How Much of Your Deposit Do You Get Back When Moving Out in Japan?
Written by：SUMIMOTO Inc.Editorial Policy
How much comes back depends on the condition of the unit and your contract, but one principle applies: a landlord cannot charge the tenant for wear from normal use or for deterioration over time. In general the tenant only pays for damage caused by their own fault or carelessness, which is why part of the deposit is usually returned.
What the law says
Under the Civil Code, a deposit (shikikin) is money given to secure the tenant's obligations, such as unpaid rent or compensation for damage. After the lease ends and the unit is handed back, the landlord must return the balance after deducting what the tenant owes. The tenant must restore damage arising after moving in, but normal wear and ageing are excluded.
Sun-faded tatami or wallpaper and dents left by furniture, for example, are generally treated as normal use. In practice, the Ministry of Land, Infrastructure, Transport and Tourism's restoration guidelines are a major reference.
What to do at move-out
At the move-out inspection, the landlord or management company usually checks the unit with you. Photos taken when you moved in are your best evidence for checking the settlement.
If you disagree with the settlement, ask for the basis of each charge and discuss it with the management company against the guidelines and your photos. If that fails, you can consult a local consumer affairs centre. For special clauses such as cleaning fees, what matters is whether they were clearly agreed and properly explained.
Relevant statutes and guideline
- Civil Code, Article 621
- A tenant who has caused damage to the rented property after receiving it is, in principle, obligated to restore it to its original condition when the lease ends. This obligation does not extend to ordinary wear and tear from normal use, or to deterioration from the mere passage of time (summary).
- Civil Code, Article 622-2
- A security deposit (shikikin), regardless of what it is called, is money paid by the tenant to the landlord to secure obligations such as unpaid rent arising from the lease. When the lease ends and the property is returned, the landlord must refund the balance after deducting any amounts the tenant owes (summary).
FAQ
- Q. What's the difference between the deposit (shikikin) and key money (reikin)?
- A. The shikikin is a refundable deposit held to cover unpaid rent or restoration costs, while reikin is a one-time payment to the landlord that is not refunded. The two are legally and practically distinct.
- Q. What if I don't agree with the settlement statement?
- A. You can generally ask for an itemized breakdown, compare it against the MLIT guideline and your move-in photos, and negotiate directly with the management company. If it remains unresolved, a local consumer affairs center or, as a last resort, small claims court are common next steps.
This is general information. For your case, rely on your contract and professional advice.
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Relevant statutes and guideline
This article provides general information as of its publication date and is not individual legal, tax or investment advice. It was written with the help of generative AI.Editorial Policy
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