- June 17, 2026
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- BELONGING JAPAN
When moving out of an apartment in Japan, one question matters more than any other: how much of your security deposit will you actually get back? For many foreign residents, Japan’s apartment deposit refund process is unexpectedly complicated — not because the rules are unfair, but because most tenants do not know the rules exist.
Japan has a legally established framework for this called genjo kaifuku (原状回復), or restoration to original condition. Under official guidelines published by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), landlords cannot charge tenants for ordinary wear and tear — only for damage caused by negligence or misuse. Understanding this distinction is the most important thing a foreign resident can know before moving out of an apartment in Japan.
This guide explains the Japan apartment deposit refund process from start to finish: what genjo kaifuku means, how your security deposit is connected to it, what you can and cannot change in your apartment, and how to protect your deposit from the day you move in.
For a full breakdown of the costs paid when first renting in Japan, including how the security deposit amount is set, see: Initial Rental Fees and Key Money in Japan.
Table of Contents
About the Writer
Editor Team
This article is written by Ai, founder of belongingJAPAN and a Japanese professional who spent several years working in real estate marketing in Japan. Having personally moved five times across Tokyo, she writes from both industry knowledge and firsthand experience of Japan’s rental process.
For other topics, the site collaborates with certified experts and industry professionals to ensure accurate, reliable, and up-to-date information across travel, lifestyle, finance, and healthcare.
Chapter 1: What Is Genjo Kaifuku?
The Core Principle
Genjo kaifuku (原状回復) translates literally as “restoration to original condition.” In the context of renting an apartment in Japan, it refers to the legal obligation a tenant has when moving out: to return the property in the same condition it was in at the start of the tenancy — accounting for ordinary wear and tear.
The key phrase is accounting for ordinary wear and tear. This is where most disputes between tenants and landlords arise, and where foreign residents are most frequently overcharged — often because they do not know that Japan’s official guidelines place the cost of ordinary deterioration firmly on the landlord, not the tenant.
The MLIT Guidelines: Japan's Official Standard
To prevent unfair treatment of tenants and standardise how move-out costs are calculated, Japan’s Ministry of Land, Infrastructure, Transport and Tourism published the Guidelines for the Restoration of Rental Housing to Its Original Condition (原状回復をめぐるトラブルとガイドライン). These guidelines are the authoritative reference for any dispute between a landlord and tenant regarding apartment deposit refunds in Japan.
The guidelines draw a clear line between two categories of deterioration:
- Natural deterioration (経年変化・通常損耗): Deterioration that occurs through the passage of time and normal daily use. This is the landlord’s financial responsibility.
- Tenant-caused damage (故意・過失による損傷): Damage resulting from the tenant’s negligence, misuse, or deliberate action. This is the tenant’s financial responsibility.
Source: Ministry of Land, Infrastructure, Transport and Tourism — Genjo Kaifuku Guidelines (Japanese)
Chapter 2: Shikikin and Genjo Kaifuku — How They Are Connected
What Is Shikikin (敷金)?
Shikikin (敷金) is the security deposit paid when signing a rental contract in Japan, typically equivalent to one to two months’ rent. It is held by the landlord throughout the tenancy and is intended to cover two things: unpaid rent, and restoration costs when you move out.
When you move out, the landlord deducts any legitimate genjo kaifuku costs from your shikikin and returns the remainder. This means your Japan apartment deposit refund is directly determined by how genjo kaifuku is applied.
For a full breakdown of shikikin and the other initial fees paid when renting in Japan, see: Initial Rental Fees and Key Money in Japan.
What Can Be Deducted from Shikikin
Under the MLIT guidelines, the following may legitimately be deducted from your security deposit. The damage that would not have occurred through normal daily use:
- Cigarette burns, stains, or yellowing caused by smoking
- Damage caused by pets (scratches, odour)
- Graffiti or deliberate markings on walls
- Tears, scratches, or holes caused by negligence
- Mould that developed and spread because the tenant neglected to ventilate or clean
- Kitchen grease buildup from inadequate cleaning during tenancy
- Costs specified in valid contractual special clauses (特約)
Source: MLIT Genjo Kaifuku Reference Materials, March 2023 (PDF)
What Cannot Be Deducted from Shikikin
Under the MLIT guidelines — natural deterioration and ordinary wear — and cannot be charged to the tenant:
- Sunlight-faded wallpaper or flooring
- Small nail holes from hanging pictures (within normal use)
- Worn carpeting from normal foot traffic
- Minor scuffs on walls from everyday furniture placement
- Age-related deterioration of fixtures and fittings
- Tatami discolouration caused by sunlight (confirmed as landlord’s responsibility in MLIT case study, p. 25)
Source: MLIT Genjo Kaifuku Reference Materials, March 2023 (PDF)
Deposit Refund Timeline
Japan apartment deposit refunds are typically processed within one to two months after moving out, once the property inspection is complete and restoration costs have been calculated. Always request a written itemised statement (精算書) detailing every deduction. Do not accept a verbal summary.
Chapter 3: What You Must Not Change or Remove in Your Apartment
One of the most common and costly mistakes foreign residents make is altering the apartment — often with good intentions — without realising those alterations constitute a genjo kaifuku violation. Here is what you must not do without written permission from your landlord.
Do Not Paint the Walls
Painting the walls of your apartment without the landlord’s written permission is a direct violation of genjo kaifuku obligations. Even if you choose a neutral colour, even if the result looks better than the original — it does not matter. The landlord is legally entitled to have the walls restored to their exact original state, and the full cost of repainting falls entirely on the tenant. If you want to personalise your space, removable wallpaper or decorative panels that do not damage the surface are the only safe option.
Do Not Throw Away Fixtures That Came With the Apartment
If your apartment came with curtains, curtain rods, a light fixture, a bathroom mirror cabinet, or any other item already in place at move-in, those items belong to the landlord — not to you. Disposing of them, even if you find them outdated or inconvenient, obligates you to replace them at your own cost upon move-out. If you prefer not to use them, store them in a wardrobe or storage space for the duration of your tenancy.
For tips on maximising storage and making your apartment more comfortable, see:
Do Not Replace the Locks Without Permission
Changing or adding a lock to your front door without the landlord’s consent is not permitted. If you have security concerns, speak directly with your landlord or property management company. Unauthorised lock changes may also void your right to a full deposit refund.
Do Not Alter Flooring, Tatami, or Built-In Features
Replacing tatami mats, installing new flooring over existing floors, or making any structural alterations to the kitchen, bathroom, or built-in storage requires prior written approval. These changes are almost never permitted in standard residential leases.
Nails, Screws, and Wall Fixtures: Know the Rules
As a general rule, drilling into walls or using large nails is prohibited. Small push pins (画鋲) are typically tolerated in most properties for hanging lightweight items, but always check your contract. Large nail holes, screw holes, or anchor holes are among the most commonly disputed items at move-out and can result in significant charges. For ways to organise and personalise your space without damaging walls, see: 10 Japanese Organising Hacks for Small Apartments
Adding an Air Conditioner
Installing an additional air conditioner unit requires landlord permission in most contracts and may also require approval from the building management. Unauthorised installation creates both a genjo kaifuku liability (removal and restoration of the wall penetration) and a potential lease violation.
Chapter 4: How to Protect Your Deposit — From Move-In to Move-Out
At Move-In: Document Everything
The single most effective action you can take to protect your Japan apartment deposit refund is to thoroughly photograph the entire apartment on the day you receive the keys — before you move any belongings in. Follow this process:
- Photograph every room, every wall, every corner
- Take close-up shots of any existing damage: scratches, stains, marks, holes
- Photograph appliances, fixtures, and fittings in their original state
- Record the meter readings for gas, electricity, and water
- Send the photo folder to your real estate agent by email immediately, creating a timestamped record
If you notice existing damage that is not documented in the move-in inspection report, report it in writing to your agent on the same day. Do not assume it will be noted automatically.
During Your Tenancy: Daily Habits That Protect Your Deposit
- Ventilate consistently: Japan’s high humidity — especially during rainy season — causes mould on walls and in bathrooms. Mould resulting from poor ventilation is classified as tenant negligence under the MLIT guidelines. Open windows regularly and use the bathroom ventilation fan after showers.
- Clean regularly: Grease buildup in the kitchen, limescale in the bathroom, and staining on flooring are all classified as tenant-caused damage if left unaddressed.
- Report damage promptly: If something breaks or is damaged through no fault of your own, report it to the landlord in writing immediately. Delayed reporting can be interpreted as negligence.
Before Move-Out: Final Preparation
- Compare your current photographs with the move-in photos and note any changes
- Clean the apartment thoroughly, including appliances, bathroom, and kitchen
- Return all fixtures that came with the apartment to their original positions
- Remove all personal belongings — items left behind become a chargeable disposal cost
- Request a pre-inspection walkthrough with your agent before the official move-out date if possible
Chapter 6: The Move-Out Inspection
What Happens on Inspection Day
The move-out inspection (退去立会い) is a formal walkthrough conducted by the landlord or property management company after you have removed all your belongings. Both parties walk through the apartment together, and the inspector documents the condition of every room. You have the right to be present and to dispute any items you disagree with on the spot.
Reading the Itemised Charge Sheet
After the inspection, you will receive a written itemised statement (精算書) listing every cost to be deducted from your security deposit. This document is in Japanese. Use a translation tool or ask for assistance to confirm each line item before signing. Key points to check:
- Is each charge clearly attributed to a specific item in a specific room?
- Are any of the charges for natural wear and tear, which should be the landlord’s responsibility?
- Are cleaning charges consistent with the special clauses in your original contract?
- Do not sign under pressure — you have the right to take time to review
Frequently Asked Questions about Japan Apartment Deposit Refunds
What is genjo kaifuku in Japan?
Genjo kaifuku (原状回復) is the legal principle in Japan that requires tenants to return a rental property to its original condition when moving out, accounting for natural wear and tear. Under official guidelines from Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT), landlords cannot charge tenants for ordinary deterioration from daily use — only for damage caused by tenant negligence or misuse.
Can my landlord charge me for normal wear and tear in Japan?
No. Under the MLIT guidelines on genjo kaifuku, natural deterioration from everyday use — such as sun-faded wallpaper, minor floor scuffs, or aged paint — is the landlord’s financial responsibility, not the tenant’s. If your landlord attempts to charge for these items, you can reference the MLIT guidelines and, if necessary, contact the National Consumer Affairs Center of Japan for assistance.
How long does it take to get a security deposit refund in Japan?
Japan apartment deposit refunds are typically processed within one to two months after moving out, once the property inspection is complete and the itemised restoration costs have been calculated. Always request the refund amount and all deductions in writing before signing any settlement agreement.
Can I paint my apartment walls in Japan?
No, not without the landlord’s written permission. Painting the walls of a rental apartment in Japan without prior written consent is a genjo kaifuku violation. The full cost of restoring the walls to their original state would be charged to the tenant at move-out. If you want to personalise your space, use removable wallpaper or panels that leave no damage.
What happens if I throw away the curtains or fixtures that came with the apartment?
Disposing of any fixtures, curtains, lighting, or fittings that were present in the apartment at move-in means you are legally responsible for replacing them at equivalent cost. These items belong to the landlord. If you do not wish to use them, store them safely in a wardrobe or storage area for the duration of your tenancy.
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