When living in a rental property, one thing you can’t avoid is the cost you may have to pay when moving out.
Many people feel uncertain about it—“How much will it actually cost?” “Do I have to cover everything myself?” “What if I receive an unexpectedly large bill?”
In reality, there is a general price range for these move-out costs, and the rules regarding who pays for what are mostly defined by national guidelines. Even so, it’s not uncommon for problems to arise during the move-out process.
This article explains everything you need to know—from the typical cost range and breakdown of expenses to how the responsibilities are divided between tenants and landlords, and what you can do to protect yourself from being overcharged.
By understanding these points in advance, you can avoid unfair claims and move on to your next home with peace of mind.
What Are Move-Out Costs? What Expenses Are Involved?
When vacating a rental property, move-out costs are incurred to return the room to its original condition. These costs generally consist of the following two main categories:
①Restoration Costs (Repairs for Returning to Original Condition)
Restoration costs are fees for repairing or fixing damages such as scratches or stains that occurred while the tenant was living in the property.
However, this does not mean the tenant is responsible for everything. According to the Ministry of Land, Infrastructure, Transport and Tourism’s “Guidelines on Restoration”, the responsibilities are clearly defined as follows:
- Natural wear and tear / deterioration from normal use : Landlord’s responsibility
Examples)dents in flooring from furniture, wallpaper discoloration from sunlight - Damage caused by intentional or negligent behavior: Tenant's responsibility
For example: holes in the wall, scratches from pets, or nicotine stains from smoking.
In short, you are only required to pay for restoration costs when the damage was caused by how you used the property.
②House Cleaning Fees
House cleaning fees refer to the cost of professional cleaning for the entire place.
These fees are often specified in the lease contract as a "special clause" and are typically borne by the tenant regardless of any intentional or negligent damage.
Main areas typically included in cleaning:
- Kitchen (removal of grease and water stains)
- Bathroom and toilet (removal of mold and water stains)
- Floors, walls, ceilings (dust and stain removal)
- Cleaning of air conditioner and ventilation filters
Recently, more contracts specified that tenants must pay a cleaning fee upon move-out, especially in cases where no security deposit is collected. As such, it’s wise to consider this fee as a standard cost when moving out.
What is the average cost of moving-out fees?
The actual cost depends on factors such as the size and layout of the unit, the number of years of occupancy, and whether repairs are necessary. However, knowing the general price range can help determine whether the fee is reasonable.
Estimated costs by room size/layout:
Room Layout / Size | Estimated Move-Out Cost |
---|---|
Studio / 1K (~20㎡) | ¥20,000 – ¥40,000 |
1LDK・2DK(30〜40㎡) | ¥40,000 – ¥60,000 |
2LDK・3DK(50〜70㎡) | ¥60,000 – ¥90,000 |
3LDK以上(70㎡以上) | ¥90,000 – ¥120,000 or more |
※These estimates are for cleaning fees only. If repairs are necessary due to damage, the costs will increase.
Costs also vary by repair/cleaning area:
Item / Task | Estimated Cost (Reference) |
---|---|
Wallpaper replacement (per ㎡) | ¥1,000 – ¥1,500 |
Flooring repairs | Several thousand to tens of thousands of yen |
Kitchen/Bathroom/Toilet cleaning | ¥5,000 – ¥20,000 |
Air conditioner internal cleaning | ¥8,000 – ¥15,000 |
Security deposit may not be enough to cover everything
Many tenants assume that their security deposit will be sufficient, but if the restoration cost exceeds the deposit, additional charges may apply. Also, for properties with no security deposit, the full amount of cleaning and repair costs is often billed upon move-out. It's important to be aware of this in advance.
Who is responsible for move-out costs? The rules on how expenses are shared between landlords and tenants
Many people wonder, “Am I expected to pay all the move-out fees myself?” In reality, there are clear rules in place regarding how these costs should be divided between the landlord and the tenant.
These rules are outlined in the Ministry of Land, Infrastructure, Transport and Tourism’s guidelines on restoring rental properties to their original condition.
The basic rule is simple:
[normal wear and tear=the landlord’s responsibility]
[damage caused by negligence or misuse = the tenant’s responsibility]
Responsibility Classification | Examples |
---|---|
Landlord's Responsibility | Wear and tear due to age and normal use (e.g., sun damage, furniture marks, end of equipment lifespan) |
Tenant's Responsibility | Damage caused by intent or negligence (e.g., holes in the wall, nicotine stains from smoking, scratches from pets) |
Additional Tenant Responsibilities Due to Special Clauses
In some cases, special clauses written in the lease agreement may shift expenses that are normally the landlord’s responsibility onto the tenant. Examples include:
- Requiring the tenant to uniformly pay for cleaning costs
- Making the tenant responsible for replacing tatami mats or sliding paper doors (fusuma)
- Including a “non-refundable deposit” clause (known as shikibiki tokuyaku) that deducts a fixed amount from the security deposit
These terms vary depending on the lease agreement, so it is important to review the contract carefully before moving in.
What to Do If You Disagree with the Charges
If you feel the charges at move-out are unreasonable, consider the following actions:
- Request a detailed breakdown of the costs
- Compare the charges with the lease agreement and national guidelines
- If the charges still seem unfair, contact your local Consumer Affairs Center for advice
Having the right knowledge can help you avoid paying unjustified fees. In particular, understanding the government's “Guidelines on Restoration to Original Condition” (Genjō Kaifuku Guidelines) is crucial.
What Causes High Move-Out Costs?
Move-out expenses can vary significantly depending on how the property was used. If wear and tear is limited to standard cleaning and natural aging, the costs tend to be reasonable. However, overlooking certain issues can lead to unexpectedly high bills.
Here are common causes of high move-out costs:
1. Nicotine Stains and Odors from Smoking
Smoking indoors can lead to yellowing of the wallpaper due to nicotine stains, often requiring complete re-wallpapering. Additionally, professional deodorization may be necessary to eliminate odors.
2. Damage or Odors from Pets
Even in pet-friendly apartments, excessive damage or strong odors from pets may require repairs. Replacing walls or flooring and conducting deodorization can significantly increase costs.
3. Damage from DIY or Decorative Modifications
DIY work or decorative changes such as driving nails into walls or painting can exceed the bounds of normal wear and tear, resulting in repair or replacement costs.
4. Mold or Dirt from Neglect
Mold caused by poor ventilation or heavy dirt buildup due to inadequate cleaning is often seen as the tenant’s failure to maintain the property and is usually charged to the tenant.
5. Neglecting Leaks or Equipment Issues
Water leaks from air conditioners or issues with sinks that could have been prevented with early notice may be considered negligence if left unreported, making the tenant liable.
6. Living in a No-Deposit rental property
Properties with no security deposit often require tenants to pay for all cleaning and repair costs upon move-out, which can result in a surprisingly high final bill.
6 Tips to Reduce Move-Out Costs
Moving-out costs can often be reduced with a little care and planning. By keeping the following six points in mind, you can avoid unnecessary expenses and ensure a smooth departure from your rental property.
1. Document the condition of the room upon move-in
Damage or stains that existed before you moved in shouldn't be included in your move-out charges. Be sure to take photos and notes as evidence.
2. Thoroughly review the lease and any special clauses
Some clauses (tokuyaku) in your contract may affect the move-out costs. Make sure to check conditions related to cleaning fees or non-refundable deposits before signing.
3. Clean and maintain the property regularly
Mold, stubborn stains, and equipment malfunctions can usually be avoided with routine maintenance and cleaning. Make it a habit to keep things tidy.
4. Report any damage or malfunctions immediately
Leaving things broken or unreported can be seen as negligence. Notify your landlord or property manager as soon as you notice a problem.
5. Understand the risks of pets and smoking
Both pets and smoking can lead to high restoration costs. Take precautions like using air purifiers, applying protective covers, or ensuring good ventilation.
6. Clean the property thoroughly before moving out
First impressions during the final inspection matter. Doing your best to clean the property can help reduce disputes or additional charges.
What to Do If You Can't Afford the Move-Out Charges
Relocating can be expensive, and sometimes move-out costs may be higher than expected. If you find yourself unable to pay right away, don’t panic. Here are some practical steps and resources:
1. Consult with your landlord or property manager
Contact them as early as possible to discuss options. They may allow installment payments or extend the payment deadline depending on your situation.
2. Check the itemized breakdown of costs
If the charges seem too high or unclear, ask for a detailed explanation. Sometimes costs are mistakenly included that should not be your responsibility.
3. Reach out to third-party organizations
If you feel the charges are unreasonable, you can get free advice from the following institutions:
- National Consumer Affairs Center of Japan (dial 188)
- Japan Association of Rental Property Management
- Real Estate Transaction Associations
4. Consult a lawyer
In cases involving large or questionable charges, legal advice may be necessary. Many law offices offer free initial consultations.
5. Consider emergency funding options if payment is difficult
If you are in a tight financial situation, you may consider temporary funding options such as:
- Borrowing from family or friends
- Using a credit card cash advance
- Taking a personal loan (only if you have a solid repayment plan)
However, avoid excessive borrowing. Use these options only as a last resort.
Summary|Understand Move-Out Costs and Rules to Avoid Trouble
Move-out costs are an unavoidable part of renting a property. However, by understanding the general price range and rules in advance, you can avoid unfair charges and proceed with your move with peace of mind.
As explained in this article, move-out costs mainly consist of restoration fees and cleaning fees, with a typical range of around ¥20,000 to ¥100,000. If there are no special clauses or negligence, it's unlikely you’ll face excessive charges.
To keep costs low, it’s important to take good care of the property on a daily basis and record its condition when you move in. Reviewing your lease agreement and any special clauses (tokuyaku) is also key to preventing disputes.
And if you ever face a charge you don’t agree with or a situation where payment is difficult, don’t panic—take a calm approach, check the details, and seek advice or negotiate as needed.
Having accurate knowledge about move-out costs in rental housing gives you the confidence and readiness to smoothly start the next chapter of your life.