Move-out cost guide for foreigners in Japan: restoration rules and how to handle unfair charges

Learn what restoration costs should be deducted from your deposit, how to dispute unfair charges, and what to check at your move-out inspection.

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This guide is maintained under the Bridge Home Japan editorial policy with a focus on rental conditions, support readiness, and multilingual routing.

Updated

2026-03-22

Guide

1. Basic restoration rules: what is the tenant responsible for?

The Ministry of Land's restoration guidelines state that normal wear (sun-faded walls, furniture indentations, pin holes) is the landlord's responsibility. Tenants only pay for intentional or negligent damage (tobacco stains, pet damage, water leak neglect). These rules apply equally to foreign tenants.

2. Move-out inspection checklist

Checklist for move-out inspection: (1) compare with photos taken at move-in (always photograph on entry); (2) check walls, floor, ceiling one by one; (3) check water areas for stains/mold; (4) test equipment (AC, exhaust fan, intercom); (5) return keys. Bring a Japanese-speaking friend if possible.

3. How to handle unfair charges

If charged unfairly: (1) dispute in writing citing Ministry of Land guidelines; (2) consult Consumer Life Center (dial 188, multilingual support available); (3) get free legal advice from Legal Support (0570-078374); (4) consider small claims court (up to ¥600,000). Keep photos, contract, and all communications. Some foreigners report inflated charges—firm pushback is important.

Frequently asked questions

I forgot to take photos at move-in. Am I at a disadvantage?

Without move-in photos, proving pre-existing damage becomes difficult. Take date-stamped photos now and save them. Age-related deterioration can still be estimated from the building's age, so it's not completely impossible to prove.

What are typical move-out restoration costs?

For normal use in a 1K apartment, expect ¥0-30,000. Cleaning fees (¥30,000-50,000) may be separately specified in the contract. Wall replacement is ¥20,000-50,000 per section, but age depreciation is deducted since the landlord bears natural deterioration costs.

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