Tips to help you prepare before, during, and after your rental.
🔹 Before Renting
Renting a property in Japan — especially in the Niseko area — can feel complicated at first. Here are the main steps and requirements to be aware of before signing a lease.
💳 Set Up a Japanese Bank Account
Although overseas transfers are often accepted, they can involve additional fees and delays.
Whenever possible, it’s best to open a Japanese bank account to pay your rent smoothly each month.
🧾 Required Documents
To apply for a property, you will typically need to provide:
- An employer’s letter or certificate of eligibility (to verify your status as a tenant)
- Recent payslips or a bank statement to prove you can meet monthly rent payments
- A domestic emergency contact in Japan — ask your employer if you don’t have friends or family locally
- A character reference (separate from your emergency contact) — this helps strengthen your application
If you wish to pay monthly, a guarantor or guarantor insurance is required.
If you cannot obtain one, you will need to pay the full lease amount in advance.
For more details about rental conditions, see Lease Contract Requirements.
💡 Utilities Setup
If utilities (gas, water, electricity, heating oil) are not included in the rent, you’ll need to set up your own contracts with each company.
We recommend creating automatic payment systems to avoid missing bills.
For more information, see How to Connect Your Utilities in Niseko.
💰 Typical Upfront Costs
Before moving in, be prepared for several initial expenses:
- Security deposit (1–3 months’ rent)
- Key money (1 month’s rent, non-refundable)
- Agency fee
- First month’s rent
- Property insurance
- Maintenance fee
- Key exchange fee
You can learn more about payment schedules and required deposits here.
🔹 During Your Stay
Once you’ve moved in, maintaining good communication and following community rules are essential parts of life in Japan.
⏰ Rent Payments
Rent must always be paid on time — punctuality is a key aspect of Japanese culture.
In addition to rent, tenants must budget for:
- Snow-clearing fees (in winter)
- Management fees (for building maintenance, Wi-Fi, etc.)
🏠 Living Rules
Please respect the local customs and expectations of Japanese housing:
- Avoid disturbing neighbours — no loud noise or parties after 10pm
- Follow the local garbage and recycling rules carefully
→ Rules for Garbage & Recycling - Park only in your designated area
- Always use mattress protectors
- Remove shoes before stepping on tatami flooring
🔥 Heating & Maintenance
If your property includes Toyu heaters, they must be regularly cleaned (monthly during winter) to prevent damage.
If a heater or other semi-furnished item stops working, the tenant is responsible for repair or replacement.
See Semi-Furnished Meaning for details.
To refill Toyu (kerosene) tanks:
- Make an appointment with a local gas service station
- Payment is usually made in cash
- The tank must be full when you move out
If your home has a septic pump-out system, you must sign a contract with a local provider such as Hosoda Takagi.
♻️ Recycling & Garbage
Recycling bags can be purchased at supermarkets or convenience stores, and must match your area (Kutchan or Niseko).
- Recycling collection: Monday mornings at 8am
- Items should be separated properly and only placed outside on Sunday evenings
Full details here: Rules for Garbage & Recycling
🔹 When Moving Out
When your lease ends, a few important steps are required to ensure a smooth transition.
- Any tanks (Toyu, etc.) that were full on arrival must be refilled before leaving
- Outstanding bills must be paid in full
- The security deposit may be used to cover unpaid rent, cleaning, or repairs — any balance will be refunded
- Departure notice should be given at least six months in advance
Before leaving, tenants must pay:
- Final utility bills
- Departure cleaning fee
- Provide a photo of the full Toyu tank meter
For more details, see our Departure Checklist.
🖼 Suggested images for this article
- Cover image: View of Niseko town with Mount Yotei in background (alt text: “Niseko rental area with Mount Yotei”)
- Section “Before renting”: A person signing a lease with Japanese documents (alt: “Tenant preparing rental documents in Japan”)
- Section “During”: A cozy Niseko apartment interior (alt: “Example of a semi-furnished rental apartment”)
- Section “Recycling”: Color-coded garbage bags at a collection point (alt: “Recycling station in Kutchan”)
- Section “Moving out”: A Toyu tank being refilled (alt: “Refilling heating oil tank before move-out”)