"This flat has a great layout, but why is there nothing in it?"
That is the first reaction of many friends from Hong Kong and Taiwan when they view properties in Fukuoka. In Hong Kong or Taiwan, a rental usually comes with a basic sofa, bed frame or wardrobe, but in Japan, apart from the very few properties advertised as furnished (kagu-tsuki, 家具付), the vast majority are let completely empty. Today let's look at the legal logic behind this, and at how to set up your new home when you first arrive in Fukuoka.
1. Key concept: what is "dedicated equipment"?
Japanese rental contracts divide responsibility very clearly. The contract states exactly which items count as "equipment" (setsubi, 設備).
- What counts as equipment: Any item listed as equipment in the contract (most commonly the air conditioner, kitchen units and water heater) is the landlord's responsibility to maintain and repair.
- Legal responsibility: If the air conditioner is listed as "dedicated equipment" and breaks down under normal use (provided you did not damage it deliberately or cause the fault by never cleaning it for years), you only need to report it to the management company, and the landlord must repair or even replace it.
- Why no furniture? Precisely because the law defines the repair obligation for "equipment" so strictly, landlords prefer to provide a "completely empty space" to avoid repair disputes once furniture wears out or breaks, keeping the boundary of responsibility simple.
2. Something agents may not tell you: "items left for the next tenant" (サービス設置)
When viewing a property, you may sometimes find an old fridge or microwave left in the flat that is not on the contract's equipment list. This is usually what is known as an "item left for the next tenant", which in Japanese is often called sābisu secchi (サービス設置) or zanchibutsu (残置物).
- Where they come from: They are usually things the previous tenant left behind when moving out, to avoid paying the fee for disposing of bulky rubbish. If the landlord thinks they still work, they are left for the next tenant.
- Who repairs them? The landlord is not responsible for repairing these items. If one breaks, you have to arrange the repair or disposal yourself; if you don't want it in the first place, you can try asking the landlord to remove it before the tenancy starts.
- What to check at viewings: Whenever you see appliances already in a flat, always confirm whether they are "equipment" or "items left for the next tenant".
3. Japan's "completely empty" rental culture and restoration on moving out
Besides the clear division of responsibility, tenants in Japan tend to stay longer and are used to furniture that suits their own style. An empty flat also means that every new tenant moves in to floors and walls that have been professionally cleaned, guaranteeing a basic standard of hygiene.
💡 Tip: Renting in Japan is built around "restoration on moving out" (genjō kaifuku, 原状回復). Simply put, you must hand the property back in the same condition the landlord handed it to you. If you buy lots of furniture, you must clear it all out when you leave; you cannot simply leave it for the next tenant.
4. Just arrived in Fukuoka: where can you buy good-value appliances?
When furnishing an empty home, keeping to a budget is key. In Fukuoka, I often recommend these places to clients:
- Nitori (ニトリ): Japan's answer to IKEA, with designs made to fit the dimensions of Japanese homes. It is the first stop for setting up a new life.
- Best Denki (ベスト電器): A very strong large electronics chain with local roots in Fukuoka. It doesn't have the complicated points schemes of other chains, but the savings are usually reflected directly in lower prices. If you're on a tight budget, some branches also have a second-hand appliance section.
- Bic Camera (ビックカメラ) & Yodobashi Camera (ヨドバシカメラ): If you like the latest models, or plan to buy the "big three" (fridge, washing machine and TV) in one go, these two giants next to Tenjin and Hakata Station are the best choice.
- What sets them apart: They have generous points schemes; if you plan to buy a computer or camera later, the points can be used like cash.
- Amazon / Rakuten: If you prefer shopping online, ordering large appliances online for delivery is also an effortless option.
Summary
Renting in Japan does mean spending a sum on furniture at the start, but the upside is that you can arrange everything exactly to your taste, and if "equipment" listed in the contract breaks down, the landlord is responsible for it.
When choosing a property, look beyond the space itself: which items count as "equipment" in the contract has a direct bearing on your future maintenance costs. If you have questions about the equipment of a particular property, or want to know where to buy appliances in Fukuoka, feel free to get in touch any time. I hope my first-hand local knowledge helps you get off to a smooth start in Fukuoka.