Getting Your Security Deposit Back When Leaving a Japan Rental

How much of your security deposit (敷金) can you get back when leaving a Japan rental? A full guide to the restoration-to-original-condition rules, what landlords can legitimately deduct, the move-out inspection process, and how to fight unfair deductions.

Understanding the Security Deposit System

What Is security deposit (敷金)?

security deposit (敷金) is a guarantee payment made to the landlord at the start of a tenancy, typically 1–2 months' rent. Its purposes are:

To fund repairs if the tenant causes damage to the property
To serve as a buffer for the final rent if the tenant abruptly breaks the lease

When the lease ends, the landlord deducts any "repair costs attributable to the tenant," and returns the remainder to the tenant.

What Is key money (礼金)?

key money (礼金) is a uniquely Japanese "gratitude payment" — traditionally offered by the tenant to thank the landlord, typically 1–2 months' rent. key money (礼金) is non-refundable — it's a pure outgoing cost in Japan's rental market.

Since the 2020s, zero-key-money properties have become increasingly common, especially for new apartments and share houses. If you see no key money (「礼金なし」) in a listing, it means you can skip this cost.

The Restoration-to-Original-Condition Obligation (原状回復)

The central question at move-out is: which repair costs are the tenant's responsibility, and which are the landlord's?

The Ministry of Land, Infrastructure, Transport and Tourism Guidelines

The Ministry's Restoration-to-Original-Condition Troubleshooting Guidelines (「原状回復をめぐるトラブルとガイドライン」) is the key reference document for resolving rental disputes, with clear rules on who bears responsibility.

Landlord's Responsibility (cannot be deducted from deposit)

Item	Notes
Natural aging of wallpaper	Yellowing with age, sun-bleaching, etc.
Light floor wear from furniture	Minor dents from furniture placement
Natural deterioration of equipment (AC, water heater)	Equipment failures not caused by the tenant
Normal everyday stains	Light soiling removable by cleaning
Sun-bleaching of curtains
Small nail holes from hanging pictures	Reasonable everyday use

Tenant's Responsibility (landlord can deduct from deposit)

Item	Notes
Pet scratches and odors	If pets were kept in violation of the no-pets clause
Large holes in walls (from furniture, etc.)	Damage beyond normal use
Mold from prolonged lack of ventilation	Failure to maintain the property
Wallpaper yellowing from smoking	Smoking in a non-smoking property
Floor damage from negligence or intent
Severe uncleaned filth	Beyond the scope of normal cleaning

Cost Calculation: Depreciation Matters

Even when the tenant is responsible, costs must account for depreciation:

Wallpaper (クロス)

Legal useful life: 6 years (after 6 years, residual value is near zero)
How it's calculated: If you lived there for 3 years and caused minor damage, you are only responsible for 50% of the repair cost (remaining useful life 3 years / original useful life 6 years)

Flooring (フローリング)

Legal useful life: The building's useful life (wooden structure approx. 22 years, reinforced concrete approx. 47 years)
If there's minor damage after 5 years, the building still has high residual value — the deduction percentage is relatively high

Equipment (AC, water heater)

Each type has a different useful life (AC units are typically 6 years)
If equipment breaks naturally after 6 years of use, the landlord is generally responsible

The Move-Out Process: Step by Step

Step 1: Give Advance Notice

Under your lease (usually 1–2 months' written notice required), notify the landlord of your move-out date.

Step 2: Clean and Document the Unit Before Moving Out

Before move-out:

Thorough cleaning: Pay special attention to the kitchen (grease) and bathroom
Photograph everything: Document every corner, existing small damages, and the state of all equipment — date stamps are crucial
Compare to the move-in condition checklist: If the landlord provided one when you moved in, use it as a reference

Step 3: Move-Out Walkthrough (退去立会)

On move-out day, the landlord or property management representative will conduct a move-out walkthrough (退去立会), reviewing the unit together.

Key points during the inspection:

Bring the move-in condition checklist for comparison
Don't sign anything on the spot if you disagree with an assessment
If you believe a particular damage isn't your responsibility, say so clearly (e.g., "This was here before I moved in" (「これは入居前からありました」))
Request a move-out inspection confirmation sheet (退去立会確認書) and do not sign any disputed items

Step 4: Receive the Cost Breakdown

Within 1–2 months of move-out, the landlord should provide:

A detailed itemized repair cost list (cleaning fees, wallpaper costs, etc.)
A deposit refund calculation sheet

Step 5: Review for Reasonableness

When you receive the breakdown, verify:

Is each cost item backed by a reasonable explanation?
Has depreciation been applied?
Are any charges outside the scope of the restoration-to-original-condition obligation?

How to Handle Deposit Disputes

Step 1: Written Communication

If you believe a cost is unreasonable, raise your objection in writing (email or letter) and ask the landlord to explain the basis for each charge in detail. Written records are critical if the dispute escalates.

Step 2: Consumer Affairs Center (消費生活センター)

Each prefecture has a Consumer Affairs Center (消費生活センター) that provides free consumer dispute advisory services. Call 188 (the Consumer Hotline). They can:

Provide legal guidance
Assist with mediation
Explain your legal rights

Step 3: National Consumer Affairs Center (国民生活センター)

The National Consumer Affairs Center (国民生活センター) is a national consumer protection organization that also handles rental disputes. Their online database includes similar cases and judicial precedents.

Step 4: Small Claims Court (少額訴訟)

If the disputed amount is ¥600,000 or less, you can file small claims (少額訴訟) in the summary court. The process is relatively simple, with filing fees starting from around ¥1,000.

Step 5: Retain a Lawyer (弁護士)

For larger amounts or if the landlord refuses to budge, retain an attorney (弁護士) to handle the case. Consultation fees are typically ¥5,000–¥30,000/hour, but some attorneys handle successful cases on a contingency basis.

Common Dispute Scenarios

Scenario 1: Whole-Unit Cleaning Fee (ハウスクリーニング)

Some lease contracts explicitly state that the tenant must pay a cleaning fee upon move-out.

If the contract clearly states this, you generally must pay it
If the contract doesn't mention it, the landlord cannot require the tenant to pay for routine cleaning
If the contract language is ambiguous, per Supreme Court precedent, the tenant's obligation must be explicitly stated to be enforceable

Scenario 2: Damage That Was There at Move-In

Any damage already present at move-in must be documented (photographed, notified to landlord in writing) as evidence at move-out. If you didn't do a move-in condition check, all damage could be presumed to have been caused by you.

Recommendation: On your first day, photograph every corner of the unit and email the landlord to confirm — creating a time-stamped written record.

Timeline

8 weeks before move-out:    Give written notice of your move-out date
Before move-out:            Thorough cleaning + full photo documentation
Move-out day:               Walkthrough inspection + receive inspection confirmation sheet
Within 2 weeks of move-out: Landlord assesses damage
1–2 months after move-out:  Landlord provides cost breakdown + refund
If disputed:                Call 188 for advice or send written objection