There are certain requirements that are unique to renting an apartment in Japan. Once you set a target month/date to move-in, about ONE MONTH BEFORE your expected move-in date, we reccomend to start by setting a budget, preparing all the necessary documents, and saving up accordingly.
If you are a foreign resident living in Japan, you will need the followings:
a. TWO forms of official ID: 1. Passport, 2. Visa/ Residence Card/ Student ID
b. Letter of Employment with Salary Info or Certificate of Eligibility (if student)
c. Proof of Earnings: Recent Pay Slips (3mons) or Bank Statement
d. Name Seal (Inkan) & Seal Registration Certificate
e. Domestic Emergency Contact
f. Japanese Bank Account (monthly rent paid via bank transfer)
g. Guarantor (co-signer) who will be liable if you are unable to make payments. Guarantors will also need to submit some official documents including proof of residence and earnings. If you do not have a guarantor, you can also hire a private guarantee company. Ask us about this option at any time!
Come visit us at the office or call us! We could suggest properties we manage or search latest options via realtor exclusive websites (Reins at Home, etc.). Tell us all your specific expectations, needs, concerns, and budget, so we could find your dream apartment!
Once you found a housing you are interested in, feel the apartment! Check to see how the neighborhood feel or how much sunshine each room gets, etc… There are more you can feel/tell in person than scrolling through pictures online. Having to know the size of your furnitures does help to visualize how the room would look like. We also recommend to check all the nearest train/bus stations for your daily commute and convenience store/ grocery store locations.
When you find the right place, fill out an "Rental Application." Make sure to bring your picured ID and registered seal. After you fill out the application paper, we will futher explain the detailed information of the property, and what will be needed when you sign a lease.
Tenant screening will be done based on the rental application form you filled out. The same screening will be done for your guarantor, so we recommend that you inform and obtain consent from your guarantor in advance. Once the screening process is done, we will contact you in person. When you are approved, we will discuss the date to sign a lease and inform you of all the necessary documents and initial payment cost.
You will be needing the followings upon signing a lease, Rental Housing Contract
・Pictured ID ・ Proof of Residence
・ Registered Seal or Seal Used for Bank Account
・ Guarantor's Proof of Residence & Income
・ Seal Registration Certificate
・ Regular Seal
As requested by law, our certified real estate agent will go over details of Important Points Explanation of Proerty to be Leased.The whole process takes about 1 hour. You will receive the keys for the apartment on the day you move-in or the day before.
After you sign a lease and set a move-in date, start calling moving companies and setting up utilities/internet services. Contact a gas company ahead of times and request that the gas be turned on the day you move in (since you must be present when the gas is turned on). For electricity and water, fill in your name, address, and usage start date on the provided post card then mail it in. Also remeber to submit a Notification of Moving to your local city hall/office and to change the address on your Driver's License, etc.
We are a company specialized in property management with highlighted strength in effective marketing. Call or visit us, and ask us questions and/or share your concerns regarding property management, we will then propose the best management plan!
We will investigate and appraise actual properties and the condition to calcurate the appropriate rental price and re-evaluate the most suitable property management plan if necessary.
We will explain and go over the above re-evaluated management plan. If our plan meets or exceeds your expectation, we then move onto signing an agreement.
We will post your properties for rent on the internet also at our store front to attract the best and most favorable candidates. Everytime we find a prospective tenant, we will notify you.
The applicant's employment status & salary, guarantor's reliability, and all the other information that were provided by the applicant will carefully be screened.
Once the applicant passes the screening, Important Points Explanation of Property to be Leased and Leasing Contract will be created and filled out to complete the contract.
When you (owner of the property) requested us to manage collection of monthly rent, we will transfer the rent, which we had collected from the customer, to your bank account. Our services can also include management and procedures upon renewal and/or termination of the lease.
On our website, you can sign-up to a browser based invoicing service which you can use from anywhere: desktop, laptop, smartphone, etc. This service enables tracking of all the transactions 24/7 to make sure all the payments are made properly and on time.
Our experienced property management team will handle all inquiries and claims from the tenant swiftly and sincerely.
We will always attend as tenants move out to have keys returned and to inspect/ determine how much original condition restoration is required. We will adjust which items will be liable to be covered by, weather tenants or the owner of the property (you). As soon as the responsibility of the original condition restoration is agreed/confirmed, we will shortly schedule interior restoration and start listings for rent.
Conduct a though research on the city or neighborhood you would want to live in, decide what you are looking for in a property, and get an idea about the real estate market in the area. We could suggest the latest options via multiple realtor exclusive websites (Reins at Home, etc.). Please communicate to us all your detailed specifications, expectations, and concerns, etc. so we could find the home of your dreams!
Once you find a house that meets your criteria and you would like to check in person, please inform us! We will set a date for viewing/ open house. It is important to check variety of factors: distance and accessibility to the nearest train/bus stations and grocery stores, etc. Also to make sure other details such as how much sunshine each room gets, how well ventilated, etc. Do not be shy about asking questions while looking around a property or afterwords. We will provide you with basic details about the property or pass on any other queries to the people selling.
As you find an ideal property, the next step is to make an offer. A paper-based purchase offer will be submitted to the seller. There are some properties accept bids on a first-come/ first-serve basis or sorely a lottery basis. If the seller is interested in your offer then the negotiations start. SMS Richie, on behalf of you, will conduct the negotiation with the seller's negotiator to set the best reasonable terms. Before or as you make an offer on a property, speak to a mortgage advisor to find out how much you can afford, what a mortgage lender would be prepared to let you borrow, and how much the interest would be.
Before signing a purchase agreement, our registered real estate transaction specialist will go over details of Important Points Explanation of Property, which explains laws, regulations, and conditions of the property. Sign a lease only when your questions and concerns regarding the contract are answered and when you understand the details fully. If you were to cancel the agreement due to your personal reasons, the deposit paid upon the agreement will not be refunded, or in some cases, cancellation fee may apply.
What you need upon signing a purchase contract
・Revenue Stamp (to attach on a document: could be purchased at Post Office or convenience stores that sell stamps)
・Pictured ID (Driver's License, Passport, Health Insurance Card etc.)
Once your offer has been accepted, a mortgage application process begins. You will officially be signing a money consumption loan contract after a bank formally approved your application. Though it may vary from bank to bank, it normally takes apporoximately 20 days for your mortgage loans to be officially accepted.
What you need when applying for a Mortgage
・Regular Seal (of all the applicants on the document)
・Seal Registration Certificates (within 3 mons, of all the applicants on the document)
・Certificate(s) of Residence (of those will be living together)
・Proof of Earnings (Certificate of Earnings obtained at a local city hall, Tax-Withholding Slips etc.)
・All Documents Regarding the Purchasing Property (Contract Agreement etc.)
・Regular Seal (A Registration Certificate)
Once mortgages are formally approved from the bank, ownership of the property will officially be transferred under your name. All the legal paper work will be handed to a judicial scrivener to complete the procedure. (If you were to be applying for housing loans, registration of settlement of mortgage will also be done by the same judicial scrivener.) The remaining balance, property tax, and initial costs including registration fees etc. will be paid upon a balance settlement. The keys will be handed to you when all the above balance and fees are paid! Congratulations! You now are the owner of the house!!
We recommend to book a reliable moving company in advance since towards the end of the year, around the beginning of an academic year, and the busy time for relocation are also the buisiest time for movers. If you have any questions and/or concerns regarding moving, please feel free to contact us at any time!!
Buying your first house on a loan comes with multiple tax benefits. For the first year, you have to file an income tax return (tax office will require proof of residence). From sencond year on, if you are a salaried employee, tax will automatically be deducted after a year-end tax adjustment (done by your employer). For any inquiries regarding tax, please contact your local tax office.
Thank you very much for visiting our website.
SMS-Richie was founded in December of 2014.
Since my father had had his own construction and design office since I was little, I have always dreamt of working in the industry takes part in building "HOME"s.
While I was attending a college, I aquired certifications for "Registered Real Estate Transaction Specilaist" and "Property Management Specialist." I have always worked as a real estate broker both in leasing and sales. Working in a strongly male-oriented society of Japanese real estate, I made all the challenges I had faced into my strength and irreplacable experience.
The longer I worked in the industry, however, the more I started to notice a paradox in the industry.
Majority of Japanese real estate companies hire many employees and spend striking amount of money in advertisement to attract countless number of customers. I questioned if all the customers are satisfied with these rather cold-blooded services and business styles? I did not believe this is the best way to help client's find a "HOME".
Our main focus is not just expanding our business, but to be rooted and actively integrating into a local community of Tomigaya, Shibuya, where I've always called my "HOME." Our goal is to built sincere and cordial relationship with each and every client and become an essential part of their lives and the community of Tomigaya.
SMS Richie strives for our clients' smiles and happiness. Our company logo, a big smile face, represents that of our clients' and our staff members'. I added "Richie" to our company name in hopes that our company will be as memorable, familiar, and affable as it sounds.
Please come drop by at our office any time!
(One last fact about me: 2 of my dogs are named "Richie" & "Smile" Sounds familiar!?)
SMS Richie Real Estate Co.
151-0063 2-45-20 Plum Box II 3F, Tomigaya, Shibuya, Tokyo
|Company Name||SMS Richie Real Estate Co.|
151-0063 2-45-20 Plum Box II 3F, Tomigaya, Shibuya, Tokyo
|President / CEO||Mai Sugita|
|Established||25 Dec., 2014|
|License Number||Governor of Tokyo (1) 98149|
|Capital||10 million yen|
Property Sales, Ownership, Consulting, Leasing, and Management
Construction and Sales of Residential Properties
A Small Amount and Short Term Insurance
The Bank of Tokyo-Mitsubishi UFJ, Ltd.
All Japan Real Estate Federation
|Registered Pet Insurance Agent||
Japan Animal-Club Company