No More Security Deposit Disputes! Your Complete Restoration Guide
Most security deposit troubles at move-out can be prevented through proper knowledge and advance planning. Understanding the tenant and landlord responsibility breakdown according to Ministry of Land, Infrastructure, Transport and Tourism guidelines, and taking appropriate action from move-in through move-out, is the key to recovering your security deposit.
A security deposit is money you provide to your landlord when moving in as a safeguard against unpaid rent or restoration costs when you move out. Typically it's one to two months' rent, and it's settled when you move out.
According to the "Guidelines for Disputes and Restoration to Original Condition" published by the Ministry of Land, Infrastructure, Transport and Tourism, restoration to original condition is defined as "repairing damage caused by the tenant's intentional acts, negligence, or breach of the duty of care." In other words, normal wear and tear from everyday living is not the tenant's responsibility.
As a general guideline, if there's no significant damage, most of your security deposit (around 70-90%) typically gets returned. However, if the lease includes a special clause making cleaning costs the tenant's responsibility, those fees may be deducted. Always check for any special clauses when signing the contract.
Tenant vs. Landlord Responsibility: Know the Correct Division
Most disputes arise from misunderstanding this division of responsibility. Here are the basic principles according to the guidelines:
Landlord's Responsibility (You Won't Be Charged)
•Discoloration and fading of wallpaper and flooring from sunlight exposure
•Indentations and marks on the floor from furniture (within normal use)
•Natural stains and wear on wallpaper and equipment from age
•Mold on walls caused by condensation (when adequate ventilation was maintained)
Tenant's Responsibility (You May Be Charged)
•Smoke stains and odors from cigarettes
•Scratches, odors, and urine stains from pets
•Holes and deep scratches on walls or floors from carelessness
•Mold and hard water stains from neglecting to clean
•Mold and rot from leaving condensation unattended
The key principle is: "Age-related wear and normal wear and tear are the landlord's responsibility." Wallpaper typically depreciates to essentially no value after 6 years, so even if you replace clean wallpaper after 6 years of occupancy, your cost responsibility is nearly zero.
Three Pre-Move-Out Steps to Prevent Disputes
The best way to prevent problems is through documentation from day one and daily care.
① Photos and Videos on Move-In Day
Take photos and videos of the entire room right after moving in, documenting any existing damage, stains, and the condition of appliances. If possible, include the date stamp and save them to cloud storage or email for stronger evidentiary value. If a move-in checklist is available, note any damage and submit it to your landlord—this is also very helpful.
② Report Damage and Defects Quickly
If you discover any equipment problems or damage after moving in, contact your property manager immediately. If you stay silent, it may be assumed you caused the damage, putting you at risk of being charged at move-out. Always report in writing (email or letter) to keep a record.
③ Keep Up with Cleaning and Ventilation
Kitchen grease, bathroom mold, and toilet water stains can become your responsibility if neglected—they may be considered a breach of your duty of care. Clean regularly and maintain proper ventilation. Make deep cleaning of wet areas (kitchen, bathroom) a monthly habit.
Move-Out Inspection Checklist
The move-out inspection is where your security deposit settlement amount is essentially determined. Keep these points in mind:
•Always attend the inspection: If you return the key without attending, you'll have a hard time challenging any charges later.
•Get the inspection checklist: Take a copy of the document listing what was inspected, any damage found, and who pays for what. If you disagree, note it in writing or withhold your signature.
•Be wary of "estimate to follow": If you don't get a written settlement statement on the spot, request written justification for any charges. Verbal agreements aren't proof.
•Bring your move-in photos: Show photos taken on your phone to confirm whether damage was pre-existing.
•Don't agree to excessive charges: If your landlord unilaterally demands "full wallpaper replacement" or "full floor replacement," check if it complies with the guidelines. Don't sign on the spot if you disagree.
When Security Deposits Are Returned—and When They Aren't
Cases Where Money Gets Returned (Examples)
•After 6 years of occupancy, wallpaper has age-related discoloration → Depreciation means you pay nearly nothing
•Furniture leg marks on the floor → Considered normal use and landlord's responsibility
•Equipment (air conditioner, water heater) fails from age → Landlord has repair obligation
Cases Where You Won't Get Money Back (Examples)
•You smoked indoors continuously, leaving nicotine stains all over the wallpaper
•You kept a pet without permission, leaving claw marks and odors
•You put a large hole in the wall (multiple nail holes, anchor holes, etc.)
•You left large amounts of trash, requiring special cleaning
The key is distinguishing between "signs of normal living" and "damage from carelessness or rule violations."
Where to Get Help If You Disagree
If you receive a charge you believe is unfair after move-out, don't give up—use these resources:
National Consumer Affairs Center / Local Consumer Affairs Center
Contact your local consumer affairs center for professional advice. Call 188 (free nationwide hotline) to be connected to your nearest office. The service is free.
Legal Consultation (Attorney or Judicial Scrivener)
For large amounts, consider a legal consultation (many offices offer free initial consultations). Small claims suits (up to ¥600,000) can be filed without a lawyer for just a few thousand yen.
Municipal Housing Consultation Offices
Some prefectures have specialized housing consultation offices.
When consulting, bring: lease agreement, move-in checklist and photos, move-out settlement statement and estimates, records of communication with your property manager (emails, LINE, etc.)
Most security deposit disputes stem from lack of knowledge and poor documentation. By understanding the Ministry guidelines and acting appropriately from move-in day through move-out day, you can achieve a dispute-free departure.
Security deposit disputes at move-out are among the most common rental issues. This guide explains the scope of tenant liability for restoration to original condition, how to identify improper charges by management companies, and the concrete steps for filing objections.
