How to Renew Your Tokyo Apartment Lease: What Expats Need to Know About Kōshinryō

Receiving your first lease renewal notice in Tokyo can feel like navigating a bureaucratic maze — especially when the paperwork arrives entirely in Japanese and includes a fee you never budgeted for. Kōshinryō, the renewal fee charged by most Japanese landlords, catches many expats off guard. Understanding exactly what it is, when it’s due, and how to handle the process confidently can save you both money and unnecessary stress.

This guide walks you through every stage of renewing an apartment lease in Tokyo: from decoding that first renewal notice to negotiating fees, completing paperwork, and knowing when to call in bilingual professional support. Whether you’re renewing for the first time or preparing for your second cycle, the steps below will give you a clear picture of what to expect.

Who this article is for

• ●Foreign professionals living in Tokyo who have received a lease renewal notice and aren’t sure what to do next
• ●Expats currently renting in the Shibuya, Meguro, Setagaya, or Minato areas who want to understand the full cost of renewal
• ●Anyone planning to stay in their Tokyo apartment beyond the initial two-year contract and looking for a step-by-step English explanation

What you’ll learn

• ●What kōshinryō is, how much it typically costs, and why landlords charge it
• ●The complete renewal timeline and all deadlines you must not miss
• ●Hidden costs many expats overlook, from guarantor renewal fees to fire insurance premiums
• ●A step-by-step walkthrough of the renewal process, including what documents you need
• ●When it makes sense to handle renewal on your own versus working with a real estate agent

What Is Kōshinryō? The Renewal Fee Explained

Most Tokyo apartment leases run for two years — and when that period ends, renewing your contract typically comes with a fee called kōshinryō (更新料). For many expats, this charge appears without warning in the renewal notice, listed in Japanese, and with no clear explanation in English.

The Definition and Legal Background of Kōshinryō

Kōshinryō is a lease renewal fee paid by the tenant to the landlord — or, in some cases, split between the landlord and the real estate management company — at the time a fixed-term or standard lease is renewed for another two-year period. In most cases, it amounts to one month’s rent, though the exact figure varies by contract and property.

Japan’s Civil Code does not legally require kōshinryō — it is a contractual obligation agreed upon at the time of signing. However, it is deeply embedded in Tokyo’s rental market conventions, particularly for properties managed under older-style lease agreements common in central and south Tokyo. If your original lease contract included a renewal fee clause (and most do), you are generally bound to pay it.

There have been court cases — most notably decisions in the Osaka and Tokyo district courts — in which renewal fees were challenged. However, as of 2026, the general legal consensus is that kōshinryō clauses are enforceable when clearly stated in the original contract. The key question is always whether the fee was disclosed transparently at signing.

Fixed-Term Leases vs. Standard Leases: Does It Change Things?

Tokyo rentals generally fall into two categories: standard leases (futsu chintai) and fixed-term leases (teikichintai). The distinction matters significantly when it comes to renewal.

Standard leases automatically renew unless either party gives notice to terminate. They almost always include a kōshinryō clause. Fixed-term leases, on the other hand, expire at the end of the stated term — there is no automatic renewal, and technically no “renewal fee” in the same sense. However, if both parties agree to re-contract, a new agreement (sakaiyaku) is signed and a new upfront fee schedule may apply, which can end up costing more than a standard kōshinryō.

If you are unsure which type of lease you signed, check the contract for the phrase 定期借家契約 (teiki shakka keiyaku). If that phrase appears, you are on a fixed-term lease. If you see only 普通借家契約 (futsū shakka keiyaku), you are on a standard lease and kōshinryō will apply at renewal.

How Much Is Kōshinryō in Tokyo in 2026?

The standard market rate for kōshinryō in Tokyo is one month’s rent, though some properties — particularly newer buildings, properties managed by larger real estate companies, or units in more competitive micro-markets — charge half a month or even zero. Some buildings in the Jonan area have moved toward zero-renewal-fee models to attract longer-term tenants, but these remain a minority.

On a practical basis: if your monthly rent is ¥150,000, you should budget ¥150,000 for kōshinryō. Add to this the cost of renewing your guarantor contract and fire insurance premium (detailed below), and total renewal costs for a mid-range Shibuya or Nakameguro apartment can reach ¥180,000 to ¥250,000 in a single payment cycle.

Why Non-Renewal Is Riskier Than You Think

Ignoring a renewal notice or missing the response deadline is one of the most costly mistakes expats make in the Tokyo rental market. The consequences go beyond a late fee — they can destabilize your tenancy entirely.

What Happens If You Miss the Renewal Deadline

Under Japanese tenancy law, if you do nothing after receiving a renewal notice on a standard lease, your lease technically continues under the same terms — a state called hōtei kōshin (法定更新), or statutory renewal. This sounds like good news, but it carries a critical downside: your lease no longer has a defined end date, meaning the landlord may request termination with as little as six months’ notice at any time.

More practically, failing to acknowledge the renewal notice disrupts your relationship with the management company and can result in late-payment surcharges for the kōshinryō itself. Some management companies in Tokyo treat non-response as grounds to flag the tenant’s account, which can complicate references for future rental applications — a significant risk if you plan to move within the city.

Missing the deadline also forfeits any leverage you might have had to negotiate the renewal fee or request minor repairs as a condition of renewal. Once you are in statutory renewal territory, that window closes entirely.

Understanding the Notice-to-Respond Window

Most management companies in Tokyo send the first renewal notice three to four months before the lease expiry date. You are typically expected to confirm your intention — to renew or to vacate — within two to four weeks of receiving that notice. A second, formal renewal document follows once you confirm intent to stay.

If you plan to move out, Japanese law requires tenants on standard leases to give at least one month’s notice in advance of the lease end date, though many contracts specify two or three months. Read your original contract’s termination clause (解約予告期間) carefully — failure to give sufficient notice means you may owe rent for the full notice period even after you have vacated.

The Compounding Risk for Expats on Visa Renewals

Many expats in Tokyo renew their work visa on a one- to three-year cycle. Apartment lease renewals and visa renewals do not automatically align, which can create a situation where you are mid-lease when your visa changes status. Landlords and guarantor companies in Japan increasingly require proof of valid visa status during lease renewal — not just at the original signing. If your visa situation is in flux around the time of lease renewal, it is strongly advisable to consult a bilingual real estate consultant before submitting your renewal paperwork.

The Full Renewal Timeline: Key Dates and Deadlines

The renewal process in Tokyo follows a predictable calendar once you know what to look for. Most tenants who feel “surprised” by renewal are simply unaware of when to expect the first communication from their management company.

Month-by-Month Breakdown for a Standard Tokyo Renewal

The four-month countdown is the most reliable mental model for Tokyo lease renewals. At the four-month mark, expect the first written notice from your kanri kaisha (管理会社), the property management company. This document will state your lease expiry date, the proposed kōshinryō amount, and the deadline by which you must respond.

At around three months out, you submit your intent-to-renew form. Most management companies use a simple one-page form for this — some now offer digital submission via apps like ieReach or their own tenant portal. If you do not have access to an English-language portal, Living in Jonan’s bilingual consultants can assist with both translation and submission coordination to ensure nothing is missed.

Between six and eight weeks before expiry, the formal renewal contract (kōshin keiyaku-sho) arrives. This is the binding document — review it carefully against your original contract to confirm no terms have changed. Pay particular attention to any changes to the monthly rent, common area fees, or special clauses. Once signed and returned, you will typically receive confirmation within one to two weeks.

What Happens After You Sign the Renewal Contract

Once the renewal contract is signed and returned, the management company processes your payment of kōshinryō and any associated fees. Payment is almost always by bank transfer in Japan — confirm the correct account details from the official notice, not from a previous informal communication, to avoid misdirected transfers.

You should receive a stamped copy of the new contract within two to four weeks of payment. Keep this copy in a secure location — you will need it if you ever need to verify your tenancy status for visa applications, bank account updates, or future rental applications.

Key Costs and Hidden Fees Expats Often Miss

Kōshinryō gets most of the attention, but it is rarely the only cost you will face at renewal time. Several additional fees commonly appear on Tokyo renewal invoices, and missing them in your budget planning is a recurring issue for expats in their first or second renewal cycle.

Guarantor Company Renewal Fees (Hoshō Gaisha Kōshinryō)

If you used a hoshō gaisha (保証会社) — a rental guarantor company — when you first rented your apartment, that guarantee contract also needs to be renewed separately from your lease. The majority of Tokyo rentals signed since approximately 2010 use a guarantor company rather than a personal guarantor (kojin hoshōnin), making this fee highly relevant for most expat tenants.

Guarantor renewal fees typically range from ¥10,000 to ¥20,000 per renewal cycle, though some companies charge a percentage of the monthly rent (often one to two percent per month, billed annually). Check your original guarantor contract for the renewal fee schedule, as it is usually stated clearly on page two or three of that document.

One important nuance: the guarantor company renewal process is separate from the management company’s renewal process. You may receive two separate invoices — one from the management company for kōshinryō, and one from the guarantor company for their renewal fee. Missing either payment can create problems with your tenancy status.

Fire Insurance (Kasai Hoken) Renewal

Japanese rental contracts require tenants to maintain fire insurance (kasai hoken) throughout the tenancy. The two-year policy that you purchased when you first moved in needs to be renewed alongside your lease. Typical premiums for a standard 1LDK or 2LDK apartment in the Jonan area run from ¥15,000 to ¥25,000 for a two-year policy, depending on the insurer and coverage level.

Many management companies have a preferred insurer and will send a renewal form for that specific policy. You are generally not required to use the management company’s recommended insurer — you can shop around for better rates. However, any policy you choose must meet the minimum coverage requirements specified in your lease agreement. If you switch insurers, notify your management company and provide the new policy documentation promptly.

Agency Handling Fees and Administrative Charges

Some management companies charge a separate administrative or handling fee (jimu taikō hi) for processing the renewal paperwork. This is not universal, but it is common enough that you should check your original contract for any mention of renewal processing costs. These fees typically range from ¥10,000 to ¥30,000 and are distinct from the kōshinryō itself.

Step-by-Step: How to Complete Your Tokyo Lease Renewal

With the timeline and cost landscape clear, here is how to move through the renewal process from first notice to confirmed new contract.

Step 1 — Read the Renewal Notice Carefully

When the renewal notice (kōshin annai-jō) arrives — usually by post, sometimes via email or tenant app — the first priority is identifying four key pieces of information: your lease expiry date, the kōshinryō amount, the response deadline, and the list of required documents. These four elements determine your entire renewal calendar.

If the notice is entirely in Japanese (as most are), resist the urge to rely solely on machine translation for legal documents of this nature. Automated tools often mistranslate contract-specific terms in ways that lead to missed obligations. Having a bilingual consultant — or at minimum a native Japanese speaker with knowledge of real estate vocabulary — review the document with you is a worthwhile investment of one to two hours.

Step 2 — Documents You Will Need at Renewal

Document requirements at renewal are generally lighter than at initial signing, but they are not trivial — particularly for foreign nationals whose residency and visa status the management company needs to verify remains valid.

Standard renewal documents for expats typically include: a copy of your residence card (zairyū kādo), showing your current address and visa category; a copy of your passport showing your valid visa stamp (or a certificate of status of residence issued by your local ward office); and in some cases an updated employment certificate (zaishoku shōmei-sho) confirming that you are still employed at the same organization as listed in the original application.

If your visa category has changed since you first moved in — for example, from a work visa to a permanent residency card — inform the management company proactively and provide the updated documentation. Attempting to renew with outdated residency documentation is a common source of delays for expats in Tokyo’s central wards.

Step 3 — Negotiating Kōshinryō: What Is and Is Not Possible

Kōshinryō is contractually fixed in the majority of cases, but there are scenarios in which negotiation is reasonable and occasionally successful. The most effective leverage points are: a consistently strong payment record over the initial two-year term; a demonstrated interest in a longer-term stay (three or more years); or a landlord who is concerned about vacancy in the current market.

In practical terms, the most realistic negotiating outcome is a reduction from one month’s rent to half a month, or a waiver of the administrative handling fee. A full waiver of kōshinryō is rare for standard properties in central Tokyo but has become more common in outer Jonan wards such as Ota and parts of Setagaya where competition among landlords is stronger. Any negotiation should be handled in writing and confirmed in the revised contract terms before you sign — verbal agreements hold no legal weight in Japanese real estate transactions.

Common Mistakes Expats Make During Tokyo Lease Renewal

After years of supporting international residents in the Jonan area, the most common renewal mistakes fall into a predictable set of patterns — nearly all of them avoidable with advance preparation.

Ignoring or Delaying the Response to the Initial Notice

The single most costly mistake is treating the first renewal notice as non-urgent. Many expats, unfamiliar with Japanese rental conventions, set the document aside intending to deal with it later — and then miss the response window entirely. As described earlier, this risks triggering statutory renewal (hōtei kōshin), which removes your fixed contract end date and weakens your legal position as a tenant.

The practical rule: respond to any renewal notice within seven days of receiving it, even if your response is only to acknowledge receipt and confirm you need more time. Japanese management companies interpret silence as indifference or avoidance, and prompt communication — even in imperfect Japanese — generates goodwill that can be useful if you later need to negotiate terms or request repairs as a condition of renewal.

Assuming the New Contract Terms Are Identical to the Old Ones

Renewal contracts are not carbon copies of the original lease. Management companies occasionally use renewal as an opportunity to update standard clauses — revising late payment penalties, adjusting the notice period for termination, or adding new rules around noise, smoking, or subletting. These changes are legal provided they are disclosed in the renewal notice and agreed to in the signed renewal contract.

Reading the renewal contract line by line is non-negotiable, even if it requires translation support. Pay special attention to: any change in the monthly rent or common area fees; any modification to the deposit return conditions (shikikin seisan); and any new special clauses (tokuyaku jikō) that did not appear in your original contract.

Not Budgeting for the Full Renewal Cost Until It Is Due

Kōshinryō is typically due within the same billing cycle as your final month under the old contract, meaning it often arrives alongside a regular rent payment. For a ¥150,000 apartment, this can mean a single month where you owe ¥330,000 or more in combined payments. Expats who have not budgeted for this tend to face short-notice financial pressure — and in some cases, delayed payment of kōshinryō can jeopardize the renewal process entirely.

The straightforward mitigation: as soon as you know your lease expiry date (it is on the first page of your original contract), calculate your likely renewal costs and set that amount aside over the preceding six months. The total is predictable and can be planned for well in advance.

When to Use a Real Estate Agent vs. Handling Renewal Yourself

Not every Tokyo lease renewal requires professional assistance — but there are specific circumstances in which bilingual real estate support significantly reduces risk and administrative burden. Understanding where the line falls helps you allocate your time and budget appropriately.

Cases Where DIY Renewal Is Straightforward

If your Japanese is functional at a business reading level, your visa status has not changed since your original application, and your relationship with the management company is straightforward, renewing independently is entirely feasible. Most management companies that handle properties popular with expats — particularly in Minato, Shibuya, and Meguro — have at least one English-speaking staff member, and an increasing number offer English-language renewal portals.

The DIY approach also makes sense if you are renewing for the second or third time with the same management company and have a proven track record of on-time payments and communication. Established tenants typically receive streamlined renewal processes with minimal documentation requirements.

For tenants who want to explore expat-friendly neighborhoods where management companies tend to be more internationally experienced, this guide on best expat-friendly areas in Tokyo for high-income professionals near Shibuya is a useful reference for understanding which Jonan ward sub-markets have the most accessible rental infrastructure.

Cases Where Professional Support Adds Clear Value

There are four situations where engaging a bilingual real estate consultant is the smarter path. First: your visa category or employer has changed since you originally signed the lease. Explaining this to a Japanese management company in writing — in a way that satisfies their compliance requirements — is genuinely difficult without professional support. Second: the renewal contract contains modified terms that you do not fully understand or that appear to differ from your original agreement. A bilingual consultant can identify changes that could affect your rights as a tenant.

Third: you want to negotiate — whether on kōshinryō, rent, or minor repairs as a condition of renewal. Negotiation in Japanese real estate follows specific cultural conventions, and a misjudged direct request from a foreign tenant can backfire. Having a professional intermediary communicate the request correctly and politely is often the difference between a successful negotiation and a damaged relationship. Fourth: you are also considering moving at the same time as your renewal deadline. In this scenario, running a concurrent property search while managing renewal paperwork is significantly more manageable with professional coordination.

What a Bilingual Real Estate Consultant Actually Does at Renewal

For expats unfamiliar with the service, it is worth clarifying what a bilingual real estate consultant does — and does not — do at the renewal stage. The consultant acts as your intermediary and interpreter in all communications with the management company. They review the renewal notice and contract on your behalf, flag any terms that are unusual or potentially problematic, and manage the document submission process to ensure all deadlines are met.

They do not — in a standard renewal engagement — renegotiate your rent (unless you specifically instruct them to), nor do they have authority to waive fees on the landlord’s behalf. What they provide is clarity, coordination, and risk reduction in a process that, for many expats in Tokyo, remains unnecessarily opaque. Services like those available through Living in Jonan’s Jonan-area bilingual rental support are specifically designed for the foreign professional community in Shibuya and surrounding wards, where lease documentation is rarely in English and renewal conventions are not always intuitive.

How Living in Jonan Supports Expats Through Tokyo Lease Renewal

Navigating a Tokyo lease renewal as a foreign national — managing Japanese-language documentation, visa status verification, and the specific conventions of the local rental market — is one of the more friction-heavy administrative experiences of expat life in Tokyo. It is exactly the kind of process where bilingual expertise backed by deep local knowledge makes a tangible difference.

Living in Jonan, operated by Balleggs global, brings over 25 years of real estate consulting experience specifically focused on Tokyo’s central and Jonan-area rental market. The service is designed from the ground up for the international professional community: bilingual consultants handle all documentation and communications in English, support is available for both initial lettings and renewal cycles, and the team is familiar with the specific requirements of management companies and guarantor firms operating in Shibuya, Meguro, Setagaya, Minato, Shinagawa, and Ota.

For expats approaching a renewal deadline who want to confirm they are on track — or who have already received a notice they are not certain how to interpret — the lowest-friction next step is to get in touch directly. The consultation is an opportunity to ask specific questions about your situation rather than trying to navigate Japanese legalese through machine translation alone.

Summary: Your Lease Renewal Action Checklist

Lease renewal in Tokyo follows a structured process once you understand the moving parts. The key is treating the first renewal notice as the trigger for immediate action rather than a document to set aside until closer to the deadline.

The central points to keep in mind: kōshinryō is typically one month’s rent and is contractually binding if it appeared in your original lease. The full renewal cost — including guarantor renewal and fire insurance — can reach ¥175,000 to ¥250,000 or more for a mid-range Tokyo apartment. The response window opens approximately four months before lease expiry and closes within two to four weeks of the first notice. Missing that window risks entering statutory renewal with weakened tenancy rights.

For complex situations — changed visa status, modified contract terms, or a parallel decision about whether to move — bilingual professional support reduces both risk and administrative burden significantly. If you are approaching a renewal milestone and want a clear, English-language walkthrough of your specific situation, Living in Jonan offers bilingual consultations specifically for foreign residents renting in Tokyo’s central wards.

For those also thinking about what comes next — whether that means staying put or exploring a move to a different Jonan neighborhood — these resources may be useful: a guide to walkable Tokyo neighborhoods for tech workers near Shibuya, and a detailed comparison of Daikanyama vs. Ebisu for expat renters.

Frequently Asked Questions