Lease
Lease
Lease a Property
Table of contents
Find the Perfect Tenant for Your Property with EM Labo!
Are you looking for a reliable tenant to secure a stable rental income and preserve your property?
EM Labo helps to maximize your property appeal through effective brokerage activities using major real estate networks (e.g.REINS), top listing platforms, and our exclusive promotion channels.
Our top-notch licensed agents are glad to assess the rental conditions thoroughly, provide maintenance support, and minimize potential issues. Let EM Labo help to maintain the value of your property and ensure timely rent payments.
We hate to admit housing discrimination exists in Japan but non-Japanese tenants are commonly subject to a longer, more exhausting, and potentially much more expensive rental application process. Unlike many other real estate agencies in Japan that refuse non-Japanese tenants or avoid showcasing properties to non-Japanese speakers, we are an international resident-friendly agency that supports the application process and residency with a reputation among overseas property owners and tenants.
The Rental Process
1
Consider Your Rental Plan
- When do you want to start renting out your property?
- How do you want to set your rent?
- Do you have any preferred terms in your mind?
- How long are you expecting to rent out your property?
- What are the associated costs and taxes in the process?
- Do you prefer a fixed-term lease or a regular lease agreement?
Our licensed agents are pleased to walk you through all these details.
2
Property Assessment and
Rent Setting
We analyze your property’s potential market value based on its location and other conditions. We also research the rental value of homes in the area to set a competitive price.
3
Sign a Brokerage Agreement
EM Labo leverages a bilingual network to maximize your property’s exposure to both local and international tenants. We then formalize a brokerage agreement and define the details of our rental services step by step.
4
Prepare the Property
We handle cleaning, inspections, and other necessary home improvements to prepare your property for the tenant. We also help promote your property and increase its rental value.
5
Rental Activity Updates
We coordinate tenant inquiries, organize viewings, and communicate closely with other agents. Regular updates on rental activity are provided throughout the process.
6
Tenant Application
We conduct screening and secure a guarantor company for added security for potential applicants, minimizing the two major headaches for landlords- evictions and vacancies
7
Sign the Lease Agreement
We finalize the rental terms, draft the lease agreement, and conduct an explanation of all important terms and conditions to ensure mutual understanding before signing.
8
Tenant Move-in Preparation
After the lease is signed, we assist with move-in preparations including cleaning and equipment checks and handover of keys to the tenant.
9
Rental Operations
After moving in, EM Labo also handles rent collection and maintenance requests. We also do regular reports to ensure a smooth rental operation covering all critical aspects from preventive measures to handling delinquent payments efficiently.
10
Future Planning
We assist with lease renewals, tenant turnovers, and potential property sales, providing continuous support for all management needs.
Things We Do NOT Do,
Exclusive Information
Hoarding
We prioritize property owners’ interests and ensure maximum exposure by sharing property details with over 120,000 real estate agencies throughout Japan.
Non-disclosure on REINS
We publish property information on REINS within 5 working days upon a brokerage agreement to expand all possible rental opportunities for your property.
Advertising Restrictions
We proactively approve third-party advertisements to amplify the exposure of your property over the Internet.
Last-minute Investigations
Property investigations and contract preparations are conducted in time to prevent last-minute complications and potential headaches.
Single-agent Transactions
We work as a team rather than relying on a single agent. This ensures even smoother communication and a fast-paced process to locate the right tenant and minimize the risk of possible delays due to personal circumstances.
Information Withholding
Transparency is key; we provide all relevant property details to prospective tenants.
Unnecessary Restoration
Charges
Again, it’s a transparent and fair process as all repairs are pre-approved by owners in advance.
Overcharges
We never overcharge tenants as everything is for finding a reliable tenant at a competitive rent while minimizing all initial costs. This, after all, benefits property owners.
Our Discernible Features
Customizable Management Plans
Select Light, Basic, or Premium management plans best fit into your needs from fundamental rent management to full-service support.
Timely Tenant Support
We maintain open communication through various channels aiming at high tenant satisfaction and long-term leases.
Robust Guarantor Systems
We collaborate with multiple guarantor agencies to offer flexible options for tenants to prevent unpaid rent and secure your rental income. We partner with pioneering corps such as Orico, Nihon Safety, Nihon Hosho, and GTN. So tenants are granted options as well.
Multilingual and International Support
Our bilingual services cater to international tenants and overseas property owners, ensuring smooth communication and faster leasing- communication is the key to any lasting landlord-tenant relationship, and we are glad to facilitate.
Regular Management Reports
Monthly reports with details of your rental income and property maintenance updates.
Communication is the foundation of any relationship, and landlord-tenant relationships are no different though it is not always a landlord’s top priority for the rent to collect, applicants to screen, finances to manage, and maybe even new properties to acquire. Let us handle all these for you.
るか
09:37 20 Mar 26
Thank you for your assistance with my apartment purchase.
I had the pleasure of working with EM Lab a few years ago when they helped me find a rental property. I was so impressed by their thorough support that I decided to ask for their help again this time. I'm delighted to have had the opportunity to work with them again.
From property search to contract signing and settlement, they provided speedy and courteous service.
This time, I wanted to purchase a property that would be comfortable for my family and also have investment potential.
Since I was searching for a property in an area I was familiar with, I struggled with deciding how much of my preferences to prioritize. However, their professional and objective advice allowed me to make a decision with confidence. Even with constraints regarding price and other conditions, I believe I made the best possible choice at this time.
Even during the post-contract mortgage application process, they often proactively contacted me when I needed advice, and their meticulous and flexible support was incredibly helpful on numerous occasions.
Furthermore, I had a specific date in mind for the settlement, and due to the mortgage application process, there were schedule changes. However, each time, they handled the adjustments carefully with the seller and other relevant parties.
I was surprised and grateful to later learn that they had even inspected a property I was still undecided about without my knowledge.
The members provided a great deal of support behind the scenes. That's why I would recommend EM Lab to anyone who wants a transaction that is honest and satisfactory for both themselves and all parties involved, not just based on the visible conditions. They are a company I would definitely recommend to someone I care about if they were going through a real estate transaction.
Thank you so much for everything!
I had the pleasure of working with EM Lab a few years ago when they helped me find a rental property. I was so impressed by their thorough support that I decided to ask for their help again this time. I'm delighted to have had the opportunity to work with them again.
From property search to contract signing and settlement, they provided speedy and courteous service.
This time, I wanted to purchase a property that would be comfortable for my family and also have investment potential.
Since I was searching for a property in an area I was familiar with, I struggled with deciding how much of my preferences to prioritize. However, their professional and objective advice allowed me to make a decision with confidence. Even with constraints regarding price and other conditions, I believe I made the best possible choice at this time.
Even during the post-contract mortgage application process, they often proactively contacted me when I needed advice, and their meticulous and flexible support was incredibly helpful on numerous occasions.
Furthermore, I had a specific date in mind for the settlement, and due to the mortgage application process, there were schedule changes. However, each time, they handled the adjustments carefully with the seller and other relevant parties.
I was surprised and grateful to later learn that they had even inspected a property I was still undecided about without my knowledge.
The members provided a great deal of support behind the scenes. That's why I would recommend EM Lab to anyone who wants a transaction that is honest and satisfactory for both themselves and all parties involved, not just based on the visible conditions. They are a company I would definitely recommend to someone I care about if they were going through a real estate transaction.
Thank you so much for everything!
C M
08:33 12 Mar 26
I used their services when purchasing my property, and they are an extremely high-quality and trustworthy real estate agency.
Generally, I believe that the real estate brokerage industry for individuals is a hit-or-miss industry, with many agencies trying to exploit information asymmetry. Many companies, even those acting as dual agents, only consider the seller/landlord and their own interests, viewing the buyer/tenant as merely a secondary source of revenue.
However, EM Lab was completely different.
I felt they constantly strived to find the best solution for both parties, which made them extremely trustworthy. The staff were responsive, and every explanation was sincere. It's been some time since I purchased the used property, and I'm still very satisfied.
The president speaks frankly and honestly every day, which I believe is something only a genuine, straightforward business owner who speaks the same way to everyone can do. I sincerely hope this company continues to grow.
If I ever need to sell or rent out my property in the future, I would not hesitate to ask them for their services.
Generally, I believe that the real estate brokerage industry for individuals is a hit-or-miss industry, with many agencies trying to exploit information asymmetry. Many companies, even those acting as dual agents, only consider the seller/landlord and their own interests, viewing the buyer/tenant as merely a secondary source of revenue.
However, EM Lab was completely different.
I felt they constantly strived to find the best solution for both parties, which made them extremely trustworthy. The staff were responsive, and every explanation was sincere. It's been some time since I purchased the used property, and I'm still very satisfied.
The president speaks frankly and honestly every day, which I believe is something only a genuine, straightforward business owner who speaks the same way to everyone can do. I sincerely hope this company continues to grow.
If I ever need to sell or rent out my property in the future, I would not hesitate to ask them for their services.
Peien Liu
06:08 18 Jan 26
EM Labo made my first home buying experience in Tokyo truly seamless from start to finish. Both Enomoto-san and Yamaoka-san are fluent in English and were super responsive whenever I had any questions throughout the entire home buying process. They were very helpful and professional when it came to setting up viewing appointments, making an offer, and getting everything ready for move-in. They also provided excellent post move-in support as well.
I also chose EM Labo for my post-purchase home renovation work and was very satisfied with the results. Yamaoka-san has excellent design sense and also maintains relationships with high quality contractors and suppliers. Thanks to her, I am now able to enjoy a comfortable daily home life in a modern and contemporary interior.
I was originally referred to EM Labo by a friend and I would also strongly recommend them to anyone looking to purchase a home in the greater Tokyo area.
I also chose EM Labo for my post-purchase home renovation work and was very satisfied with the results. Yamaoka-san has excellent design sense and also maintains relationships with high quality contractors and suppliers. Thanks to her, I am now able to enjoy a comfortable daily home life in a modern and contemporary interior.
I was originally referred to EM Labo by a friend and I would also strongly recommend them to anyone looking to purchase a home in the greater Tokyo area.
MY
10:06 31 Dec 25
They work as a team to help you through the entire property purchase process. They provided suggestions and advice based on a thorough understanding of the ideal living environment, which helped me make a decision I was happy with.
It's a good idea to join as a team member with the intention of fulfilling your responsibilities. Be honest with EM Lab about what you like, what you want in a home, and how you want to spend your time, and ask for their professional help. Our team, with a balanced approach leveraging our strengths, will accompany you to your goal. They are reliable and caring people.
It's a good idea to join as a team member with the intention of fulfilling your responsibilities. Be honest with EM Lab about what you like, what you want in a home, and how you want to spend your time, and ask for their professional help. Our team, with a balanced approach leveraging our strengths, will accompany you to your goal. They are reliable and caring people.
k T
11:20 11 Jul 25
They found me an apartment to rent.
I was introduced to them by an acquaintance.
They started with something like an interview,
and after understanding me as a person, they searched for an apartment, which allowed me to go with the flow and feel comfortable during the search.
Even though I only had a little under two months until I moved, they were happy to find a property,
and moved quickly until I found one I could rent.
They made forward-looking suggestions and were very considerate during viewings. Although they do it as a job, they treat me like family, which makes me feel very at ease.
Rather than assuming that my requests were impossible, they thought about how closely they could meet them.
This time, I was looking for a property on short notice, and due to work, I was only able to view properties on limited dates and times, but they didn't compromise and worked with me until I was satisfied, and now I live comfortably in my home.
The phrase "being considerate of people's feelings" applies perfectly to me.
Thank you very much.
I was introduced to them by an acquaintance.
They started with something like an interview,
and after understanding me as a person, they searched for an apartment, which allowed me to go with the flow and feel comfortable during the search.
Even though I only had a little under two months until I moved, they were happy to find a property,
and moved quickly until I found one I could rent.
They made forward-looking suggestions and were very considerate during viewings. Although they do it as a job, they treat me like family, which makes me feel very at ease.
Rather than assuming that my requests were impossible, they thought about how closely they could meet them.
This time, I was looking for a property on short notice, and due to work, I was only able to view properties on limited dates and times, but they didn't compromise and worked with me until I was satisfied, and now I live comfortably in my home.
The phrase "being considerate of people's feelings" applies perfectly to me.
Thank you very much.
實平裕規代
09:27 30 Jun 25
I recently completed a real estate transaction with EM Lab. Throughout the process, I felt that the person in charge was someone I could trust and feel safe with.
The peace of mind and trust I felt was because they were there for me until the very end. They took my position (as a customer) very seriously and explained the real estate agent's position and opinions in an easy-to-understand manner, providing evidence for those opinions, which helped me make an informed decision.
I'm pleased and grateful that they delivered a satisfactory result. Thank you very much.
The peace of mind and trust I felt was because they were there for me until the very end. They took my position (as a customer) very seriously and explained the real estate agent's position and opinions in an easy-to-understand manner, providing evidence for those opinions, which helped me make an informed decision.
I'm pleased and grateful that they delivered a satisfactory result. Thank you very much.
森悦子
01:12 03 Apr 25
I asked EM Lab to act as my intermediary for the purchase of a property. There were two reasons why I decided to use them as an intermediary. After reading CEO Enomoto's letter of intent, I felt they were a company that really cares about their customers. The other reason was that they were a company with a sense of urgency. I had previously been disappointed when a property I wanted to buy ended up second, so I felt that the intermediary's speed was important as well as my own decision-making.
Most of the communication leading up to the settlement was done via text messaging tools like LINE. I often checked my email at night, so I appreciated being able to reply at my own pace. However, when I had a question, there were times when I felt it was quicker to call than to write, so if you're not good at text messaging, asking for contact methods like phone may make the process go more smoothly.
The contract is handled on a rotating basis, and I was nervous meeting the seller for the first time on the day of the settlement, but EM Lab's gentle atmosphere was very helpful.
The seller said that it was rare to have such a peaceful settlement, and with a smile, he shared stories about his purchase and the process leading up to it. It was a memorable settlement that left me with a good feeling.
I am grateful for the speedy and flexible intermediary service. I would recommend this real estate company to anyone looking for a fast-paced intermediary who will also work alongside me with compassion.
Most of the communication leading up to the settlement was done via text messaging tools like LINE. I often checked my email at night, so I appreciated being able to reply at my own pace. However, when I had a question, there were times when I felt it was quicker to call than to write, so if you're not good at text messaging, asking for contact methods like phone may make the process go more smoothly.
The contract is handled on a rotating basis, and I was nervous meeting the seller for the first time on the day of the settlement, but EM Lab's gentle atmosphere was very helpful.
The seller said that it was rare to have such a peaceful settlement, and with a smile, he shared stories about his purchase and the process leading up to it. It was a memorable settlement that left me with a good feeling.
I am grateful for the speedy and flexible intermediary service. I would recommend this real estate company to anyone looking for a fast-paced intermediary who will also work alongside me with compassion.
Anne Kow
14:50 02 Mar 25
We were introduced by a relative to EM Labo to help us market and sell our Tokyo property. The onboarding process was very smooth, and Enomoto-san proved to be very professional and made us feel very confident about EM Labo's experience in the property and real estate market in Japan. Enomoto san was fluent in English, and explained clearly the process and next steps. She and her team executed an exceptional service with strong focus, perseverance, and integrity. In many situations, displayed patience and professionalism in the face of challenging situations. We managed to sell our property in record time only after 2 months and at the target selling price, and we owe this success to the fantastic team at EM Labo. We have already recommended another prospective customer to them, and will continue to regard them as one of the most professional real estate company we have ever encountered.
Customer Testimonials
Mr. Obayashi
【Landlord’s Location】Shibuya, Tokyo
【Property Type】an income-generating asset
【Landlord’s Profession】
a real estate investment company owner
【Property Location】
Kawasaki Ward, Kawasaki City (Kanagawa Prefecture)
I run a real estate investment company but I am absolutely not a pro in rental property management. That’s why I chose to hire a property manager to handle the landlord’s responsibilities for myself.
My property is located in an area with quite a large number of international tenants. EM Labo has a team of bilingual experts proficient in both English and Japanese, which makes tenant management much easier. Their service saved my time and eased the stress and worries that can come with landlording, especially when there is a language barrier.
Their market analysis was spot-on, helping me secure a tenant for a property I once doubted if I asked too much for the rent but EM Labo successfully bought me a tenant with a nice credit history within a month. Beyond leasing and all hands-on management, they also give me regular management reports, with all the details I need to know.
I also love their cost-saving tips for home improvement suggestions as I always have the comfort of knowing experienced professionals are managing your rental property. I do think I am professional in the real estate industry while EM Labo is truly professional even to professionals.
Mr. Nohara
【Landlord’s Location】Singapore
【Property Type】a condo
【Landlord’s Profession】
moved to Singapore after retirement
【Property Location】Setagaya, Tokyo
I knew EM Labo through a real estate agency in Singapore, and their recommendation proved invaluable. Right from the first meeting, I knew this agent worth hiring and these patient agents could carry me through my rental deals with ease and fill my pockets with the most money possible.
Previously, I dealt with a major developer’s management company that conducted unapproved renovations, issued surprised me with unexpected invoices, and charged me nearly 500,000 Japanese yen for a “1LDK apartment” (a one-bedroom apartment) without finding me a tenant in five complete months. EM Labo then changed everything by bringing me a decent tenant in just three weeks, which covered the considerable loss bought by the previous subpar agent…
They are easy to reach and respond to my texts and emails, They also schedule meetings with me whenever I return to Japan so I know they are the ones I can rely on and trust because they keep me updated and at ease through the whole process especially my tenant made requests from time to time.
I will probably pass down the asset to my son, and I will definitely let EM Labo handle everything for me and my son.
Mr. Tsukishima
【Landlord’s Location】Bunkyo-ku, Tokyo
【Property Type】an income-producing asset
【Landlord’s Profession】
a real estate investment company owner
【Property Location】Bunkyo-ku, Tokyo
I do income-generating property investment but I am not good at rental management. I crossed paths with Ms. Enomoto through a business connection and decided to let her agents bring nice tenants to the door.
Previously when I worked with with other management companies, landlording was like a stressful, emotional roller coaster with countless tasks, delayed financial reports, late rent deposits, and surprises that units of my asset were actually vacant for months. I was even shocked to discover that units were rented at lower prices than what was agreed upon.
EM Labo is different in that it frees up the time I would spend on those overwhelming management tasks and ultimately brings me more money by suggesting rental adjustments (they suggested increasing the rental fee of each flat by 3,000 – 4,000 yen so my income increase comes to as much as 32,000 yen each month, which makes a difference!) They handle vacancies promptly and send me timely, easy monthly reports.
They take care of the tenants so I needn’t answer calls about emergency repairs or whatever the problems. Still, they notify me immediately of issues so we can settle them decisively. I need the support of a wonderful agent like EM Labo who can tirelessly manage all rental tasks for me and stick with me at all times.
Corporation in Hyogo Prefecture
【Landlord’s Location】Hyogo Prefecture, Japan
【Property Type】Condominium unit
【Landlord’s Profession】
the owner of a beverage company
【Property Location】Shinagawa-ku, Tokyo
I’ve known Ms. Enomoto for a long time since her old days in Awaji Island (Kansai region, West Japan). My company also manages assets, and I decided to diversify into Tokyo’s real estate market. Originally I craved a Tokyo Tower view, but later I purchased a condo in Shinagawa considering my budget.
Anyway, I shared my plan with Ms. Enomoto and she professionally brought up the details of a fixed-term lease agreement. She (and her team) then handled everything for me including the contract preparation, which was professional as details were listed clearly. They also worked with me closely to customize the lease. I found not only Ms. Enomoto but all representatives in EM Labo have a stellar track record of deals and they know the area of my property like the back of their hands.
From assistance in the leasing process to full-time property management, I got a feel that they have my best interest and my potential tenants in mind throughout the process. They are also connected to the renters that they handle, simply, everything for me with visibility to details so I can focus on my key businesses. EM Labo just helped turn rental units into a solid source of cash flow for me.
FAQs
How much should the security deposit be? How is it determined?
Generally, security deposits may be equal to one month’s rent but it can be higher. For instance, landlords can charge up to 2-3 months for a security deposit on a pet-friendly property. The amount can go further high in some special cases, such as corporate housing or embassy leases.
How to determine the “key money” amount?
It largely depends on the area of the property though “zero key money properties” are getting more and more popular, particularly among international tenants. Lowering or even waiving the key money helps attract tenants swiftly and minimize vacancy risks.
What types of management plans are available?
We have two options to fit in your needs,
- Self-management
We assist with the rental leasing process, which involves marketing the property, showing it to renters, and ultimately filling the vacancy. In this plan, the landlord will handle the daily rental tasks. - Delegated management
We assist in the leasing process but also manage the property full-time.
Who pays for repairs?
Repair costs are generally on the owner unless specified otherwise in the lease conditions. However, when the tenant damages the property, the charge could be on the tenant.
What is the difference between a fixed-term and a regular lease agreement?
- Fixed-term lease
The contract ends definitively at the specified expiration date, with no automatic renewal rights for the tenant though renewal could be possible upon mutual agreement. - Regular lease
Unless the property owner has valid reasons to terminate the contract, the agreement automatically renews at the end of each term.
Be mindful to understand your preferences and make your choice cautiously when renting out your property.
Can I rent out my property while living overseas?
Yes, we help to handle all rental arrangements as your local representative.
Is withholding tax applicable?
If the owner is a non-resident and the tenant is a corporation, a 20.42% withholding tax must be paid monthly. However, this does not apply to individual tenants. We know it is hard to figure out the details about tax and small calculation, please do not hesitate to contact us for further details!
Do you recommend sublease agreements?
It is not advisable as it usually favors the management agency, making termination and property sales challenging. EM Labo does not offer sublease services, ensuring property owners retain full control over their investments.
