Moving out of a Japanese apartment can be stressful, especially when you're worried about getting your deposit back. The good news? Japanese law actually provides significant protections for tenants, and knowing your rights can mean the difference between losing your entire deposit and getting most of it back.
I've seen foreigners lose hundreds of thousands of yen to unfair deductions simply because they didn't know what landlords can and cannot charge for. This guide will walk you through everything you need to know about the deposit refund process in Japan as of 2026.
💡 Quick Reality Check
The average foreigner loses 40-60% of their deposit unnecessarily. With proper documentation and knowledge of your rights, you can typically recover 70-90% of your shikikin.
Understanding Your Deposit (Shikikin)
In Japan, the security deposit is called 敷金 (shikikin). Unlike some countries where deposits are held in regulated escrow accounts, Japanese landlords typically hold your deposit directly. This is why documentation and knowledge are your best protection.
How Much is Typical?
Deposit amounts vary significantly based on location and property type:
| Property Type | Typical Deposit | Notes |
|---|---|---|
| Budget apartments | 0-1 month | Often higher cleaning fees at exit |
| Standard apartments | 1-2 months | Most common in major cities |
| Luxury/family units | 2-3 months | More negotiation room on return |
| Foreigner-friendly | 0-1 month | May have fixed cleaning charges |
For a complete breakdown of all the fees you'll encounter, check out our guide to hidden costs in Japanese rentals.
Properties advertising "zero deposit" often have fixed cleaning fees of ¥50,000-80,000 written into the contract, payable at move-out. Always read the fine print.
Your Legal Rights in 2026
Japanese tenant protection has improved significantly. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) publishes clear guidelines on what landlords can and cannot deduct from deposits.
What Landlords CANNOT Charge You For
- Natural deterioration - Fading from sunlight, wear from normal use
- Minor wall damage - Small nail holes, thumbtack marks for hanging
- Appliance depreciation - Normal aging of included appliances
- Tatami replacement - If it's simply worn from normal use (typically replaced every 6-10 years anyway)
- Wall/ceiling repainting - If it's simply aged, not damaged
- Floor scratches - Minor scratches from furniture are considered normal
What You ARE Responsible For
- Cigarette damage - Burns, smoke staining, odor
- Pet damage - Scratches, stains, odors (even in pet-friendly units)
- Mold from negligence - Not ventilating properly in humid months
- Large holes - Beyond small picture hanging holes
- Stains - Coffee, food, etc. that don't come out with normal cleaning
- Water damage - From overflowing baths, leaks you didn't report
Understanding these rules is especially important if you're dealing with a difficult landlord. Our guide on handling rejection and difficult landlords has more strategies for these situations.
Before Moving In: Critical Steps
Your deposit refund strategy starts on day one. Here's what to do before and during move-in:
1. Request a Move-In Inspection
Many management companies provide a 入居時チェックリスト (nyūkyo-ji checklist). If they don't offer one, create your own. Walk through every room and document:
- Existing scratches, dents, or marks on floors and walls
- Condition of all appliances (test everything!)
- State of bathroom/kitchen caulking and grout
- Window and door functionality
- Any existing mold or water stains
2. Photograph Everything
This is your most powerful protection. Take photos of:
- Every wall from multiple angles
- All floors, especially near doorways and windows
- Inside all closets and storage areas
- Kitchen appliances, counters, sink
- Bathroom/toilet including ceiling
- Balcony condition
- Any pre-existing damage (close-ups)
After taking photos, email them to yourself. This creates a timestamp that's legally verifiable. Cloud backup timestamps can be disputed, but email timestamps are much harder to question.
3. Read Your Contract Carefully
Look specifically for these clauses:
- 原状回復 (genjō kaifuku) - "Restoration to original condition" clause
- ハウスクリーニング費用 (house cleaning fee) - Fixed cleaning charges
- 特約事項 (tokuyaku jikō) - Special conditions
- 退去時費用 (taikyo-ji hiyō) - Move-out fees
If Japanese contracts are intimidating, our complete guide to renting in Japan breaks down every standard contract clause.
During Your Tenancy
Smart tenants protect their deposit throughout their rental period, not just at move-out.
Preventive Measures
- Use furniture pads - Prevent floor scratches (¥500 at Daiso)
- Ventilate regularly - Run exhaust fans, open windows to prevent mold
- Report issues immediately - Document that you reported problems
- Clean AC filters monthly - Mold in AC units is a common deduction
- Use bathroom anti-mold spray - Prevention is cheaper than removal
Document Issues as They Arise
If something breaks or you notice damage developing (water stains, mold, appliance issues), report it immediately via email or the management company's app. Keep records of:
- Date you noticed the issue
- Date you reported it
- How/when it was resolved
- Any written confirmation
The Move-Out Process
The weeks before and during move-out are critical for maximizing your refund.
4-6 Weeks Before: Notify Your Landlord
Most contracts require 1-2 months notice. Check your contract for:
- Required notice period (usually written as "○ヶ月前")
- Whether notice must be in writing
- Move-out date flexibility
2 Weeks Before: Deep Clean
Even if professional cleaning is required, a clean apartment signals you're a responsible tenant and can reduce "excessive cleaning" charges.
Focus on:
- Kitchen - Stove, range hood (grease buildup is commonly charged), sink
- Bathroom - Mold in grout, limescale, drain cleaning
- Walls - Wipe down, remove any marks that come off
- Windows - Inside and tracks
- Balcony - Often forgotten but inspected
Move-Out Day: The Inspection
Request to be present for the 退去立会い (taikyo tachiai) - the move-out inspection. During this inspection:
- Take photos/video of the entire apartment again
- Note anything the inspector marks as damage
- Challenge anything you believe is normal wear
- Don't sign anything you disagree with
- Request that any claimed damage be photographed
Inspectors may pressure you to sign a damage assessment immediately. You have the right to say "I need time