You have moved out of a Japanese apartment, and a 敷金精算書 arrives with a list of deductions. Start with the deposit you paid, then check every charge and the final amount to be returned or paid. You can request an itemized explanation if a deduction is unclear. Keep the lease, move-in photos, inspection record, and the statement together while you review it.
Labels on a deposit settlement statement
| Japanese | Reading | What it means |
|---|---|---|
| 敷金精算書 / 退去精算書 | shikikin seisan-sho / taikyo seisan-sho | Deposit / move-out settlement statement; the title varies. |
| 預り敷金 | azukari shikikin | Deposit held by the landlord. |
| 原状回復費用 | genjō kaifuku hiyō | Restoration costs charged after move-out. |
| 修繕費 / 補修費 | shūzen-hi / hoshū-hi | Repair costs. |
| ハウスクリーニング代 | hausu kurīningu-dai | Cleaning charge; check the lease clause and scope. |
| クロス張替え | kurosu harikae | Replacement of wall covering. |
| 未払賃料 | miharai chinryō | Unpaid rent, if any. |
| 借主負担 / 貸主負担 | karinushi futan / kashinushi futan | Tenant’s / landlord’s share. |
| 返金額 / 返還額 | henkin-gaku / henkan-gaku | Amount to be returned. |
| 追加請求額 / 振込期限 | tsuika seikyū-gaku / furikomi kigen | Additional amount requested / transfer deadline. |
Follow the money, then the reason
- Match the starting deposit. Compare 預り敷金 with your lease and initial payment record. Do not confuse the refundable deposit with a nonrefundable key money payment. Our initial-cost estimate guide explains those labels.
- Recalculate the balance. A simple example: a ¥100,000 deposit minus ¥30,000 in supported deductions leaves ¥70,000 to return. If deductions exceed the deposit, the statement may show an additional claim. Check totals, tax treatment as shown on the statement, and whether an item was charged twice.
- Identify each item. For a repair, ask which room and damaged area it concerns, what work is proposed, how the amount was calculated, and what portion is assigned to you. Compare the description with the move-in condition report, dated photos, and the move-out inspection record. See our move-in inspection guide.
- Read the relevant lease clause. Check cleaning, key replacement, pet, and other special provisions. A cleaning clause is not automatically valid or invalid in every case; MLIT’s restoration Q&A explains that its wording, explanation, scope, and amount matter.
- Ask before accepting an unclear deduction. Request the itemized basis in writing and keep copies of your questions and replies. MLIT says a tenant can ask for the contents and breakdown of restoration costs deducted from a deposit. Do not assume ordinary aging is always a tenant charge or that every marked stain is ordinary wear; the cause and contract matter.
A short example of a disputed line
If a statement says クロス張替え 一式 ¥60,000 (“wall covering replacement, lump sum”), you still need to know the location, affected area, reason for replacement, and how your share was calculated. The MLIT restoration guidelines include a sample settlement breakdown and discuss the scope of repairs and elapsed time. They provide general guidance, while the outcome depends on the lease and facts of your room. Compare that line with your dated photos and any inspection notes before responding.
Useful questions in Japanese
| Japanese | Reading | Meaning |
|---|---|---|
| 敷金精算書の内訳をいただけますか。 | Shikikin seisan-sho no uchiwake o itadakemasu ka. | Could I have an itemized deposit settlement? |
| この修繕費は、どの箇所の費用ですか。 | Kono shūzen-hi wa, dono kasho no hiyō desu ka. | Which area does this repair charge cover? |
| 借主負担額の計算方法を教えてください。 | Karinushi futan-gaku no keisan hōhō o oshiete kudasai. | Please explain how the tenant’s share was calculated. |
| 入居時の写真と照合したいので、該当箇所の写真を送っていただけますか。 | Nyūkyo-ji no shashin to shōgō shitai node, gaitō kasho no shashin o okutte itadakemasu ka. | Could you send photos of the area so I can compare them with my move-in photos? |
| 内容を確認中です。支払期限について相談できますか。 | Naiyō o kakunin-chū desu. Shiharai kigen ni tsuite sōdan dekimasu ka. | I am reviewing the details. Could we discuss the payment deadline? |
If the explanation still does not add up
MLIT advises preserving the contract through settlement and asking the landlord or agent about unclear charges and calculations. Its English restoration leaflet and condition checklist can help you explain a specific issue. The Tokyo consumer center recommends seeking an explanation and consulting a consumer affairs center if needed; the nationwide consumer hotline is 188. Seek individual advice if a significant sum or legal dispute remains. For the steps before receiving this statement, use our move-out checklist.
