When you move out, what tends to be on your mind is the scope of restoration to original condition (genjō kaifuku) and how the security deposit (shikikin) gets settled. Under the guideline from the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), normal wear and tear (tsūjō sonmō) and deterioration from age and use are, in principle, the landlord's responsibility, and what the tenant is responsible for mainly comes down to damage caused by intent, negligence, or a breach of the duty of care of a good manager (zenkan chūi gimu). Knowing in advance the timing for giving notice of move-out and how the settlement process works makes it easier to avoid trouble.
- Under the MLIT guideline, normal wear and tear and deterioration from age are, in principle, the landlord's responsibility.
- What the tenant is responsible for mainly comes down to damage caused by intent, negligence, or a breach of the duty of care of a good manager.
- Deposit settlement proceeds as: move-out inspection → cost estimate → deduction from the deposit → refund of the remaining balance.
- Giving notice one month before move-out is common, but what's written in your lease contract takes precedence.
- Keeping photo records from both move-in and move-out makes it easier to avoid trouble at settlement time.
The Basic Approach to Restoration to Original Condition
For restoration to original condition (genjō kaifuku) at move-out, the guideline published by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) sets out the idea that normal wear and tear (tsūjō sonmō) and deterioration from age and use are, in principle, the landlord's responsibility. This is because rent is considered to already include an allowance for the building's natural deterioration. Discoloration of tatami mats or wallpaper from sunlight, or indentations in the flooring from furniture — the kind of wear that naturally occurs through everyday living — is not something the tenant should have to cover. Knowing this approach gives you a way to judge whether an estimate presented to you at move-out is reasonable. It may feel unfamiliar if it differs from customs in your home country, but it's worth keeping in mind as the general approach based on contracts and law in Japan.
Cases Where the Tenant Is Likely to Be Responsible
On the other hand, the tenant is likely to bear the cost in cases of intentional damage, carelessness-related scratches or stains, and situations that amount to a breach of the duty of care of a good manager (zenkan chūi gimu). For example, scratches from bumping something into the wall, buildup of grime from neglecting to clean, or discoloration from cigarette tar can be judged to fall outside the scope of normal use and become the tenant's responsibility. Where exactly the line falls between normal wear and tenant responsibility varies by individual situation, so if you have any doubts, it's important to check the breakdown of the estimate with the management company.
How Deposit Settlement Works
Settling the security deposit (shikikin) generally starts with a move-out inspection. You check the condition of the room together with a staff member, and if any restoration work is needed, an estimate for the cost is drawn up. This estimated amount is then deducted from the deposit you paid at the start of the lease, and whatever remains is refunded to you. The timing of the refund varies by contract, but it's common for it to be transferred a set period after you move out. If you have questions about the estimate, it's a good idea to raise them on the spot or ask for a written breakdown.
Double-Checking the Timing for Notice of Move-Out
When you move out, you need to notify your landlord or the management company of your intent to leave in advance. Giving notice one month before is commonly cited as the standard, but this is only a rough guideline — what's actually written in your lease contract takes precedence. Some contracts require two months' notice, so as soon as you start thinking about moving out, it's worth checking the relevant section of your contract again. If notice is given late, you may end up owing rent for that extra period, so checking early brings peace of mind.
Preparing to Avoid Trouble
To avoid trouble at move-out, it helps to take photos of the room's condition both when you move in and when you move out. Recording any scratches or stains that were already there at move-in makes it easier to prevent them from being treated as your responsibility later. It's also important to carefully check the breakdown of the estimate presented at the move-out inspection on the spot, and not hesitate to ask questions about anything you're not satisfied with. Using the room carefully day to day and keeping the habit of documenting its condition both lead to a smoother deposit settlement. Save your photos in a way that shows the date, and take shots of anything you're concerned about from multiple angles — that way, it's easier to explain the situation if you need to look back at them later.
Frequently Asked Questions
When is the security deposit refunded?
After move-out, once restoration costs and other items are settled, the remaining balance is generally refunded. The timing varies depending on your contract.
Am I responsible for damage or stains caused by deterioration from age?
Under the MLIT guideline, normal wear and tear from ordinary use and deterioration from age are, in principle, the landlord's responsibility.
What should I do if I'm not satisfied with the settlement at move-out?
Check the breakdown of the estimate, and ask the management company on the spot about anything that's unclear. Having photo records from move-in makes the process go more smoothly.
Summary
Based on the MLIT guideline, restoration to original condition at move-out follows the principle that normal wear and tear and deterioration from age are the landlord's responsibility, while damage from intent, negligence, or a breach of the duty of care of a good manager is the tenant's responsibility. Understanding in advance how deposit settlement works and the timing for notice of move-out, and keeping photo records from both move-in and move-out, lets you go through the process calmly.