Cleaning Fees, Damage Charges, and What Foreign Tenants Should Expect

Many tenants don’t fully understand the move-out rules when they first move into an apartment in Japan.

Only when they are preparing to leave do they realize that the final costs may be higher than expected.

Common questions we hear include:

• “Why is the cleaning fee so expensive?”

• “Do I have to pay for small scratches on the wall?”

• “Why am I being charged even after living here for two years?”

• “Are foreigners charged more?”

In this article, we’ll explain how move-out costs actually work in Japan, and what tenants should realistically expect.

1. The Core Principle: Restoration to Original Condition

The most important concept in Japanese rental housing is called:

“Restoration to Original Condition” (原状回復 / Genjo Kaifuku).

However, this does not mean returning the apartment to a brand-new condition.

Instead, it means:

The apartment should be returned to the condition expected after normal use.

In other words, the key question is whether the damage is caused by:

• Normal wear and tear
• Tenant-caused damage

Normal aging of the property should not be fully charged to the tenant.

2. What Counts as Normal Wear and Tear?

Many things that happen during everyday living are considered natural deterioration.

Typical examples include:

• Minor furniture marks on flooring

• Slight discoloration of wallpaper over time

• Natural aging of flooring materials

• Fading caused by sunlight

These situations are generally considered normal wear and tear, and are usually the landlord’s responsibility.

Tenants are normally not charged for these types of changes.

3. What Counts as Tenant Damage?

On the other hand, some types of damage may be considered the tenant’s responsibility.

Examples include:

• Large stains or significant wall damage

• Wallpaper discoloration caused by indoor smoking

• Pet scratches on floors or doors

• Deep scratches or dents on flooring

• Mold caused by poor ventilation or lack of cleaning

In these situations, repair costs may be charged to the tenant.

However, the amount is usually calculated based on depreciation rules, rather than charging the full replacement cost.

4. Do You Always Have to Pay a Cleaning Fee?

One of the most confusing parts for tenants is the professional cleaning fee.

In many rental contracts in Japan:

✔ A professional cleaning fee is required when you move out.
✔ This fee applies even if the apartment looks clean.

This is because management companies usually hire a professional cleaning company to prepare the unit for the next tenant.

Typical cleaning fee ranges in the Tokyo metropolitan area are approximately:

• 1R / 1K: ¥40,000 – ¥70,000

• 1LDK: ¥60,000 – ¥90,000

• 2LDK or larger: ¥80,000 – ¥150,000+

The exact amount always depends on the rental contract and the size of the property.

It’s important to note that:

Cleaning fees are usually written as a special clause in the contract.

If this clause was agreed upon at the time of signing, the fee is legally valid and enforceable.

It is not something that management companies add later without reason.

5. Depreciation of Wallpaper and Flooring

In Japan, many interior materials follow depreciation rules.

For example:

Wallpaper generally depreciates over about 6 years.

This means that if you have lived in the apartment for many years, the tenant usually does not pay the full replacement cost, even if some damage exists.

Instead, the cost is calculated based on the remaining value of the material.

Most professional management companies follow these depreciation standards when calculating move-out costs.

6. Why Do Some Tenants Pay Almost Nothing, While Others Pay a Lot?

This is another common question.

In reality, the difference usually depends on several factors:

• Whether cleaning fees were clearly written in the contract

• Whether the contract contains special clauses

• Whether move-in damages were properly documented

• How the tenant maintained the apartment during the tenancy

A very common cause of disputes is:

Pre-existing damage was not recorded at the time of move-in.

When tenants move into a property, management companies usually provide a Move-In Damage Checklist.

This document normally needs to be completed and returned within 14 days.

We strongly recommend:

• Taking photos of the entire apartment immediately after move-in
• Saving emails and documentation
• Recording any visible scratches or stains

Proper documentation can significantly reduce disputes when moving out.

7. Are Foreigners Charged More?

Many international tenants worry about this.

The reality is that professional management companies do not calculate move-out costs based on nationality.

In Tokyo, rental contracts are regulated under:

東京都賃貸住宅紛争防止条例
(Tokyo Rental Housing Dispute Prevention Ordinance)

In addition, calculations often follow the official guidelines called:

原状回復をめぐるトラブルとガイドライン

These government guidelines clarify:

• The difference between normal wear and tenant damage

• Standard depreciation periods

• How repair costs should be shared between landlord and tenant

These rules are not created by individual management companies.

They are based on official government standards.

If a dispute occurs, tenants can refer to these guidelines.

8. How to Reduce Move-Out Costs

There are several simple ways to avoid unnecessary charges.

✔ Complete the move-in damage checklist carefully
✔ Take detailed photos when moving in
✔ Avoid smoking indoors
✔ Ensure good ventilation to prevent mold
✔ Do not make unauthorized modifications
✔ Confirm move-out procedures in advance

In most cases, prevention is much easier than resolving disputes later.

9. Final Answer: Will You Lose a Lot of Money?

Not necessarily.

If:

• You lived normally

• You understood the contract

• There is no serious tenant-caused damage

Then most move-out costs will usually fall within a reasonable and predictable range.

Understanding the rules early is far better than worrying about unexpected charges later.

Need Help With Your Move-Out Process?

If you are unsure about your move-out process or concerned about possible charges, we can help.

We provide support including:

• Contract review

• Move-out inspection attendance (paid service)

• Cost explanation and breakdown

• Communication with management companies

Our goal is to make the move-out process transparent and stress-free for international tenants.

Feel free to contact us if you have any questions.