Fire Insurance for Japanese Apartments (Kasai Hoken): What You Are Paying For
Somewhere on your move-in estimate there is a line reading 火災保険料 ¥20,000 — fire insurance, for two years. It's rarely explained, and most tenants pay it without asking. Two things are worth knowing: what it actually covers, and the fact that you are usually free to buy it somewhere else for around half the price.
Is fire insurance required by law?
No Japanese law obliges a tenant to hold fire insurance. Practically every residential lease, however, makes it a condition of the contract — and that condition is entirely legitimate. If you start a fire or flood the apartment below you, the amounts involved run to millions of yen.
What is not normally a contractual requirement is buying the specific policy your agency sells. As long as your policy meets the conditions written into the lease, submitting a copy of the certificate is generally accepted.
What does the policy actually cover?
Japanese rental "fire insurance" is really a bundle of three separate things. The one that matters most to the landlord is not the one the name suggests.
| Coverage | Japanese | What it protects | Typical amount |
|---|---|---|---|
| Tenant liability | 借家人賠償責任 | Damage you cause to the apartment itself, paid to the landlord | ¥10–20 million |
| Contents insurance | 家財保険 | Your own furniture and electronics | ¥1–5 million |
| Personal liability | 個人賠償責任 | Damage to third parties, e.g. the flat below | ¥100 million |
Tenant liability is the coverage your lease actually cares about, and it is usually the one with a stated minimum. Contents insurance is the part you control — and the part that makes the quoted premium high.
Why is the agency's quote higher?
The difference is almost always the contents amount. Standard packages set it at ¥3–5 million, on the assumption of a fully furnished family home. A single person who arrived in Japan with two suitcases might own ¥500,000 of belongings.
| Agency package | Policy you arrange | |
|---|---|---|
| Single, 1R–1K, 2 years | ¥15,000–20,000 | ¥8,000–10,000 |
| Couple, 2 years | ¥20,000–25,000 | ¥10,000–15,000 |
| Contents amount | Often ¥3–5 million | Set to what you actually own |
The saving is roughly ¥10,000 over two years. Modest on its own — but it sits alongside other adjustable lines on the same estimate. See move-in costs in Japan for the full picture.
How do you arrange your own policy?
- Say so before contract day. Once the paperwork is prepared, changing it is a hassle for everyone
- Ask for the required conditions in writing — the minimum tenant liability amount and the policy term (normally two years, matching the lease)
- Buy a policy that meets them. Small-amount short-term insurers, co-ops (kyosai) and major insurers all sell suitable products online; a few offer English support
- Submit a copy of the certificate before the contract start date
- Diarise the renewal. Letting cover lapse mid-lease is a breach of contract
Framing it as "I'm insuring, just through a different provider" rather than "I don't want this" keeps the conversation easy. If the agency insists on their policy, ask them to point to the clause in the lease that requires it — a reasonable request, and a good test of how the rest of the estimate was put together.
When does it pay out, and when doesn't it?
| Situation | Covered by |
|---|---|
| Washing machine hose detaches, water damages the flat below | Personal liability + tenant liability |
| Typhoon breaks a window, your electronics get soaked | Contents insurance |
| Burglary while you are away | Contents insurance (check the theft clause) |
| You scorch the flooring | Tenant liability |
| Air conditioner fails from old age | Not covered — the landlord's repair duty |
| Normal wear and tear at move-out | Not covered — see the restoration rules |
That last row matters. Ageing equipment and normal wear are the landlord's responsibility, not something to claim on your policy — contact the management company first. What you are and aren't charged for when leaving is covered in moving out of a Japanese apartment.
Does it cover earthquakes?
Standard fire insurance does not cover earthquake damage, including fire caused by an earthquake. Earthquake cover is an optional rider that increases the premium, and for renters it applies to your contents rather than the building. Given where you live, it is worth at least asking the price before declining it.
Frequently asked questions
Is fire insurance required by law in Japan?
No Japanese law obliges a tenant to hold it, but practically every residential lease makes it a condition of the contract. What is not usually required is buying the specific policy your agency sells.
What does Japanese rental fire insurance actually cover?
Three things: tenant liability for damage you cause to the apartment itself, contents insurance for your own furniture and electronics, and personal liability for damage to third parties such as the flat below.
How much does rental fire insurance cost?
Agency packages run 15,000 to 20,000 yen for two years for a single person, while a policy you arrange yourself is often 8,000 to 10,000 yen. The difference is usually the contents amount, which standard packages set at 3 to 5 million yen.
Does it cover earthquake damage?
No. Standard fire insurance does not cover earthquake damage, including fire caused by an earthquake. Earthquake cover is an optional rider that increases the premium.
Summary
- Fire insurance is a contract requirement, but the specific insurer usually isn't
- Tenant liability is the coverage the lease cares about — check its minimum amount
- Agency packages cost ¥15,000–20,000 for two years; your own is often ¥8,000–10,000
- Tell the agency before contract day, and submit the certificate on time
- Earthquake cover is an optional extra, not included by default
Not sure which lines on your estimate are optional?
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