Frequently Asked Questions

[Answer] Yes, we conduct live virtual viewings via LINE video calls or Zoom.

Our licensed staff visits the actual property, broadcasting the room layout, sunlight exposure, electrical outlet placements, water pressure, and neighborhood safety in real-time. We can also measure room dimensions live on camera for your furniture.

• Zero Travel Cost: Tour Tokyo apartments effortlessly from anywhere in Japan or abroad.
• Live In-depth Inspection: Check acoustic insulation, street noise, and building cleanliness live.

[Answer] Kita-Ayase, Ayase, and Machiya offer the highest value and convenience.

Offering direct, one-seat subway access to Otemachi, Kasumigaseki, and Omotesando, these eastern hubs have studio rents averaging ¥65,000-¥78,000/month—saving you ¥25,000-¥35,000 compared to central Yamanote areas.

• Kita-Ayase: Originating station with guaranteed morning seats + new shopping complexes.
• Machiya: Tri-line hub (Chiyoda, Keisei, Toden) with rapid access to Nippori.

[Answer] It depends on your remote work frequency and daily lifestyle schedules.

If you prefer a spacious living/dining area for relaxing together, a 1LDK (often in newer buildings) is ideal. If either partner works from home or you have different sleeping schedules, a 2DK provides two separate private rooms at a more budget-friendly rent.

• 1LDK: Modern, open layout focused on shared living space.
• 2DK: Excellent privacy, independent work desks, and superior cost performance.

[Answer] Yes, we offer pet-friendly units and flexible short-term options.

Pet-friendly rentals usually require an additional 1-month security deposit. We verify building pet regulations (dogs/cats) for you. For short stays, we also propose serviced apartments and furnished monthly options.

• Pet-Friendly: Clear guidance on pet deposits and building covenants.
• Short-Term: Cost-effective solutions tailored to your length of stay in Tokyo.

[Answer] A valid visa, Residence Card, proof of income, and a Japanese contact number.

You will need your passport photo page and Residence Card (both sides). For income verification, provide recent pay stubs, an employment contract, or a job offer letter (students can use school acceptance letters and sponsor statements).

• Identification: Residence Card (Zairyu Card) + Passport.
• Income Verification: Pay slips, tax withholding slips, or official job offer letter.
• Contact Info: Domestic Japanese phone number & emergency contact details.

[Answer] Yes, you can use professional guarantor companies instead of individuals.

In modern Japanese leasing, guarantor companies (保証会社) are the industry standard. Sorai Tokyo is partnered with numerous expat-friendly guarantor companies, meaning you do not need to search for a Japanese individual guarantor.

• Guarantor Company: Initial fee is typically 40% to 100% of 1 month's rent.
• Expert Match: We match you with the guarantor company with the highest approval rate for your visa.

[Answer] Yes, most screening companies require a domestic emergency contact who speaks Japanese.

An emergency contact is NOT a financial guarantor and holds zero financial liability for your rent. They are solely contacted if you cannot be reached during natural disasters or medical emergencies.

• Zero Financial Liability: They never bear payment obligations.
• Accepted Contacts: Japanese coworkers, friends, school advisors, or supervisors.

[Answer] Yes, as long as you provide proof of an ongoing visa extension application.

If your visa is expiring shortly, submitting a copy of the official immigration stamped receipt (showing your renewal is in progress) or a new employment contract is generally sufficient for our partner guarantor companies.

• Immigration Receipt: Stamped application receipt proving active renewal.
• New Employment Offer: Document showing continuous employment status in Japan.

[Answer] The average initial cost is roughly 4 to 5 times your monthly rent.

Standard items include Shikikin deposit (1 mo), Reikin key money (0-1 mo), Brokerage fee (1 mo + tax), Advance rent (1 mo), Guarantor fee (0.5-1 mo), Fire insurance (¥15,000-¥20,000), and Lock change fee (¥15,000-¥25,000).

• Zero-Deposit/Zero-Key Money: Can reduce upfront totals to 2.5-3 months of rent.
• 100% Itemized: Sorai Tokyo provides full transparent quotations before you apply.

[Answer] Yes, in most cases optional add-on fees can be completely removed.

Some agencies quietly add optional charges (¥15,000-¥30,000 for disinfection sprays or document fees). Unless mandated by the building management, these are optional. Sorai Tokyo strictly removes non-essential markups by default.

• Save ¥30,000-¥50,000+: Easily reduce move-in costs by declining optional extras.
• Honest Quotations: We only invoice official fees required by the landlord.

[Answer] Total monthly expenses typically range from ¥130,000 to ¥160,000.

In eastern hubs like Adachi and Katsushika (rent ¥65,000-¥75,000), average expenses are: Food (¥35,000-¥45,000), Utilities (¥10,000-¥13,000), Internet/Phone (¥4,000-¥6,000), and Misc/Social (¥20,000-¥30,000)—saving ¥20,000-¥40,000/month vs Central Tokyo.

• Affordable Groceries: Abundant discount supermarkets and local shopping streets.
• Balanced Budget: Keep total housing costs comfortably under 30% of take-home pay.

[Answer] Shikikin is a refundable deposit, Reikin is a non-refundable gratuity, and the Brokerage Fee is agency commission.

Shikikin is held to cover end-of-lease cleaning, with the unused balance refunded. Reikin is customary gift money paid to the landlord. The Brokerage Fee is capped by law at 1 month's rent + tax.

• Shikikin (Deposit): Refundable after deducting repair/cleaning costs at move-out.
• Reikin (Key Money): Non-refundable payment to landlord (many zero-reikin options available).
• Brokerage Fee: Standard commission for real estate matchmaking services.

[Answer] Yes, we represent many properties that accept credit card payments for initial fees.

You can pay upfront move-in costs using your credit card, allowing you to split payments into installments through your credit card provider. This significantly eases the financial transition of moving.

• Earn Rewards: Accumulate credit card points on large upfront payments.
• Instant Online Checkout: Simple digital payment without manual bank transfers.

[Answer] Take date-stamped photos of all pre-existing marks and submit the move-in check sheet.

Under Japan's Ministry of Land (MLIT) guidelines, natural wear and tear (sun fading, furniture dents) are the landlord's responsibility. Documenting any existing floor scratches or wall stains on day one completely protects you from unjustified deductions.

• Move-In Check Sheet: Complete and mail/submit to management within 2 weeks.
• Date-Stamped Photos: Photograph walls, floors, and appliances from wide and close-up angles.

[Answer] Yes, we provide official multilingual municipal sorting guides upon key handover.

Garbage sorting (Burnable, Non-burnable, Recyclables, Bulky items) varies by ward. We provide clear multilingual sorting calendars to help you dispose of household waste properly and avoid neighborhood friction.

• Multilingual Guides: English, Vietnamese, Russian, Indonesian, and Japanese formats.
• Bulky Trash Guidance: How to schedule municipal pickups for furniture and appliances via LINE.

[Answer] Contact your 24/7 building management hotline or reach out via Sorai Tokyo's LINE.

Emergency repairs for water leaks, lost keys, or AC failures are covered by your building management or fire insurance emergency assistance. If language is a barrier, send photos and details to our official LINE, and we will liaise with management on your behalf.

• 24/7 Dispatch: Free emergency dispatch for plumbing and key lockouts.
• Multilingual Liaison: We assist in scheduling maintenance visits in your native language.

[Answer] "Free Internet" units work instantly on day one; we also introduce English-friendly ISPs.

In "Free Internet Included" apartments, simply plug your Wi-Fi router into the wall port to get online immediately. If separate contract is needed, we introduce fiber-optic or plug-and-play 5G home routers tailored for expats.

• Free Internet Units: Save ¥4,000-¥5,000/month in utility bills.
• No-Contract 5G Routers: Setup without wall drilling or long contract lock-ins.