When doing DIY in a rental property, you need permission from the management company. This article explains the legal risks of unauthorized modifications, the scope of restoration obligations, and cost responsibility rules. Learn the right knowledge to avoid unexpected charges at move-out.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
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A rental property is, after all, a "borrowed" home. You cannot freely modify it as if it were your own, but more and more people are casually undertaking DIY after seeing posts on social media saying "rental DIY OK" or "restoration acceptable."
When unauthorized modifications are discovered, you may be charged a large amount for restoration costs at move-out, and in the worst case, the landlord may terminate the rental agreement (issue an eviction notice). Furthermore, if structural work is done, building safety can be compromised and you may face liability for damages.
This article explains what is and isn't permitted, and outlines the correct procedure if you want to do DIY.
Even DIY products marketed as "restoration-friendly" can become problematic depending on how they're used or the circumstances. Below are examples of acts that are likely to be judged as unauthorized modifications.
In recent years, more properties explicitly allow "DIY" or "customization." For these properties, the lease specifies the permitted scope, within which you can freely undertake DIY.
On the other hand, standard rental agreements have restoration as a basic obligation. According to the Ministry of Land, Infrastructure, Transport and Tourism's Guidelines on Restoration-Related Disputes, damage caused by the tenant's intent or negligence is the tenant's responsibility.
The most common risk is the restoration cost at move-out. Any modifications made without permission are considered the tenant's responsibility, so you must pay the full cost.
For example, if you paint an entire wall, you may be charged 10,000–30,000 yen for wallpaper replacement in a standard-sized room. Repair costs for wall holes range from 5,000 yen to several tens of thousands of yen depending on the location.
If modifications are severe and substantially diminish the building's value, landlords can terminate the rental agreement—a right recognized in case law. If forced to vacate, you must bear the moving expenses as well.
If a fire occurs due to DIY electrical work, you may be held liable for damages. Adding a "tenant liability" rider to your rental fire insurance (contents insurance) can help cover such risks.
If you want to do DIY, it's important to get written permission from the management company or landlord in advance.
Content to include in your permission request:
Even with permission, it's important to photograph the space in detail before work and keep the photos safe.
Below are DIY modifications that generally don't require permission or restoration (however, always confirm with your lease and management company):
However, even products marketed as "rental-friendly" or "removable" can damage the substrate depending on how they're used, so caution is necessary.
DIY in rental properties is not "anything goes." It's essential to check your lease and confirm with your management company in advance if you have any questions.
In particular, modifications to walls, floors, and fixtures often result in substantial restoration costs, so follow these three principles: "use removable materials," "choose methods that don't drill holes," and "get written permission if needed." Preventing move-out troubles is the key to enjoying a comfortable rental life.
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