Dovetail

What to know about moving in the busy season in Japan

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Are you hoping to find an apartment in Japan anytime from the beginning of January through to the end of April? Then you should know that you’re going to be moving during Japan’s busy season. In this brief article, we’ll explain what that means for you, and how best to handle it.

When is the busy moving season in Japan?

If we are to cast the widest net on this question, it would start in the aforementioned beginning of January and end at the end of April. But there is more nuance to it than just that. While your experience may vary based on area, agent, and various other factors, you can think of the period from January until mid-February as sort of the intro to the busy season. Things are particularly amped up in the first week or so of January, as real estate companies have just gotten off a 1-2 week long New Year break, and have a ton to catch up on. Then things mellow out a bit, and begin to build up until things really kick into gear in mid-February, not letting up until Golden Week.

Why is the busy season in January – April?

In Japan, the fiscal year traditionally begins from April 1st, meaning both new workers and students begin their year then. A new job or new school often means finding a new place to live in order to secure a better commute, and with thousands of people potentially looking to move in time for that April start, you can imagine real estate companies might get a little bit busy. January is a bit early for most people to move, but it’s not at all uncommon. Unsurprisingly, as we get closer to April 1st, more and more people are trying to find an apartment and move in. But that doesn’t mean that after April 1st things immediately calm down. There are of course going to be those who, for various reasons, weren’t able to move in by the start of the fiscal year. Maybe they have obligations back home preventing them from coming to their new city until the last minute, or perhaps they got unlucky and couldn’t quite secure the right property on time. Regardless, this means you can expect agencies and property management companies to still be up to their necks in work all the way until Golden Week, where everyone can finally get a well-deserved rest.

How hard is it to find an apartment during the busy season?

Finding an apartment is potentially at its easiest during the busy season, but securing said apartment is at its hardest. A busy season for moving in of course means that it’s a busy season for moving out too. More properties will thus be on the market than any other period of the year, but people will also be champing at the bit to submit applications. It isn’t uncommon to schedule a viewing for a property a few days away, only for the property to have been applied for before the appointment. On top of that, there’s even people who will opt to apply for properties without viewing it in person, which adds an extra layer of chaos to the mix. It’s technically possible to apply without viewing anytime of the year, but with things being so competitive during the busy season, that’s when it’s the most common. So, how can you best approach your apartment hunt during this time?

Tips for the Busy Season

Do you have to move during the busy season?

If you are in a situation where you are considering moving, but don’t immediately have to move during the busy season, we would recommend you wait. Things calm down significantly in May and you will find rooms easier to view and agents more responsive. Alternatively, if you are able to move in January or early February, you’ll also find things more pleasant than if you waited further into the busy season. Of course, most people do need to move in the busy season, otherwise there wouldn’t be one in the first place! 

You might not be able to find the perfect apartment

A lot of people understandably want to find the perfect home, especially when they’re going to need to spend up to 4-6 months worth of cost just to move in. And while I loathe to be pessimistic, keep in mind that if you spend too much time shopping around, there is a chance that you can lose out on units that could’ve potentially been great fits. If you’re in a flexible situation and don’t need to move by April 1st for example, then we would certainly recommend being patient and trying to find the right property. But even in that situation, do keep in mind that agencies will prioritize those who are ready and willing to move as soon as possible, so you may experience slightly longer delays than you would normally. 

Do you want to view the room?

Room views happen aplenty in the busy season, though you will need to keep in mind that while you’re waiting for a viewing, it’s always possible someone could apply for the room ahead of you. We’d recommend viewing properties as soon as you can arrange a time that works for both you and your agent. Though please note that many agents will be under heavy time constraints and can only show up to a few properties, and may not be able to schedule a second appointment immediately. Head into any room view with an open mind and the intention to (hopefully) apply should you find something suitable. Choosing the room based on floor plans, location, and photos is also acceptable during the busy season, though understand there is always a risk involved in not viewing a property. If you apply prior to a viewing, property management companies will not let you view it later down the line, in order to discourage people from applying just to keep something on hold when they aren’t sure about it. 

Be prepared for an application ahead of time

Applications for apartments in Japan require a lot of information, and the more prepared you are ahead of time, the better. You’ll of course want to have your residence card ready, along with your passport and money in your bank account. As far as information goes, here are some things you will most likely need to share:

  • Your workplace or school’s name, along with their full address and phone number
  • Your yearly salary (if applicable; sometimes you may need to provide supporting documents)
  • Your current address and living situation (E.g. Do you live in a rental apartment or do you own a home? How long have you lived there?)
  • Your work type (if applicable: permanent position, contract, etc)
  • Information for two emergency contacts
    • You’ll need a lot of information from them as well, such as full name and address, work address and type, phone number and email address, gender, your relationship with them, date of birth, etc
    • In most cases for foreign tenants you will need at least one emergency contact living in Japan and one family member living overseas (assuming you have no family in Japan)
    • Emergency contacts will be contacted for confirmation purposes

What if you’re not in Japan yet?

Overseas applications are doable if you can find an agency that supports them, such as Dovetail. However, overseas applications have a lot of moving parts, especially when it comes to processing the payment before you arrive in Japan. Property management companies can be a bit… impatient, let’s say, when it comes to waiting for payment after an application has been approved, especially during the busy season. So if you are hoping to secure an apartment while you’re still overseas, you’re going to want to discuss this with your agent as soon as possible, and make sure they chat with the property management company about the payment timeline when they submit the application. And do understand that overseas applications may find themselves less prioritized compared to domestic ones during this season. If you end up in Japan without having an apartment secured, we’d recommend securing a Japanese phone number and creating a Japanese bank account ASAP, as that will make the application process faster and smoother!

Utilities, internet, moving companies

If the apartment market is busy, so too are utility, internet, and moving companies. In particular for those already within Japan looking to move to a new apartment from your current one, moving companies can often be booked days or even weeks in advance, depending on area. We would recommend leaving some overlap between your current lease and your new lease, to avoid a situation where you need to get everything out of your current property but don’t yet have anywhere to put it all! Moving companies also tend to upcharge for their services during the busy season, to the tune of up to 1.5 times the usual rate. 

As for utilities, luckily the most important ones, water and electricity, shouldn’t be a problem. Once your contracts are set up (your agent should most likely be able to connect you with a company that can arrange these), water can be used immediately, and you’ll just need to find and flip the breakers on for electricity. Gas can take a bit more time though, as you need to have someone come into your apartment physically to turn it on. Outside of the busy season you can often do this the same day as you call them, but during the busy season there’s a chance you may need to wait a few days. Internet will take the longest (assuming your building doesn’t have it included), likely taking a few weeks, though that is common even outside of the busy season! We would recommend arranging a rental pocket WiFi or something similar to make sure you have access while you wait. 

Be ready for the busy season!
That’s all the tips we have for now, aside from the more general advice to be flexible, be decisive, and expect the unexpected. This advice is always going to be helpful for moving in a foreign country, but especially during the busy season in Japan! If you have any questions about anything or are looking to find the right real estate agency for you, we at Dovetail would be happy to help. In addition to helping with rentals during the busy season, we of course operate year round, and can even help those looking to purchase a new home or investment! If you made it this far, we wish you the best of luck with your hunt.