DIY in Rental Properties: Rules and Cost Guide for Wall Damage and Pet Damage Restoration

Understanding the Gray Areas of DIY in Rental Properties

When living in a rental property, you often want to "install shelves," "decorate the walls with posters," or "live with pets." However, you can't do everything, and you may face unexpected high bills at move-out.

It's important to understand the basics of restoration to original condition rules and know what you can and cannot do, as well as how to keep costs down.

Basic Rules for Restoration to Original Condition

Civil Code and MLIT Guidelines

The 2020 Civil Code revision clarified rules regarding restoration to original condition, establishing that "wear and tear from normal use and occupation (normal wear)" and "aging" are not included in the tenant's restoration obligation.

What Tenants Must Pay For (Standard Rule)

• •Damage due to tenant negligence or carelessness
• •Soiling or damage beyond normal use
• •Intentional damage or alterations

What Landlords Must Pay For (Standard Rule)

• •Wear from normal use (aging)
• •Holes from pushpins or pins that don't affect the underlying board
• •Floor indentations or marks from furniture placement

However, if there are special provisions in your lease, the rules may differ, so be sure to check your rental agreement and property disclosure documents.

Rules and Costs for Wall Damage Restoration

Small Holes (Pushpins or Pins)

Small holes from pushpins or pins (around a few millimeters) are classified as "within the range of normal use" according to MLIT guidelines and are the landlord's responsibility. However, if multiple holes are concentrated in one area and damage the underlying board, the tenant may be liable.

Screw Holes and Anchor Holes (Wall Storage, etc.)

Screw holes for installing shelves and holes from anchor bolts are considered "intentional damage by the tenant" and are the tenant's responsibility.

Average Costs

• •Small hole repair (up to 2 cm diameter): ¥10,000–¥20,000
• •Large holes (requiring wallpaper replacement): ¥30,000–¥80,000 depending on location

Ways to Keep Costs Down

• •Use no-drill wall storage solutions (drywall-safe pins, tension rods, adhesive-tape hooks)
• •If you must make holes, use commercial patching compound or wall repair tape for DIY repairs (though perfect repairs are difficult, this reduces costs)

Wallpaper Replacement

Wallpaper replacement costs vary depending on the extent of tears or stains and how long you've lived there.

Average Costs (Full Room Wallpaper Replacement)

• •6-tatami room: ¥40,000–¥80,000
• •1K/1DK unit: approximately ¥100,000–¥200,000

However, wallpaper has a standard lifespan of 6 years, and the longer you live there, the less of the cost you pay. If you lived there for more than 6 years, the landlord typically covers most or all wallpaper replacement costs.

Restoring Pet Damage and Stains

Even if you live in a pet-friendly rental, damage caused by pets is the tenant's responsibility as a rule.

Common Pet Damage and Average Costs

Scratches on Flooring

• •Minor to moderate scratches: ¥10,000–¥50,000 (partial repair)
• •Extensive scratches (requiring replacement): ¥150,000–¥300,000 for a 6-tatami room

Scratches on Walls and Doors

• •Wallpaper repair or replacement: ¥10,000–¥80,000
• •Door repair or repainting: ¥30,000–¥100,000

Odor Removal (Urine and Feces)

• •Deodorizing and cleaning: ¥20,000–¥50,000
• •If flooring or wallpaper replacement is needed, costs increase significantly

Strategies to Minimize Pet Damage and Odors

Protecting Flooring

• •Lay cork mats or waterproof flooring mats over the entire floor
• •Apply pet-safe protective film to the flooring
• •Address scratches promptly using repair sticks or flooring repair products

Protecting Walls and Doors

• •Install transparent protective sheets or wainscot panels on walls (choose removable options for move-out)
• •Apply protective film to the lower door area where cats commonly scratch

Odor Prevention

• •Clean up waste promptly to prevent odor from soaking in
• •Use pet-safe deodorizing spray and air purifiers
• •Apply pet-safe floor wax regularly to prevent urine from soaking into floor seams

Confirming with Your Property Manager Before DIY

The best way to prevent move-out disputes is to get written confirmation and approval from your property manager before starting any work.

What to Confirm

• •Details of the DIY or alterations you want to make (wall holes, shelf installation, wall painting, etc.)
• •How it will be handled at move-out (whether restoration to original condition is required or if you can leave it as is)
• •Cost responsibility (whether the tenant pays for repairs)

Getting written approval (email is fine) prevents disputes when you move out.

Summary

The basic rule for DIY in rentals is: small holes from pushpins or pins are the landlord's responsibility, while screw holes, pet damage, and extensive stains are the tenant's responsibility. Pet damage can be especially expensive, making floor and wall protection the best way to keep costs down. Getting written confirmation from your property manager before starting work and keeping records (photos and checklists) from move-in are the most effective ways to prevent high-cost disputes at move-out.

Even when renting a pet-friendly apartment, you may face charges for odor-related restoration to original condition costs at move-out. We provide expert guidance on daily deodorizing care and effective odor-removal strategies before moving out.