Getting Your Deposit Back When You Move Out in Japan: Genjo Kaifuku and Cleaning Fees

Quick answer

Hi, I'm Miya, and one question newcomers ask me a lot is whether they'll ever see their deposit again when they move out. The short version: your deposit (shikikin) is meant to be returned to you, minus the legitimate costs of restoring the place and any agreed cleaning fee. How much comes back depends on your contract and on the condition you leave the room in. This article walks through the general rules, but it's information to orient you — not legal advice — so always read your own contract and official consumer or housing guidance for the specifics of your case.

What the deposit (shikikin) actually is

When you signed your lease you almost certainly paid a shikikin, a security deposit held by the landlord or management company. It's not a fee you spend — it's money set aside to cover things like restoring the room and any unpaid rent, with the remainder returned after you leave. That's why the move-out settlement can take a few weeks: they inspect, work out the costs, and then refund the balance.

The key mindset is that shikikin is your money being held, not a payment you've already lost. So the goal on the way out is simple: keep the deductions fair and small, and get whatever is left returned to you cleanly.

Genjo kaifuku: restore to original condition

The phrase you'll hear is genjo kaifuku (原状回復), restoring the room to its original condition. This does not mean making an old apartment look brand new. The widely accepted principle is that normal wear-and-tear — natural aging, flooring or wallpaper faded by sunlight, small dents from furniture, things that happen simply from living there ordinarily — is treated as the landlord's cost, built into the rent over time.

What can fairly be charged to you is damage or neglect that goes beyond ordinary use: large stains you caused, holes in the wall, damage from smoking indoors, or mould that grew because a room was never ventilated. The line between the two isn't always obvious, which is exactly why documentation and your written contract matter so much.

The cleaning fee and the move-out inspection

Many contracts include a cleaning fee for professional cleaning after you leave. Some fix this amount up front in the lease, so it's worth checking your contract now rather than being surprised later — if it's written in, it's generally expected regardless of how tidy you leave things. That's separate from any charges for tenant-caused damage.

Before or around your move-out day, there's usually an inspection: you or an agent walk through the empty room together and note its condition. Try to be present if you can. This walk-through is where deductions are effectively decided, so it's your chance to point out what was already there at move-in and to ask questions before anything is finalised.

Practical ways to reduce disputes

A few simple habits protect your deposit. Read your contract so you know what you agreed to, especially any fixed cleaning fee and any special clauses. Photograph the place at move-in and again at move-out, with timestamps, so existing marks aren't later blamed on you. Keep the room reasonably clean and ventilated, and avoid unpermitted alterations like drilling or repainting without approval.

At settlement, ask for an itemized statement of any deductions rather than a single lump sum, so you can see what you're being charged for. If something looks like normal wear-and-tear being billed as damage, it's reasonable to ask politely for an explanation. And remember this is general guidance — for a real dispute, lean on your contract and official consumer or housing advice, not on a checklist from a stranger like me.

Keep your number active until the keys are back

Here's the part people forget: scheduling the move-out inspection and settling the deposit almost always run through the management company by phone and app. They call to arrange the walk-through, message you about timing, and later contact you about the refund and any statement. If you've already cancelled your Japanese number, you can miss those calls at the worst possible moment — so keep your line active until the keys are handed back and the settlement is done.

If you're only now setting up a Japanese number, or replacing one you're about to lose, that part is quick. With Rakuten Mobile you can apply online with your residence card, and if your phone supports eSIM you can often be connected the same day in around fifteen minutes, without visiting a store. Check the official page for current conditions before you apply — and I'll gladly help with the mobile side so at least one thing about moving out is easy.