Article Key Takeaways (30-Second Summary)
- The Golden Rule of Restoration (Genjo Kaifuku): Standard wear and tear (e.g., sun fading, furniture indentations) is legally included in your monthly rent. As a tenant in Japan, your baseline move-out liability for natural living degradation is strictly zero.
- Wallpaper Depreciates to 1 Yen Over 6 Years: Under Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guidelines, wallpaper (cross) and vinyl flooring depreciate to 10% (or effectively 1 JPY residual value) over a 6-year useful lifespan. Billing full replacement costs after 6+ years of tenancy is legally unenforceable.
- Your #1 Defense is Move-In Day Photos: Take wide-angle and close-up timestamped photos (20 critical spots) before unpacking. During the move-out inspection, NEVER sign a financial settlement on the spot—always take the invoice home for legal auditing.
When moving out of a rental apartment in Tokyo, countless foreign residents encounter an unwelcome shock: rather than receiving their security deposit (Shikikin) back, they are hit with exorbitant invoices exceeding ¥100,000 for total wallpaper replacements, lock cylinder changes, and mandatory "deep cleaning" fees.
If you blindly sign the settlement paperwork presented by the property management company (Kanri Gaisha), you end up paying out-of-pocket for standard property turnover repairs that are legally the landlord's (Kashinushi) sole financial responsibility.
However, once you understand the statutory boundaries of "Restoration to Original Condition" (Genjo Kaifuku) under Japanese law and the official national guidelines, you can confidently and legally overturn virtually all unjustified move-out claims.
In this guide, licensed Japanese real estate brokers (Takken) at Sorai Tokyo break down the legal rules of move-out restoration, the essential 20-point move-in photo checklist, and tactical negotiation phrases to protect your security deposit during the final room inspection.
Chapter 1: How Much Deposit Should You Get Back? Legal Rules of Genjo Kaifuku & MLIT Guidelines
The first step in protecting your security deposit is understanding what Genjo Kaifuku (原状回復) actually means under Japanese tenancy law.
Many tenants mistakenly believe it means "returning the apartment to a brand-new, untouched condition." In reality, the legal definition is far more protective of tenant rights.
Under Article 621 of the Japanese Civil Code, the national MLIT Restoration Guidelines (Kokko-sho Guidelines), and the Tokyo Metropolitan Dispute Prevention Ordinance (commonly known as the "Tokyo Rule"), the obligation to restore the property is clearly defined as follows:
📖 Statutory Definition of Restoration (Civil Code & MLIT Guidelines)
Genjo Kaifuku requires the tenant to restore damage caused by intentional misconduct, negligence, failure in duty of care (Zenkan Chui Gimu), or abnormal usage. It strictly excludes natural aging and ordinary wear and tear (Tsujo Sonmo). The cost of repairing normal wear is already legally covered by the monthly rent paid throughout the tenancy.
Clear Breakdown: Landlord vs. Tenant Repair Responsibilities
To see how these principles apply in practice, review the standard classification of common apartment damages:
| Area / Element | Landlord Responsibility (Covered by Rent - ¥0 Tenant Cost) | Tenant Responsibility (Deductible from Deposit) |
|---|---|---|
| Walls & Ceiling (Wallpaper / Cross) |
・Darkening behind TV/fridge (electrostatic dust marks) ・Natural fading or yellowing caused by sunlight ・Small pin/tack holes for calendars or small posters |
・Heavy yellowing or tar odor from indoor tobacco smoking ・Pet scratches or uncleaned urine stains ・Large holes caused by nails, heavy screws, or duct tape |
| Flooring & Cushion Floor (CF) |
・Dents/indentations from heavy beds, desks, or sofas ・Sun discoloration near balcony windows ・Natural wearing of floor wax from walking |
・Deep gouges caused by dragging heavy furniture ・Mold/rotting from neglected liquid spills ・Flooring warping from leaving windows open during rain |
| Wet Areas (Kitchen, Bath, Toilet) |
・Light limescale despite regular routine cleaning ・Water heater or faucet aging and normal mechanical faults ・Natural heat discoloration around gas stoves |
・Severe black mold or limescale from complete lack of cleaning ・Thick baked-on grease on range hoods left uncleaned ・Cracked ceramic washbasins from dropping heavy items |
| Fixtures & Facilities |
・Air conditioner breakdown due to age and equipment lifespan ・Window screen (Ami-do) mesh degradation from UV rays ・Normal key and lock cylinder wear over time |
・AC failure caused by never cleaning filters ・Broken window glass or doors from physical impact ・Lock re-keying costs if keys were lost by tenant |
Wallpaper Depreciates to "1 Yen in 6 Years": Statutory Depreciation
Even if you accidentally damage wallpaper during your tenancy and are responsible for repairs, you are never required to pay the full price of brand-new wallpaper.
Under Japanese tax law and real estate guidelines, interior finishes have a strictly defined Statutory Useful Life (Depreciation Schedule).
The MLIT guidelines define the statutory lifespan of vinyl wallpaper and cushion flooring as 6 years.
As time passes, the asset value of the wallpaper naturally depreciates, steadily lowering your financial share of repair costs year after year.
Figure 1: Statutory 6-year depreciation schedule for wallpaper and vinyl flooring under MLIT guidelines
For instance, imagine you lived in an apartment for 4 years.
If you accidentally scratched one section of wall (full replacement cost: ¥30,000), the residual value of the wallpaper has already dropped to approximately 33%. Your legal liability is capped at around ¥9,900.
Receiving an invoice for the full ¥30,000 is an outright violation of Japanese tenancy guidelines.
Chapter 2: Essential Move-In Day 20-Point Photo Checklist
The single most powerful shield against unjust move-out billing is "Day-1 Timestamped Photos Taken Before Moving Furniture In."
During the move-out inspection, when the inspector claims: "This scratch on the floor and stain on the wall was caused by you," stating "It was already there when I moved in" holds zero weight without tangible proof.
However, presenting high-resolution, timestamped (Exif) photographs taken on your official lease start date instantly eliminates any grounds for dispute.
Figure 2: 20 critical inspection points and photographic protocol for your first day in a Tokyo apartment
Room-by-Room: The 20 Essential Checkpoints
Upon receiving your apartment keys, inspect and photograph these 20 areas thoroughly before unpacking:
🚪 Entrance, Hallway & Sanity (1–8)
- ① Door interior/exterior scratches and lock smoothness
- ② Shoe cabinet interior shelves and existing odor
- ③ Entrance tiled floor (Tataki) chips or cracks
- ④ Hallway flooring scuffs and loose baseboards
- ⑤ Washbasin cracks, mirror limescale, or cloudiness
- ⑥ Under-sink cabinet interior (water stains, mold)
- ⑦ Bathroom silicone caulking mold, ventilation noise
- ⑧ Toilet bowl limescale, tank area, and CF floor stains
🍳 Kitchen, Living & Windows (9–20)
- ⑨ Kitchen sink rust/scratches, drain smell
- ⑩ Stove top grease marks and burner burn marks
- ⑪ Range hood grease inside fan housing
- ⑫ Under-kitchen sink cabinet baseboard warping
- ⑬ 4 wide-angle corner photos of the entire main room
- ⑭ Flooring scratches, dents, and sun fading
- ⑮ Wallpaper tears, seam peeling, and tack holes
- ⑯ AC unit casing yellowing, vent vane damage, and filter state
- ⑰ Window frame rubber gasket black mold & track dust
- ⑱ Window screen (Ami-do) mesh tears & crescent lock fit
- ⑲ Closet interior walls and loose hanger bars
- ⑳ Balcony floor grime and AC outdoor unit rust
Chapter 3: Move-Out Inspection Tactics & The "Never Sign on the Spot" Rule
On your move-out day, after the movers have emptied the apartment, the room inspection (Tachiai) takes place.
This inspection is the critical moment where excessive charges are either accepted or successfully challenged.
Inspectors often pressure tenants to sign the inspection sheet immediately, claiming: "Just sign here to finalize your move-out procedures."
Never sign a financial agreement during the room inspection.
Figure 3: Tactical step-by-step workflow from room inspection to invoice audit and deposit recovery
Tactical Japanese Phrases to Use During Inspection
When asked to sign the inspection sheet, always execute these two steps:
- Sign for "Physical Presence", Not Financial Acceptance: Write in the margin: 『本署名は室内の現況を確認したものであり、費用の負担義務および金額を承諾したものではありません』 (This signature confirms physical room condition only, not financial liability or agreement to repair costs).
- Refuse Immediate Billing Agreement: Say: 「国土交通省の原状回復ガイドラインに照らし合わせて精査したいため、正式な見積書をメールで送ってください」 (I will review the itemized estimate against MLIT guidelines; please email the formal invoice to me).
Chapter 4: Top 5 Unjust Move-Out Billing Traps & How to Defeat Them
Here are the 5 most common unjustified charges landlords attempt to pass onto departing foreign tenants, along with the precise legal grounds to dispute them:
① "Full Room" Wallpaper Replacement
- Management Claim: "To match the color tone across the whole room, we must replace all 4 walls for ¥100,000."
- Legal Defense: MLIT guidelines mandate that wallpaper repair is calculated only for the specific damaged wall section (per square meter). Color matching for untouched walls is the landlord's aesthetic choice and cannot be billed to the tenant.
② Duplicate "Special Deep Cleaning" Fees
- Management Claim: "You paid ¥40,000 for standard cleaning in your lease, but the kitchen has grease, so we are adding an extra ¥30,000 deep cleaning fee."
- Legal Defense: Standard lease cleaning clauses (Tokuyaku) encompass all routine turnover cleaning. Unless catastrophic damage occurred, supplemental cleaning fees are legally void under the Consumer Contract Act.
③ Lock Cylinder Replacement on Move-Out
- Management Claim: "We must change the locks for the next tenant; please pay ¥25,000."
- Legal Defense: Lock re-keying to prepare for incoming tenants enhances the landlord's asset security and is strictly a landlord expense under Tokyo Rule guidelines (unless you lost the original keys).
④ Full Cushion Floor (CF) Replacement for Furniture Dents
- Management Claim: "Your refrigerator and sofa left dents on the vinyl floor, so we must replace the entire floor."
- Legal Defense: Indentations from heavy domestic appliances are categorized as Ordinary Wear and Tear (Tsujo Sonmo). Tenants owe ¥0. Furthermore, 6-year statutory depreciation applies.
⑤ Mandatory AC Internal High-Pressure Chemical Cleaning
- Management Claim: "Internal dust accumulated in the air conditioner; pay ¥15,000 for specialized chemical cleaning."
- Legal Defense: If routine filter cleanings were performed, internal machinery dust removal is the landlord's maintenance duty. Double-billing the tenant is legally invalid.
Frequently Asked Questions (FAQ)
In "Zero-Deposit" (Shikikin 0) apartments, are tenants billed higher move-out fees?
The statutory restoration rules and MLIT guidelines are 100% identical regardless of whether you paid a deposit. However, because no deposit was held upfront, the landlord will invoice you for out-of-pocket settlement costs, making the total feel larger. Always audit the invoice carefully.
Must I pay if my lease has a special clause stating "Tenant pays full wallpaper replacement"?
Under the Japanese Consumer Contract Act and Supreme Court precedents, special clauses that impose unilateral, disproportionate burdens on tenants are legally void unless they were explicitly explained with clear cost estimates at lease signing. Consult a licensed real estate agent or consumer affairs center.
How long after moving out should I expect my security deposit refund?
Typically within 1 to 2 months following your official lease termination date. If more than 2 months elapse without an itemized statement or refund, send a formal written inquiry to the property management company.
If I smoked inside and the wallpaper turned yellow, must I pay 100% of the replacement?
Indoor smoking damage is classified as tenant negligence. However, the 6-year statutory depreciation schedule still applies. If you lived in the apartment for 5 years, your liability is reduced to roughly 17% of the original wallpaper value.
What should I do if the landlord refuses to negotiate and demands immediate payment?
Send a formal "Notice of Disputed Settlement" citing the MLIT guidelines by email or certified mail. If unresolved, contact the Tokyo Metropolitan Housing Counseling Center or Consumer Hotline (188). In virtually all cases, landlords withdraw exaggerated claims when confronted with formal legal procedures.
Summary: Knowledge & Day-1 Evidence Guarantee Your Deposit Safety
Move-out repair fees are never an unquestionable mandate. Japanese rental law is fundamentally designed to protect tenant rights against predatory charges.
🔑 3 Golden Principles of Move-Out Protection
- Take 20 timestamped smartphone photos on move-in day and email them to management
- Know the 6-year statutory depreciation rule: wallpaper residual value drops to ¥1
- Never sign financial agreements during room inspection—audit the invoice at home
At Sorai Tokyo, we provide end-to-end relocation support for foreign residents, including free move-out invoice verification and legal consultation. If you have questions regarding your rental contracts in Tokyo, feel free to reach out via our official LINE.
Author: Sorai Tokyo Editorial Team (Supervised by Licensed Real Estate Agents)
A specialized real estate consulting team supporting international residents and lifestyle quality in Tokyo. Based on licensed legal expertise, we deliver practical guides on reducing initial costs, understanding tenant rights, and finding foreigner-friendly housing.