Moving in Japan — Complete Checklist for Students, Workers & Expats

Moving in Japan involves procedures that are quite different from other countries — especially the initial costs (shikkin, reikin, agent fees) that can add up to 4–6 months’ rent before you even move in. This guide covers everything an English speaker or expat needs to know.

1. Before the Move — Japanese Rental Contracts

Understanding Japanese Rental Costs

Japanese rentals are known for high upfront costs:

Item	Explanation	Typical Amount
敷金 (Shikkin)	Security deposit — refundable (usually)	1–2 months’ rent
礼金 (Reikin)	“Key money” / gift to landlord — non-refundable	1–2 months’ rent
仲介手数料	Real estate agent fee	1 month’s rent + consumption tax
前家賃 (Maeyachin)	First month’s rent in advance	1 month’s rent
火災保険 (Fire Insurance)	Required by most landlords	¥10,000–¥20,000/year

Tip: Properties advertised as “礼金ゼロ (reikin zero)” skip the key money — these are increasingly common. Budget 4–6 months’ rent total for move-in costs.

Guarantors and Guarantee Companies

Most landlords require a guarantor (連帯保証人) or approval from a guarantee company (保証会社)
As a foreigner, finding a personal guarantor is often difficult
Guarantee companies (e.g., JID, 日本セーフティー) accept foreigners — expect an upfront fee of 30–50% of one month’s rent

Renting as a Foreigner

You must present your Residence Card (在留カード) at signing
Short residency permits may result in rejection — try apartments marketed as 外国人OK (foreigner-friendly)
Useful platforms: SUUMO, Goodroom, Sakura House

2. Preparing for the Move

Choosing a Moving Company

March (fiscal year-end) and April (new year) are peak season — prices can double or triple
Major movers: アート引越センター (Art Moving), サカイ引越センター (Sakai), 日本通運 (Nippon Express)
単身パック (Tanshim Pack): Budget option for solo/studio moves — priced by container size
Large item disposal: 大型ゴミ (large garbage) requires a paid disposal sticker from your local municipality — call the ward office or check their website

Utilities and Services to Cancel/Transfer

Electricity: Contact your power company (e.g., Tokyo Electric Power) online or by phone
Gas: Cancel at old address + schedule new activation (a technician visit is required for turn-on)
Internet: Cancel, then re-apply at new address — allow 2–4 weeks for installation
NHK fee: Update address via NHK’s official portal

3. Before Moving Day — Tenshutsu届 (Deregistration)

Filing 転出届 (Tenshutsu-todoke) at Your Old Municipality

Submit at the ward/city office (市区町村役所) of your current address
When to file: Up to 14 days before your move, or on moving day itself
Documents needed: ID (Residence Card, passport), My Number Card if applicable
You will receive a 転出証明書 (Tenshutsu Certificate) — keep it for the move-in registration

My Number Card holders: You can submit your tenshutsu online via マイナポータル (MynaPortal)

4. Moving Day — On-Site Checks

At Your Old Address

Full walkthrough — photograph walls, floors, and any existing damage
Photograph gas and electric meter readings for final billing
Return keys, mailbox key, and any access cards
Confirm outdoor A/C unit piping is properly detached (requires a specialist)
Confirm all oversized garbage has been properly disposed of

At Your New Address

Check all fixtures, closets, bathroom, windows — document pre-existing damage on the move-in inspection form
Sign the move-in checklist and share a copy with your landlord
Be present for gas activation (technician will visit — someone must be home)
Confirm internet installation appointment

5. After Moving — Required Admin Tasks

① 転入届 (Tennyu-todoke) — Most Important

File at the ward/city office of your new address
Deadline: Within 14 days of moving (fines of up to ¥50,000 for late filing)
Documents needed: 転出証明書 (from old municipality), Residence Card, My Number Card
Your Residence Card address will also be updated at this same window

② Residence Card Address Update

Done simultaneously with 転入届 — the clerk updates your card on the spot
Same 14-day deadline applies

③ Driver’s License Address Update

Visit your nearest police station (警察署) or Driver’s License Center (運転免許センター)
Bring: Driver’s license + 住民票 (Juminhyo / resident certificate) or updated Residence Card

④ My Number Card Address Update

Handled at the ward office when you file 転入届 — no extra documents needed

⑤ Bank and Postal Mail

Update address with each bank (via app or branch visit)
Japan Post mail forwarding: ゆうびんポータル → forward mail to new address for up to 12 months

⑥ National Health Insurance

Often updated automatically with 転入届, but confirm directly
If you’re covered by company health insurance (社保), notify your HR/admin team separately

⑦ Vehicle Registration

Visit the Land Transport Office (陸運局) in your new address’s jurisdiction
Deadline: Within 15 days
New garage certificate (車庫証明) may be required in some areas

6. Japan-Specific Notes

原状回復 (Genjo Kaifuku — Restoring Original Condition)

When you leave, you’re expected to return the apartment to its original state
Normal wear and tear from aging is the landlord’s responsibility
Damage caused by your negligence is your responsibility
Official guidelines: Ministry of Land, Infrastructure, Transport and Tourism

Neighbor Greeting (挨拶 / Aisatsu)

It’s customary in Japan to visit immediate neighbors (above, below, left, right) on or shortly after moving day
Bring a small gift — ¥500–¥1,000 value (cookies, tea, hand towels) is standard

Garbage Rules

Each municipality has its own strict sorting and collection schedule
Get the local garbage guide from your ward office or ask your building manager immediately

Official Links

Item	Link
Tenshutsu / Tennyu Guide	https://www.soumu.go.jp/main_sosiki/jichi_gyousei/daityo
Online Tenshutsu (MynaPortal)	https://myna.go.jp
Japan Post Mail Forwarding	https://www.post.japanpost.jp/service/tenkyo
Genjo Kaifuku Guidelines	https://www.mlit.go.jp/jutakukentiku/house
NHK Address Change	https://www.nhk.or.jp/otasuke

Procedures vary by municipality (市区町村). Always check your specific ward or city office’s official website for local requirements before your move.