LIVING IN JAPAN

Key Money (Reikin): The ¥0-Return Gift to Your Landlord, and How to Avoid It

A Tokyo-based insider explains key money (reikin) — the non-refundable gift to your landlord — where it came from, how much it costs, and…

By Aya Sato · December 9, 2025 · 12 min read

Key Money (Reikin): The ¥0-Return Gift to Your Landlord, and How to Avoid It

On this page 10

Where Key Money Came From
What You Actually Pay
The Other Four Move-In Fees
What happens to shikikin when you move out?
Why Zero-Reikin Listings Exist and What They Signal
When Reikin Is Negotiable vs. When It Isn’t
The Actual Negotiation Approach
Where This Goes Wrong
FAQ
The buyer’s angle

TL;DR: Key money (reikin) is a non-refundable payment to your landlord at lease signing — typically 1–2 months’ rent — for which you receive nothing in return. It’s a custom with roots in postwar housing scarcity that has no economic justification in the modern market. In the right conditions, it’s negotiable to zero. In others, it isn’t. Reikin is also only one of five move-in fees — with shikikin, chukai, hosho-ryo and advance rent, the stack typically runs 4–6 months of rent before you move in. This article tells you the difference, and decodes the other four.

The first time I had to explain key money to a client from Berlin, she laughed. She thought I was translating badly. “So I give the landlord a gift. Of two months’ rent. For the honor of renting from them.” Yes. “And I get… nothing?” Correct. “And if I ask for it back when I leave?” You don’t.

She stopped laughing. Then she started looking for apartments with zero key money in the listing.

Smart instinct. Let me give you the fuller picture.

Where Key Money Came From

Japan after World War II had an acute housing shortage, particularly in Tokyo. Apartments were scarce; competing tenants bid for them through whatever informal mechanisms worked. One of those mechanisms was the “thank you payment” — reikin, rei meaning gratitude, kin meaning money. You paid the landlord for the gift of having access to their property.

This made economic sense in a seller’s market with near-zero vacancy. Landlords had real leverage. A payment to secure a unit was a rational transaction.

The housing shortage resolved over decades. The economic logic evaporated. The custom remained, embedded in contracts, normalized by the industry, never legally mandated but rarely questioned. Today, reikin survives on cultural inertia and market power dynamics. In neighborhoods where landlords have leverage — central Tokyo, near major universities, around key transit nodes — reikin persists. In neighborhoods with higher vacancy, it’s been negotiated away or dropped as a competitive tactic.

One Tokyo property veteran told me: reikin is the industry’s collective memory of a problem that no longer exists, charging at market rates.

She wasn’t wrong.

From the desk — The reikin tell I trust most is days-on-market: a unit that’s sat empty past six weeks is quietly losing the landlord far more than one month’s gift money, and that’s exactly when I’ve seen reikin come off — not because anyone argued it was unfair, but because we handed them something they wanted more, usually an immediate move-in or a three-year term. Reikin is the line I’ll push on for a client; the rest of the move-in fees I explain rather than fight, because a landlord who feels nickel-and-dimed at signing remembers it two years later when you need a favor.

What You Actually Pay

Reikin is typically 1–2 months’ rent, paid at move-in alongside the security deposit (shikikin). On a ¥160,000/month apartment, that’s ¥160,000–¥320,000 out the door before you sleep your first night there.

Entirely non-refundable. Critical distinction from shikikin (security deposit), which is refundable minus documented damages. Reikin is a gift. Legally. You have no basis to ask for it back.

The landlord can spend it immediately. Many do. It goes toward cleaning, advertising costs, light renovation — or nowhere specific. Income, not a trust account.

A few cities have tried to legislate against reikin — Kyoto had periodic discussions — but no jurisdiction in Japan has successfully eliminated it legislatively. Contractual, not statutory.

The Other Four Move-In Fees

Reikin is one line on the invoice. There are four others, and together the five typically run 4–6 months of rent before you move in. The first time I walked a foreign client through a move-in cost breakdown, she went quiet for a full thirty seconds. She’d been tracking the rent — ¥110,000 a month, a fair 1LDK in Shibuya-ku. What she hadn’t tracked was the ¥560,000 due before she got the keys. That number wasn’t a scam. Every line item was legal, standard, and disclosed. She’d just never been told what any of it meant.

In the order they usually appear:

Reikin — “Key money” or gift money. Paid to the landlord. Non-refundable. Ranges from 0–2 months’ rent. In 2025, it’s the landlord’s call whether to charge it. Many don’t anymore.

Shikikin — Security deposit. Held by the landlord against damage and unpaid rent. Usually 1–2 months. Japan’s tenant-protection rules (updated by civil code revision in 2020) clarified that landlords can only deduct for tenant-caused damage — not normal wear. In practice, getting it fully back still takes some paperwork and occasionally argument.

Chukai tesuryo — Agency commission. Paid to the real estate agency handling the deal. Legally capped at one month’s rent (plus tax). The agent’s fee for finding the property and processing your application. Some agencies charge tenants, some charge landlords, some split it. Worth asking upfront which category you’re in.

Hosho-ryo — Guarantee company fee. If you’re using a corporate guarantor (hosho gaisha), you pay them a setup fee — typically 0.5–1 month of rent, sometimes with a smaller annual renewal fee. Not optional on most Tokyo leases now. The guarantee company underwrites your rent risk; you pay them for that coverage.

Mae-yachin — Advance rent. Usually the first month, sometimes pro-rated from move-in date plus the full following month. Straightforward. But it’s cash upfront.

Why so many? Because each fee serves a different party. Reikin goes to the landlord with no strings. Shikikin sits in escrow for the landlord. Chukai pays the agency. Hosho-ryo pays a third-party insurer. Mae-yachin pays your rent before you’ve earned the landlord’s trust. The system never got consolidated because there was no pressure to consolidate it. The tenant is the only one who doesn’t benefit from any individual line item — but also the only party who needs to use all of them to get into a unit. Recent years have seen some drift: many Tokyo landlords dropped reikin, especially in buildings targeting younger tenants. Corporate housing sometimes absorbs chukai. The full five-fee structure still appears regularly, especially in desirable areas with low vacancy.

What happens to shikikin when you move out?

The 2020 civil code revision tightened the rules. Landlords must return shikikin minus demonstrable tenant-caused damage. Normal aging of the apartment — tatami wear, sun-faded walls, minor scuffs — cannot be charged to you.

In practice: clean the unit, take timestamped photos on move-out day, attend the inspection. Disputes over shikikin deductions are common, but the National Consumer Affairs Center fields thousands of these complaints annually. The law favors tenants more than landlords typically acknowledge.

If your agency drew up the contract, look at the move-out restoration clause (genjo kaifuku). If it includes items that the 2020 revision exempts from tenant liability, that clause is technically void — though enforcing that takes effort.

Why Zero-Reikin Listings Exist and What They Signal

Zero-key-money listings (reikin zero, reikin nashi, zero-zero properties) became visible as a marketing tactic in the mid-2000s and expanded during the rental softness of the early 2010s. Landlords with struggling occupancy rates dropped reikin to attract tenants. The competitive advantage was real.

Today, a zero-reikin listing signals one or more of the following:

The unit has been vacant long. The landlord has already lost months of rent. Dropping reikin is a smaller cost than continued vacancy.

The building is older or in a less desirable location. Post-1981 earthquake standard compliance matters to tenants. Buildings from the 1970s or early 1980s that don’t meet the 1981 standard sometimes struggle to fill at full rates. Reikin disappears to compensate.

The landlord is a corporate entity with standardized pricing. Some large real estate firms have moved to no-reikin pricing as a brand decision. Mitsui’s Parkaxis brand, Daikyo’s Livio series, and several others advertise reikin-free units as a feature.

It’s the shoulder season. April through September, vacancy rates in many Tokyo neighborhoods soften. Landlords who want August occupancy in a March apartment aren’t offering reikin concessions; landlords trying to fill a June vacancy sometimes are.

None of these signals mean the apartment is inferior. A zero-reikin listing is, economically, a better deal.

When Reikin Is Negotiable vs. When It Isn’t

Reikin is genuinely non-negotiable when:

The unit is in high demand and has multiple applicants
The building is in Minato, Shibuya, or Shinjuku ward with consistent low vacancy
The landlord is a small individual owner-operator who set reikin explicitly and considers it part of their pricing
Your agent hasn’t established a relationship with the management company that allows informal negotiation

Reikin is potentially negotiable when:

The unit has been listed for more than 6 weeks
It’s between May and September (off-peak)
The landlord is a corporate entity or large real estate company
The management company is willing to advocate on your behalf (ask your agent if they have leverage here)
You’re willing to make a concession in exchange — a longer lease commitment, early move-in, or willingness to skip certain upgrade requests

Reikin is the most negotiable of the five fees — because it’s the most arbitrary. If you’re renting in a neighborhood with decent vacancy (vacancy rates in outer wards run around 5–8%), you can ask agents to prioritize zero-reikin listings without narrowing your choices much. Of the others: chukai has some flex on who pays it — landlords eager to fill a unit sometimes eat the commission, so worth asking. Shikikin has structural logic — don’t try hard to reduce it, since it’s protecting your ability to get your own money back later. Hosho-ryo is set by the guarantee company, not the landlord or agent. It doesn’t move.

The negotiation almost never happens at the tenant level. It happens between agencies. Your agent needs to be willing to have the conversation on your behalf. Many won’t, because it introduces friction. Ask directly: “Is the reikin on this unit fixed, or is there room to discuss?”

The Actual Negotiation Approach

If your agent is willing to push, the most successful framing isn’t “we don’t want to pay reikin” — it’s “given the current vacancy situation, would the landlord consider reducing reikin in exchange for [X]?”

X should be something the landlord values:

Immediate move-in (before they expected to fill the unit)
Longer initial lease term (3 years instead of 2)
Higher security deposit (landlord gets more first-month cash flow, which reikin is partly simulating)
Agreeing to waive certain standard cleaning or renovation requests at move-in

The total package — not just the reikin line item — is what the landlord is evaluating. Reikin represents guaranteed front-loaded income. Substitute that certainty through another mechanism, and negotiation becomes possible. One thing I’ve seen work: presenting a stronger-than-required application package and asking for reikin reduction in exchange for a longer lease commitment (2 years firm, renewing). Landlords who care about stability sometimes take that trade.

Where This Goes Wrong

Treating reikin as a transparent cost and not questioning it. Some agents don’t surface zero-reikin alternatives because higher move-in costs mean a perception of higher value. Ask to see zero-reikin listings specifically.
Negotiating reikin without agent buy-in. Going directly at this issue without your agent’s enthusiasm typically ends the negotiation before it starts.
Grinding on every fee. The worst outcome I’ve seen is a foreign renter who negotiated aggressively on every line, got a slightly hostile landlord relationship from day one, then had a problem with a neighbor that escalated because the landlord had no goodwill to spend on their behalf. Japan’s rental relationship is long — you’ll live under this landlord’s decisions for 2 years minimum. Pick your battles. Reikin is the real target; the rest of the fees have valid logic behind them.
Conflating reikin and shikikin. Both are paid at move-in; only shikikin is partially refundable. The distinction matters when you’re comparing total move-in costs across listings.
Only looking at central Tokyo. The further you search from the center or the main lines, the more common zero-reikin becomes as a baseline. The commute may cost you more in time than reikin costs in money — that calculation is worth doing.
Signing a lease with reikin without confirming the amount in writing before the formal application. Reikin is a negotiated item in the listing, but if the application is submitted and accepted at the stated reikin, you’ve implicitly agreed.

FAQ

Q: Is reikin a recent invention? My friend said it used to be much higher. The postwar peak was 3–6 months’ rent in some Tokyo neighborhoods. The market-wide average has declined over 40 years. 1–2 months is the current central Tokyo norm; zero is increasingly common in the broader market.

Q: Does reikin appear on any official document or receipt? Yes. Reikin is an itemized line on the Important Matters Explanation document (juyou jikousetsumeisho), which a licensed Japanese real estate professional must review with you before you sign. If reikin is listed there, it’s contractual.

Q: What’s a typical total move-in cost for a ¥100,000/month apartment in Tokyo? Rough range: around ¥400,000–¥600,000 upfront. That typically includes 1 month reikin, 2 months shikikin, 1 month chukai, 0.5 months hosho-ryo, and 1–2 months advance rent. Zero-reikin listings cut ¥100,000 from that.

Q: Can I get my shikikin back if I clean the apartment perfectly? You should recover most or all of it for normal wear-and-tear situations. Document move-in condition thoroughly (photos, video), and the same on move-out. Disputes over ¥30,000–50,000 in deductions are common. Over ¥100,000 is when you’d want to escalate.

Q: Does my company sometimes pay these fees? If you’re on a work visa with corporate housing assistance, yes. Many Japanese employers cover some or all of shikikin, chukai, and sometimes reikin. Check your relocation package — it’s often underutilized.

Q: Can I deduct reikin as a business expense? If you’re renting a unit for business use, in whole or in part, and you’re self-employed or running a corporation in Japan, reikin may be partially deductible. Question for your tax accountant, not your real estate agent.

Q: What if the landlord asks for reikin after I move in? This doesn’t happen in legitimate transactions. Reikin is move-in only. Any post-move-in demand for additional payment not in the lease is anomalous and should be reviewed by a professional.

Q: Are there areas of Tokyo where reikin is genuinely rare? Yes. Eastern Tokyo neighborhoods — Katsushika, Edogawa, Adachi, Sumida — have historically higher zero-reikin ratios than western neighborhoods. If your commute allows it, real cost optimization. Share houses and monthly-contract apartments (mansuri mansion) also have minimal upfront fees but higher monthly rates, and some newer buildings advertise zero shikikin and zero reikin — these exist but often have trade-offs in location or building age.

The buyer’s angle

Flip the seat you’re sitting in: renters pay reikin; owners, as landlords, receive it. Every fee that doubles a tenant’s first month is a line item an owner collects or avoids — the move-in costs that feel like a wall to a renter become yield inputs the moment you’re on the ownership side. Understanding the fee from the tenant’s side is exactly how you learn to price it from the owner’s side once you’ve bought. If the rental side is wearing you down, that’s usually the clearest signal it’s time to price out owning instead — where most of these barriers simply don’t apply. See the buying track and run the numbers in our tools.