Leaving Japan Vol.2: Practical Steps for a Smooth Departure
In Leaving Japan Vol.1: Exit Taxes, Pension Refunds, and What to Do Before You Go, I covered the essentials — from immigration and job resignation to taxes and financial accounts.
In this second volume, we’ll dive into the more logistical and practical side of leaving Japan. Selling your house? Shipping stuff? Running around to cancel contracts? This guide's got your back — one step at a time.
🛑Bonus: I’ve also created a free downloadable checklist to help you stay organized. You’ll find it on the Freebie Shelf.
What’s in Vol.1
Visa Cancellation & Immigration Procedures
Job Resignation, Final Pay, and Employee Benefits
Taxes and Exit Obligations
Financial Accounts and Investments
Bank Accounts: Close or Keep?
For University Students
What This Blog Covers (Vol.2):
7. Selling Your House
8. Canceling Housing Contracts
9. Ending Contracts: Car, Mobile/Wi-Fi, Utilities
10. City Office Notifications – Including “My Number”
11. Shipping Your Belongings and Getting Rid of Trash
12. Wrap-Up
7. Selling Your House
If you own property in Japan, allow plenty of time for the sale — it can take several months.
✅Taxes Involved in Selling Real Estate in Japan
Stamp Duty: Required for paper-based contracts. Not needed for electronic contracts.
Consumption Tax: Charged on the brokerage fee if you use a real estate agency and successfully close a sale.
Registration and License Tax: Applies only if a legal registration (such as ownership transfer) is required.
Capital Gains Tax + Resident Tax + Special Reconstruction Income Tax:
If you sell your property at a profit, the gain is subject to capital gains tax, resident tax, and a special income tax.
⚠️ Special Reconstruction Income Tax has been in effect since 2011 to fund recovery from the Great East Japan Earthquake and will continue for 25 years (until 2037).
✅ If You Still Have a Mortgage
You can sell your home even if a mortgage remains — as long as the sale proceeds are enough to fully repay the loan.
You'll need to coordinate with your lender to remove the mortgage lien (抵当権). Notify your financial institution early about your plan to sell. If the proceeds won’t cover the full loan balance, you’ll need to make up the difference with your own funds.
✅ Language and Representation
Work with a bilingual real estate agent who has experience with expat clients. Since some parts of the transaction may require your physical presence, you may need to:
Appoint a representative (代理人) if you're no longer in Japan
Prepare a power of attorney (委任状)
Translate contracts and tax documents if necessary
⚠️ Proceeding with the sale without fully understanding the contract terms could lead to disputes with the buyer. Important Points to Check:
Check the presence and condition of fixtures/equipment, especially for secondhand properties.
Ensure the purchase price, deposit, interim payment, remaining balance, payment deadlines, and methods are clearly stated.
Understand the contract non-conformity liability—the seller is responsible if the property doesn’t match the contract terms.
Review any special clauses in the contract.
Confirm the conditions for contract cancellation (e.g., deposit cancellation, loan denial, non-conformity), as well as any penalties or damages.
✅ Renting Instead of Selling?
If you decide to rent out the property instead of selling, be sure to:
Appoint a reliable property manager
Understand your annual tax filing obligations in Japan as a non-resident landlord
🛑Personal Tip: Renting overseas involves complex taxes and hands-on management. Without experience, it’s tough — most people I know ended up selling instead.
8. Canceling Housing Contracts
One of the perks of renting in Japan is the relative flexibility — once you cancel your lease, you're free to go. But there are still a few things to watch out for.
✅ Terminating the Lease
Check your rental agreement for the notice period (usually 1–2 months) and notify your landlord or property manager accordingly.
If you break the contract early, you may be required to pay a penalty (early termination fee).
🛑NOTE: Typical early termination fees range from 0.5 to 2 months’ rent, depending on factors like how long you’ve lived there and whether you paid key money. Always double-check your lease terms.
✅ Move-Out Inspection & Restoration (原状回復)
Before you move out, your landlord or agent will typically schedule a move-out inspection to assess the condition of the apartment. This process can be tricky — and is often a source of disputes.
If there is any damage from neglect or accidents, you’ll be charged for repairs.
You must be present at the inspection. Ask questions and confirm unclear points on the spot.
📘 Real Story:
A friend of mine moved out of a 1K apartment in Shinagawa after 4 years in 2021. He attended the inspection and was told there were no major issues.
But later, he received an ¥110,000 bill. The only known damage was a surface scratch on the floor from dropping a wooden box. He was told full replacement wasn’t needed at the inspection.
He found online estimates suggesting that move-out costs for 1K units typically range from ¥50,000 to ¥100,000. He was upset, as he had expected the cost to be around ¥60,000.
Despite emailing the agent back and forth, he eventually gave up. I’ve had a similar experience — move-out costs in Japan can feel quite opaque.
🛑 Tips: to Protect Yourself
a. Review the lease terms related to move-out fees (get an English version if possible).
b. During the inspection, ask for a rough cost estimate and get written notes if possible. This will help if you later receive a much higher bill.
c. Prepare to negotiate. Use resources like MLIT’s guideline on restoration fees:
Other reference
d. If things go south, you can consult a lawyer or your local consumer affairs center.
✅ Return All Keys and Accessories
Don’t forget to return all keys and building-related items.
✅Mail delivery
In addition, you may want to contact your local post office to stop mail delivery. Japan Post does not forward mail overseas—anything sent to your old address will be returned to the sender.
If needed, you can fill out a change-of-address notice転居届 (tenkyo todoke / 転居届 ) to forward your mail to a domestic address in Japan, such as a friend’s or family member’s. This forwarding service is free and valid for up to one year.
If you don’t have anyone in Japan to receive your mail, consider using a paid mail forwarding or virtual mailbox service, such as:
MailMate – offers scanning, forwarding, and storage
🛑 Tip: Submit your change-of-address form in person at the post office or online via the Japan Post website, but note that the site and process are mostly in Japanese.
✅Refund or Deduction from Deposit
The restoration fee is usually deducted from your security deposit (shikikin).
If the restoration cost is less than the deposit, you’ll get a refund.
If it’s more, you’ll need to pay the difference.
If there was no deposit, you’ll be billed directly for the restoration.
9. Ending Contracts: Car, Mobile/Wi-Fi, Utilities
As you wrap up your time in Japan, don’t forget to properly cancel any service contracts. Unresolved accounts or unpaid bills can cause issues later—especially if you plan to return someday.
✅ Car (if applicable)
If you own a car in Japan, you’ll need to decide whether to sell, scrap (junk), or export it.
In any case, make sure to:
Cancel your shaken (vehicle inspection)
Cancel your car insurance
Deregister the vehicle at your local Land Transport Office (運輸支局)
You may want to first contact the dealer you purchased the car from, as they might offer support.
🛑 Tip: If you're scrapping the car, many dealers or junkyards can handle the deregistration paperwork for you. Just be sure to return your license plates.
✅ Mobile Phone / Wi-Fi / SIM Contracts
Most Japanese mobile and internet service providers require in-person cancellation at a retail store. Bring:
Your photo ID (residence card or passport)
The credit card or bank info used for payment
Your device, if required
🛑 Note: Early cancellation fees may apply depending on your contract, so check the terms beforehand. Some providers now offer online cancellation, but if your departure date is near, it’s safer to go in person.
✅ Utilities (Gas, Water, Electricity)
Contact your utility providers 1–2 weeks before your move-out date to schedule cancellation. If you don’t have their contact info handy, check their website. Some providers allow cancellation online; others require a phone call.
Have your customer number (from your utility bill) ready—you can’t complete online cancellation without it.
They may ask for:
Your customer number
Your final day of use
A forwarding address (optional, but helpful for sending the final invoice)
Some providers, especially gas companies, may send a technician for a final meter reading.
Your final bill will be pro-rated based on your last usage up to the final reading date.
Any usage after the key handover date becomes the responsibility of the next tenant or the property owner.
10. City Office Notifications – Including “My Number”
Here’s what you need to take care of before leaving Japan:
✅Submit a moving-out notification (tenshutsu todoke /転出届) at your city or ward office, ideally about two weeks before your departure. You’ll typically need to bring your passport and residence card (在留カード). Depending on your situation, you may also need to bring additional items such as:
My Number card (個人番号カード)
National Health Insurance Card
Senior Medical Insurance Certificate (後期高齢者医療証), if any
Long-Term Care Insurance Certificate (介護保険被保険者証), if any
🛑Note: The required documents can vary by municipality, so it’s a good idea to check with your city office in advance.
Submitting a moving-out notice stops your resident tax obligation in Japan. In principle, your move-out notification will also be shared with the Immigration Services Agency by your local government.
✅Return your My Number card (if you have one), and your National Health Insurance card. (As for employer’s health insurance card, return it to your HR.)
✅Settle any outstanding payments, including:
National Health Insurance premiums
Resident tax
Long-term care insurance fees
11.Shipping Your Belongings and Getting Rid of Trash
✅ Shipping Your Items
I personally recommend Nippon Express or Yamato Transport for international moving.
I’ve used both companies multiple times for moves between Japan and the U.S. and had excellent experiences. They handled quotes, customs, delivery, and unpacking smoothly—and I never had issues with damage or delays. It’s a good idea to request quotes from a few companies for comparison.
🛑 Note: March and April are peak moving season in Japan. Try to book at least two months in advance.
✅Disposing of Trash and Unwanted Items
Small household trash: Use your local garbage collection service as much as possible in your final weeks.
Usable furniture and items: If still in good condition, give them to friends or neighbors.
Recycle shops (especially for electronics and books):
Bring items like small appliances or PCs to local recycle shops. Popular options include:
2nd STREET (Buy & Sell Secondhand Goods)
BOOKOFF (Used Books, Media & More)
See what your mover can take:
For example, Nippon Express can arrange for certified recyclers to collect certain electronics (covered under Japan’s appliance recycling law).
They may also assist with bulky trash disposal (粗大ゴミ) in some areas—but check in advance. Movers cannot collect general waste or personal computers.
Donation options:
Japan doesn’t have a nationwide equivalent to Goodwill, but some NPOs do accept donations if you’re willing to cover shipping:
eHaiki – Used Clothing Collection
Kifu Colle – Donation Collection
Use your local city’s bulky trash collection system (粗大ゴミ):
Typically, this involves: Contacting the city’s sanitation service to schedule pickup and number of items -> Purchasing disposal tickets (stickers) at a local convenience store -> Affixing the tickets to the items on pickup day
Use a private junk removal service:
Similar to “1-800-GOT-JUNK” in the U.S., Japan has companies that will haul away unwanted items for a fee.
⚠️ Important Notes
Do not leave trash behind after your Move-Out Inspection & Restoration. You may be charged a penalty if any garbage is left behind.
Cleaning:
If your place is noticeably dirty during the move-out inspection, you may be charged additional restoration/cleaning fees. Whether you clean it yourself, hire a cleaning service, or simply pay the restoration fee depends on your time and budget.
🛑NOTE: Many movers can refer you to partner cleaning and junk removal services at a discounted rate, so don’t hesitate to ask.
12.Wrap up
As you prepare to leave Japan, just know that repatriation culture shock might be real—it can feel unexpectedly disorienting to return “home” after getting used to life in Japan. Give yourself a little space and time to readjust.
To be honest, I don’t think I could work for a Japanese company again. Maybe that’s my own version of repatriation impact. Working in Japan often comes with rigid hierarchies, limited career mobility, and a strong preference for traditional practices (osaho / 御作法).
Of course, there are many respected and long-established Japanese companies—but meaningful change can be slow. That said, I miss aspects of its work culture.
Whatever your reason for leaving Japan, I truly hope your time here was rewarding. Please remember: the door is open… unless you’ve done something truly bizarre. 😊
👉 Check out our free Leaving Japan Checklist on the Freebie Shelf Tab to help you stay organized and avoid last-minute surprises.