Cleaning Fee Basics
House cleaning fees (ハウスクリーニング費用) are one of the most common — and most disputed — items on move-out invoices in Japan. Many tenants don't realize that under the MLIT guidelines, cleaning is fundamentally the landlord's responsibility unless your lease contains a specific, valid special clause (特約). Understanding when you're obligated to pay and what's a fair amount can save you tens of thousands of yen.
The Default Rule: Landlord Pays
Under the MLIT guidelines and the 2020 Civil Code reform, normal cleaning upon move-out is the landlord's responsibility. This is because general cleaning costs are considered part of normal wear and tear, which is already factored into your rent. You are only responsible for cleaning fees if your lease has a valid special clause (特約) that specifically states the amount and your obligation.
When Cleaning Fees ARE Enforceable (Special Clause Requirements)
The Supreme Court established a 3-part test for special clauses. A cleaning fee clause is enforceable ONLY if ALL three conditions are met: 1. The clause clearly specifies the cleaning obligation and amount 2. The tenant was adequately informed and understood the clause before signing 3. The clause is not unconscionably one-sided (Consumer Contract Act) Clauses that FAIL this test (unenforceable): ・Vague language like 'tenant shall bear all restoration costs' ・No specific amount stated ・Tenant was not given adequate explanation before signing ・Amount is grossly above market rate
Standard Cleaning Fee Amounts by Apartment Size
If you do have a valid special clause, here are the standard market rates: ・1R/1K (studio): ¥25,000 - ¥35,000 ・1DK/1LDK: ¥35,000 - ¥50,000 ・2DK/2LDK: ¥50,000 - ¥70,000 ・3LDK+: ¥70,000 - ¥100,000 If your landlord is charging significantly above these ranges, you have grounds to negotiate. Charges more than 1.5x the standard range are likely unreasonable.
How to Challenge Unfair Cleaning Charges
If you believe your cleaning fee is unfair: 1. Check your lease for the special clause — is the amount explicitly stated? 2. Compare against the standard rates above 3. Request an itemized breakdown from your landlord 4. If no valid clause exists, state that cleaning is the landlord's responsibility per MLIT guidelines 5. If the clause exists but the amount is excessive, negotiate using market rates 6. Contact your local consumer center (call 188) for free mediation 7. For amounts over ¥50,000, consider sending certified mail (内容証明)
Frequently Asked Questions
Q: My lease says I have to pay cleaning fees. Do I have to? A: Only if the clause specifies the exact amount AND you were properly informed. Vague clauses are not enforceable. Q: I cleaned the apartment myself before moving out. Can I refuse to pay? A: Unfortunately, professional cleaning clauses typically require professional cleaning regardless of the apartment's actual condition. However, if there's no valid clause, you can argue cleaning is the landlord's cost. Q: The cleaning fee seems way too high. What can I do? A: Compare against standard market rates (1K: ¥25-35k). If significantly higher, request an itemized breakdown and negotiate. Consumer centers can help mediate.