My landlord charged me ¥3,000 for 'wall damage' when I moved out. The walls were fine.
This is a story about the Chinese rental deposit. And how it can disappear.My friend Rachel from the UK lived in a Shanghai apartment for 18 months. Clean. Responsible. Never missed rent.
When she moved out, the landlord walked in with a checklist.
The "damages":
• "Wall discoloration" near the bed (it was shadow from where the bed blocked light)
• "Scratches on the floor" (pre-existing, documented in her move-in photos)
• "AC filter dirty" (she cleaned it monthly)
• "Bathroom mold" (it was there when she moved in)
Total deduction from her ¥8,000 deposit: ¥3,200.
The negotiation:
Rachel had photos from move-in day. She showed them. The landlord said: "These don't prove anything."
She mentioned the building management (物业) could verify the bathroom mold was old. The landlord said: "I don't care what they think."
She threatened legal action. The landlord laughed and said: "Go ahead. I'll say you broke the contract."
What actually happened:
Rachel got a Chinese colleague to call the landlord. The colleague was firm but polite. Mentioned that foreigners can and do take landlords to small claims court in Shanghai.
The landlord suddenly became reasonable.
Final deduction: ¥500 (for professional cleaning, which was fair).
How to protect your deposit:
Before moving in:
• Take photos of EVERYTHING. Walls, floors, appliances, windows, bathroom. Timestamp them.
• Send the photos to the landlord via WeChat (creates a record).
• Get the landlord to sign a move-in condition report.
• Test every appliance and document any issues.
During the lease:
• Report maintenance issues immediately (in writing).
• Keep receipts for any repairs you pay for.
• Don't make any modifications without written permission.
When moving out:
• Clean professionally (¥200-400). It's cheaper than their "cleaning deduction."
• Be present for the final inspection. Don't let them do it alone.
• Bring your move-in photos.
• Have a Chinese-speaking friend present if possible.
If they refuse to return your deposit:
• File a complaint with the local housing authority (房管局)
• Small claims court (小额诉讼) — foreigners CAN do this
• Publicly shame them on social media (surprisingly effective)
• Withhold your last month's rent (risky but sometimes necessary)
The new 2025 contract template:
China updated the standard rental contract in 2025. It now requires:
• Specific deposit return conditions
• Itemized deduction list
• 7-day dispute resolution period
If your landlord uses an old contract, ask for the new one.
Rachel's advice: "Take photos of everything. Everything. I took 50 photos on move-in day and I still needed every single one of them."
Anyone else fought a deposit battle? How much did you get back?
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