Understanding Deposit Returns in Japan

In Japan, the move-out process (退去) is taken seriously. Landlords and property management companies conduct a formal inspection (退去立会い) when you vacate, and the condition of the property directly affects how much of your security deposit (敷金) is returned. While Japanese tenancy law (民法 and ガイドライン from the国土交通省) protects tenants from being charged for normal wear and tear, anything considered tenant negligence — such as mold caused by poor ventilation, grease buildup, or stains — may be deducted.

A thorough move-out clean is your best defense against excessive deductions.

The Full Move-Out Cleaning Checklist

Kitchen

  • Clean inside and outside of all cabinets and drawers
  • Degrease the stovetop, burner covers, and grates
  • Clean the range hood filter and fan cover
  • Wipe down the refrigerator space (including behind and beneath)
  • Clean the sink, drain basket, and faucet
  • Wipe backsplash tiles and walls near the stove
  • Clean the inside of the microwave or oven if provided

Bathroom

  • Remove all mold from grout, walls, and ceiling
  • Scrub the tub, shower pan, and walls
  • Clean the toilet inside and out (including behind the base)
  • Descale the showerhead and faucets
  • Clean mirror and any glass panels
  • Clear and clean the drain
  • Wipe down the ventilation fan cover

Living Areas and Bedrooms

  • Wipe all walls and baseboards (remove any scuffs or marks where possible)
  • Clean windows — both glass and frames — inside and out
  • Wipe window sills and tracks (often very dusty)
  • Clean sliding door tracks (敷居) which accumulate significant dirt
  • Vacuum and clean tatami mats (畳) with a dry cloth along the grain
  • Sweep and mop all hard flooring
  • Clean all light fixtures and switch covers
  • Remove any nails or hooks and fill holes where required

Entrance and Storage

  • Clean the genkan (玄関) floor and walls
  • Wipe interior of closets (押し入れ or クローゼット)
  • Clean balcony / veranda floor and drainage area

What You're NOT Responsible For (Normal Wear and Tear)

According to the Ministry of Land, Infrastructure, Transport and Tourism guidelines, landlords cannot typically charge tenants for:

  • Fading of walls or flooring from natural sunlight
  • Small nail holes from hanging pictures (within reason)
  • Scuffs on walls from normal furniture use
  • Natural aging of flooring material

Keep documentation (move-in inspection photos, email exchanges) to support your case if deductions seem unreasonable.

Should You Hire a Professional for Move-Out Cleaning?

For many tenants — especially those in a hurry or leaving a property that has accumulated significant buildup over several years — hiring a professional move-out cleaning service is worth serious consideration. Professional teams are familiar with the standards property management companies expect, and they often offer a re-clean guarantee if the landlord inspection raises issues.

If your lease agreement specifies that professional cleaning is required (often indicated by a clause mentioning ハウスクリーニング費用), budget for this cost in advance as it may be non-negotiable.

Timing Your Clean

Plan to do your main cleaning the day before or morning of your move-out inspection. Clean an empty property — move all furniture and boxes out first. This is the only way to properly access all walls, flooring, and corners.