Why searching for a new place to live is best done "1-2 months before your planned move"
Ideally, you should start your search for a rental property one to two months before your planned move-in date. This is a general guideline that applies throughout the year, not just during any particular season, as it allows you to have the necessary time between signing the contract and moving in. Starting at this time makes it easier to take advantage of new listings from real estate companies and the latest information posted on websites, increasing your chances of finding a room that meets your desired conditions. Starting too early carries the risk of paying rent twice, while starting too late means that desirable properties will be taken, so finding the right timing is crucial.
Below, we will explain market availability, the contract process, and points to note regarding searching too early or too late.
Market availability and contract timing
Rental properties are typically advertised only after the current tenant has decided to move out, with most becoming available one to two months before the move-in date. This is true not only during peak seasons like spring (new life season) and autumn (job transfer season), but also during off-peak seasons. Starting your search at this time allows you to access the latest property information and easily compare candidates that meet your desired conditions in terms of rent, floor plan, and amenities. It also gives you time to systematically plan and prepare for necessary preparations before moving in, such as signing a contract, undergoing the application process, arranging moving companies, and setting up internet and utility contracts.
Since doing so too early or too late can be disadvantageous, it's important to be mindful of finding the appropriate timing by working backward from your move-in date.
Paying too early carries the risk of paying double rent.
If you start your property search too early and sign a contract too soon, you may end up paying "double rent," where you have to pay rent for both your current apartment and your new apartment at the same time. In rental agreements, rent generally starts from the contract date or the move-in date, and it is often difficult to negotiate a later move-in date, especially for popular properties. During peak seasons, the process from application to contract is very fast, and it may not be possible to set a move-in date with some leeway. Therefore, before signing a contract, it is necessary to check with the real estate company whether it is possible to adjust the move-in date or the rent start date, and to take steps to avoid unnecessary expenses.
By planning your search carefully, you can secure your ideal room while keeping costs down.
If you wait too long, there's a chance that properties meeting your desired criteria will be gone.
If you start looking for a property right before moving, you'll often find that rooms that meet your desired conditions have already been rented. Rental properties with desirable features, such as being close to a station, newly built, or having rent below market rate, are often snapped up within a short period after being listed on real estate websites. Furthermore, starting your search late means that multiple procedures—such as scheduling viewings, applying for tenancy, signing a contract, and arranging moving services—will be concentrated in a short timeframe, creating a significant burden on your schedule. As a result, you might end up compromising and signing a contract without sufficient comparison.
Starting your search one to two months in advance will allow you to have more options and prepare for your move in more systematically.
Work backward from your moving date! Example of a property search schedule.
To find your ideal rental property, a well-planned schedule, working backward from your moving date, is essential.
Finding a new place to live involves many steps, starting with clarifying your desired conditions, consulting with a real estate agent, viewing properties, submitting an application, signing a contract, canceling your current lease, hiring a moving company and contracting utilities, changing your address, and packing. Trying to do all of this in a short period of time increases the likelihood of overlooking desired conditions or missing procedures. Therefore, it is more efficient to start the process two months before moving and proceed step by step.
This chapter outlines the specific steps involved from two months before moving to one to two weeks before, explaining key points for a smooth process from property search to moving in.
Two months before moving: Decide on your desired conditions, budget, and area.
Two months before moving, start by clarifying your desired conditions. Clearly define your non-negotiable and negotiable conditions, such as your upper and lower rent limits, floor plan, area, building age, and amenities. Setting a budget at this stage will allow you to efficiently narrow down the properties listed on rental information websites and by real estate agents. It's also a good idea to check the transportation access and surrounding environment of the area where you'll be living.
Clearly defining your requirements will make discussions with real estate agents and property viewings smoother, making it easier to find your ideal room. Gathering information isn't just about the internet; walking around and checking properties in person is also effective.
One and a half months before moving: Consult with a real estate company and start viewing properties.
About two months before moving is the time to clarify your desired conditions as the starting point for your rental property search. Organize your "non-negotiable conditions" and "conditions you can compromise on," including your upper and lower rent limits, floor plan, building age, distance from the station, the surrounding neighborhood and area, and necessary amenities. It's especially important to consider the total rent, including management fees and parking fees.
Once you've decided on your desired conditions, it becomes easier to find potential properties on real estate company websites and rental information services. It's also effective to walk around the area on weekends or during commuting hours to check the atmosphere and convenience of the neighborhood. If you solidify your conditions at this stage, you'll receive accurate property recommendations when consulting with a real estate company, and the process from viewing to signing a contract will be smoother.
One month before moving: Application for tenancy, contract signing, and termination of current residence lease.
Once you have a clear idea of your desired conditions and budget, begin consulting with real estate companies. By making an appointment in advance, you can efficiently receive the latest property information that matches your requirements. From this stage onward, actively view properties and check not only the rent and floor plan, but also the amount of sunlight, ventilation, sound insulation, the condition of the facilities, and the surrounding environment in person. When viewing properties, it's important to take notes and photos to make comparisons easier.
Consulting with multiple real estate companies can yield different property information even within the same area. Also, if you find a property you like at this stage, compare it with other options and consider applying early. This period is particularly important in your property search, as it's the time when you have the highest chance of finding a room that meets your criteria.
Three weeks before moving: Arrange for moving company and contract for utilities.
Three weeks before moving, you should select a moving company and arrange for utilities. Get quotes from multiple moving companies and compare their prices, services, and schedules before making your choice. Bookings fill up quickly, especially during peak season, so early arrangements are necessary. You should also arrange for utilities such as electricity, gas, water, and internet at your new home around this time.
Internet installation may require construction work, and the installation date may be after your move-in date, so it's important to allow ample time in your schedule. Furthermore, taking care of things like mail forwarding requests, scheduling bulky waste disposal, and sorting through unwanted items at this time will help ensure a smooth moving day.
1-2 weeks before moving: Change address and start packing.
One to two weeks before moving is the time to seriously begin changing your address and packing. Plan ahead by submitting your moving-out notification at the local government office and updating your address with your driver's license, bank, credit card company, insurance company, and employer. Don't forget to also register for mail forwarding at the post office.
To improve packing efficiency, start with items you use infrequently and clearly label each box with its contents and intended placement in your new home. It's also a good idea to organize the contents of your refrigerator and pack essential items you'll need on moving day (valuables, clothes, toiletries, chargers, etc.) separately. Planning ahead will reduce the burden on moving day and allow you to start enjoying a comfortable life in your new home right away.
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Advantages and disadvantages of searching for property at different times of the year
When searching for a rental property, even within the same "1-2 months before your planned move" period, market conditions and property trends vary greatly depending on the time of year. There are times like the start of the new life season when there are plenty of properties available and it's easy to choose, and there are also off-seasons when rent negotiations are easier. On the other hand, during seasons with fierce competition or when there are few properties available, you may need to work quickly and make compromises to find a room that meets your desired conditions. By utilizing information from real estate companies and understanding the characteristics of the time of year that suits your moving schedule, you can proceed with the process up to signing a contract efficiently.
Here, we divide the year into four periods and explain the advantages and disadvantages of searching for property in each period.
January to March: The start of the new life season means plenty of properties available, but competition is fierce.
January to March is a busy season for preparing for new lives, such as entering school, starting a new job, or relocating, and it is the time of year with the most rental properties available. New properties are constantly being posted on real estate company websites and information services, making it easier to find a room that meets your desired conditions. On the other hand, due to the high demand, competition is very fierce, and it is not uncommon for desirable properties to be applied for within a few days of a viewing. Rents tend to be set slightly higher than the market rate, and it is often difficult to negotiate the rent.
If you're searching for a place to live at this time of year, the key to a smooth move-in is to clearly define your desired conditions beforehand and prepare the necessary documents and contract fees so you can make a decision immediately after viewing the property.
April-May and September-October: Favorable properties available during the relocation and job change seasons.
April-May and September-October are peak seasons for moving due to job transfers and career changes. As a result, desirable rental properties such as those close to train stations, newly built, and with spacious layouts tend to become available on the market, making these periods ideal for those prioritizing specific features when searching for a place to live. Additionally, since the peak of the new-life season has passed, some properties may have slightly lower rents. On the other hand, properties suitable for families and those in popular areas tend to be rented out quickly, so speed is essential.
This time of year sees many properties becoming available due to tenants relocating or changing jobs, so it's important to stay up-to-date by consulting with real estate companies regularly. If you have some flexibility in your schedule, it's also a good time to compare multiple properties and choose the best deal.
June to August: Off-season, offering opportunities for rent negotiation and rent-free periods.
June to August is the off-season for the rental market, meaning there is relatively less competition when searching for properties. As a result, it is easier to find properties that offer conditions such as negotiable rent, reduced key money, and free rent (rent-free for a certain period after moving in). While you can take your time to search for a room that meets your desired conditions, there are fewer new listings compared to the peak season, which may limit your options. Also, traveling to view properties in the middle of summer can be a burden, but since landlords who want to shorten vacancy periods are often willing to offer flexible conditions, it can also be a good time to leverage your negotiation skills.
If you're searching at this time of year, prioritizing your requirements and making some compromises may allow you to gain cost advantages.
November-December: You can search at your own pace, but the number of available properties is generally smaller.
November and December are relatively quiet months for moving, making it a good time to calmly search for a property. Compared to the peak season, it's easier to book viewings, and you may be more likely to receive detailed suggestions from real estate agents. On the other hand, the number of new listings tends to be the lowest of the year, so it may be difficult to find a property that perfectly matches your desired conditions. Also, be aware that the year-end and New Year holidays may cause delays in contract and move-in procedures.
When searching for a property during this period, it's important to broaden your criteria somewhat and plan your search systematically with a long-term schedule. If a property has been vacant for a long time, there may be room for negotiation on rent and contract terms.
Preparations and key points to consider before searching for a property
To ensure a smooth rental property search, it's crucial to make some preparations before you start looking, ideally one to two months before your planned move. Clearly defining your desired conditions and prioritizing them, along with gathering the latest property information online and from rental information websites, will allow you to efficiently narrow down your options. Furthermore, when actually visiting real estate agencies to view properties, it's essential to prepare appropriate attire, belongings, and a checklist.
Insufficient prior planning, information gathering, and preparation can lead to overlooking conditions during viewings or signing contracts, and potentially result in regrets after moving in. Here, we explain three key preparation points to keep in mind to find your ideal room.
Prioritize and organize your desired conditions.
Before you start your property search, it's essential to first list your desired conditions and prioritize them. Organize your requirements into "essential conditions" and "desired conditions," such as maximum rent, floor plan, building age, distance from the station, surrounding environment, and necessary amenities. For example, setting specific numbers and items, such as "rent under ¥X," "within a 10-minute walk from the station," and "with an automatic lock," will allow you to accurately communicate your requirements when consulting with a real estate agent. Also, slightly relaxing your rent or floor plan requirements may broaden the range of potential properties you can find.
By clearly defining your requirements in advance, you can reduce the time spent deciding during viewings and make it easier to choose the best property within a limited timeframe.
Gather information in advance from the internet and rental information websites.
Efficient property searching requires thorough preliminary research using the internet and rental information websites. Utilizing real estate company websites and portal sites allows you to compare rent prices, availability in your desired area, floor plans, and amenities beforehand. Checking the latest listing dates and "new listings" tags helps you avoid missing out on suitable properties. Saving properties of interest by adding them to your favorites or taking screenshots allows for efficient comparison later. Furthermore, be sure to check surrounding environments, safety, and transportation access using map functions and reviews.
By gathering this kind of information, you'll be able to present specific options when consulting with a real estate company, making the process smoother.
Make sure you know what to wear, what to bring, and what to check when viewing a property.
A viewing is an important opportunity to check the actual condition of a property, which cannot be seen in photos or floor plans. It's a good idea to wear comfortable clothing and shoes that are easy to take off and put on, and bring a measuring tape, notepad, pen, and smartphone (for taking photos and videos). It's also helpful to create a checklist beforehand so that you can thoroughly check things like sunlight, ventilation, storage space, location of electrical outlets, and the maintenance of common areas. It's important to ask the real estate agent any questions you have on the spot and keep records so you can compare and consider them later.
Especially when viewing multiple properties on the same day, impressions can easily get mixed up, so taking photos and notes is essential. By preparing well before viewing properties, you can prevent regrets after signing a contract and make it easier to choose a room that meets your desired conditions.
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Checkpoints to check when viewing a property
Even if you find your ideal apartment while searching for rental properties, you may regret it after signing the contract if you don't actually view it and check the details. When viewing an apartment, it's important to check various aspects, not just the rent, floor plan, and amenities, but also the amount of sunlight, ventilation, sound insulation, the condition of the common areas, the surrounding environment, and even the cell phone signal strength. Checking the actual location and confirming details that you can't see from the information and photos provided by the real estate company will greatly improve the comfort of your life.
Here, we'll explain three key points to pay particular attention to during a property viewing. Since this is a crucial step in making your final decision before signing a contract, we recommend preparing a checklist.
Floor plan, sunlight, and ventilation
The first thing you should check is the room layout. You should go to the actual location to check things that you can't tell from just the floor plan or photos, such as the flow of daily life, furniture placement, and the size of storage space. In particular, it is important to check whether large appliances such as refrigerators and washing machines will fit properly. Sunlight is affected by the direction it faces and the surrounding buildings, so it is recommended to actually stand inside the room and check it. Poor sunlight can easily lead to dampness and mold, and will also affect utility bills. Ventilation is also an essential element for comfortable living, so check the location of the windows, how easy they are to open and close, and the airflow.
Since these issues are difficult to address after signing a lease agreement, thoroughly checking them during the viewing is key to finding a room you'll be satisfied with in the long run.
Sound insulation, odor, and condition of the building's facilities
To live comfortably in a rental property, checking the sound insulation is essential. Lightly tap the walls and floors to check how well they resonate, and also check how much noise you can hear from neighboring rooms and the floor above. Odors are also an important item to check. Check for mold or sewage smells in the rooms, bathrooms, and hallways to determine if they will be a problem for your life after moving in. Furthermore, carefully check the condition of the equipment. It is important to check on the spot whether the air conditioner, water heater, stove, plumbing, and lighting are working properly and whether there are any malfunctions or deterioration.
Instead of relying solely on information from real estate companies, actually seeing and touching the property to verify its condition can prevent problems and additional costs after the contract is signed.
Common areas, surrounding environment, and mobile phone signal strength.
When viewing a property, don't forget to check not only the interior of the room but also the common areas and the surrounding environment. It's important to check if the common corridors, entrance, garbage area, and bicycle parking area are clean, and whether there are security cameras and an automatic locking system. Regarding the surrounding environment, check access to essential facilities such as supermarkets, convenience stores, hospitals, and public transportation. Since the atmosphere of a neighborhood can differ between day and night, it's recommended to visit at different times if possible. Also, mobile phone reception is a factor directly related to daily life. Check if the connection is stable inside the room, on the balcony, and in common areas.
Paying attention to these points during your viewing will significantly improve your comfort and peace of mind after moving in.
Summary: Find your ideal property with a well-planned schedule.
The most efficient way to search for a property is to start 1-2 months before your planned moving date. This allows you to compare the latest property information and plan your contract and move-in preparations systematically. Starting too early or too late can make it difficult to find a room that meets your requirements, so a balanced schedule is crucial.
By understanding the characteristics of each time of year and the key points to check during viewings, and by effectively utilizing real estate companies, you can smoothly move into your ideal rental property.
