Many people renting in Japan think: "I've paid a deposit, so they'll just take something off it when I move out."
But the truth is that the deposit is not a "get out of jail free" card. If the repair costs exceed the amount of the deposit, the management company has the right to bill you separately.
More importantly: some costs you never had to pay in the first place. Others you will almost certainly be responsible for. Once you understand where these two lines fall, you can live with peace of mind and move out cleanly.
1. What does "restoration on moving out" actually mean?
"Restoration on moving out (genjō kaifuku, 原状回復)" sounds like "returning the property to the condition it was in before you moved in", but that is not actually how Japanese law defines it.
According to the guidelines on disputes over restoration on moving out (原状回復をめぐるトラブルとガイドライン) issued by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), restoration on moving out is defined as:
When moving out, the tenant is responsible for restoring damage caused by their own intent or negligence to its original condition.
The key words are "intent or negligence". Wear caused by normal everyday use is called "normal wear and tear (tsūjō sonmō, 通常損耗)", and under the guidelines this cost should be borne by the landlord and cannot be passed on to the tenant.
2. Costs you never had to pay
Under the guidelines, the following count as normal wear and tear, and the tenant is not liable:
- The wall behind the fridge turning black (electrical scorch marks) — this happens wherever a fridge stands and is not the tenant's fault
- Wallpaper or flooring by the window fading in the sun — a natural phenomenon
- Light wear or scratches on floors and walls — within the range of normal use
In other words, "anything that would happen whoever lived here" is usually the landlord's responsibility.
※ Note: some management companies may still try to charge the tenant. If this happens, you can cite the guidelines when negotiating with them.
3. Costs you will almost certainly be responsible for
The following are almost certainly the tenant's responsibility:
- Smoking — yellowed walls and ceilings and lingering smells; in serious cases the whole flat needs new wallpaper, which is not cheap
- Smells or damage caused by pets — even if pets were allowed under the contract, the deodorising cost on moving out is usually still borne by the tenant
- Large nail or screw holes — holes for air-conditioner installation, screws for shelving and so on count as damage beyond the normal range
On nail holes: it's more complicated than you think, but not as scary
Putting nails in the wall is not a one-size-fits-all matter.
Small picture-hanging nails have a certain amount of protection under the guidelines, but in practice it depends on how the management company interprets them. More importantly, there is a detail many people don't know: if you have lived in the unit for a fairly long time and the wallpaper itself has already reached the age at which it needs replacing, the management company may waive the related charges even if there are nail holes, because "it would have been replaced anyway".
※ Reminder: before putting up any nails, I suggest checking the management company's position first. Standards vary from company to company, so don't make assumptions.
4. The costs exceed the deposit — do you have to pay more?
The answer is: yes.
The deposit (shikikin, 敷金) is a security, not a "cap on repair costs". If the costs on moving out exceed the deposit you originally paid, the management company can bill you separately, and there is no upper limit on the amount.
This is something many people don't expect, especially when:
- Years of smoking mean the whole flat needs repainting and new wallpaper
- Pets have damaged the floors or walls
- Several years' worth of damage is settled all at once
So protecting yourself while you live there really starts on day one.
🏠 Local insight: do this one thing on your first day
As an agent on the front line helping clients from Taiwan and Hong Kong find homes, there is one piece of advice I give clients more than any other:
Take photos on the very first day you get your keys.
Not random shots — photograph everything systematically:
- Every wall (including the skirting boards)
- Every corner of the floor
- Every detail of the kitchen, bathroom and toilet
- Existing damage, scratches and stains — make sure these are especially clear
Once you're done, save them to the cloud, not just on your phone.
When you move out, these photos are your strongest evidence of which damage was already there before you moved in and which was caused by normal use. Many moving-out disputes happen because there were no photos, and it ends up as your word against theirs.
If you're preparing to move out in Fukuoka or have any questions about restoration costs, feel free to get in touch with me any time. I hope my first-hand local information helps you keep unnecessary costs to a minimum and move out cleanly.