Key Money, Agency Fees, Lock Change, Insurance, Cleaning — What UR Actually Saves You

When people compare UR Housing to private rentals, the headline is usually "no key money, no agent fee." That's accurate — but it undersells the full picture. There are six distinct fee categories where UR either charges nothing or significantly less than the private market. Add them up and the difference is substantial.

Here's each one, with what private rentals typically charge and what UR charges instead.

1. Key money (礼金) — typically ¥0 at UR

What it is:A non-refundable payment to the landlord, typically 1–2 months' rent, paid upfront. It's a legacy of post-war housing scarcity and has no legal basis — it's purely customary. The landlord keeps it regardless of how the tenancy ends.

Private rental:1–2 months' rent. Common in Tokyo; less universal in Osaka but still standard in central areas.

UR: ¥0, always.

On a ¥100,000/month apartment: ¥100,000–¥200,000 saved upfront.

2. Agency fee (仲介手数料) — typically ¥0 at UR

What it is:The real estate agent's commission for finding and facilitating the rental. By law, it can be up to 1 month's rent (including tax), payable by the tenant. In practice, most Tokyo agents charge exactly 1 month.

Private rental:1 month's rent + tax. Occasionally half-month for smaller apartments or off-season moves.

UR:¥0. UR has no agents — you apply directly. There's no intermediary to pay.

On a ¥100,000/month apartment: ~¥110,000 saved upfront (including consumption tax at 10%).

3. Lock change fee (鍵交換費用) — ¥0 at UR

What it is:Many private landlords charge a lock replacement fee when a new tenant moves in. Reasonable in principle — you don't know who had a copy of the previous tenant's key — but it's a cost the tenant pays, not the landlord.

Private rental: Typically ¥15,000–¥30,000, depending on the lock type.

UR: ¥0. UR handles lock changes between tenancies and does not pass the cost to the incoming tenant.

4. Renters insurance (火災保険) — not required at UR

What it is:Renters' fire/liability insurance (火災保険), typically a 2-year policy covering damage to the unit and liability to neighbors. Private landlords almost universally require this as a condition of the lease.

Private rental: ¥15,000–¥20,000 per 2-year policy. Required — you have to buy it before you get the keys.

UR:Not required. UR doesn't mandate insurance as a contract condition.

That said: getting renters insurance is still a good idea even at UR. Costs at UR are competitive and the coverage is real. UR simply doesn't force the issue — it's your choice.

5. Move-out cleaning fee (退去時クリーニング費用) — actual damage only at UR

What it is:In the private market, landlords often charge a fixed cleaning fee when you leave — regardless of the unit's actual condition. Amounts of ¥50,000–¥100,000+ are common for a standard 1LDK or larger unit.

Private rental: Fixed cleaning fees, often itemized in the lease as an upfront charge you agree to pay no matter what. Some landlords also try to charge for normal wear-and-tear restoration that is legally their responsibility.

UR: Move-out charges are based on actual damagebeyond normal wear, consistent with Japan's Civil Code. Standard deterioration from normal use is UR's responsibility, not yours. Tenants who haven't caused unusual damage typically see minimal or no move-out charges.

6. Renewal fee (更新料) — ¥0 at UR

What it is:Many private landlords charge a renewal fee when you extend your lease — typically 1 month's rent, every 2 years. It's not legally required, but it's standard practice in Tokyo and many other cities.

Private rental:1 month's rent every 2 years, sometimes every year.

UR: ¥0. UR leases renew automatically with no fee. The longer you stay, the more this difference compounds.

On a ¥100,000/month apartment: over a 4-year stay, that's ¥200,000 saved just in renewal fees.

What the total looks like

Here's a concrete example for a ¥100,000/month apartment, comparing a typical private rental to UR over a 2-year stay:

The range is wide because private rental fees vary by landlord, agent, and negotiation. The UR side is essentially fixed at zero across all categories. The delta over a 2-year tenancy is typically ¥300,000–¥500,000.

The catch

UR's fee savings are real — but access isn't unconditional. You need to meet one of three financial criteria:

• Monthly income ~4× the rent (most common path for salaried workers)
• Savings ~100× the monthly rent (¥10M for a ¥100k/month unit)
• Lump-sum prepayment of 1–2 years of rent (income test waived)

No guarantor is required regardless of which path you take. For foreigners specifically, the lump-sum prepayment path is underrated — it removes the income paper trail requirement entirely.

You also need to move quickly. UR vacancies at desirable buildings don't stay open long — see below.