Feb.
2002, Xene #26
APARTMENT HUNTERS IN THE MIST
by Carey Paterson
For the people of the Ishikari Plain, spring is the
season of the apartment hunter. Today we visit exotic
Sapporo to witness this timeless search for a niche
in the urban jungle.
THE GUIDE
In
her apartment safari, one hunter has enlisted a
real estate agency. Watch as the agent guides her
to bag a place in her desired price range and location.
The agent has asked about location, budget and size.
The hunter has given her age and occupation. Her
employer will probably act as guarantor; otherwise,
a surety company will do this for a fee, usually
10% of the monthly rent.
Some properties require proof of income. Agencies
like this one are particularly useful for the renter
who must move by a certain date or who is new to
Sapporo. A foreigner who expects to be here for
several years can benefit too, as the initial broker's
fee is defrayed over a longer time.
THE INSIDER
At a downtown watering hole, we spot another room-seeker.
He has been here long enough to have a place already,
but not so long that he'll turn up his nose at an
upgrade. He bides his time, networking as he waits
for another Sapporo resident to succumb to culture
shock. The canny insider check's the Hokkaido
Insider and
HIBA online newsletters and the bulletin boards
at Sapporo Int'l Communication Plaza and local colleges.
If he is lucky, he may find a furnished apartment
while avoiding brokerage fees. But he can never
know how long he must wait.
THE LONER
This
hunter chooses her territory carefully. Stalking
her prospective neighborhood, she looks for vacancy
signs on utility poles and in apartment windows.
She is likely to speak some Japanese, or to hunt
with a partner who does. The loner may be able to
avoid a broker's fee, but unless she is a native,
she stands the chance of being fended off by "unfriendly"
owners. She may check for listings in Chintai Jutaku,
the Japanese-language housing magazine. Or she may
look for public housing (kodan) listed each month
at Hokkaido Jutaku Kyokyu Kosha (North 3 West 7,
phone: 261-9271). She knows these units are limited
in location and availability. But she also knows
they do not discriminate by nationality, and they
don't require a broker's fee or guarrantor.
CHARGES
Success!
The house hunter now pays one to three month's rent
as damage deposit (shikikin) and advance rent (mae
yachin). It is rare for an owner in Sapporo to ask
for key money (reikin), except for condominium rentals,
but hunters who have used an agent pay the broker's
fee, which is usually a month's rent. There may also
be insurance charges and dubious fees for changing
the locks and cleaning the pipes when you move out.
Read the contract carefully.
And so the sun sets on majestic Sapporo. Looking back,
I know that I will never forget these people of the
Ishikari, these...apartment hunters in the mist.
KING OF THE CONDO
Rule 1 of buying real estate in Japan is to pay
in cash. Sure, you can get a loan, but you'll need
proof of income, three years' employment at the
same company, and permanent residency. The exception
is Citibank, which will lend if your Japanese spouse
cosigns.
When buying, you'll pay a commission to the broker,
a registration fee to the local government and a
license tax (touroku menkyo zei) to the national
government. Don't forget the estate acquisition
tax (fudousan shutoku zei), fixed property tax (kotei
shisan zei), and contract stamp fee (keiyaku-sho
inshi). If you are a permanent resident and use
bank loans, you'll need guarantor, service charge
for the bank and a fire insurance fee. And bring
your resident's card (juumin hyo) If you don't have
a guarantor, you need to pay a fee to a surety association.
When selling, you'll need to pay the agent's commission
and a fee for the contract stamp (keiyaku-sho inshi).
If you sell at a profit, you'll need to pay the
flip tax (joto zei).
