15/05/2026
Why 80% of Foreigners Lose Their Apartment Security Deposits in Japan (And How to Prevent It)
When I moved out of my first apartment in Tokyo, I expected to lose maybe ¥10,000 or ¥20,000 for cleaning.
Instead, I received a bill for nearly ¥340,000.
“Deep cleaning.”
“Wall discoloration.”
“Air conditioner maintenance.”
“Administrative restoration costs.”
Most of the charges were written only in Japanese.
I didn’t fully understand the contract I signed when moving in.
And honestly, I was too exhausted from moving to argue.
That’s exactly why this keeps happening to foreigners in Japan.
The Problem Nobody Warns You About
Japan’s rental system is already confusing for locals.
For foreigners dealing with:
• Language barriers
• Unfamiliar legal terms
• Pressure from real estate agents
• Fear of conflict
…it becomes extremely easy to overpay or accept unfair charges.
Many people assume:
“If it’s in the contract, it must be normal.”
Not always.
Some charges are legitimate.
Some are negotiable.
And some exist because landlords assume foreigners won’t challenge them.
The Hidden Traps That Catch Most Foreigners
1. “Mandatory” Cleaning Fees
One of the most common traps.
Many contracts include professional cleaning fees that are deducted automatically from your deposit — even if the apartment is already clean.
Typical cost:
¥30,000–¥80,000+
What many foreigners don’t realize:
• Some fees are fixed regardless of apartment condition
• Some are negotiable before signing
• Some agencies quietly add extra restoration fees later
2. Wallpaper & Damage Charges
In Japan, landlords may attempt to charge tenants for:
• Minor wall discoloration
• Furniture marks
• Sunlight fading
• Tiny scratches
But under Japanese guidelines, normal wear and tear is often the landlord’s responsibility.
The problem?
Most foreigners don’t know this.
3. Guarantor Company Fees
Many foreigners are forced to use guarantor companies because they lack a Japanese guarantor.
These companies often charge:
• Initial fees
• Renewal fees
• Emergency contact penalties
Some contracts renew automatically without clear explanation.
4. “Required” Insurance Add-Ons
You may be told:
“You must use this insurance company.”
Sometimes that’s true.
Sometimes it’s simply the agency’s preferred partner.
Foreigners frequently overpay because they assume they have no options.
5. Exit Inspection Pressure
This is where many people panic.
You’re standing in an empty apartment while staff rapidly explain damage charges in Japanese.
Most tenants:
• Don’t record the inspection
• Don’t take photos
• Don’t request written breakdowns
• Agree immediately under pressure
That moment alone can cost tens of thousands of yen.
The Checklist That Can Save You Thousands
Before signing:
✔ Request an English explanation of all fees
✔ Confirm move-out cleaning costs in writing
✔ Ask which charges are refundable
✔ Photograph existing damage before moving in
✔ Save every contract and receipt
✔ Clarify guarantor renewal terms
✔ Verify insurance requirements independently
Before moving out:
✔ Deep clean the apartment yourself
✔ Take detailed timestamped photos
✔ Record the exit inspection if legally allowed
✔ Request itemized invoices for every deduction
✔ Never agree to unclear charges immediately
The Uncomfortable Reality
Most foreigners don’t lose money because they’re careless.
They lose money because:
• They feel pressured
• They don’t fully understand the contract
• They assume they have no leverage
• They don’t know which rules are actually enforceable
And unfortunately, some agencies know this.
Why Having Someone Review Your Lease Matters
Looking back, I wish someone had reviewed my lease before I signed it.
Not just translated it —
actually explained:
• Which fees were normal
• Which clauses were risky
• Which costs could become problems later
Because once the contract is signed, your negotiating power drops dramatically.
Final Advice
In Japan, the most expensive mistakes are often hidden in paperwork you don’t fully understand.
Never assume:
“Everyone pays this.”
“Maybe this is just how Japan works.”
Sometimes it is.
Sometimes it absolutely isn’t.
And knowing the difference can save you thousands of yen.
---
Our subscribers get instant access to certified English-speaking lease reviewers who help identify risky clauses, hidden costs, and unfair move-out charges before you sign.
Subscribe to Gaijin Support today and protect yourself before your next move.
🌐 https://gaijinsupport.com/
