Properties available for rent can be narrowed down to apartments, condos, buildings, office spaces, or other commercial use spaces. They are categorized by building types and common uses, so specifying your purpose will narrow down your choices.

When deciding on room arrangement, consider how many occupants there will be. In Japan, floor plans are labeled 1DK, 2SLDK, etc. "D" stands for dining room, "L" stands for living room, and "K" for kitchen. These rooms are usually interconnected as one common area, rather than separate units. "S" stands for storage. The head number specifies how many bedrooms there are.

For those living alone, studios, 1K, 1DK, and 1LDK arrangements are recommended. For two or more occupants, choices recommended are 1LDK, 2DK, 2LDK, and so on. There should be enough bedrooms to house all adults in the household. No matter how spacious a DK or LDK room, they are not very well suited to be turned into bedrooms.

Room area is specified as 20sq.m, 30sq.m, etc. according to floor space. Properties with the same room arrangement are not necessarily of equal area. For example, a 1DK can range from 30sq.m to 60sq.m. In reality, there may be some 3LDK homes that are smaller than some 2LDKs.

Do you know how much area your current home covers? It is important to understand how much space you require to live comfortably. Real estate agents often introduce homes in their unoccupied state. A room may look vastly spacious then, but suddenly seem cramped when filled with furniture. To avoid this mishap, have a good idea of what size you prefer your rooms to be.

2DKs are usually similar in size to 1LDKs, and 3DKs to 2LDKs. In some cases there are homes that convert a certain area designated for a bedroom into extra space for an LDK/DK area. These rooms are becoming increasingly popular to people living alone, newlyweds, and young couples who prefer homes with a spacious feel.　　(see figure)

It is important to get accustomed to working with a real estate company and agent. Feel free to call more than one place or agent, just understand that calling too many will get confusing for you.

Be straightforward and open with an agent. The more precise an agent's understanding of your preferences, the better they will be able to help you.

Although it is important to voice all of your thoughts to a real estate agent, please remember that you will not find a property that matches every little request and detail painted in your mind. Make clear which conditions you must have, which you would really prefer if at all possible, and which would just be a nice accessory.

Here are some checkpoints worth noting:

− Is everything as specified in the floor plan? There are cases in which the actual plan is slightly different than the floor plan implies.

− Is it spacious enough? Beware, empty rooms feel more crowded when filled. Will you be able to fit all of your furniture? Bring a measuring tape if you prefer to work with actual numbers.

− How much closet and storage space is available?

− Does sunlight reach indoors? For how long？ Those that are very concerned with this point can bring a compass and check what directions the windows face. In Tokyo, buildings are tall and built close together, making it difficult to find properties with good indoor sunlight exposure. This is a key factor that many people look at.

− What amenities are available? Security features? Is there heat and air conditioning? Light fixtures?

− Is there a washing machine and ways to dry laundry? In Japan, people usually hang their laundry up outside to dry. Often, newer homes have "bathroom dryers" where there is a heating/ventilation system in the bathroom (which is separate from the W.C.). Laundry can be hung there to dry. Some other newer homes have dryer machines. Often, luxury apartments and condominiums do not allow residents to hang laundry outside.

− Do you have any floor or wall material preferences?

− How quiet is the building? What are the neighboring rooms used as? Family homes? Single occupancy homes? Offices?

− Is the entrance clean and appealing? Is the garbage maintained neatly?

− Is there a parking lot? If so, do you have a reserved space? Is it indoor or outdoor, included or a separate expense?

− What is the neighborhood atmosphere like? What factors do you consider important in choosing a neighborhood? What common facilities are available? How convenient will travel be and what stores will you be frequenting? Are they easily accessible?

− How far is the station? Ads use the quickest route to specify how long a walk is. Is that the route that will be the most convenient for you? If not, how long will your actual walk take?

− Will your children have to switch schools? Will you have to get a new telephone number?*

*In Japan, the first three numbers (or two in Tokyo's case) starting with a "0" is the area code for the prefecture. Tokyo's is "03." The next four numbers serve as a secondary area code. When moving within this area, there is no need to change phone numbers. For example, if your current phone number is (03) 3479-1751, and you are moving to a new home nearby that is located in the 3479-____ area, you can keep the same number. Otherwise, you will need to purchase a new number from the telephone company.

Once a client fills out an application form, the information provided is processed and an evaluation of whether the client will be able to make the monthly payments is done. Generally such analyses are done by the real estate agent in contact with the client, but certain property owners may hire an outside party to conduct such evaluations. This usually takes one or two days. In most cases in which the client is denied, the reason is not given. If an evaluator finds an unclear point or has any questions you may be contacted.

The following are documents required during the evaluation. However, this is just a general list; individual realtors and evaluators may have slightly different lists.

• Property application form
• Passport (a copy)
• Certificate of alien registration
• Resident registration card
• Certificate of place of employment
• Record of annual income

If cleared through the evaluation process, you are ready to sign the agreement! This is done at the realtor's office or the owner's office. It is much more common to arrange and sign leases with the realtor, rather than with the owner. If it is possible to do so without inconveniencing anyone, this is done during the day and takes less than an hour. Remember to bring necessary documents and payments.

Ideally, the guarantor should be present, but in some cases, if the guarantor contract is presented they may be exempt.

Upon signing the lease, you must make certain payments. This includes:

−Key money* (usually 2 months' worth of rent)

−Security deposit (usually 2-3 months' worth of rent)

−Advance rent (the next full month's plus portion of current month's owed)

−Fire insurance (around \20,000)

Additionally there is the brokerage fee, which is one month's rent plus tax, so in total, the amount you pay on this day is about 6 months' rent's worth.

*"Key money" is an additional non-refundable fee awarded to the owner. In Japanese, it is literally called "gratitude fee." This practice originated when Tokyo was in the state of being reconstructed after destruction from the war. Suitable lodging was extremely rare and in exchange for a host's hospitality, tenants would offer a "gratitude fee". The tradition today has taken the form of a common fee.

Although recently there have been TV commercials boasting the abolishment of the key money fee, unfortunately this policy does not apply to the Shibuya or Minato-ku areas. Some luxury residences directed towards expats may have "no gratitude fee" policies.

At this time, you should receive the explanatory note of important items. Recorded in this document are the following:

This document contains very important information and should be held onto carefully.
If you come across any unclear meanings, ask about it right away.

After the lease is signed, the key is handed over to the new occupant. The key must be returned at the end of the term so be careful not to lose it. Tenants of buildings with front door locks and electronically powered systems should pay extra caution for these systems are quite expensive to replace.

If a key becomes lost, it may be a good idea to contact the realtor/landlord and change the locks.* A tenant may not change the locks or add another one without first consulting the owner.

*Contact the realtor if you have just recently moved in. Contact the landlord if you have been situated there for a while.

Once you've decided on a move-in date and mover, there are other tasks that need attending to. Get carpets and curtains installed and call the water, gas, electric, and telephone companies and have the services turned on.

When moving into a building, contact the management office and let them know when you will be getting there. In many cases, buildings must take certain precautions to protect the hallways and elevators from damage. If you've hired a moving company, they may have arranged it already, but if not, you must find out who needs to be contacted.