Moving Out

What Does Genjo Kaifuku Mean in Japan? Move-Out Restoration Explained

Last updated：2026-07-02

Short answer

原状回復 (genjō kaifuku, restoration of tenant-caused damage beyond ordinary use) refers to the tenant's responsibility, when moving out, to restore the rental unit to an agreed state. Importantly, it does not mean returning the unit to exactly how it was when you moved in. In general, damage caused intentionally or through negligence must be restored by the tenant, while natural wear and tear and deterioration from ordinary living are usually not the tenant's responsibility (your lease and the official guideline take precedence).

What the term means

原状 (genjō): the original state.
回復 (kaifuku): restoration, recovery.

Put together, 原状回復 is the responsibility to bring the unit back to a certain state when you move out. It is closely tied to the return of your security deposit (敷金, shikikin) and any deductions from it.

How responsibility is generally divided

MLIT has published a guideline on restoration in rental housing, and the common way of dividing responsibility is:

通常損耗 / 経年劣化 (tsūjō sonmō / keinen rekka, wear from ordinary use and deterioration over time): usually borne by the landlord.
Damage caused intentionally, through negligence, or by improper use: usually borne by the tenant.

The exact boundaries depend on your lease terms and the official guideline, and can differ from case to case.

What you should watch out for

Keep records and photos of the unit's condition when you move in, so you can compare them at move-out.
Clean the unit as thoroughly as you can before moving out.
If you have questions about deductions, ask for an item-by-item explanation of the basis for each charge.

Which official source to check when you are not sure

For questions about restoration and security deposits, refer to the guideline on restoration in rental housing published by 国土交通省 (Kokudo Kōtsūshō, MLIT — the Ministry of Land, Infrastructure, Transport and Tourism); your lease terms are governed by the contract you signed with your landlord or management company.

Common Japanese terms

原状回復 (genjō kaifuku) — restoration of tenant-caused damage when moving out
敷金 (shikikin) — security deposit
通常損耗 (tsūjō sonmō) — ordinary wear and tear
経年劣化 (keinen rekka) — deterioration over time
管理会社 (kanri gaisha) — property management company

FAQ

My landlord is asking me to restore the apartment when I move out. Do I have to pay for everything?

Not necessarily. In general, natural wear and tear and deterioration from ordinary living (tsūjō sonmō and keinen rekka) are borne by the landlord, and the tenant is responsible only for damage caused intentionally or through negligence. The exact split depends on your lease and the MLIT restoration guideline.

What can I do if I dispute the restoration charges?

You can ask the landlord or management company to explain the basis for each charge item by item, and compare the charges against your lease and the restoration guideline. If the dispute remains unresolved, you can consult a professional organization or a relevant consumer consultation service.

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Sources

MLIT (Ministry of Land, Infrastructure, Transport and Tourism) guideline on restoration in rental housing (official, Japanese)

This article only helps you understand the structure and common Japanese terms of such documents; it does not replace the official guidance of the city hall, the pension office, the tax authorities, or any other institution. Please follow official instructions for actual procedures.