Expat Housing
Table of Contents
Before you contact any local agent make sure to find out whether you are allowed to work with an agent that is not appointed by your company. Sometimes your company will not allow you to work with an outside agent and finding this out later may be unpleasant for all parties.
Let me point out some advantages and disadvantages of working with a brokerage company that has been referred to you by your company.
Advantages and Disadvantage of working with a brokerage company referred by your company
Advantages
The expat housing market is a really tight market and there are few major players in this field. Usually, the companies that have serviced expats since the 60s and 70s are the dominant players. They have long-term relationships with expat housing owners and they have a tight grip on them which creates a closed market. Often, they exclude other real estate companies from bringing their clients in to the deal. So, if the brokerage company that your company uses is one of them then that could possibly be an advantage. You may be able to get your hands on exclusive information that most other real estate companies have no access to.
Disadvantage
On the other hand, the brokerage company may only show you what is on their books which may prevent you from seeing all that is available on the market. There may be far more options than you can imagine.
Rental Flow chart
1. Check with your company to confirm their housing policies and also determine which agent you are allowed to work with
2. Get in touch with an agent and start your property search
3. Tour and apply for an apartment
4. Once the application is accepted, your agent will explain the important matters of the contract to you, and your company will stamp the contract
5. Arrange for utility and internet services
6. Start buying or renting furniture and appliances
7. Receive keys and move-in
Check with your company to confirm their housing policies and also determine which agent you are allowed to work with
Before starting your search, check if there are any rental conditions your company does not approve of and whether your company has appointed an exclusive brokerage company for you to work with.
Get in touch with an agent and start your property search
Inform your agent which locations you like and what features you want for your rental property. If you do not know or need advice, your agent will be able to point out expat friendly neighborhoods and convenient areas for your child’s school bus route, etc. Your agent will ask you all the essential questions to find out what type of property you want.
Tour and apply for an apartment
Tour candidate properties and once you find the right place, let the agent know to make an application for the property before it is taken by others. The rule of thumb for rental applications is first-come-first-serve, and whoever submits the application first has priority to negotiate. Inform your agent about anything you want to negotiate on which should be done at the beginning and not in the middle of the application process.
For the application, your agent will need the front and back side copies of your and your family’s residence cards, and some simple information about you that is asked on the application form. Inform your company administrator that you have found a place and you want them to work with your agent toward a signed lease.
Once the application is accepted, your agent will explain the important matters of the contract to you, and your company will stamp the contract
Your company will provide any additional information needed for the application, and once the application is accepted the contract papers will be sent to your company for stamping. Any important information or rules which you should know of will be explained to you by your agent.
Arrange for utility and internet services
Arranging for utility services and setting up internet can be facilitated by your agent or your company’s relocation company.
Start buying or renting furniture and appliances
The property will usually come with most appliances, such as washing machine and dryer, refrigerator, microwave, dishwasher, oven, and air conditioners in all rooms. If not, you should try to negotiate for them along with curtains and drapes. However, they will not come with furniture so either arrange to ship your furniture from home or go with the rental option. Your agent or your relocation company can direct you to rental furniture companies around town.
Receive keys and move in
Move-in inspections will be conducted with the landlord’s agent along with your representing agent on or a few days before the contract starting day. They will give you a walk-through of the property to show you how things work as well as to go over damages that existed before your entry. This is to avoid being charged for damages which you did not cause yourself.
Starting Costs
Initial Costs
・Deposit (1 - 4 months' rent)
・Key money (1 month's rent or none)
・First month’s rent pro-rated and next month's full rent
・Housing insurance premium 25,000 - 40,000 yen (for two years)
・Agency fee (1 month’s rent + tax)
Below costs may also apply
・Lock change fee 30,000 - 50,000 yen