Gakugei Daigaku Station is where our Balleggs headquarters is located. We've tried almost all the lunch spots around this station, and there are truly many great places to eat. In this article, we've selected four truly delicious ramen shops around Gakugei Daigaku Station, chosen based on reviews and surveys! These are places we have personally visited many times. Although we wanted to present a list of five, the survey results favored these four, so we're sticking with four this time!

 

This article introduced four truly delicious and popular ramen shops at Gakugei Daigaku Station.

 
Gakugei Daigaku indeed has many great places to eat! There are also many stylish ramen shops, perhaps because it is a city with a lot of women. Recently, stylish izakayas have been increasing at Gakugei Daigaku, and having many ramen shops to go to after drinks is also a nice thing!

 
If you like the city of Gakugei Daigaku, feel free to contact Balleggs. We'll be waiting in front of Bigiya! Thank you for reading until the end.

The typical duration of a residential lease contract is two years. But do you really have to commit to the full two years? And what happens if you need to terminate the contract early? This article will thoroughly explain the process of terminating a lease contract midway. Whether you're considering termination or planning to lease a property in the future, this information will be helpful. Please read on.

 

Let's start by addressing whether you can terminate a rental property lease midway.

 

(1) A 2-year contract doesn't mean you have to stay for 2 years.

When you hear "2-year contract," it's easy to assume that you must stay for the entire duration. However, think of it as having the right to stay for two years rather than an obligation. While it's typical to continue renting throughout the contract period and renew or terminate the contract at the renewal date, rental contracts usually include a termination clause. Therefore, you can generally terminate the contract by giving notice within the specified period.

 

(2) Rental properties can generally be terminated midway.

In other words, it's possible to terminate a rental property lease midway. There are two common types of rental contracts: ordinary lease contracts and fixed-term lease contracts. Both types typically allow for mid-term termination.

 
In the case of an ordinary lease contract, if you want to continue living in the property for more than two years, you can do so by "renewing" the contract for another two years. However, the tenant must pay renewal fees, administrative fees, and insurance premiums. On the other hand, with a fixed-term lease contract, renewal is generally not possible.

 
Since landlords earn income by renting out properties, offering a two-year contract ensures stable rental income for that period, while tenants are guaranteed the right to live in the property for the agreed-upon duration by paying the contract fee. However, if a tenant requests termination, the landlord cannot refuse it.

 
This is only the tenant's perspective; termination by the landlord is not recognized without just cause. Just cause may include instances where the tenant repeatedly fails to pay rent, violating the terms of the contract, etc.

Now, let's discuss what to consider when terminating a lease midway.

 

(1) How many months' notice is required for termination?

Rental contracts specify a notice period for termination. In most cases, it's either two months or one month. This means that you must notify your intention to terminate the contract two or one month before the desired termination date. Be sure to check the details in the contract, as it will be explicitly stated.

 

(2) Are there any penalties for early termination?

Some rental contracts include penalties for early termination as a special provision. Important terms such as "If the tenant terminates the contract in less than a year, the tenant shall pay a penalty equivalent to one month's rent" may be stated in the explanatory documents or notes of the contract. Since this is crucial information in the event of mid-term termination, be sure to check it.

 

(3) Is it okay to notify termination by phone?

Since the termination notice period is typically one or two months before the end of the contract period, oral communication may not leave evidence, potentially leading to disputes. When signing the contract, a termination notice form should be included. If it's missing, contact the management company to have it mailed to you or download it from their website. The method of termination notice is detailed in the contract, so be sure to confirm it.

In cases of sudden job transfers or emergencies, you may need to vacate and move out immediately. Is immediate termination possible?

 

(1) What is immediate termination?

Immediate termination refers to terminating the contract right away. The requirements for immediate termination include the landlord's consent, payment of penalties, including breach fees, and vacating the property, including moving out belongings. It's not possible to unilaterally terminate the contract, nor is it possible to terminate the contract while leaving belongings behind.

 

(2) What are the costs associated with immediate termination?

The costs associated with immediate termination include rent and management fees for the notice period. If the notice period is two months, you'll need to pay two months' rent and management fees, and if it's one month, you'll need to pay one month's rent and management fees. Additionally, if the property has a penalty for short-term termination and it falls within the specified period, you'll need to pay the penalty separately. By paying the rent and management fees for the notice period, if the period expires, the payment of the penalty for short-term termination may be waived. In such cases, consult with the management company.

When terminating the lease halfway through the month, what happens to the rent? Do you have to pay until the end of the month?

 

(1) Payment for the prorated period until the termination date

Rental contracts often start in the middle of the month. Rent and management fees are typically prorated, so you'll need to pay the prorated rent and management fees until the termination date. The calculation method for prorated fees varies depending on the management company or landlord, with some dividing by the number of days in the month and others using a fixed "30-day" calculation. Be sure to check the details in the contract.

 

(2) How are rent payments and settlements handled?

Regarding the final month's rent, you may be asked to pay only the prorated amount or the full monthly rent, depending on the situation. Even if the full monthly rent is requested, rent and management fees are still prorated. Therefore, any excess payment will be refunded during the settlement at the time of vacating. Security deposit settlement refers to the return of the remaining amount from the security deposit deposited at the time of signing the contract, after deducting expenses for restoration to the original condition (such as room cleaning fees, etc.). Depending on the contract, the refund may be made within one month after termination or within 45 days. This information is also stated in the contract, so be sure to check it carefully.

The most significant concern when terminating a rental property lease midway is the penalty for early termination. So, what types of properties are more likely to incur penalties?

 

(1)Zero Key Money Properties

There is a tendency for properties with zero key money or reduced initial costs to have penalties for early termination. Landlords often want to recoup the reduced initial costs through rent. If the lease is terminated early, there is no way to make up for it. Therefore, landlords hedge this risk with penalties for early termination. Be sure to check if there are any penalties set for properties with zero key money. For properties without security deposits or key money, we explain in a related article, so please take a look.
[Related Article]
What are the disadvantages of no security deposits or key money? We've verified if it's really advantageous!

 

(2)Properties with Free Rent Periods

A free rent period is a period during which rent is free from the contract date. If it's one month of free rent, you don't pay rent for one month, and if it's two months, you don't pay rent for two months. Free rent periods are sometimes set by management companies as campaigns to prevent vacancies. This trend is particularly common in high-end rental properties, but many properties with free rent periods also have penalties for early termination. Be sure to check when contracting for properties with free rent periods.

 

(3)High-Grade Properties

High-grade properties are often operated by major corporations or real estate funds, and their performance is evaluated based on monthly vacancy rates and rental income. Therefore, they tend to dislike early termination. It's common for penalties to be set as a means to prevent early termination, so it's essential to check the contract terms.

This article discussed whether you can terminate a two-year lease for a rental property midway and whether there are penalties. Just because it's a two-year contract doesn't mean you have to stay for two years; it's surprising how little-known this fact is. When terminating mid-term, be mindful of the notice period and early termination penalties. Also, consider the restoration of the property upon leaving. Even if you need to terminate the lease due to sudden circumstances, don't rush; first, check the contract documents and proceed with the procedures. Thank you for reading until the end.

When choosing a property for rent or purchase, the safety of the neighborhood is a significant concern. Naturally, you want to move to a place with good security. Properties close to the station are always popular, but areas near stations tend to have higher foot traffic and, consequently, lower safety compared to residential areas. In such cases, choosing a property with robust security features is advisable. This article examines crime rates by neighborhood in Shinagawa Ward. Understanding the characteristics of each area will help ensure a safe and comfortable new life.

Reference: Metropolitan Police Department crime statistics by district and type of crime (2021)
: Shinagawa Ward household and population data - monthly table by district and neighborhood

 

We investigated the number of crimes in Tokyo's 23 wards in 2021. Shinagawa Ward ranked fifth in terms of the lowest number of crimes, with a total of 1,818 incidents. This suggests that Shinagawa is one of the safer wards in the 23 wards of Tokyo.

 
2021 Crime Rates in Tokyo's 23 Wards

 
Reference: Metropolitan Police Department crime statistics by district and type of crime (2021)

Let's quickly unveil the top 10 safest neighborhoods in Shinagawa Ward! The rankings are based on the number of crimes per household in each neighborhood, with lower numbers indicating higher safety. Crime statistics are sourced from the "2021 Metropolitan Police Department crime statistics by district and type of crime", and household numbers are from the "Shinagawa Ward household and population data - monthly table by district and neighborhood as of March 1, 2022."

 

2-1.The Safest Neighborhood in Shinagawa Ward: No. 1 Higashi-Oi 4-Chome

The safest neighborhood in Shinagawa Ward is Higashi-Oi 4-Chome! Congratulations. Higashi-Oi 4-Chome is located about a five-minute walk straight down Oi Ginza Street. This area features Oi Park and even has an ancient burial mound, though it's hard to spot. Beyond the area lined with restaurants, a very calm, high-end space spreads out centered around the park.

(1) Safety in Higashi-Oi 4-Chome, Shinagawa Ward
Number of households: 1,318
Number of crimes: 1
Crimes per household: 0.00076

(2) Crime Statistics in Higashi-Oi 4-Chome, Shinagawa Ward
Total number of crimes: 1
Serious crimes: 0
Violent crimes: 0
Burglary: 0
Non-burglary theft: 0
Others: 1

(3) Household and Population in Higashi-Oi 4-Chome, Shinagawa Ward
Number of households: 1,318
Population: 2,516
Males: 1,210
Females: 1,306

(4) Atmosphere of Oimachi Station [YouTube]

 

2-2.The Safest Neighborhood in Shinagawa Ward: No. 2 Togoshi 4-Chome

The second safest neighborhood in Shinagawa Ward is Togoshi 4-Chome! Congratulations. Togoshi 4-Chome is located between Togoshi Station and Togoshi-Koen Station. Beyond Togoshi 4-Chome are Bunko no Mori Park and Togoshi Park, giving the area a fresh feel. The Togoshi Ginza Shopping Street is also nearby, making shopping very convenient. There are Ozeki Togoshi Park Store and OK Store along National Route 1 a short walk away. Despite being close to the station and having many shops, the low crime rate strongly reflects the area's safety. The rental prices in this area are stable, making it highly recommended!

(1) Safety in Togoshi 4-Chome, Shinagawa Ward
Number of households: 1,161
Number of crimes: 1
Crimes per household: 0.00086

(2) Crime Statistics in Togoshi 4-Chome, Shinagawa Ward
Total number of crimes: 1
Serious crimes: 0
Violent crimes: 0
Burglary: 0
Non-burglary theft: 0
Others: 1

(3) Household and Population in Togoshi 4-Chome, Shinagawa Ward
Number of households: 1,161
Population: 2,005
Males: 1,210
Females: 1,306

(4) Atmosphere of Togoshi Ginza Station [YouTube]

 

2-3.The Safest Neighborhood in Shinagawa Ward: No. 3 Toyocho 3-Chome

The third safest neighborhood in Shinagawa Ward is Toyocho 3-Chome! Congratulations. This is the second entry for the Togoshi Park area! It’s located south of Togoshi Park Station on the Oimachi Line, and there are many rental apartments in the area. Being very close to the station, residents can easily access the Togoshi Park Street Shopping District. The low crime rate in such a conveniently located area highlights the excellent safety of the Togoshi Park area.

(1) Safety in Toyocho 3-Chome, Shinagawa Ward
Number of households: 770
Number of crimes: 1
Crimes per household: 0.00130

(2) Crime Statistics in Toyocho 3-Chome, Shinagawa Ward
Total number of crimes: 1
Serious crimes: 0
Violent crimes: 0
Burglary: 0
Non-burglary theft: 0
Others: 1

(3) Household and Population in Toyocho 3-Chome, Shinagawa Ward
Number of households: 770
Population: 1,438
Males: 679
Females: 759

 

2-4.The Safest Neighborhood in Shinagawa Ward: No. 4 Ebara 7-Chome

The fourth safest neighborhood in Shinagawa Ward is Ebara 7-Chome! Congratulations. Ebara 7-Chome is a residential area located between Nishi-Koyama and Senzoku Stations on the Meguro Line, and Hatanodai Station on the Oimachi Line. It’s about a 10-minute walk to either station, making it very convenient. The area’s western side features Takai Road, a famous spot for cherry blossoms. The nearby Showa University Hospital adds to the sense of security. Additionally, Ebara 7-Chome is part of the popular No. 2 Enzan Elementary School district, a notable school in the area. The Summit Nishi-Koyama Store is also nearby for convenient shopping. The proximity to Musashi-Koyama is another plus.

(1) Safety in Ebara 7-Chome, Shinagawa Ward
Number of households: 1,387
Number of crimes: 2
Crimes per household: 0.00144

(2) Crime Statistics in Ebara 7-Chome, Shinagawa Ward
Total number of crimes: 2
Serious crimes: 0
Violent crimes: 1
Burglary: 0
Non-burglary theft: 1
Others: 0

(3) Household and Population in Ebara 7-Chome, Shinagawa Ward
Number of households: 1,387
Population: 2,729
Males: 1,315
Females: 1,414

(4) Atmosphere of Takai Road

 

2-5.The Safest Neighborhood in Shinagawa Ward: No. 5 Koyama 7-Chome

The fifth safest neighborhood in Shinagawa Ward is Koyama 7-Chome! Congratulations. Koyama 7-Chome is located on the east side of Senzoku Station, known for its luxury residential area. The presence of the Ebara Police Senzoku Substation in the area adds a sense of security. The Senzoku area is recognized for its safety, with Senzoku 1-Chome and 2-Chome also ranking high in safety. The station is quite modest with few shops, but it’s a walkable distance to Nishikoyama, Hatanodai, and Ookayama. Despite having few shops, the area is still very convenient. From Senzoku Station, you can catch the "Shibu 71" Tokyu Bus line to Shibuya Station, passing through Meguro Street near Gakugei University, Komazawa Street near Yutenji, Nakameguro, and Daikanyama, all the way to Shibuya Hikarie. This is particularly handy for shopping trips with heavy loads.

(1) Safety in Koyama 7-Chome, Shinagawa Ward
Number of households: 653
Number of crimes: 1
Crimes per household: 0.00153

(2) Crime Statistics in Koyama 7-Chome, Shinagawa Ward
Total number of crimes: 1
Serious crimes: 0
Violent crimes: 0
Burglary: 0
Non-burglary theft: 0
Others: 1

(3) Household and Population in Koyama 7-Chome, Shinagawa Ward
Number of households: 653
Population: 1,316
Males: 592
Females: 724

(4) Atmosphere of Senzoku Station

 

2-6.The Safest Neighborhood in Shinagawa Ward: No. 6 Nishi-Nakanobu 3-Chome

The sixth safest neighborhood in Shinagawa Ward is Nishi-Nakanobu 3-Chome! Congratulations. Nishi-Nakanobu 3-Chome is a residential area located between Hatanodai Station on the Ikegami Line and Ebara-Nakanobu Station, and Ebara-cho and Nakanobu Stations on the Oimachi Line. It’s a very convenient area, with any of these stations being just a 5 to 10-minute walk away. Hatanodai Station features many retro shops and delicious eateries, while Saizeriya and Bamiyan on Nakahara Street are nearby, offering plenty of dining options. Additionally, the area is well-positioned for easy access to supermarkets like Ozeki at Ebara-cho and Bunkado at Nakanobu.

(1) Safety in Nishi-Nakanobu 3-Chome, Shinagawa Ward
Number of households: 1,206
Number of crimes: 2
Crimes per household: 0.00166

(2) Crime Statistics in Nishi-Nakanobu 3-Chome, Shinagawa Ward
Total number of crimes: 2
Serious crimes: 0
Violent crimes: 0
Burglary: 0
Non-burglary theft: 2
Others: 0

(3) Household and Population in Nishi-Nakanobu 3-Chome, Shinagawa Ward
Number of households: 1,206
Population: 2,246
Males: 1,104
Females: 1,142

(4) Atmosphere of Hatanodai Station

 

2-7.The Safest Neighborhood in Shinagawa Ward: No. 7 Nakanobu 6-Chome

The seventh safest neighborhood in Shinagawa Ward is Nakanobu 6-Chome! Congratulations. Nakanobu 6-Chome is located near Ebara-cho and Nakanobu Stations on the Oimachi Line, and Magome Station on the Asakusa Line. The green path to Ebara-cho Station’s Ozeki supermarket makes shopping very convenient. The Nakanobu area is also known for having many famous ramen shops.

(1) Safety in Nakanobu 6-Chome, Shinagawa Ward
Number of households: 1,760
Number of crimes: 3
Crimes per household: 0.00170

(2) Crime Statistics in Nakanobu 6-Chome, Shinagawa Ward
Total number of crimes: 3
Serious crimes: 0
Violent crimes: 1
Burglary: 0
Non-burglary theft: 1
Others: 1

(3) Household and Population in Nakanobu 6-Chome, Shinagawa Ward
Number of households: 1,760
Population: 3,017
Males: 1,443
Females: 1,574

(4) Atmosphere of Ebara nakanobu Station

 

2-8.The Safest Neighborhood in Shinagawa Ward: No. 8 Oi 3-Chome

The eighth safest neighborhood in Shinagawa Ward is Oi 3-Chome! Congratulations. Oi 3-Chome is located between Nishi-Oi Station on the Sobu Line and Oimachi Station on the Keihin-Tohoku Line and Oimachi Line. By following the beautiful Hikari Street, you can reach either Oimachi Station or Nishi-Oi Station. Just to the north of the area is the retro and charming Tokyo Bathhouse. Although now replaced by an apartment building, the former residence of Hirobumi Ito was also in this area. With its proximity to both JR stations and excellent safety, this area comes highly recommended.

(1) Safety in Oi 3-Chome, Shinagawa Ward
Number of households: 2,594
Number of crimes: 5
Crimes per household: 0.00193

(2) Crime Statistics in Oi 3-Chome, Shinagawa Ward
Total number of crimes: 5
Serious crimes: 0
Violent crimes: 1
Burglary: 1
Non-burglary theft: 3
Others: 0

(3) Household and Population in Oi 3-Chome, Shinagawa Ward
Number of households: 2,594
Population: 5,188
Males: 2,571
Females: 2,617

 

2-9.The Safest Neighborhood in Shinagawa Ward: No. 9 Toyocho 5-Chome

The ninth safest neighborhood in Shinagawa Ward is Toyocho 5-Chome! Congratulations. Toyocho 5-Chome is located between Togoshi Park Station and Nishi-Oi Station. Despite being close to the stations, it offers a very peaceful residential environment. To the northwest, there is a shopping street that extends from Togoshi Park Station, making shopping and dining very convenient. Heading south, you can reach the area in front of Nishi-Oi Station, where more shops are available. The rental prices are also relatively stable, making it a desirable area to consider.

(1) Safety in Toyocho 5-Chome, Shinagawa Ward
Number of households: 928
Number of crimes: 2
Crimes per household: 0.00216

(2) Crime Statistics in Toyocho 5-Chome, Shinagawa Ward
Total number of crimes: 2
Serious crimes: 0
Violent crimes: 1
Burglary: 0
Non-burglary theft: 1
Others: 0

(3) Household and Population in Toyocho 5-Chome, Shinagawa Ward
Number of households: 928
Population: 1,675
Males: 813
Females: 862

 

2-10.The Safest Neighborhood in Shinagawa Ward: No. 10 Nishi-Oi 4-Chome

The tenth safest neighborhood in Shinagawa Ward is Nishi-Oi 4-Chome! Congratulations. Nishi-Oi 4-Chome is situated between Magome Station on the Asakusa Line, Nishi-Oi Station on the Sobu Line, and Omori Station on the Keihin-Tohoku Line. To the east of the area lies the Sanno district, a renowned luxury residential area in Ota Ward. Along Kan-Nana Street to the south is Life Magome store, which is convenient for shopping. You can reach Omori Station either by passing through Sanno or by following German Street. The area offers the luxury of being within walking distance of JR stations while maintaining a high level of safety.

(1) Safety in Nishi-Oi 4-Chome, Shinagawa Ward
Number of households: 1,784
Number of crimes: 4
Crimes per household: 0.00224

(2) Crime Statistics in Nishi-Oi 4-Chome, Shinagawa Ward
Total number of crimes: 4
Serious crimes: 0
Violent crimes: 2
Burglary: 0
Non-burglary theft: 0
Others: 2

(3) Household and Population in Nishi-Oi 4-Chome, Shinagawa Ward
Number of households: 1,784
Population: 3,588
Males: 1,804
Females: 1,784

(4) Atmosphere of Omori Station

After finding a rental property and submitting an application, the next step is the screening process. Ideally, you want this to go smoothly. Here, we will thoroughly explain the rental screening process, including the criteria, required documents, and the steps involved. With proper preparation, there is no need to worry. Let's get ready and proceed confidently.

 

Not everyone can rent a property; only those who pass the screening process can. The screening checks if you can reliably pay the rent, if a guarantor can cover for you if necessary, and if you are likely to avoid causing problems after moving in.

Landlords need to ensure that tenants will pay the rent on time and have a guarantor if the tenant cannot pay. They also want to avoid tenants who might cause frequent issues like noise or garbage problems. The screening process addresses these concerns to reduce potential problems.

The screening is typically conducted by the property management company based on the application and required documents submitted by the applicant. Sometimes, landlords entrust the management company with this task.

 

(1) Ability to Pay Rent

The first criterion in the screening process is your ability to pay the rent. This is judged based on whether the rent is affordable relative to your income. For salaried employees, income is verified through documents like the tax withholding slip, and for self-employed individuals, through tax return documents.

Generally, the acceptable rent is considered to be between 1/40 to 1/48 of the annual income or 1/3 to 1/4 of the monthly income. However, the ability to pay is not judged solely on income but also on factors like your employer, length of employment, family structure, and age.

While the screening criteria are set conservatively, it is important to note that the suitable rent for living is often considered to be between 1/3 to 1/4 of your net monthly income (after deductions like social insurance and taxes). Therefore, the gross income (before deductions) should be about 15% to 25% higher than the net income.

For a property with a monthly rent of 70,000 yen, the annual income guideline is between 2,800,000 yen and 3,360,000 yen, with a monthly gross income of approximately 230,000 yen to 280,000 yen. On the other hand, the appropriate annual income is said to be between 3,290,000 yen and 3,950,000 yen, with a monthly gross income of 274,000 yen to 329,000 yen. Use this as a guideline when selecting a property, and if you do not pass the screening, consider revising your rent.

 

(2) Can a Guarantor or Guarantor Company Be Provided?

When renting a property, you need to provide either a personal guarantor or a guarantor company. Personal guarantors are typically required to be relatives and are subject to similar income screening as the applicant. For instance, it can be difficult to pass the screening if the guarantor is retired.

If you use a guarantor company, you usually do not need a personal guarantor. The cost is generally around 50% of the monthly rent as a contract fee and an annual renewal fee of about ¥10,000. The guarantor company will check for any rent payment history issues, employment verification, and credit information. Recently, it has become common for properties to require a guarantor company, with estimates indicating this is the case for 80% to 90% of properties.

 

(3) Potential for Post-Move-In Problems

The screening also assesses whether the applicant is likely to cause problems after moving in. While landlords rarely meet applicants in person, the property management company evaluates the applicant's behavior during interactions, the thoroughness of the application, and the ease of communication during the screening process.

Typically, you don’t need to worry excessively about this aspect unless there are extreme issues like very poor behavior, a carelessly filled application, or unresponsiveness. The most critical aspect is the "negotiation" process. Excessive negotiation can negatively impact the landlord's perception. If you need to negotiate, do so within reasonable bounds and consult with your property management representative.

 

(4) Japanese Language Proficiency

When foreign nationals rent an apartment in Japan, their Japanese language ability is also considered a part of the screening criteria. Although the use of guarantee companies that cater specifically to foreign nationals has become more common, reducing language barriers during the screening process, as of 2024, many properties still prioritize applicants who can read and write Japanese and communicate in daily conversations. This is to avoid potential issues and ensure efficient communication during the tenancy. If you are concerned about your Japanese language skills, proceed while consulting with the staff.

As previously mentioned, the rental screening checks your ability to pay rent, the presence of a guarantor, and the potential for causing issues post-move-in. These checks are supported by the documents you submit with your application. Let's explain the necessary documents for the rental screening.

 

(1) Application Form

The rental application form requires information about the applicant, co-occupants, and the guarantor. The landlord or property management company uses this information to make a decision during the screening process. While the exact content may vary depending on the form, it generally includes the following details. You may be asked to fill out a printed form by hand or, more commonly these days, complete an online form via a dedicated website after email verification.

 
【Applicant Information】
①Name
②Date of Birth (Age)
③Gender
④Nationality
⑤Current Address
⑥Home Phone Number
⑦Mobile Number
⑧Email Address
⑨Employer Name
⑩Employer Address
⑪Employer Phone Number
⑫Industry Type
⑬Capital
⑭Number of Employees
⑮Department
⑯Position
⑰Date of Joining
⑱Years of Service
⑲Annual Income (Pre-Tax)
⑳Previous Employment if Less Than One Year at Current Job

 
【Co-Occupant Information】
①Name
②Relationship to Applicant
③Gender
④Age
⑤Employer
⑥Annual Income
⑦Phone Number

 
【Guarantor Information】
①Name
②Date of Birth (Age)
③Gender
④Nationality
⑤Current Address
⑥Home Phone Number
⑦Mobile Number
⑧Email Address
⑨Employer Name
⑩Employer Address
⑪Employer Phone Number
⑫Industry Type
⑬Capital
⑭Number of Employees
⑮Department
⑯Position
⑰Date of Joining
⑱Years of Service
⑲Annual Income (Pre-Tax)
⑳Previous Employment if Less Than One Year at Current Job

 

(2) Identification Documents

①Residence card
②Passport
③My Number Card
④Student ID
⑤Driver’s License

 
You will typically be required to submit one of the above photo IDs. If the address on the ID does not match your current address, update the address beforehand or write your current address on the back of your passport. For the My Number Card, ensure that it is presented in a case that hides the My Number, as it will not be accepted otherwise.

 

(3) Proof of Employment

Proof of employment can be demonstrated by submitting either or both of the following:
①Employee ID Card
②Health Insurance Card

 

(4) Proof of Income

For proof of income, salaried employees must submit their previous year's tax withholding slip, while self-employed individuals must submit a copy of their tax return. International students need to submit the acceptance letter from your school + your parent's or your bank statement.
Though not always required during the screening, it will be necessary at the contract stage, so prepare these documents in advance. If you are newly employed or a recent graduate and have not yet received a salary, a job offer letter or an employment conditions notification detailing your salary and conditions can serve as proof of income.

 
①Previous Year’s Tax Withholding Slip
②Copy of Tax Return
③Job Offer Letter
④Employment Conditions Notification
⑤Notification of acceptance from your school + your parent's or your bank statement

Once you pass the rental screening, the contract process typically takes place within 10 to 14 days. Since the period from screening to contract signing is quite short, it's important to prepare the necessary documents in advance.

①JUMINHYO (Resident Certificate of the Tenant *need to get it at the ward office)
②HANKO
③Guarantor’s Seal Registration Certificate
・Not required if using a guarantor company
④Guarantor’s Consent Form (provided by the real estate company)

More rental properties are now requiring the use of guarantor companies instead of individual guarantors. Currently, around 80% to 90% of rental properties mandate the use of a guarantor company. What exactly is a guarantor company, and what do they evaluate? This section will explain the role of guarantor companies and why their use is becoming more common.

 

(1) What is a Guarantor Company?

A guarantor company (rent guarantor company) acts in place of an individual guarantor, ensuring that the landlord receives the rent even if the tenant defaults. There are three types of guarantor companies: credit-based, association-based, and independent, each with its own characteristics.

 

 

(2) Reasons for the Increase in Guarantor Company Usage

The shift towards requiring guarantor companies is due to several reasons:

 

• ・Clear and structured screening processes, including credit checks and delinquency history, reduce the risk of non-payment.
• ・The landlord receives a rent guarantee in case of tenant default.
• ・Guarantor companies handle legal procedures in the event of continued non-payment.
• ・For higher rents, it can be difficult to find a relative who can act as a guarantor, and involving them often requires additional time and effort for documentation. Consequently, many applicants prefer using guarantor companies.

Here are some common reasons why an application might fail the rental screening:

 

(1) Rent is Too High Compared to Income

If the rent is deemed too high compared to your income, you might fail the screening based on insufficient payment ability. Typically, the rent should be about 1/40 to 1/48 of your annual income. For more details, refer to section (1) on assessing rent payment ability.

 

(2) History of Credit Card Delinquencies

For properties requiring a guarantor company, many guarantor companies will check your credit history. If you have had credit card delinquencies, these can remain on your record for 5 to 10 years. See section (1) on guarantor companies for more details.

 

(3) History of Rent Delinquencies

If you have previously defaulted on rent, this information will be in the database for properties requiring guarantor companies. The record can stay for about five years. Refer to section (1) on guarantor companies for more information.

 

(4) Excessive Negotiations

If you negotiate too much on rent or other terms, you might negatively impact the landlord’s impression and fail the screening. If there are multiple applicants, the landlord may prefer a straightforward applicant without negotiations. Be mindful that excessive negotiations can carry risks.

 

(5) Poor Impression on Landlord or Real Estate Agent

Though rare, a poor attitude during property viewings or interactions with real estate agents can lead to a failed screening. If the landlord fears potential trouble or unjust complaints post-move-in, they may deny your application. Maintain a polite and respectful demeanor.

 

(6) Low Declared Income for Self-Employed Individuals

For self-employed individuals who declare a low income to save on taxes, the screening will consider only the declared income. This can lead to a failed screening if the declared income is too low.

 

(7) Lack of Communication During Screening Process

If you are unresponsive during the screening process or fail to return calls, it can be interpreted as a lack of interest in the property. Even if you pass the initial screening, landlords might be concerned about future communication issues in emergencies. Always respond promptly to inquiries.

 

(8) Parental Opposition

If your parents, as guarantors, express opposition to your living arrangement, such as living alone or cohabiting, it can lead to a failed screening. Clear communication with your guarantors about your move is crucial to avoid misunderstandings and ensure they support your application.

While we have discussed reasons for failing the rental screening, there are steps you can take if your application is denied. Here are some strategies to help you pass the screening.

 

(1) Confirm the Reason for Rejection with the Real Estate Company

If you don’t know the reason for the rejection, you can’t address it. It might be disappointing, but you should ask the real estate company why your application was rejected.

 

(2) Reapply for a Property with Lower Rent

If the rejection was due to income issues, consider applying for a property with lower rent. For guidelines on rent affordability, refer to section (1) on verifying rent payment ability.

 

(3) Use a Different Guarantor Company for Re-screening

If you failed the screening with a credit-based guarantor company, check if you can reapply with another guarantor company. Sometimes, you may pass the screening with an association-based or independent guarantor company. Consult with the real estate company for more details. Refer to section (1) on what guarantor companies are.

 

(4) Use a Personal Guarantor Instead of a Guarantor Company

If you failed the guarantor company screening and the property doesn’t mandate their use, you can try using a personal guarantor. This should be a relative with sufficient income to cover the rent. If your parents are still working or if you have siblings with adequate income, consider asking them. For rent guidelines, see section (1) on verifying rent payment ability. If your personal guarantor is approved, they will need to provide a seal registration certificate, which involves some effort. Make sure to explain everything clearly when you ask them.

 

(5) Apply Under Your Parents’ Name

This option is mainly for younger applicants in their early 20s. You can reapply using your parents’ name, similar to how students rent properties. If your parents agree, this shifts the screening focus to them, which can be effective.

During the busy rental season, many people might consider submitting an application to temporarily hold a property. However, can you cancel a rental application after submitting it? While it may seem like there’s no problem canceling before the contract is signed, there are significant risks involved. There may be cases where a cancellation fee (damages) is incurred, or the cancellation might not be possible at all. This article explains the process from application to contract and clarifies when you can cancel.

 

Let’s quickly address whether you can cancel after applying for a rental.

 

(1) Generally, You Can Cancel Until the Contract signing

In most cases, you can cancel until you sign the contract. A rental contract requires an "Explanation of Important Matters" by a qualified real estate agent. While a lease agreement can be verbally binding (consensual contract), real estate agents are required to explain important details to the tenant before finalizing the contract. Therefore, not all requirements for contract formation are met at this stage.

 

(2) Is There a Cancellation Fee? Will the Application Fee be Refunded?

In principle, there is no cancellation fee if you cancel the application. Some real estate companies may require a "holding deposit" or application fee, which can range from several tens of thousands of yen to one month's rent. This deposit should be treated as a holding fee and should be refunded. If a real estate company refuses to refund this deposit, it is a violation of the Real Estate Business Act (Article 47-2, Paragraph 3), and you should contact the real estate consultation office at your prefectural government to request a refund. The reason for the "in principle" note is explained in section (3) Flow from Application to Contract [Approval of Screening].

 

(3) Flow from Application to Contract

The process from application to contract progresses as shown below.

 
Application:
After viewing a property and deciding to apply, fill out the required forms and submit necessary documents for screening. You can still cancel at this stage. Detailed instructions for filling out the application are available in related articles.

 
Screening:
The landlord or management company conducts a screening based on your application. The screening checks if you can afford the rent, can provide a guarantor or use a guarantor company, and will not cause trouble after moving in. You can cancel before the screening result is out. More details on the screening process are in related articles.

 
Approval of Screening:
If you pass the screening, the landlord agrees to rent the property to you. At this point, both parties have verbally agreed (consensual contract). However, since tenants typically lack the real estate knowledge of landlords or agents, tenants are given an "Explanation of Important Matters" to make a final decision before signing the contract. Therefore, you can generally still cancel at this stage.

The term "generally" is used because, for example, if you negotiated with the landlord to install an additional air conditioner in exchange for signing the contract, and they did so, canceling afterward could result in the landlord seeking compensation for their losses. Similarly, if you asked the landlord to hold the property for two months while you returned from overseas, and then canceled at the last minute, they could seek damages for lost rent during that period. The Civil Code mandates that both parties act in good faith during contract negotiations, and failing to do so allows the landlord to claim damages. There is a precedent from the Tokyo High Court on January 31, 2008, where the tenant was found liable for such damages.

Therefore, remember that if you negotiate any terms when applying, you should not cancel without expecting potential repercussions.

 
Explanation of Important Matters:
Before signing the contract, a real estate agent provides an "Explanation of Important Matters" to help you make an informed decision. If new information arises during this explanation that changes your decision, you can still cancel. However, rejecting previously known terms at this stage is considered bad faith. Remember, the consensual contract is established at screening approval, so you cannot cancel for any reason at this stage without consequences. Details on this explanation are available in related articles.

 
Contract Formation:
After the "Explanation of Important Matters," you sign and seal the contract. At this point, your obligations to pay the contract fee and rent fee, and to occupy the property, are confirmed. You cannot cancel after the contract is formed, regardless of whether you have received the keys or paid the contract fee.

Can you cancel after signing a lease agreement? As mentioned earlier, cancellations after signing the lease agreement are not allowed.

 

(1) Cancellations After Signing Are Considered Terminations

After signing the lease, any cancellation is considered a "termination." Rental agreements are typically for two years, so an early termination would apply. This applies even if you have not yet received the keys.

 

(2) Costs Incurred When Terminating a Lease

What costs might arise if you terminate the lease after signing? Here is a summary:

 

As shown, refunds for contract payments are rarely given when terminating the lease.

Is the Security Deposit Refundable?
The security deposit is intended to cover any restoration costs and unpaid rent. Therefore, if you terminate the lease before moving in, it is generally fully refundable. However, if you have moved in even once, expect to be charged for restoration costs.

Is the Key Money Refundable?
Key money is a non-refundable gratuity paid to the landlord upon signing the contract.

Is Prepaid Rent Refundable?
Most rental agreements include a clause specifying the notice period required for early termination. Rent beyond the notice period from the rent start date is generally refundable.

Is the Guarantor Company Fee Refundable?
The guarantor company fee is usually non-refundable. Check the guarantor company's terms for details.

Is the Agency Fee Refundable?
The agency fee is a commission paid to the real estate agency upon contract signing, and it is non-refundable.

Is the Fire Insurance Fee Refundable?
Fire insurance is typically aligned with the lease period, and some portion may be refundable based on the insurance company's policy upon termination.

Is the Key Exchange Fee Refundable?
If the key exchange has already occurred, do not expect a refund.

Handling of Short-Term Termination Penalty
If the lease includes a clause for short-term termination penalties, you will be liable for these additional fees.

Given these conditions, terminating a lease after signing typically does not result in significant refunds, so proceed with caution.

It should be clear by now that cancellations should not be taken lightly. Here are important considerations if you must cancel for unavoidable reasons.

 

(1) Inform Immediately

If you need to cancel, inform the relevant parties as soon as possible. The usual timeframe from application to approval is 2-4 business days, but some landlords may provide immediate approval. As noted earlier, an agreement is considered established once the application is approved, so early notification is crucial.

 

(2) Avoid Negotiations

If there is even a slight chance of cancellation, avoid negotiating. Especially for changes to equipment or interiors, which may incur actual costs for the landlord and lead to liability for damages. Even negotiating to postpone the contract date can result in opportunity costs for the landlord.

 

(3) Do Not Make Multiple Cancellations

Avoid making multiple cancellations at different real estate agencies, as the same management or guarantor company may be involved. If you apply to multiple properties simultaneously, you are unlikely to pass the screening. Remember, real estate agencies earn their commission only upon contract completion, and cancellations mean no compensation for their time and effort.

 

(4) Clearly Communicate the Reason for Cancellation

If you have a compelling reason for canceling, clearly communicate it to the landlord and real estate agency. Honest and transparent communication can help in obtaining their understanding.

Finally, let's discuss the risks associated with canceling a lease.

 

(1) Risk of Future Application Rejection

Some property management companies may deny applications if you have a history of cancellations. This means you may never be able to rent from that management company again. Guarantor companies also keep records of cancellations, which can adversely affect your future applications. With 80-90% of rental properties now requiring guarantor companies, and with these companies sharing data, frequent cancellations can make it significantly harder to rent in the future.

 

(2) Potential Liability for Damages

As discussed multiple times, once the application is approved, an agreement is considered in place, and any actual losses incurred by the landlord can result in liability for damages. Although future losses are typically not included, any specific costs incurred by the landlord in preparation for your move-in can lead to compensation claims.

 

(3) Unexpected Reactions from Real Estate Agencies

Real estate agents put in significant time and effort to support you, and sudden cancellations can be frustrating for them. Since they earn their commission only upon successful contracts, a cancellation can mean working for free. While most will understand if your reasons are genuine, some agents might react negatively, so be mindful.

This concludes our discussion on whether you can cancel a rental application and the associated fees. Knowing the timings and implications of cancellations is crucial. Being mindful of the considerations when canceling is equally important. Particularly during busy seasons, we understand it can be challenging to secure popular properties. We hope you find your ideal property and proceed smoothly to the contract stage by closely working with your real estate agent. If you're looking for properties along the Tokyu line, feel free to consult with Balleggs. Our experienced staff are ready to assist you thoroughly! Thank you for reading until the end.

Setagaya Park, a nature-rich park located near Sangenjaya Station and Ikejiri-Ohashi Station on the Tokyu Den-en-toshi Line, and Yutenji Station on the Tokyu Toyoko Line, offers a well-equipped environment that can be enjoyed by both children and adults. This article introduces the charm of Setagaya Park through maps and videos. We encourage you to visit on a sunny holiday!

 

 

Setagaya Park Kinkan Three Sisters Mini SL

A favorite among children, the Setagaya Park Mini SL is available for rides every Wednesday, Saturday, Sunday, and on public holidays.

Especially busy on weekends! Wednesdays are less crowded, allowing many kids to ride multiple times!

Operating Days:
Wednesdays, Saturdays, Sundays, public holidays, Tokyo Citizen's Day (October 1)
During spring, summer, and winter vacations (excluding December 29 to January 3) ※Canceled in case of rain

Operating Hours:
10:00 AM - 11:50 AM, 1:10 PM - 4:00 PM (until 3:00 PM in December, January, and February)

Ticket Prices:
Adults (junior high school students and older): 100 yen
Elementary school students: 50 yen
Preschool children (below elementary school age): Free

 

Symbolic Fountain Plaza of Setagaya Park

The most open space in the park, very spacious Benches and grassy slopes surround the fountain.
On sunny days, families enjoy picnics, and individuals read or relax leisurely.
The highlight of the fountain plaza is the grassy slope. Lie down in the shade and watch the clouds drift by. It's a wonderfully luxurious time.
In spring, enjoy the cherry blossoms in the park. In summer, enjoy the greenery of the trees. In autumn, enjoy the fall foliage.
It’s a beautiful space to relax and feel the seasons.

 

Setagaya Play Park

Located within the park, this play area is operated by the NPO Play Park Setagaya.
Play Park Setagaya operates based on these four messages:
1.Getting kids to play energetically outside, reclaiming the norm.
2.Playing is a form of self-growth.
3.Dedicated to play for 40 years in this city!
4.For the children of this community, there’s something you can do.
Closed: Mondays and Tuesdays
Hours: 10:00 AM - 6:00 PM
Play workers and caretakers are present.

 

Skateboard Park

This facility is for enjoying skateboarding, BMX, and inline skating.

Registration is required at the Setagaya Park paid facilities desk, but usage is free. It features a flat area and five section areas.

Compared to Komazawa Park, it’s less crowded and could be considered a hidden gem.

Safety Rules:
Wear helmets and pads appropriately based on skill level and situation.
Do not use the park when it’s raining or the surface is wet.
No non-skating use or dangerous activities.
No waxing the sections.
For BMX, use plastic bar ends, pegs, and pedals.
No smoking in the skateboarding area.

 

Traffic Plaza

In this area, children can drive mini cars around a course with traffic signals and signs, allowing them to learn traffic rules while playing. Mini cars are free for children under third grade.   Hours: April to October: 9:00 AM - 5:00 PM November to March: 9:00 AM - 4:30 PM Closed: New Year's holidays and facility maintenance days There are 10 mini cars available. The Traffic Plaza also features a display of a steam locomotive (D-51).

Outdoor Pool (Summer Only) Large Pool (Water Depth: 1.2m) Small Pool (Water Depth: 0.3m, 0.5m) Usage Fee (2 hours): High school students and older: ¥390 Elementary and junior high school students, and those aged 65 and older: ¥100 Softball Field Operating Hours: April to October: 6:00 AM - 9:00 PM November: 6:00 AM - 5:00 PM December to March: 9:00 AM - 5:00 PM Usage Fee: Weekdays (2 hours): ¥4,020 Weekends and holidays (2 hours): ¥4,740 Night lighting (1 hour): ¥3,300 Tennis Courts Operating Hours: April to October: 6:00 AM - 9:00 PM November: 6:00 AM - 5:00 PM December to March: 9:00 AM - 5:00 PM Usage Fee: Weekdays (2 hours): ¥2,880 Weekends and holidays (2 hours): ¥3,440 Night lighting (1 hour): ¥820 Archery Range 50m, 10 targets Operating Hours: April to October: 9:00 AM - 9:00 PM November to March: 9:00 AM - 5:00 PM Usage Fee: Weekdays (1 hour): ¥280 Weekends and holidays (1 hour): ¥360

One of Setagaya Park's attractions is its flea market. Held about two to three times a month, it features many vendors. Given its trendy location, you can find some great items sold by stylish vendors. Check Setagaya Ward's website for the schedule and enjoy a visit!  

Setagaya Park Flea Market

Held: About 2 to 3 times a month Number of Stalls: Around 150 Time: 10:00 AM - 3:00 PM Vendor Fees: General: Same-day payment: ¥2,800 Advance payment: ¥2,500 Members: Same-day payment: ¥2,500 Advance payment: ¥2,200

This concludes our introduction to Setagaya Park. It’s truly a luxury to have such an open space in the heart of the city. There are many other wonderful shops along Mishuku Street, so be sure to visit Setagaya Park while taking a stroll. Thank you for reading until the end.