If you’ve never moved out of an apartment in Japan before, I’ll be honest with you: it’s not as straightforward as it is in many other countries. The process is more formal, more paperwork-heavy, and far more focused on the condition of the property than most foreigners expect. I’ve helped several expat friends navigate this, and almost every single one was surprised by how much was expected of them — especially around cleaning and restoration costs.
This guide walks you through exactly how to move out of an apartment in Japan, step by step, updated for 2026. Whether you’re leaving at the end of a fixed-term contract or choosing to go early, knowing the process in advance can save you tens of thousands of yen.
Step 1: Give Notice to Your Landlord or Agency
The first thing you need to do is notify your landlord or real estate agency in writing. In Japan, the standard notice period is one month before your move-out date, but many contracts require two months’ notice. Check your lease agreement carefully — it’s written in Japanese, so if you’re not fluent, ask a bilingual friend or use a translation service.
The formal term for this written notice is kaiyaku no tsuchi (解約の通知). Most agencies have a dedicated form for this, but a written letter or email is also acceptable. Submit it as early as possible. I’ve seen friends assume one month was fine, only to discover their contract required two — and they ended up paying an extra month of rent they hadn’t budgeted for.
Your notice should include your name, apartment address, room number, your current contract number, and your intended move-out date.
Step 2: Understand Your Restoration Obligations (原状回復)
This is the part that catches most foreigners off guard. In Japan, tenants are responsible for returning the apartment to its original condition — a concept called genjō kaifuku (原状回復). This does not mean the apartment needs to look brand new, but it does mean you’re expected to repair damage caused by negligence or misuse.
The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) has published official guidelines on genjō kaifuku that clarify which repairs are the tenant’s responsibility and which are the landlord’s. According to these guidelines, normal wear and tear — such as small nail holes from picture frames or minor fading from sunlight — is generally the landlord’s responsibility. However, things like large holes in walls, stains from food or drinks, or damage caused by pets are typically charged to the tenant.
I’d strongly recommend downloading the MLIT’s genjō kaifuku guidebook (available in English on their official website) before your move-out inspection. Knowing your rights going in makes a real difference.
Step 3: Clean the Apartment Thoroughly
Japan has a very high standard for cleanliness during move-out. Many landlords will arrange a professional cleaning company after you leave and deduct the cost from your deposit — sometimes ¥30,000 to ¥60,000 or more depending on the size of the unit.
That said, the cleaner you leave the apartment, the less they can justify charging. Focus especially on:
– The kitchen and bathroom — grease, mold, and limescale are the biggest issues
– Floors and walls — wipe down scuffs, clean baseboards
– Air conditioning units — filters should be cleaned or replaced
– Windows and sliding doors (fusuma/shoji) — fingerprints and dust build up fast
Some landlords include a mandatory professional cleaning fee in the original lease contract. If yours does, you’ll see it listed as haiki/kuriining hi (退去クリーニング費). If it’s already written into the contract, you’ll pay it regardless — but keeping the apartment clean can still prevent additional charges on top of that.
Step 4: Attend the Move-Out Inspection
After you’ve cleared your belongings, the landlord or property management company will schedule a taishitsu tachai (退室立会) — a move-out inspection. This is a walkthrough of the apartment where both parties agree on the condition.
Bring someone who speaks Japanese if you can. During this inspection, the agent will document any damage and provide a rough estimate of restoration costs. You have the right to dispute any charges you believe are unfair — and citing the MLIT guidelines is entirely appropriate here.
In my experience supporting expats in Tokyo, this is the moment where having done your homework pays off. Agents are less likely to add questionable charges when they know the tenant understands the rules.
Step 5: Get Your Deposit (Shikikin) Back
Your shikikin (敷金) — the security deposit — is typically one to two months’ rent, paid when you moved in. After the inspection, the landlord will issue a breakdown of any deductions and return the remainder, usually within one to two months of your move-out date.
If deductions seem excessive or unexplained, you can request an itemized breakdown in writing. In serious disputes, the Japan Housing Finance Agency and local consumer affairs centers offer free consultation services.
What Foreigners Often Get Wrong
Assuming the deposit will be returned in full. Many foreigners move out expecting to get their entire shikikin back, especially if they kept the apartment clean. But Japan’s move-out process almost always involves some deductions — professional cleaning fees, minor repairs, or administrative costs. This isn’t necessarily unfair; it’s just how the system works. Going in with realistic expectations, and knowing which charges are legitimate versus overreaching, is the key.
Not canceling utilities before the move-out date. You need to individually cancel your electricity, gas, water, internet, and NHK receiving fee (jushinryō, 受信料) before or on your move-out date. These don’t cancel automatically when you hand back the keys.
Forgetting to update your address with the city office. If you’re moving to a new address in Japan, you’re legally required to notify your local ward or municipal office (shiyakusho, 市役所) within 14 days of moving. This also updates your residence card (zairyu card).
FAQ
Can I move out before my contract ends?
Yes, but check your lease for early termination clauses. Many contracts include a penalty fee — often one to two months’ rent — if you break the contract early.
What if I disagree with the restoration charges?
You can dispute charges in writing and reference the MLIT genjō kaifuku guidelines. If the issue isn’t resolved, local consumer centers or a housing attorney can help mediate.
Do I need to hire a moving company?
You’re not required to, but Japanese moving companies like Yamato Transport (ヤマト運輸) and Sakai Moving Service (サカイ引越センター) offer English-friendly services specifically for international residents, which makes logistics significantly easier.
Related Articles
If you found this helpful, these topics on Japan Navigator connect closely with the move-out process:
– How to Find an Apartment in Japan as a Foreigner — Understanding the system from the start helps you move out smarter
– Understanding Shikikin, Reikin, and Other Japanese Rental Fees — Know exactly what you paid and what you’re entitled to get back
– How to Transfer Your Residence Card When Moving in Japan — The legal steps to update your address after a move
Conclusion
Moving out of an apartment in Japan requires more preparation than most foreigners expect — but it’s completely manageable once you know what to do. Give proper notice, understand your genjō kaifuku obligations, clean thoroughly, attend the inspection prepared, and follow up on your deposit with confidence.
What I always tell friends before they move out: read your lease, know the MLIT guidelines, and don’t sign anything at the inspection until you understand every charge. Those three things alone will save you a lot of stress and money.
Ready to get started? Pull out your lease agreement today and check your notice period — that’s the one detail that can’t wait.
