If you are leaving a rental home in Japan, move out fees can be one of the most confusing parts of the rental process. You may wonder how much of your deposit will come back, why you paid a cleaning fee when you moved in, or whether you can be charged for wallpaper and flooring that have simply become older over time.
There is no single rule that determines what every renter will pay. Japan has general legal principles and official guidelines covering normal wear, tenant damage, and restoration. At the same time, your individual rental agreement can include special conditions that affect the final cost.
If you plan to rent in Japan, understanding these differences before signing the lease can help you avoid unpleasant surprises later.
What Can You Be Charged When You Move Out?
The final amount depends on your rental agreement, the condition of the property, and whether certain costs were already paid when you moved in.
Possible charges can include:
- Professional room cleaning
- Air conditioner cleaning
- Repairs for damage caused during your tenancy
- Wallpaper or flooring restoration
- Pet related cleaning or repairs
- Key replacement
- Unpaid rent
- Other costs specifically stated in your contract
The important thing is that these are not all the same type of expense.
A security deposit, a cleaning fee, key money, deposit amortization, and restoration costs each have a different purpose.
The Official Guidelines Matter, but Your Contract Matters Too
Japan has national guidelines explaining how restoration costs should generally be divided between landlords and tenants.
According to the Ministry of Land, Infrastructure, Transport and Tourism guidance on restoration, normal deterioration caused by everyday living and the passage of time is generally treated differently from damage caused by intentional acts, negligence, or improper use.
In other words, moving out does not normally mean returning an older apartment to brand new condition.
However, these guidelines are a starting point. Your rental agreement may contain special clauses that allocate certain costs differently.
A common example is professional cleaning. Even if ordinary cleaning would normally be considered part of the landlord’s preparation for the next tenant, your contract may clearly state that you must pay a fixed professional cleaning fee.
The Ministry of Land, Infrastructure, Transport and Tourism guidance on cleaning clauses explains that factors such as how clearly the tenant responsibility is written, whether the scope is understandable, and whether the amount is reasonable can matter when considering such provisions.
This means that you should not rely only on general guidelines. You also need to understand the actual terms of your lease.
At the same time, simply placing a charge in a contract does not automatically settle every possible dispute. The wording, explanation, amount, and individual circumstances can all be relevant if a disagreement arises.
Security Deposit: What Happens to Shikikin?
A security deposit is called shikikin in Japanese.
In principle, it is money held by the landlord as security for obligations under the rental agreement.
When the tenancy ends, unpaid rent, repair costs for which the tenant is responsible, and other applicable charges may be deducted. The remaining balance is generally returned.
However, there is one important exception.
Part of Your Deposit May Be Non Refundable
Some contracts state from the beginning that a fixed part of the deposit will not be returned.
You may see Japanese terms such as shokyaku or shikibiki.
For example:
Deposit: 1 month
Deposit amortization: 1 month
If the rent is ¥100,000, you pay a ¥100,000 deposit, but the contract may state that the full amount is non refundable.
Another contract might state:
Deposit: 2 months
Deposit amortization: 1 month
If the rent is ¥100,000, you pay ¥200,000. One month may be treated as the agreed non refundable amount, while the remaining ¥100,000 is considered during the final settlement.
The National Consumer Affairs Center of Japan has published an actual consultation involving a renter whose deposit included a predetermined non refundable deduction.
This is why Deposit 1 Month on a property listing does not necessarily mean that you will receive that full amount back.
You should always check:
- Whether any part of the deposit is automatically non refundable
- What the non refundable amount is intended to cover
- Whether cleaning or restoration costs can still be charged separately
A deposit amortization clause does not necessarily mean that every future expense is included.
Cleaning Fees and Deposits Are Different
This is one of the most important distinctions to understand when you rent in Japan.
A security deposit is money held as security and may potentially be returned after applicable deductions.
A cleaning fee is a charge for a service.
For example, your initial payment might include:
Deposit: ¥100,000
Key money: ¥100,000
Professional cleaning fee: ¥44,000
These are three separate payments.
The deposit may be partially or fully refundable depending on the contract and final settlement.
Key money is generally not refundable.
The professional cleaning fee is normally a service charge and is not treated as money being held for later return.
Why Is a Cleaning Fee Charged When You Move In?
This can be especially confusing if you are used to a different rental system.
Some Japanese rental contracts collect the professional cleaning fee when you move in, even though the cleaning that the fee is intended to cover takes place after your own tenancy ends.
So if you pay ¥44,000 in cleaning costs when signing the lease, that money may not be payment for cleaning performed before you received the keys.
It may instead be an advance payment for professional cleaning after you eventually move out.
The National Consumer Affairs Center of Japan has reported a consultation involving a renter who paid a room cleaning fee when moving in and later questioned another cleaning charge at the end of the tenancy.
The practical lesson is simple.
If a cleaning fee appears on your initial invoice, ask exactly what it covers.
Confirm whether:
- It is intended to cover cleaning after your tenancy ends
- Another standard cleaning fee can be charged when you leave
- Air conditioner cleaning is included or separate
- Additional charges can apply for unusually heavy dirt or damage
Most importantly, do not confuse an upfront cleaning fee with your deposit.
What Does Professional Cleaning Cover?
The exact cleaning service varies by property, management company, and cleaning provider.
Professional cleaning can involve much more than vacuuming and wiping visible surfaces.
Depending on the service, it may include:
- Bathroom cleaning
- Toilet and washbasin cleaning
- Removal of water stains and mineral buildup
- Kitchen grease and oil removal
- Cleaning inside and around the range hood
- Sink and drainage area cleaning
- Floor cleaning
- Cleaning around installed fixtures and equipment
This is why cleaning the apartment carefully yourself does not necessarily eliminate a professional cleaning charge written into the contract.
A standard cleaning fee can apply even when the apartment has been well maintained.
However, paying a standard cleaning fee does not mean that you can leave the property in any condition.
Heavy grease, severe stains, smoking residue, pet odors, or other problems beyond ordinary cleaning may result in additional charges if the contract and circumstances support them.
Key Money Is Different Again
Key money is called reikin.
It is generally an upfront payment associated with entering into the rental agreement and is normally not returned when the tenancy ends.
If your contract shows:
Deposit: 1 month
Key money: 1 month
Cleaning fee: ¥44,000
only the refundable portion of the deposit is normally part of your deposit return calculation.
People who search rent apartment in Japan often focus on how much money they need before moving in. It is just as important to understand which payments are refundable and which are not.
What Is a Restoration Fee?
Restoration is called genjo kaifuku.
Despite the name, it does not generally mean returning the apartment to exactly the same condition it was in when it was new.
The basic principle in the national restoration guidelines is that normal aging and ordinary residential use are treated differently from damage caused by the tenant.
Issues that may normally be associated with ordinary use or aging can include natural deterioration of interior materials and changes caused simply by time.
Examples where a tenant may be responsible include:
- Deep scratches caused while moving furniture
- Pet damage
- Burns
- Serious stains
- Damage associated with smoking
- Mold that became worse because condensation was repeatedly ignored
- Water damage that became worse because a leak was not reported
The Tokyo Metropolitan Government rental housing guidance provides similar examples when explaining the difference between ordinary deterioration and tenant responsibility.
The key distinction is that restoration costs and contractual service fees are separate concepts.
You might leave an apartment without causing unusual damage and still have to pay an agreed professional cleaning fee.
The Age of Wallpaper and Flooring Can Matter
Even when you are responsible for damage, it does not necessarily mean that you should always pay the full cost of replacing an older item with a brand new one.
The national restoration guidelines take the passage of time into account for certain interior materials and equipment.
For example, if wallpaper was already several years old when it was damaged, its age may affect how the tenant’s share is calculated.
The area being repaired can also matter.
If only one part of a wall is damaged, it is reasonable to ask why a larger area needs to be replaced and how the cost was calculated.
However, these general principles still need to be considered together with any valid special conditions in your rental agreement.
Real Examples of Move Out Fee Disputes
The National Consumer Affairs Center of Japan published several recent rental restoration consultation examples in February 2026.
They show how different the final bill can be from what a renter expected.
¥170,000 for Wallpaper and Bathroom Repairs
One family had lived in a rental apartment for six years.
After leaving, they were asked to pay a total of ¥170,000 relating to wallpaper marks and repairs to a bathroom door.
The management company said the age of the wallpaper had already been considered in part of the calculation. The renter still questioned whether some of the marks should be treated as ordinary wear.
This example shows that even when depreciation is considered, disagreements can still arise over what caused the damage.
About ¥200,000 for Wallpaper and Tatami
Another renter had lived in an apartment for around ten years.
Part of the roughly ¥60,000 deposit was already subject to a predetermined deduction. The renter was then asked to pay about ¥200,000 for wallpaper replacement and tatami work.
The contract reportedly contained provisions placing these costs on the tenant.
This case is useful because it shows that a non refundable portion of the deposit does not necessarily mean all restoration costs are already covered.
Additional charges may still be made depending on the contract and circumstances.
Cleaning Charges at Different Stages of the Tenancy
Another consultation involved air conditioner cleaning costs. The renter had paid a similar amount when moving in and was later charged again when leaving.
The documents reportedly stated that room cleaning and air conditioner cleaning were the tenant’s responsibility at the end of the tenancy.
This is why it is important to understand exactly what an initial cleaning payment covers.
A Very Large Restoration Claim
The National Consumer Affairs Center also published a 2025 consultation involving an initial restoration claim of approximately ¥900,000.
After the renter requested a review, the amount was reduced to approximately ¥700,000.
The renter said that some wallpaper and flooring had already been damaged before the tenancy began.
This shows why photographs taken before you move in can become extremely important later.
Protect Yourself From Unexpected Charges
The best preparation for moving out begins on the day you move in.
Before unpacking, take clear photos or videos of:
- Walls
- Flooring
- Doors
- Windows
- Kitchen surfaces
- Bathroom fixtures
- Existing stains
- Scratches
- Mold or water marks
- Air conditioners and other installed equipment
If the management company provides a condition report, complete it carefully.
If you find existing damage, send photographs or a written description to the management company so that there is a dated record.
The National Consumer Affairs Center specifically recommends checking and recording the condition of the rental home when moving in.
During the tenancy, report leaks, equipment problems, and other maintenance issues quickly. A problem that becomes worse because it was ignored may create additional responsibility.
When you move out, take another set of photographs after your belongings have been removed.
If money is deducted from your deposit, ask for an itemized explanation.
Extra Information for Renters in Tokyo
Tokyo has its own system designed to reduce residential rental disputes.
The Tokyo Metropolitan Government rental dispute prevention guidance explains restoration responsibilities and special contractual conditions.
For applicable rental transactions in Tokyo, real estate businesses must explain important matters relating to restoration and repairs, including special provisions that differ from the general principles.
If you are planning to rent apartment in Japan and are searching for a home in Tokyo, use this explanation as an opportunity to ask questions before signing.
If a cleaning charge, deposit amortization condition, restoration clause, or other expense is unclear, ask what it means and when it applies.
What to Check Before You Sign the Contract
If you remember only one section of this article, make it this one.
Before signing a Japanese rental agreement, check all of the following:
- Security deposit: How much are you paying and how much is potentially refundable?
- Deposit amortization: Does the contract include shokyaku or shikibiki? Is a fixed amount automatically non refundable?
- What the amortization covers: Can cleaning, restoration, or other costs still be charged separately?
- Professional cleaning fee: How much is the standard cleaning charge?
- Timing of the cleaning fee: Is it paid when you move in or when you move out?
- Purpose of an upfront cleaning fee: If you pay it when moving in, is it intended to cover cleaning after your tenancy ends?
- Additional cleaning costs: Can you be charged extra for heavy grease, water stains, smoking residue, pet odors, or other conditions?
- Air conditioner cleaning: Is this included in the main cleaning fee or charged separately?
- Key money: Confirm which amount is key money and understand that it is generally not refundable.
- Restoration conditions: Check the rules for wallpaper, flooring, tatami, doors, and fixtures.
- Special clauses: Does the contract place costs on the tenant that differ from the general restoration guidelines?
- Key replacement: Is a replacement fee automatic or does it apply only in certain circumstances?
- Pets and smoking: Are there additional deposits, cleaning charges, or restoration conditions?
- Move out notice: How far in advance must you notify the landlord or management company?
- Early cancellation: Is there a fee if you leave during the first year or another specified period?
- Final deposit settlement: How will deductions be calculated and when will the remaining deposit be returned?
The most important rule is simple.
Do not rely only on what usually happens in Japan.
Read your own contract carefully.
Understanding the True Cost of Your Apartment
Move out fees become much easier to understand when you separate the different types of payments.
A security deposit is held as security, although part of it may be non refundable if your contract includes an amortization condition.
A professional cleaning fee is a separate service charge. It may be collected when you move in even though it is intended to pay for cleaning after your own tenancy ends.
Key money is another separate initial payment and is generally not refundable.
Restoration costs depend on the condition of the property and the responsibilities established under both the general rules and your individual contract.
Understanding these differences before signing can help you compare apartments more accurately and avoid surprises later.
Finding a Tokyo Home With Clear Rental Conditions
After learning about deposits, cleaning fees, and restoration costs, you may be wondering how to make sure you fully understand the financial conditions before choosing an apartment. Clear explanations at the beginning can make a major difference, especially when several different charges appear in the same rental contract.
Looking for apartments in Tokyo without a guarantor or want to understand the fees and contract conditions before making a decision?
At Tokyo Homes, we help international renters find suitable apartments and navigate the process in English and Spanish. We assist throughout the entire rental process, from property search to contract explanations, helping you find a home that fits your lifestyle.
Feel free to contact us for personalized recommendations based on your situation.
