- How much notice you must give before moving out (and what happens if you don’t)
- What Japanese landlords can and cannot legally charge you for
- How to maximize your deposit return
- Step-by-step move-out checklist for Japan
- What to do if you’re charged unfairly
- How to cancel utilities, insurance, and address registration when leaving
Moving out of a Japanese apartment involves more steps — and more potential costs — than most foreigners expect. Japan’s move-out process has specific rules around deposit deductions, cleaning fees, and notice periods. Know the rules before you give notice, and you can avoid paying for things you’re not legally responsible for.
Notice Period: How Far Ahead to Give Notice
Most Japanese apartment contracts require 1–2 months’ notice before vacating. Check your contract (賃貸借契約書) for the exact requirement — it will be specified.
Critical: The notice must typically be given in writing (内容証明郵便 — registered post — is safest). Some landlords accept email or verbal notice, but written record protects you.
If you leave without giving proper notice: You may be liable for 1–2 months of additional rent as a penalty. Don’t skip this step.
Typical Notice Timeline
| Action | Timing |
|---|---|
| Check contract for notice requirements | As soon as you decide to leave |
| Give written notice to landlord/management company | 1–2 months before move-out date |
| Request move-out inspection date | 2–4 weeks before move-out |
| Cancel utilities | On or after move-out date |
| Cancel address registration | After move-out at new city hall |
Deposit Return: What the Law Says
Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) has published guidelines (原状回復ガイドライン) on what landlords can and cannot charge for when you move out.
What Landlords CAN Charge For (Tenant Responsibility)
- Damage beyond normal wear and tear — holes in walls from nails larger than picture hooks, burns, severe stains
- Cigarette smoke damage — yellowing of walls, ceilings, fixtures
- Pet damage — scratches, odors, staining
- Missing items — keys, fixtures, furnishings provided with the apartment
- Failure to clean — excessive filth beyond what regular cleaning would address
What Landlords CANNOT Charge For (Landlord’s Responsibility)
- Normal wear and tear (自然損耗) — scuffs on walls from furniture, fading of wallpaper from sunlight, minor floor scratches
- Aging of the apartment — yellowing of white walls over time from age alone
- Normal cleaning — landlords are generally responsible for professional cleaning between tenants unless the apartment is severely dirty
The key principle: If something deteriorated naturally over time through normal use, it’s the landlord’s cost. If you caused damage through negligence or intentional acts, it’s yours.
Typical Move-Out Deductions (What to Expect)
| Item | Average Cost | Who Pays? |
|---|---|---|
| Professional cleaning (クリーニング) | ¥30,000–80,000 | Often shared; check contract |
| Tatami mat replacement (tatami apartments) | ¥5,000–15,000/mat | Tenant if damaged; landlord if normal wear |
| Re-papering shoji screens | ¥3,000–10,000 each | Tenant if broken; landlord if normal aging |
| Wall patch (nail holes) | ¥500–2,000/hole | Tenant (small nails may be OK in some contracts) |
| Carpet replacement | ¥20,000–60,000 | Tenant if stained/burned; landlord if worn |
| Key replacement | ¥10,000–30,000 | Tenant if lost; landlord if normal replacement cycle |
The Move-Out Inspection (立会い検査)
Most landlords require a move-out inspection (退去立会い) where you walk through the apartment together and document its condition.
Tips:
- Be present for the inspection — don’t let them inspect without you
- Take photos/video before the inspection to document the apartment’s condition
- Challenge excessive charges on the spot — say clearly if you disagree
- Don’t sign anything you don’t understand — ask for time to review the damage assessment
- Request the itemized damage assessment (修繕費用の明細) in writing
If the landlord tries to charge you for normal wear and tear items, politely reference the MLIT guidelines (原状回復ガイドライン). Most professional property managers are familiar with these rules.
How to Maximize Your Deposit Return
Before You Move In
- Document everything at move-in — take photos and video of every room, every scratch, every pre-existing mark. Send these to your landlord by email (creating a timestamped record).
During Your Tenancy
- Don’t smoke indoors — smoke damage is one of the most expensive deductions
- Address moisture immediately — mold from neglected humidity is considered tenant responsibility
- Use furniture pads on floors — floor scratch damage is common and preventable
- Keep the apartment clean — not spotless, but genuinely maintained
Before Move-Out
- Deep clean the apartment yourself — this reduces professional cleaning charges
- Fill small nail holes with wall putty (パテ) — available at any 100-yen store or home center
- Document the condition again (photos and video) on the day you vacate
- Return all keys including any copies made
Dealing with Unfair Charges
If you receive a damage assessment that seems excessive or illegal:
- Request itemized documentation — you have the right to see exactly what they’re charging for
- Cite the MLIT guidelines — politely point out that normal wear and tear is the landlord’s responsibility under national guidelines
- Contact your guarantor company or rental agency — they often help mediate disputes
- Use the National Consumer Affairs Center (消費者庁 / Shouhishacho) — provides free mediation for housing disputes
- Contact a judicial scrivener (司法書士) — affordable legal help for housing disputes; many offer initial consultations for free
The Dispute Resolution Center for Real Estate (不動産 ADR センター) handles landlord-tenant disputes formally.
Move-Out Administrative Checklist
1–2 Months Before Move-Out
- Give written notice to landlord (1–2 months per contract)
- Confirm move-out date in writing
- Start photographing apartment condition
1 Month Before
- Arrange new accommodation
- Arrange moving truck or delivery service (引越し業者)
- Start decluttering — Japan has strict rules on disposing large items (粗大ゴミ)
1–2 Weeks Before
- Cancel internet service (notice period varies; NTT/Softbank typically require 1 month)
- Notify electricity, gas, and water of cancellation date
- Submit change of address (転出届) at current city hall (before moving, for residents moving to another city)
- Notify Japan Post of mail forwarding address
Move-Out Day
- Complete move-out inspection with landlord
- Return all keys
- Take final photos/video
- Confirm meter readings with utilities
After Moving
- Submit address change (転入届) at new city hall (within 14 days)
- Update health insurance (if changing municipalities)
- Update your workplace and bank with new address
- Follow up on deposit return (typically within 1–2 months)
Disposal of Large Items in Japan
Japan requires you to pay a fee to dispose of large items (粗大ゴミ / sodai gomi):
- Furniture, appliances, bicycles — must be registered and collected by your municipality
- Cost: ¥500–2,000 per item, paid via stickers from convenience stores
- Some items (air conditioners, TVs, refrigerators, washing machines) fall under the Home Appliance Recycling Law and require separate disposal through designated retailers
Tip: Sell items through Mercari (Japan’s dominant second-hand app) or leave them at neighborhood Share Stations. Many foreigners use Facebook groups (“Tokyo Expats,” etc.) to give away furniture when leaving Japan.
Frequently Asked Questions
How much notice do I need to give to leave my apartment in Japan? Most Japanese apartment contracts require 1–2 months’ written notice. Check your specific contract — the notice period is legally binding and failure to give adequate notice may result in extra rent charges.
Will I get my deposit back in Japan? You should receive most of your deposit back. Under MLIT guidelines, landlords cannot charge for normal wear and tear. Deductions are only permitted for actual damage you caused (holes in walls, stains, burns, smoking damage). Professional cleaning is often charged from the deposit — check whether your contract specifies this.
What if my landlord is overcharging me? Request an itemized list of all deductions. Cite the MLIT 原状回復ガイドライン if you’re being charged for normal wear. Contact the National Consumer Affairs Center for mediation if needed.
How long does it take to get a deposit back in Japan? Typically 1–2 months after move-out. The landlord has the right to complete the damage assessment and deduct repair costs before returning the remainder.