Leasing an office in Japan follows a well-defined path, but several steps surprise companies arriving from Europe or the US. Here is the process from first enquiry to getting the keys.
1. Shortlist and viewings
Availability moves fast in central Tokyo and Osaka, and good space is often let before it is advertised. Work with current data, view quickly, and be ready to submit an application (mōshikomi) the same week.
2. Screening
The landlord will screen your company: registration documents, recent financials and a business profile. Newly incorporated subsidiaries of foreign companies are routinely asked for a guarantor — either the parent company or, more commonly today, a paid guarantor company (hoshō-gaisha) whose fee is typically 0.5–1 month of rent.
3. Money at signing
Japanese office leases are deposit-heavy. Expect a security deposit (shikikin / hoshōkin) of 6–12 months' rent for conventional offices — it is refundable at exit, minus restoration costs. Add the first month's rent, and in older buildings occasionally non-refundable key money (reikin), though it is now rare for offices. Brokerage commission is capped at one month's rent.
4. Contract type matters
Check whether you are signing a standard lease (futsū shakuya), which renews almost automatically and strongly protects the tenant, or a fixed-term lease (teiki shakuya), which simply ends on the agreed date. Both are normal; they change your negotiating position at renewal.
5. Restoration obligation
Japan's genjō kaifuku rule means tenants restore the space to its original condition at their own cost — including removing any fit-out. Budget for it from day one, because it affects total occupancy cost more than a percentage point on rent.
Serviced offices and coworking skip most of this: screening is lighter, deposits are 1–2 months, and you can move in within days — a sensible first step while your entity and bank account are being set up.