Move-out costs in Japan: how to check the bill and protect your deposit
A practical guide for renters in Japan: how restoration costs are shared under the MLIT guideline, what to check on the bill, and why a move-in record matters.
Who pays depends on what caused the damage
Under Japan's MLIT guideline on restoration to the original state, repairs for ageing and for wear from ordinary living are, as a rule, the landlord's cost.
The tenant is more likely to pay for damage caused on purpose, by negligence or by unusual use (for example a hole from hitting something, or mold that spread because it was not cleaned).
4 things to check on the bill
1. Is damage that was already there when you moved in included? (compare with your move-in record and photos)
2. The age of items: the guideline treats wallpaper, cushion flooring and carpet as losing their value over 6 years, so the longer you lived there, the smaller the tenant's share.
3. The area replaced: repairs are usually limited to the damaged wall surface (per ㎡); ask why if a whole room is being replaced.
4. House cleaning: ordinary cleaning is, as a rule, the landlord's cost. Check whether your lease has a special clause that states it and whether it was explained to you.
The most useful thing: a record made on move-in day
Photos and notes of each room and item taken on the day you move in make it much easier to show at move-out that damage was already there. What matters is that the date and time are kept.
Heya Karte keeps that record with a room-by-room checklist and turns it into a move-out comparison, a bill check and a dated PDF report (no account; your records stay on your device).
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FAQ
Show your move-in record (dated photos and notes) and ask for a breakdown and for that line to be removed.
Heya Karte can prepare a polite inquiry letter in Japanese for the managing company (Premium). You can also call the consumer hotline 188 (in Japanese).
No. It explains general principles only. For your own contract and costs, check the lease and ask a professional or a consumer center.
Related guides
- Move-in inspection photos in Japan: how to record your rental on day one
- Who pays for what at move-out in Japan: the MLIT restoration guideline with examples
Source: MLIT guideline on restoration to the original state (Japanese)
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