Renewal fees in Japanese rental contracts: what you pay every two years
Koshinryo renewal fees typically cost one month's rent every two years, plus guarantor and insurance renewals. What to check before signing and at renewal time.
Next step
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Fees, campaigns, language support, and cancellation rules can change. Confirm the official conditions before applying.
Compare the cost of moving insteadQuick conclusion
In Tokyo and much of eastern Japan, renewing a standard two-year lease usually costs about one month's rent (koshinryo, 更新料) plus a guarantor company renewal plus fire insurance renewal - often 1.5 months' rent in total once everything is added up. None of this is negotiable after you sign, so the time to check the renewal clause is before the contract, and the time to compare against moving is two months before the deadline.
The three renewal costs people forget to add up
| Item | Typical amount | Paid to |
|---|---|---|
| Renewal fee (更新料) | 0.5-1 month's rent every 2 years (region and contract dependent) | Landlord |
| Renewal administration fee (更新事務手数料) | 0-0.5 month's rent | Management company |
| Guarantor company renewal | About 10,000-20,000 yen per year or 10-30% of monthly rent | Guarantor company |
| Fire insurance renewal | About 15,000-20,000 yen per 2 years | Insurance company |
The guarantor renewal in particular surprises people because it is billed separately - the details are in our guarantor company fee guide.
Where renewal fees are common - and where they are not
Renewal fees are a custom, not a national rule. They are standard in Tokyo, Kanagawa, Saitama, and Chiba, common in Kyoto, and rare in large parts of Kansai, Hokkaido, and Kyushu. If you are comparing cities for a move or a job change, this quietly changes the real monthly cost of identical rents: one month every two years is effectively about 4 percent added to your rent.
Before you sign: read the clause once
Every rental contract states whether a renewal fee exists and how it is calculated. Check three things in the clause, ideally at the same time you review the rest of the terms in our rental contract guide:
- The amount - and whether it is based on rent only or rent plus management fee
- The contract period - two years is standard; shorter periods mean more frequent fees
- The notice deadline for not renewing - typically one to two months before the end date
At renewal time: renew, negotiate, or move
Renewing is almost always cheaper than moving in the short term. Moving means move-out costs (cleaning and restoration - see what you pay when moving out) plus new initial costs of 4-6 months' rent plus the movers. As a rough rule, moving only pays off financially when your rent drops meaningfully or your situation changes anyway.
That said, renewal time is your best negotiation window. If comparable rooms in your building now advertise lower rent, showing the listing and politely asking for a rent adjustment or fee reduction sometimes works - landlords lose far more from a vacancy than from a small discount. Ask one to two months early, in writing if your Japanese is limited, and get any agreed change added to the renewed contract.
If something looks wrong
If you are billed a renewal fee that is not in your contract, or the amount jumped without explanation, do not pay immediately. Ask the management company to show the contract clause, and if it cannot, contact your local consumer affairs center (kokusen.go.jp lists them) before transferring money. Keep all invoices - you will want them again at move-out.
Service checks
Compare support, costs, and conditions before applying
These service notes are not rankings. Use them to confirm language support, documents, fees, and cancellation rules on the official site.
| Service | Languages | Suitable for | Check before applying | Official site |
|---|---|---|---|---|
| Sakura MobileChecked: 2026-06-11 | English, Chinese | People who want support in English or Chinese | Check the latest fees, campaign rules, device costs, and delivery fees on the official site. | Confirm conditions |
| GTN Rent GuarantorChecked: 2026-06-11 | English, Chinese, Korean, Vietnamese, Nepali | Residents who cannot use a Japanese personal guarantor | Confirm guarantee fees, renewal fees, and covered contract scope before signing. | Confirm conditions |
Before you apply
- ✓Find the renewal fee clause in your contract before signing
- ✓Add up renewal fee plus guarantor renewal plus insurance renewal
- ✓Note your contract end date and the notice deadline in your calendar
- ✓Ask whether the renewal fee applies to the rent only or rent plus management fee
- ✓Compare total renewal cost against the cost of moving before deciding
FAQ
What is koshinryo (renewal fee)?
A fee paid to the landlord when you renew a fixed-term lease, most commonly one month's rent every two years. It is a regional custom, common in Tokyo and the Kanto area but rare in some other regions such as much of Kansai and Hokkaido.
Is a renewal fee legal?
Renewal fees written clearly in the contract are generally enforceable in Japan, and courts have upheld reasonable ones. If the amount was not in your contract or seems far above the local standard, consult your local consumer affairs center before paying.
Can I negotiate the renewal fee?
Sometimes. Landlords facing high vacancy may reduce the fee or the rent rather than lose a reliable tenant. A polite request one or two months before the deadline costs nothing, but be ready to accept the original terms or move.
What happens if I do not renew?
You give notice by the deadline in your contract, usually one to two months before the end date, and move out. Compare the full exit and re-entry costs first, because moving usually costs several times more than renewing.
Do I also pay the guarantor company and insurance again at renewal?
Usually yes. Guarantor renewal commonly costs about 10,000 to 20,000 yen per year or a percentage of rent, and fire insurance renewal is typically around 15,000 to 20,000 yen for two years. Include both when calculating your true renewal cost.
Finished reading?
Take the next step while it is fresh
You now know what to check. Compare the current conditions while they are fresh in your mind, and keep a record of what you confirm.
Compare the cost of moving insteadReferences
- Guidebook on Renting Housing in Japan - Ministry of Land, Infrastructure, Transport and Tourism
- National Consumer Affairs Center of Japan - National Consumer Affairs Center of Japan