Japan Security Deposit Rules: Shikikin (2026)
Official guide to security deposit returns, cleaning fee deductions, and restoration obligations under the 2020 Japan Civil Code amendment.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Legal Framework for Security Deposits (Shikikin)
The management of security deposits in Japan was significantly clarified by the 2020 Amendment to the Civil Code (Minpo), which came into effect on 1 April 2020. This update codified judicial precedents to protect tenants from unfair deductions and established clear timelines for landlords.
1. Definition and Timing of Return (Article 622-2)
Under Japanese law, Shikikin is defined strictly as collateral for monetary obligations (unpaid rent or tenant-caused damage).
- Mandatory Return: The landlord is legally obligated to return the deposit when the lease is terminated and the lessor receives the return of the leased thing.
- Right of Set-off: The landlord may only deduct amounts for which the tenant is legally responsible, such as arrears or specific damages.
2. Restoration to Original State (Article 621)
The concept of Genjo Kaifuku (restoration to original state) is often misunderstood. The Civil Code now explicitly states:
- Normal Wear and Tear: Tenants are not responsible for deterioration caused by normal use or the passage of time (e.g., faded wallpaper, indentations from furniture).
- Tenant Negligence: Tenants are only liable for damage caused by willful intent or negligence (e.g., cigarette burns, mold from lack of ventilation, or deep scratches).
3. Cleaning Fee Special Clauses (Tokuyaku)
While the law defaults to the landlord paying for standard turnover cleaning (Civil Code Article 621), a Special Clause (Tokuyaku) can shift this cost to the tenant if: 1. The clause is explicitly written in the contract. 2. The tenant was clearly informed of the fixed amount (typically ¥30,000–¥60,000). 3. The amount is deemed "reasonable" by social standards.
4. Jurisdiction and Dispute Resolution
Legal actions regarding security deposit returns (Shikikin) fall under the jurisdiction of the Summary Court (Kan'i Saibansho) for claims not exceeding ¥1,400,000, as stipulated in Article 33 of the Courts Act (Act No. 59 of 1947). For disputes exceeding this amount, the District Court (Chiho Saibansho) holds primary jurisdiction.
Landlord Obligations Snapshot
Data-Driven Compliance Summary
The following facts are aligned with the 2020 Civil Code and MLIT guidelines.
How Landager Helps
Landager automates the move-out inspection process for Japanese properties. Our system includes a template for the MLIT-standard condition report, allowing you to document "normal wear" versus "tenant damage" with photos, ensuring you meet the strict burden of proof required under the 2020 Civil Code.
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Frequently Asked Questions
▶What are the security deposit rules and return deadlines in Japan?
Japan has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
▶What are the key landlord-tenant laws in Japan?
Rental agreements in Japan are primarily governed by the Act on Land and Building Leases (Shakuchi Shakka Ho) and the Civil Code (Minpo). Japanese tenancy law is historically structured to heavily protect the rights of the tenant (lessee), making it essential for landlords and property managers to strictly understand and comply with these legal frameworks to operate successfully. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Japan?
The eviction process in Japan requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Japan?
Japan has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the mandatory lease requirements in Japan?
Lease agreements in Japan must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Japan?
Landlords in Japan are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Japan?
Japan has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Japan?
Landlords in Japan must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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