Most rental contracts in Japan require advance notice if you’re planning to move out of your apartment, typically at least one month before your intended departure date. If you fail to give notice on time, you may have to pay additional rent, even after you’ve moved out.
You’ll also need to prepare for a final inspection, where the landlord or property management company will assess the apartment’s condition and determine whether any cleaning or restoration costs apply. These charges can affect how much of your security deposit you get back.
In this guide, we’ll explain how to give notice, prepare for the move-out inspection, understand restoration costs, and get your security deposit back when you move out of your apartment in Japan.
How to Give Notice Before Moving Out Of Your Apartment
Most apartments in Japan require one or two months’ notice, although some contracts may require longer. The required notice period, known as kaiyaku yokoku (解約予告), determines how far in advance you must inform your landlord or property management company.
To terminate your lease, you’ll usually need to submit a cancellation notice (kaiyaku tsūchisho, 解約通知書). Depending on the property management company, you may need to complete a form included with your contract, submit an online request, or send written notice.
Confirm the required procedure and keep a copy of your submission.
Your move-out date and your contract termination date aren’t necessarily the same. Even if you leave the apartment earlier, you may still have to pay rent until the required notice period ends.
Your final rent may be calculated on a daily basis (hiwari, 日割り) or charged for the full month, depending on your contract.
Also check whether your lease includes an early termination penalty (tanki kaiyaku iyakukin, 短期解約違約金).
Some contracts charge an additional fee if you move out within the first year or two. Fixed-term leases may also restrict early termination, so confirm the conditions before submitting your notice.
How to Prepare for Moving Out and the Final Inspection
After you submit your notice, contact your property management company to confirm the move-out inspection date and key-return procedure. Before leaving your apartment, make sure to complete the following steps:
- Cancel or transfer utilities: Arrange to disconnect your electricity, gas, water, and internet services. Check whether any providers require advance notice or a final meter reading.
- Dispose of unwanted furniture and appliances: Large items such as beds, sofas, and tables generally require a bulky waste (sodai gomi, 粗大ごみ) collection reservation. Certain appliances, including refrigerators and washing machines, must be disposed of through designated recycling procedures.
- Clean the apartment: Remove all your belongings, dispose of rubbish, and clean the kitchen, bathroom, floors, and other areas before the inspection.
- Take photographs: Document the condition of each room, particularly walls, flooring, fixtures, and any existing damage. Keep your move-in photographs for comparison.
- Attend the final inspection: During the move-out inspection (taikyo tachiai, 退去立会い), the landlord or property management company will assess the apartment’s condition. If you disagree with any reported damage, ask for documentation before signing anything that acknowledges responsibility for the charges.
- Return your keys: Hand over all apartment keys as directed by the management company, and keep copies of the inspection documents.
The inspection findings may be used to calculate cleaning and restoration charges, which we’ll explain in the next section.
Restoration and Cleaning Costs
When you move out of an apartment in Japan, you may be charged for cleaning or repairs, depending on the property’s condition and your rental contract.
However, you’re generally not responsible for restoring the apartment to the exact condition it was in when you moved in.
Under Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guidelines, genjō kaifuku (原状回復), or restoration to original condition, refers to repairing damage caused by the tenant’s negligence, improper use, or failure to maintain the property.
Normal wear and tear (tsūjō sonmō, 通常損耗) and deterioration over time are generally the landlord’s responsibility.
The following examples show how common restoration costs are typically divided:
| Area | Generally landlord’s responsibility | Generally tenant’s responsibility |
|---|---|---|
| Walls and wallpaper | Discoloration from sunlight, marks from furniture, minor pinholes | Smoking stains, large holes, pet scratches |
| Flooring and tatami | Fading from sunlight, dents from ordinary furniture use | Deep scratches from moving furniture, burns |
| Mold and water damage | Damage caused by building defects or issues outside the tenant’s control | Mold or water damage made worse by neglecting cleaning, ventilation, or reporting problems |
| Cleaning | Professional cleaning after normal use and reasonable cleaning by the tenant | Excessive dirt, grease buildup, or stains caused by inadequate cleaning |
| Air conditioners | Routine internal cleaning and deterioration from normal use | Damage caused by improper use or neglected maintenance |
Even when you’re responsible for damage, you shouldn’t automatically have to pay the full replacement cost.
The MLIT guidelines consider depreciation (keinen rekka, 経年劣化) and generally limit repairs to the affected area where practical. For example, wallpaper is typically depreciated over six years, meaning its age can significantly reduce the material replacement cost you’re responsible for.
Your rental contract may also include special clauses (tokuyaku, 特約) requiring you to pay a fixed cleaning fee or certain restoration costs regardless of the apartment’s condition.
These clauses can be enforceable if their terms are sufficiently clear, reasonable, and properly agreed upon, so check your contract before assuming a charge is unjustified.
How to Get Your Security Deposit Back
If you paid a security deposit (shikikin, 敷金) when renting your apartment, you should receive the remaining balance after the landlord deducts any unpaid rent and legitimate cleaning or restoration charges. Unlike key money (reikin, 礼金), which is generally non-refundable, your security deposit is intended to cover outstanding obligations under your lease.
After you move out and return your keys, the landlord or property management company will calculate the final charges and issue a deposit settlement statement (shikikin seisansho, 敷金精算書). This should show each deduction and the amount you’ll receive back.
For example, if you paid a ¥150,000 deposit and were charged ¥30,000 for cleaning and ¥15,000 for repairs, your refund would be ¥105,000.
There is no universal 30-day deadline for returning security deposits in Japan. The refund timeline depends on your contract and the time needed to settle outstanding charges.
Ask your property management company when you can expect the statement and refund, especially if you’re leaving Japan and plan to close your Japanese bank account.
If you believe the deductions are excessive or unjustified, you can:
- Request an itemized breakdown: Ask for details of each charge, including repair estimates, invoices, or photographs supporting the claimed damage.
- Check your rental contract: Compare the deductions with any cleaning fees or special restoration clauses you agreed to.
- Refer to the MLIT guidelines: If you’re being charged for normal wear and tear or the full replacement cost of older materials, ask the management company to explain how the amount was calculated.
- Seek assistance if necessary: If you cannot resolve the dispute directly, contact a consumer affairs center through Japan’s consumer hotline (188) or a local rental housing consultation service.
If the final charges exceed your security deposit, you may be asked to pay the difference.
However, you can still request an explanation and supporting documentation before agreeing to additional charges.
Find Your Next Apartment in Tokyo
Before moving out, confirm your lease termination date, complete the final inspection, and review any deductions from your security deposit to avoid unexpected charges.
If you’re planning your next move in Tokyo, explore the rental properties available on Tokyo Portfolio.
You can also contact our team for personalized help finding an apartment that fits your budget, preferred location, and lifestyle.
Change the title to a statementMake the checklist scan faster
