Avoid surprise move-out bills in Japan: deposits, key money, Civil Code rules, and Tokyo/Kansai contract traps.

Key Money & Deposit in Japan Explained (2026): Move-Out Fees — key money deposit Japan explained

If you’ve rented in Japan, you already know the move-in fees look scary. But the real pain often hits at move-out: a “restoration” (原状回復 / genjō kaifuku) bill you didn’t expect, a cleaning fee you didn’t understand, and a security deposit (敷金 / shikikin) that comes back smaller than you thought—or not at all.

This guide flips the usual approach. Instead of starting at move-in, we start with how people actually lose money at move-out, then work backward to show how to protect yourself using Japan’s post-2020 Civil Code rules, the national MLIT restoration guidelines, and Tokyo/Kansai contract “gotchas.”

Quick takeaway: In Japan, “restoration” does not mean “make it brand new.” Under the Civil Code, tenants generally aren’t responsible for normal wear-and-tear and aging—but special clauses (特約) and regional systems like Kansai’s shikibiki can still reduce what you get back.

Key Money vs Security Deposit vs Renewal Fee (key money deposit Japan explained)

Before you can fight surprise Japan apartment move-out fees, you need to separate three payments that are often mixed up in English—and sometimes even in Japanese real estate ads.

1) Key money (礼金 / reikin): usually not refundable

Tokyo Metropolitan Government’s English guide defines key money as a one-off payment to the landlord at contract closing and describes it as non-refundable in nature. See the definition in TMG’s “Guidelines for Preventing Tenant-Landlord Disputes” (English PDF).

Key money (礼金) is not your deposit. If you paid it, don’t expect it back at move-out.

2) Security deposit (敷金 / shikikin): refundable minus valid deductions

TMG’s English guide explains that a security deposit is money paid at contract signing that may be used to cover unpaid rent, tenant-caused damage, and the tenant’s share of restoration costs, with the remainder returned when the lease ends. (Official definition: TMG English PDF.)

In other words: your deposit is not a “cleaning fee prepaid.” It is your money, held as security.

3) Lease renewal fee (更新料 / kōshinryō): a contract renewal payment

TMG’s guide also defines lease renewal fee as money paid to the landlord when the lease is renewed. (Definition: TMG English PDF.)

For a broader, plain-language definition used by many renters, see SUUMO’s glossary entry for 更新料. The key point: this is not refundable—it’s the price of continuing your lease, if your contract has it.

What’s refundable at move-out? A simple checklist

Refundable (in principle): Security deposit (敷金), after subtracting unpaid rent/fees and tenant-responsible damage.
Not refundable: Key money (礼金), renewal fee (更新料), many “contract admin” fees.
Depends on region/contract: Cleaning fees, “fixed restoration” clauses, and Kansai-style systems like shikibiki.

Tokyo vs Kansai “gotcha”: shikibiki / shōkyaku (敷引・償却)

If you rented in Kansai (Osaka/Kobe/Kyoto and surrounding areas), you may see 保証金 (hoshōkin / guarantee money) instead of (or in addition to) 敷金. Your contract might also include 敷引き (shikibiki) or 償却 (shōkyaku), which are amounts deducted and not returned at move-out, even if you paid rent on time and kept the unit in good condition.

This is a frequent source of “I thought that was my deposit” confusion. For a clear explanation of how shikibiki works (and why it’s different from key money), see CHINTAI’s explainer on 敷引・償却.

What the 2020 Civil Code changed: deposit refunds & normal wear-and-tear

Japan’s Civil Code reforms took effect on April 1, 2020. For renters, the big win is that key ideas that had existed in court precedent were written directly into the Code. Tokyo Metropolitan Government summarizes these points in its Civil Code revision overview. (TMG summary page.)

Rule 1: the landlord must refund the remaining deposit after deductions

Under Civil Code Article 622-2, when a landlord receives a “security deposit” (敷金, but defined broadly), the landlord must return what remains after deducting money the tenant owes under the lease. You can read the official English translation at Japanese Law Translation (Civil Code).

Tokyo also explains this same rule in an easy-to-negotiate form for tenants: at the end of the lease, the landlord must refund the remaining deposit after subtracting unpaid debts. (TMG Civil Code revision summary.)

Rule 2: “normal wear and aging” are not the tenant’s responsibility

Civil Code Article 621 states that if damage occurs after the tenant receives the property, the tenant must restore it when the lease ends—excluding wear from ordinary use and aging degradation. (See Civil Code Article 621 in English.)

This is the legal backbone of the practical rule renters hear all the time: sun fading, old wallpaper, and age-related deterioration are generally landlord-side, while negligence and abnormal damage are tenant-side.

“Restoration” does not mean “return it to brand-new”

Japan’s national framework is the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guide: “Guidelines on Trouble Prevention for Restoration to Original Condition” (再改訂版). It explicitly frames restoration around tenant-attributable damage—not making the property new again.

MLIT’s published Q&A also spells it out clearly: restoration in a rental is not automatically “back to move-in condition.” (See the explanation under Q5 in MLIT’s restoration guideline Q&A.)

Why this still matters in 2026: the complaints are real

Move-out billing disputes are not rare edge cases. Japan’s National Consumer Affairs Center reports ongoing consultations about cleaning/restoration charges and deposits not being returned. In its PIO-NET trend data (page updated Aug 1, 2025), the consultation counts include 12,885 (FY2022), 13,273 (FY2023), and 13,277 (FY2024). See Kokusen’s “賃貸住宅の原状回復トラブル” page.

PIO-NET consultations (Japan-wide): 12,885 (2022) → 13,273 (2023) → 13,277 (2024). Source: National Consumer Affairs Center.

A quiet but important side-rule for foreigners: guarantor “maximum amount”

If a person (not a company) is guaranteeing rent and other lease obligations under a revolving guarantee, the Civil Code revision also strengthened the rule that the guarantee must have a written maximum amount (極度額 / kyokudogaku), or it may be invalid. Tokyo highlights this in its Civil Code revision summary. (TMG Civil Code revision summary.)

Your deposit-protection checklist: photos, move-in/out inspections, and special clauses

Most deposit fights are evidence fights. The best time to protect your security deposit refund Japan is Day 1—not after you get the bill.

Step 1 (Move-in day): make a “condition file” you can defend

MLIT’s guideline package includes move-in/move-out condition checklist templates and sample forms, and it encourages using them to reduce disputes. Start at the official download page: MLIT restoration guideline download page.

Take photos/videos of every room, focusing on floors, wallpaper seams, window frames, sink/bath, and inside closets.
Include context + close-up (one wide shot, one close shot) for each defect.
Send a written list of pre-existing issues to the management company (so it’s time-stamped).
Save everything (email threads, LINE screenshots, inspection sheets, and the important matters explanation documents).

Useful Japanese phrases (copy/paste)

Move-in defects email subject: 入居時のキズ・汚れの共有（○○号室）
Key sentence: 入居時点で以下の不具合を確認しました。退去時の原状回復費用の対象にならないよう、記録として共有します。

Step 2 (Before signing): circle every “special clause” (特約)

Under MLIT’s Q&A, not every tenant-unfavorable clause is automatically invalid. But for a clause to hold up, it generally needs to be understood, agreed to, and objectively reasonable. (See Q3 in MLIT’s restoration guideline Q&A.)

In plain English: if you didn’t understand it, didn’t notice it, or it’s wildly one-sided, that’s a red flag worth challenging—especially if the agent didn’t explain it.

Step 3 (Know the biggest fee traps foreigners miss)

“No deposit” doesn’t mean “no move-out costs”: TMG explicitly warns that even if there is no security deposit, the tenant may still have to pay tenant-borne restoration costs. (TMG English PDF.)
Cleaning clauses (クリーニング特約): MLIT explains that validity can depend on whether the scope is shown, whether it clearly includes normal wear, and whether the fee is reasonable. (Q16 in MLIT Q&A.)
Kansai shikibiki: If your contract says 敷引き/償却, treat that portion as non-refundable by design and calculate your “true deposit” accordingly. (CHINTAI on 敷引・償却.)

Step 4 (Move-out inspection day): don’t sign away your leverage

Attend the inspection (立会い / tachiai) if you can. If the staff asks you to sign something on the spot, confirm what it is: is it only confirming the condition, or is it agreeing to pay a specific amount?

MLIT’s Q&A notes that a move-out confirmation is important, but even if you signed, you may still argue you shouldn’t pay for damage that is not attributable to you. (See Q14 in MLIT Q&A.)

One more practical tip: trash and bulky items can become “move-out fees”

Leaving items behind can trigger disposal charges and delays. If you’re moving cities and struggling with Japanese trash rules, use our checklist-style guides to avoid getting billed for removal later. See Japan garbage separation rules in English (2026).

If you get a big bill: how to ask for a breakdown + where to get help (Tokyo/Osaka)

If you receive a high invoice after moving out, treat it like a dispute you can document and negotiate—not like a final verdict.

Step 1: Ask for a written breakdown (and evidence)

MLIT’s Q&A is blunt: the landlord has a duty to explain restoration costs deducted from the deposit, and the tenant can request an itemized statement and an explanation. (Q17 in MLIT Q&A.)

Copy/paste request template (polite Japanese)

原状回復費用について、内訳（明細）と算定根拠をご提示ください。どの箇所にどのような損耗・毀損があり、単価・数量・工事内容が分かる資料（写真や見積書等）もあわせて共有をお願いします。

Step 2: Check the charges against the national guideline logic

Open the official MLIT guideline and look for the relevant categories: normal wear, aging, tenant negligence, and depreciation concepts. Start at MLIT’s download page, and keep your move-in photos next to you as you compare.

Also remember: under the Civil Code, the tenant’s restoration obligation excludes ordinary wear and aging. (Civil Code Article 621: official translation.)

Step 3: Propose a “split” settlement (pay what’s clearly yours)

If some items are legitimate (for example, you clearly broke something), consider paying that portion while disputing the rest. Ask the management company to update the settlement statement (精算書 / seisansho) and confirm how it affects your deposit refund.

Step 4: Get help (Tokyo / Osaka) and escalate properly

Anywhere in Japan: Consumer Hotline “188”

If you don’t know which office to call, the Consumer Affairs Agency operates the Consumer Hotline “188” (Japanese guidance), which connects you to a nearby consumer affairs center. Details are listed on the Consumer Affairs Agency’s page.

If you are a visitor (tourist) and need language support, the Consumer Affairs Agency also lists a Consumer Hotline for Tourists (03-5449-0906) with reception hours and supported languages. (See the same CAA page.)

Tokyo: TMG real estate consultation (Rental Hotline)

Tokyo Metropolitan Government lists its 賃貸ホットライン at 03-5320-4958, with weekday consultation hours and (by reservation) in-person consultation details on its official page: TMG “不動産相談”.

If you want an English-friendly reference to bring to the negotiation, download TMG’s Guidelines for Preventing Tenant-Landlord Disputes (English PDF). TMG’s English site also lists related phone contacts such as the Tokyo Metropolitan Government Foreign Residents' Advisory Center (03-5320-7744) and the Tokyo Metropolitan Comprehensive Consumer Center (03-3235-1155). (See TMG’s English announcement page.)

Osaka: Foreign resident consultation (multilingual)

Osaka City publishes an official foreign resident consultation page (posted Oct 8, 2025) that includes where to go, hours, and supported languages. Start here: Osaka City “外国人住民相談”.

For example, it lists consultations at the Osaka International House Foundation information center with phone 06-6773-6533, and shows language coverage (English, Chinese, Korean, Vietnamese, Filipino), plus a schedule for legal consultations. (See the same Osaka City page.)

Step 5: If you need a legal endpoint, know the “small claims” option

If the amount you are claiming is relatively small, Japan’s Summary Court small claims procedure can apply to monetary claims up to ¥600,000. The Supreme Court of Japan explains the basics in English here: Q&A on Summary Court Procedure.

This is not a first step for most renters, but it’s important leverage: when you can cite a clear legal path, negotiations often become more realistic.

Rule of thumb: If you can’t explain a move-out charge in one sentence (what it is, why it’s tenant-side, and how the amount was calculated), ask for the breakdown—then compare it to the Civil Code “normal wear” rule and the MLIT guideline logic before paying.

FAQ: Japan apartment move-out fees and deposits (2026)

Is key money refundable?

Generally no. TMG defines key money as a one-off payment to the landlord and describes it as non-refundable in nature. See TMG’s English guideline PDF.

Can my landlord charge me for normal wear-and-tear?

The Civil Code says the tenant’s restoration obligation excludes wear from ordinary use and aging degradation (Article 621). See the official English translation. However, contracts can include special clauses, and disputes often turn on whether the clause was clear and reasonable.

What is “shikibiki” and why did my deposit shrink in Kansai?

Shikibiki (敷引き) is a pre-agreed amount deducted from a deposit/guarantee money at move-out and not returned. It’s commonly seen in West Japan/Kansai contracts. See CHINTAI’s explanation of 敷引・償却.

Can I demand an itemized statement (breakdown) for restoration costs?

Yes—you can request details and an explanation. MLIT’s Q&A states that the landlord has a duty to explain restoration costs deducted from the deposit and the tenant can request the itemization. (Q17: MLIT guideline Q&A.)

Need More Help? Ask on LO-PAL

If you want to know more about this topic—or you need specific local information like “Is this cleaning clause normal in Osaka?” or “Can someone help me write a Japanese email requesting the breakdown?”—ask a local Japanese person on LO-PAL.

On LO-PAL, you can post a question or request a task in your language, and local Japanese helpers can support you (including help understanding special clauses, preparing move-out messages, or accompanying you to appointments). We support English, Chinese, Vietnamese, Portuguese, Korean, Nepali, Tagalog, Indonesian, and Spanish.