Renting in Japan: What Landlords Expect, Guarantor Rules & Getting Your Deposit Back

When I signed my first 1K flat in Warabi, Saitama, the management company handed me a single sheet of paper and said, "Stick this on your fridge." It listed which garbage bag goes out on which morning — plastic on Monday, PET bottles on Wednesday, burnable waste on Friday. I thought, why so serious? Two months later, after a neighbour knocked on my wall at 11pm because I was watching TV too loud, I understood. In Japan, the small rules are the whole game. Today I want to talk about what a landlord actually expects — and how to get your deposit back.

1. Noise: Japanese walls are basically paper

Most Japanese apartments are not soundproof. In a 1K or 1DK, you'll hear the next room. So the landlord's first expectation is noise control.

What keeps complaints away

• Don't run the washing machine after 10pm. Many buildings specify 7am–10pm in the contract.
• If friends come over, keep voices low. A knock on the wall in Japan is a direct complaint, not a joke.
• Tell management before you buy a bicycle or car. Bicycle parking is assigned; unregistered bikes get removed.

One of my students lived in Nakano, Tokyo. He had friends over one night playing music. Next morning, management called — "the family next door complained." That went on his record. When he moved the following year, the reference check was messy.

2. Garbage day: one mistake and your bag comes back

Garbage rules differ by city and by ward. If you move from Tokyo to Osaka, the schedule changes completely. Check your city's official guide — I link to city guides for this.

Typical rules (Tokyo area)

• Burnable waste: twice a week, usually out before 8am at the designated spot.
• Plastic packaging: separate day, separate bag.
• PET bottles and cans: specific bins, sometimes at the convenience store.
• Large furniture: you must buy a sticker from the city office, or you'll be fined.

Put a bag out on the wrong day and someone will write your name on it and leave it at your door. Or they'll check the CCTV and fine you. It's the fastest way to sour a landlord relationship.

3. Guarantor: the biggest hurdle

To rent in Japan you usually need two things: a guarantor company and an emergency contact.

Years ago you needed a Japanese individual guarantor. Now most landlords accept guarantor companies like GTN or CASA. Cost is typically 50–100% of one month's rent upfront, then 1,000–1,500 yen monthly.

What you should have ready

• A support letter from your school's international office.
• Residence card, passport, and photos.
• Most importantly — Japanese language ability. Even JLPT N4 opens doors. N3 makes it much easier.

I always tell students to read our living in Japan guide carefully. It walks through the guarantor system, apartment search sites, and every step.

4. Deposit: how much actually comes back?

Remember two words: shikikin (敷金) = deposit, and reikin (礼金) = key money, a thank-you payment that never comes back.

Typical costs (approximate):

• Shikikin: 1–2 months' rent
• Reikin: 0–2 months' rent
• Agency fee: 1 month's rent
• Guarantor company: 0.5–1 month's rent
• Cleaning fee (mandatory): 30,000–50,000 yen

Total move-in cost can be 4–6 months' rent. Example: for a 50,000 yen flat, expect around 250,000 yen upfront.

How much shikikin returns

It depends on how clean you leave the place. Typically 50–70% of the deposit comes back. But holes in walls, carpet stains, or a dirty room mean deductions.

One of my students lived in Higashisumiyoshi, Osaka. Before moving out, she spent two hours cleaning — window sills, behind the stove, bathroom. She got 80% of her shikikin back. The guy next door didn't clean and lost 30%.

5. The honest trade-off

Japan's strengths are real: safety, punctuality, cleanliness, work ethic. Trains apologise for 5-second delays. Lost wallets come back. But the other side is that rules are strict and mistakes are not easily forgiven. Your landlord isn't trying to be your friend — he wants peace. Once you accept that, life gets easier.

The same discipline applies to part-time work. Read our part-time jobs guide for wages, search tips, and rules.

For a full cost picture — deposit, food, transport — see our cost guide.

If you're thinking about study abroad from Bangladesh, Japan is a genuinely great option — but know the reality before the visa. If you want higher study abroad after HSC, there are scholarships here too. And yes, study abroad without IELTS is possible in Japan — many universities accept JLPT instead.

I counsel students at Inochi Global Education Institute, and at our Narayanganj office on Chashara, College Road, students often drop by to ask — bhaiya, what should I check before renting a flat? You're welcome to visit our Narayanganj office one afternoon, and we'll go through it over tea. And to avoid the flat, guarantor, and address registration headaches after you land, have a look at our post-arrival support service.