Moving Out in Japan: Exit Fees, Cleaning Costs and Tenant Rights

Moving out in Japan usually triggers a deposit settlement and a restoration-to-original-condition review, called genjo kaifuku. This does not mean the tenant must return the apartment as new. Japan’s Civil Code Article 621 excludes ordinary use wear and aging degradation from the tenant’s restoration obligation, and MLIT’s restoration guide explains that tenant-borne restoration covers intentional damage, negligence, breach of duty of care or use beyond normal usage. The landlord may deduct valid repair costs from shikikin and ask for additional payment if valid repair costs exceed the deposit. The key to protecting yourself is preparation: read the lease, give proper notice, clean the room, document the condition, attend the inspection, and ask for an itemized explanation before accepting deductions.

This guide applies to tenants leaving private rental housing in Japan, including foreign residents ending a lease, changing cities, returning overseas or moving from a share house to a private apartment. It is especially useful if you paid shikikin, agreed to a fixed cleaning clause, kept pets, smoked, caused damage, had mold issues, or are worried about a high move-out bill. The principles also help renters who did not pay a deposit, because the landlord can still bill valid restoration costs if the contract and facts support them. Commercial leases, company dormitories and serviced apartments can use different settlement rules, so check those contracts separately.

The move-out process usually starts with notice to the landlord or property manager, followed by cleaning, removal of belongings, cancellation of utilities, inspection, return of keys and deposit settlement. The inspector looks for damage, missing items, dirt and contract-defined charges. MLIT’s examples show that the burden depends on cause, not just appearance. Damage from ordinary living or product lifespan is generally a landlord burden, while damage from carelessness, insufficient cleaning or unauthorized use can be a tenant burden. The table summarizes common examples from official guidance.

First, check your lease for notice period, early cancellation penalty, fixed cleaning clause, key return rules and required move-out procedures. Second, give notice in the form the contract requires and keep proof that it was received. Third, book the inspection date and ask who will attend. Fourth, cancel or transfer utilities, internet, insurance and address registration as needed. Fifth, remove all belongings, dispose of oversized garbage properly and clean kitchens, bathrooms, floors, vents and balconies. Sixth, gather move-in photos, defect reports and repair communications. Seventh, attend the inspection, take your own photos and ask the inspector to identify each claimed damage item and cause. Eighth, do not sign a Japanese settlement form unless you understand whether it confirms final deductions. Ninth, request an itemized estimate or settlement statement showing deposit, rent arrears, cleaning, repairs and tax. Tenth, compare deductions with MLIT examples and Civil Code principles. If deductions appear excessive, ask for correction in writing before escalating.

Normal wear is not the same as damage, and restoration is not a demand to make an old room brand new. However, special clauses can shift certain cleaning or repair costs to the tenant, so read them early. MLIT also warns tenants not to arrange repairs without the landlord’s permission, because unauthorized repair work can create additional liability or costs above the landlord’s estimate. Do not ignore condensation, leaks or broken fixtures during the lease; report them promptly. Keep pets, smoking and wall modifications within the contract rules. If you receive a large bill, ask whether the cost reflects depreciation, age of fixtures and the exact area damaged rather than full-room replacement by default.

Start by asking the property manager for a written breakdown and the contract clause supporting each deduction. If that does not resolve the issue, the Consumer Affairs Agency lists 188 as the Japanese consumer hotline for finding nearby consultation support. Overseas visitors can contact NCAC’s multilingual tourist hotline. For legal information on restoration, deposit deductions or landlord repair duties, Houterasu provides English housing guidance and can help users identify professional options.