Shikikin: Japan's Rental Deposit Explained (2026 Guide)

Shikikin, written 敷金, is Japan’s residential rental security deposit. It is paid at or around contract signing and is held to secure obligations under the lease, such as unpaid rent or repair costs for damage that the tenant is legally responsible for. It is different from key money because key money is normally non-refundable, while the remaining balance of shikikin should be returned after legitimate deductions. Japan’s Civil Code Article 622-2 defines security deposit broadly as money delivered by the tenant to secure lease-based monetary obligations, and it requires the landlord to return the remaining amount after the lease ends and the property is returned. In practice, the biggest disputes are not about whether shikikin is refundable, but about what deductions are valid, how much proof the landlord provides, and whether the contract has special cleaning or restoration clauses.

This guide applies to tenants renting ordinary apartments, mansions, detached houses or rooms in Japan where the contract requires shikikin, deposit, guarantee money or a similar security payment under another name. It is especially important for foreign residents who may be used to deposit-return rules in another country and may not know the Japanese words used in estimates. It also applies to tenants preparing to move out, because the deposit settlement happens after the property is returned. The details can vary by contract and prefecture, but the basic distinction between tenant-caused damage and ordinary wear is central across Japan’s rental market.

A shikikin deposit works like collateral, not a fee. The tenant pays it before moving in, the landlord or management company holds it during the lease, and the final balance is calculated after move-out. Civil Code Article 622-2 allows deductions for lease-based monetary obligations, while Article 621 and MLIT guidance limit restoration responsibility by excluding ordinary use wear and age-related deterioration. That means the landlord can deduct unpaid rent or tenant-caused damage, but normal aging, ordinary furniture marks and building lifespan issues should not automatically become the tenant’s burden.

Before signing, confirm the exact deposit amount, whether the contract uses the words shikikin, guarantee money or deposit, and whether any fixed cleaning or restoration clause applies. At move-in, photograph walls, floors, fixtures, keys, windows, wet areas and appliances, and send existing defects to the agent or property manager in writing. During the lease, report leaks, mold risks, broken fixtures or accidental damage early, because ignoring problems can turn a manageable repair into a negligence dispute. Before move-out, give notice according to the contract, clean thoroughly, remove all belongings and prepare your move-in photos. At the inspection, attend in person where possible, ask the manager to identify each claimed damage item, and avoid signing a settlement you do not understand. After return of keys, request an itemized deposit statement showing rent arrears, repair items, burden ratio, estimates or receipts. If a deduction seems to cover normal wear, ask for the legal or contractual basis in writing before escalating.

Some contracts include special provisions, often called tokuyaku, for housecleaning, air-conditioner cleaning or other fixed move-out costs. MLIT’s guide warns tenants to check special provisions because contract wording can change the cost burden from what renters expect under the general guidelines. A special clause does not mean every charge is automatically fair, but it does mean you must read the contract before assuming the landlord pays. Keep all bank transfer records, move-in photos, repair reports and inspection papers until the deposit is fully settled. If you cannot attend the inspection, ask for photos of alleged damage and a written explanation before consenting to deductions.

For first-line help, ask the property manager or agent for an itemized settlement and a copy of the relevant contract clause. For consumer-contract concerns, the Consumer Affairs Agency lists 188 as the Japanese Consumer Hotline. Overseas visitors can use the National Consumer Affairs Center’s tourist hotline. For legal guidance on deposit deductions, restoration responsibility or court options, Houterasu’s English housing information is a useful starting point.