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.
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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). 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 immediately after the property has been vacated and returned.
- 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, a Special Clause (Tokuyaku) can shift this cost to the tenant if:
- The clause is explicitly written in the contract.
- The tenant was clearly informed of the fixed amount (typically ¥30,000–¥60,000).
- The amount is deemed "reasonable" by social standards.
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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