When renting a property in Japan, most tenants focus heavily on initial expenses and monthly rent. However, one often-overlooked aspect of the rental process is the cost incurred at the end of the lease. Many residents are surprised by unexpectedly high charges for restoration or professional cleaning when vacating the property.

This is particularly true for foreign tenants or individuals experiencing their first independent living arrangement in Japan. Without proper awareness of the costs associated with move-out, such situations can easily lead to disputes. Since these expenses vary significantly based on the lease agreement, how the property was maintained, and the condition of the fixtures, it is essential to prepare in advance.

In this article, we explore the most common types of end-of-lease expenses, the legal basis for these charges, how to reduce costs through responsible living practices, and the key points tenants should clarify ahead of time to avoid any misunderstandings at move-out.

What Are Restoration Costs?

In the context of Japanese rental agreements, restoration to original condition refers to returning the property to its state prior to occupancy. However, wear and tear resulting from normal daily living—known as ordinary deterioration—is not considered the tenant’s responsibility.

Conversely, if damage results from tenant negligence, misuse, or excessive soiling, the cost of repairs may be charged to the tenant as restoration costs.

Examples may include wallpaper replacement, floor repairs, lock changes, deep cleaning of air conditioning units, removal of cigarette odors or nicotine stains, and mold remediation. These costs can vary significantly depending on how the property was maintained during the tenancy.

House Cleaning Fees: A Standard Expectation at Move-Out

In today’s Japanese rental market, it is standard practice for tenants to bear the cost of professional house cleaning upon vacating the property. This comprehensive cleaning service, performed by a specialized contractor, typically includes the bathroom and kitchen areas, windows, ventilation fans, floors, and storage compartments—ensuring the residence is pristine for the next occupant.

If the lease agreement specifies that tenants must cover the cost of house cleaning upon move-out, this fee is usually applied uniformly, regardless of how well the unit was maintained. Typical fees range from ¥15,000 to ¥25,000 for single-occupancy units, and from ¥30,000 to ¥50,000 for larger, family-sized properties.

Even tenants who keep their homes exceptionally tidy must pay this fee if outlined in the contract, making it essential to confirm these terms prior to moving in.

Key Replacement Fees: A Common Expense

It is not uncommon for tenants in Japan to be charged a key replacement fee upon vacating a rental property. This measure is implemented for security reasons, ensuring that the next resident can enjoy peace of mind. In most cases, the cost of replacing the key is borne by the tenant.

If the lease explicitly states that key replacement is the tenant’s responsibility, the fee will typically be charged at move-out. The amount varies depending on the type of key: standard mechanical keys usually cost between ¥8,000 and ¥15,000, while high-security dimple keys or electronic locks may incur significantly higher fees.

If the cost was already paid at the time of move-in, no additional fee should be requested upon departure. However, it is highly advisable to retain the original payment receipt or itemized invoice as proof.

Costs Deducted from the Security Deposit

The security deposit paid at the beginning of a lease in Japan is typically used to cover end-of-tenancy expenses. Charges such as restoration to original condition, professional cleaning, and other tenant-related responsibilities are deducted from this deposit, with the remaining balance refunded to the tenant.

However, if the lease includes special clauses or if significant damage or soiling is found, the deposit may not fully cover the costs—resulting in an additional charge. Conversely, for properties with minimal signs of use and well-maintained interiors, tenants may receive a refund after deductions.

The exact items deducted from the deposit are determined based on the lease agreement and the national Guidelines on Restoration Standards. Therefore, documenting the condition of the property with photographs at move-in can be highly effective when negotiating the return of the deposit.

Unexpected Additional Costs May Arise at Move-Out

Tenants should be aware that unexpected charges can sometimes arise at the end of a lease. Examples include:

• Failing to report malfunctioning fixtures during the tenancy

• Evidence of unauthorized pets remaining in the unit

• Large holes or significant scratches in the walls

• Widespread mold due to poor ventilation

• Odors requiring specialized deodorization treatments

In such cases, tenants may be charged not only the standard cleaning fees outlined in the lease but also additional repair or special cleaning costs.

To minimize these expenses, it is essential to maintain proactive care throughout the tenancy. This includes reporting any maintenance issues promptly, practicing good ventilation and hygiene, and conducting a basic cleaning before moving out. Such attentiveness helps ensure that your residence remains in excellent condition.

The Importance of Clarifying Cost Terms Before Signing the Lease

When it comes to move-out expenses, the lease agreement is the ultimate reference point. Before signing, it is crucial to review how clearly and specifically costs are outlined—for example, whether house cleaning fees or restoration responsibilities are itemized, and whether any limits are placed on tenant liability.

Engaging with the property management or leasing agent to ask questions such as, “What move-out costs should I reasonably expect?” or “What does this particular clause mean?” can help prevent misunderstandings and avoid costly surprises later on.

Rather than reviewing these terms for the first time at the end of your tenancy, a careful examination during the contract phase ensures you are fully informed and prepared—laying the foundation for a smooth and confident move-out process.