share of problems which in the end could turn out to be very expensive not to say troublesome. Older apartments are usually not designed to fit today’s standard sizes which can make for trouble when buying furniture and also kitchen appliances such as refrigerators, lower amperage circuits and internet connections problems should be taken into account. More importantly one should consider that apartments 30 years or older are build before the newer construction regulations came into effect with its stricter terms of earthquake resistance in buildings.

Buying an apartment in Japan can be quite difficult and to get help the buyer could use a Buyer's Agent that will represent your interests and help out during the process. Compensation is usually paid when the property purchase is completed and for more expensive property there is normally a commission calculated from the purchase price.

Some of the documents you surely will come in contact with when buying an apartment is the following:

  • Offer/ letter of intent

A letter stating intention of buying the apartment. Be aware that the letter of intent is not legally binding for either the seller or the buyer in Japan. The seller could therefore be in contact with several different potential buyers. The final deal is sealed first when the purchased contract is accepted and signed by both parties.

  • Purchase contract

The purchase contract will state all relevant information such as property information, closing date(date of title transfer) and legal considerations.

After buying the apartment make sure to put aside money for renovations that you will be needing to do on a a regular basis. Buying an apartment also requires you to pay a one-time tax usually ranging between 6-8 percent of purchase price.

Loan

To qualify for a mortgage foreigners living in Japan previously needed to show that they had lived in Japan for a number of years. However today there has been a loosening of the previously strict regulations. Still many banks require Permanent Resident status for loan applicants. Some general rules when applying is as below.

  • Applicant 20-65 years old
  • Annual income above 4 million yen
  • Japanese co-signer if the annual income is below 4 million yen
  • The applicant will reside in the property purchased
  • Not a lease hold land

The Apartment/Mansion Checklist

Check many Places

Of course it depends on the agency, but some have had the experience at a few Japanese rental agencies that the first places shown are not the best ones (trying to unload defective merchandise?!). In any case, you should look at a few places to get a feel for what you can get for different amounts of money. Don't be in a hurry, hold out for a good place.

Location

Commuting can be really tiresome and checking the closest station and the connection to different lines could really pay off afterwards in time saved and in lower commuting costs.

Neighbor

Check out the Evil Neighbor:Thickness of Wall Ratio! You don't want to be stuck in an apartment where you can hear each other eating breakfast, or get complaints every time a friend comes over. This can be a tough one to check, because you'll probably be looking in the daytime when there is no one at home in the apartment next door.

Closet

Check the closet space. Make sure you have enough.

Toilet

Check the toilet. To sit or to squat. That is the question.

Bathroom

Check the bathroom. Pay particular attention to the bath and/or shower. If there is a shower try to check the water pressure/heat. Funky showers/no showers may seem like an interesting novelty at first, but very quickly you might find that novelty wears off.

Don't Rush

Don't sign anything/pay any money until you are completely decided. It usually isn't cheap to move in (see above), so make it a wise move.

Contracts

Before signing a contract, you'll need the following documents:

  • Certificate of Alien Registration - this is a document that you will receive from your local ward office.
  • Income statement from your company.
  • Guarantor's statement - you might need a guarantor (hoshounin) that "guarantees" that you will pay the rent and not thrash the place. In most cases this will be your employer.
  • Certificate of seal impression (for foreigners, your signature is usually ok)- get it from your local ward office.


Bring a Japanese Person Along

Real estate contracts can be confusing, so unless your Japanese reading ability is quite good, try to either work with a real estate agency that has English speaking staff or bring a Japanese person along to help out.

After moving in

Register at local office

When you have moved into your new apartment you need to register at the local municipal office where they will also change your address on your Alien registration card. The new address will be written at the back of the card. Your are required to always have the correct and current address at your Alien Registration card. You also need to change the address on your driving license if you have one. Moving in and changing the address at all governmental offices can take quite a lot of time as you will need to go down to each local office. Some companies offer their employees extra leave when moving to take care of these issues.

Garbage and Recycling

Trash collection, when not done correct, could be a cause of trouble with neighbors. Following the local regulations of sorting the garbage as well as remembering when to put out the garbage for collection is therefor important if you want to have a harmonious relationship with your neighbors. In Japan trash (gomi) is divided into three categories, combustible trash (moeru gomi), non-combustible trash (moenai gomi) and recyclable trash (shigen gomen). The definition of the categories varies between municipality and each category is collected on different days. Collection days and hours depend on where you live. Signs in the neighborhood inform about garbage collection days. Large size garbage such as furniture and electric appliances is collected by a special collection service against a pick-up fee and you usually need to make an appointment.

Furniture lease

An alternative to buying or perhaps even shipping your furniture from your home country is to rent the interior during you stay in Japan. This has many advantages, one being that since the apartments in Japan usually are very small, compared to many other western countries, the furniture will be fitted to Japanese standard sizes thus making it easier to furniture the apartment. Another advantages of leasing is that you will not have any problem with selling the furniture or paying to get them picked up if you can't bring them with you. There are several different companies leasing out furniture to foreigners, many advertise in magazines directed towards the expat community.

http://www.furniture-rental-tokyo.com/

Sayonara sales

Sayonara sales are a common and excellent way of both finding stuff to you apartment as well as getting rid of everything if you are moving. You can often find new appliances and furniture to very reasonable prices and sometimes even for free. You will find sayonara sales ads in the classifieds section of GaijinPot. Sayonara sales are also a good way of getting rid of your own furniture and things if you don't want to or can't bring them with you. Having a sayonara sale will then eliminate any problems with garbage pick-up time and costs.

Forums

Questions and/or comments? Go to the Accommodation Forum.

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Some content adapted from Wikipedia.org.