Will You Get Your Deposit Back? Restoration Rules in Japanese Rentals
Deposit settlement at move-out is the most common source of friction in Japanese rentals. Where does the landlord's responsibility end and the tenant's begin? Knowing that line in advance removes most of the uncertainty from the inspection itself.
Where does normal wear end and tenant liability begin?
In practice, the Ministry of Land, Infrastructure, Transport and Tourism's guidelines on restoration disputes are the widely used reference. Ordinary wear and age-related deterioration generally fall to the landlord, while damage from a tenant's negligence or failure to maintain the unit generally falls to the tenant.
How costs are typically allocated at move-out
| Condition | Usually borne by | Notes |
|---|---|---|
| Indentations in flooring from furniture | Landlord | Normally treated as ordinary wear |
| Wallpaper or tatami discolored by sunlight | Landlord | Counts as age-related change |
| Scorch marks behind a TV or refrigerator | Landlord | Within the range of ordinary living |
| Cigarette tar and odor | Tenant | Cleaning or replacement is often requested |
| Scratches and soiling from pets | Tenant | Judged separately even in pet-friendly units |
| Mold that spread from unaddressed condensation | Tenant | Read as a failure to maintain |
| Damage from a leak the tenant knew about | Tenant | Turns on whether the landlord was notified |
The governing provisions
- Civil Code, Article 621
- A tenant must restore damage caused to the property, but wear from ordinary use and age-related change are expressly excluded from that obligation.
- Civil Code, Article 622-2, Paragraph 1
- Once the lease ends and the property is returned, the landlord must refund the deposit less any amounts the tenant still owes, such as unpaid rent.
- Consumer Contract Act, Article 10
- Contract terms that unilaterally harm the consumer's interests are void. This is sometimes the basis for challenging an unusually heavy restoration clause.
What should you record when you move in?
What separates a clean settlement from a contested one is the record you make on day one. Photograph existing scratches and stains with a visible date as soon as you move in, and if you can, share the list with the management company. At the move-out inspection, that documentation is what lets you separate a previous tenant's damage from your own.
How do notice and the inspection work?
Notice periods are typically one to two months, as written in the lease. At the inspection, review the amounts and the breakdown on the settlement statement, then confirm when the deposit will be returned and to which account.
Rough figures worth knowing
- Notice period
- 1–2months
- Wallpaper depreciation
- 6years
- Typical deposit
- 1–2months' rent
As specified in the lease
Guideline benchmark
Common level in Tokyo
What if your move-out overlaps with leaving Japan?
Deposit refunds often take around a month after move-out, and it is not unusual for the transfer to land after you have already left. Give the management company an account and contact point that still work from abroad before you go. If you plan to close your Japanese account, either keep it open until the refund clears or confirm whether someone can receive it on your behalf.
Common oversights and what to do instead
✕No record of the unit's condition at move-in, so a previous tenant's damage ends up on your bill.
→Photograph everything with a visible date on day one and share it with the management company.
✕Notice given after the deadline, so another month's rent is charged.
→Count the notice period backward from your intended move-out date and give notice in the required form.
✕Signing the settlement statement while still unconvinced, which makes it harder to dispute later.
→Take it away instead of signing, check the breakdown, and respond afterward.
✕Closing the Japanese bank account after returning home, leaving nowhere to receive the deposit.
→Keep the account open until the refund clears, or agree on a payment route in advance.
Before you move out
- Checked the lease for the notice period and the deposit refund terms
- Gathered the move-in photos and condition list
- Gave notice in the form the lease requires
- Scheduled the inspection so you can attend
- Had the amounts and breakdown on the settlement statement explained
- Confirmed the refund timing and receiving account
- If leaving Japan, settled how the refund will reach you
Frequently asked questions
- Q. When is the deposit returned?
- A. Normally on the date set in the lease, which in practice often falls around a month after move-out. Check your lease for the specific term.
- Q. Is professional cleaning always the tenant's cost?
- A. It depends on whether the lease contains a cleaning clause. Even where one exists, an amount or scope that is disproportionately heavy can still be contested.
- Q. What if you cannot attend the inspection?
- A. You can appoint a representative, or photograph and share the unit's condition beforehand. Raise it with the management company early.
- Q. Where can you turn if you disagree with the settlement?
- A. Your local consumer affairs center, or a qualified professional such as a lawyer, can advise on the dispute itself.
The SUMIMOTO Hub app's 24-hour AI advisor explains lease clauses and settlement statements in multiple languages, including a read-through before you sign. If you cannot reach agreement on the amount, your local consumer affairs center or a qualified professional can advise on the dispute itself.
Renting or buying in Japan? Talk to us.
We will send you the SUMIMOTO Hub service overview — multilingual support from the property search through to life after signing.
Free, takes about a minute