Lease Special Clauses & Move-Out Restoration — Complete Guide
EN: When you move out of a rented room in Japan, the landlord inspects the room and decides how much of your deposit (敷金) to return. Disputes over this — especially being billed a large, unexpected amount — are one of the most common rental problems foreigners face. Many move-out disputes involve disagreement over restoration (原状回復) costs.
Many countries do not have a legal concept matching Japan's 原状回復, so tenants are often surprised by claims that would not be normal at home.
やさしい日本語: 日本(にほん)で借(か)りていた部屋(へや)を出(で)るとき、大家(おおや) さんが部屋をチェックして、敷金(しききん)をいくら返(かえ)すか決(き)めます。この「原状回復」 の考(かんが)え方(かた)は、国(くに)によって全(まった)くないことがあり、退去(たいきょ)の とき高額(こうがく)な請求(せいきゅう)をされてトラブルになる人(ひと)が多(おお)いです。 原状回復(げんじょうかいふく)の費用(ひよう)は、退去(たいきょ)トラブルの中(なか)でも 特(とく)に多(おお)い原因(げんいん)です。
EN: Japanese guidelines (based on Ministry of Land, Infrastructure, Transport and Tourism / 国土交通省 standards) say:
やさしい日本語: 国(くに)のガイドライン(国土交通省)では、こう決(き)まっています。
These are general guideline principles, not a law that automatically overrides your specific contract. If your contract has a valid special clause (see below), it can shift some costs to you. A special clause is only valid if there is an objective, reasonable need for it (and it is not exploitative), and you clearly agreed that you were taking on a repair/restoration duty beyond the normal legal standard.
Paid at move-in. Used to cover unpaid rent + restoration costs. Remainder should be returned
NOT "make it look brand new" — means fixing damage beyond normal wear
Landlord's cost. Ask specifically if a charge is for this
Landlord's cost, e.g. old wallpaper color fading
Extra terms added to a standard contract — read carefully, see below
A common special clause requiring you to pay a fixed cleaning fee at move-out, REGARDLESS of how clean you leave it. This can be legal if clearly written and agreed
Sent after move-out; itemizes what was deducted. Always request an itemized version, not just a total
The walkthrough with landlord/agent when you leave. Attend if possible, take photos together
— for example, a fixed cleaning fee (ハウスクリーニング特約) written clearly in the contract and that you agreed to. But under the MLIT guideline, a clause is only enforceable if there is an objective, reasonable need for it and you clearly understood and agreed to taking on that extra duty when signing — a clause that is vague, hidden, or that you didn't understand may be challengeable. Whether a specific clause in YOUR contract meets this standard is a case-by-case legal question — consult a lawyer/legal aid (法テラス) or housing consultation desk if in doubt.
Before putting any furniture down, take dated photos/video of every wall, floor, and fixture. This is your only proof of the condition you received the room in. 入居時(にゅうきょじ)に写真(しゃしん)を撮(と)る。
, ideally with the landlord/agent present (立会い). If they point out a "damage" you disagree with, ask them to explain whether it is 通常損耗 or your fault, and take a photo of that spot.
If the settlement just says "原状回復費用 ¥XX,XXX" with no breakdown, ask for details in writing.
If a charge seems unreasonable, you can consult a local government housing consultation desk (自治体の住宅相談窓口) or a lawyer/legal aid (法テラス) before agreeing to pay. The exact name, location, and available languages of the consultation desk differ by city/ward — check your local municipal government's website. 法テラス offers multilingual phone information.
— in Japan it is common to receive some of your 敷金 back if the room shows only normal wear.
*Provided free by Japan Paperwork. Not legal advice. For individual visa/legal questions, consult a licensed 行政書士 (immigration specialist). / 個別の在留資格の相談は行政書士(専門家)へ。*
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