Restoration to Original Condition Costs: Complete Guide to Market Rates and Cost-Saving Tips
Restoration to original condition costs at the end of a lease are among the most common sources of disputes. By understanding the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guidelines on cost-sharing responsibilities and learning the market rates for wallpaper, flooring, and cleaning, you can prevent unfair charges and minimize your move-out expenses.
Basic Rules for Restoration: Cost-Sharing Between Tenant and Landlord
Restoration to original condition refers to the tenant's obligation to return the rental unit to its condition at the time of move-in. However, the tenant is not responsible for all repair costs. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) has published "Guidelines on Disputes and Standards Concerning Restoration to Original Condition," which is widely used as the standard for determining cost-sharing responsibilities.
The guidelines categorize cost responsibility as follows.
Landlord's Responsibility
•Wear from aging and normal use (such as discoloration of wallpaper from sunlight exposure, fading of tatami mats, etc.)
•Wear resulting from normal daily living (such as minor indentations in flooring from placing furniture, etc.)
Tenant's Responsibility
•Damage from intentional acts or negligence (such as nicotine stains from smoking, scratches or odors from pets, mold damage, etc.)
•Damage from breach of duty of care (such as mold caused by failure to ventilate regularly, etc.)
The key principle is that "the tenant is not responsible for aging and wear caused by normal use." Wallpaper in a unit where the tenant has lived for six years or more is considered almost fully depreciated, and even if the tenant is found responsible, the actual cost burden is minimal.
Wallpaper Replacement Costs and Cost-Sharing Scenarios
Cost Estimates
•Wallpaper replacement: approximately ¥800–¥1,500 per square meter
•Full wall replacement in a 6-mat room (approximately 100 sq ft): approximately ¥30,000–¥60,000
Scenarios Where the Tenant is Not Responsible
•Natural discoloration from sunlight or lighting
•Marks from hanging pictures or clocks on walls (within normal use)
•Mold that naturally develops behind furniture (if adequate ventilation was maintained)
Scenarios Where the Tenant is Responsible
•Smoking: Nicotine stains and odors are a prime example of tenant responsibility. If the impact extends throughout the unit, replacement of wallpaper and ceiling in all rooms may be charged. Costs can reach several hundred thousand yen in some cases.
•Pet ownership: Damage from scratches or urine odor. If a pet was kept in a unit where pets are prohibited by the lease agreement, it may result in claims for damages.
•Condensation and insufficient ventilation causing mold: If deemed the result of the tenant's failure to ventilate adequately, the tenant may be responsible. However, mold caused by structural defects in the building is the landlord's responsibility.
•Holes larger than pushpin holes: Nail holes or large screw holes are the tenant's responsibility. Small holes from pushpins are typically considered within normal use.
Even if the tenant is responsible for costs, depreciation is applied based on the length of tenancy, so the longer you have lived in the unit, the lower your actual cost responsibility. The standard useful life of wallpaper is generally considered to be six years, and in most cases where the tenant has lived in the unit for six years or more, the residual value is evaluated as 1 yen (essentially zero).
Flooring and Carpet Repair Cost Estimates
Cost Estimates
•Partial flooring repair: ¥10,000–¥30,000 (depending on the size of damage)
•Full flooring replacement: approximately ¥100,000–¥200,000 for a 6-mat room
•Carpet replacement: approximately ¥30,000–¥80,000 for a 6-mat room
Scenarios Where the Tenant is Not Responsible
•Natural indentations or marks from furniture legs
•Fading or surface wear from aging
Scenarios Where the Tenant is Responsible
•Stains or deterioration from spilled liquids left unattended
•Flooring damage from pet scratches or urine
•Deep scratches from wheeled chairs (when exceeding normal use)
The useful life of flooring varies by material but is generally estimated at 20–30 years. If damage is limited, full replacement is unlikely to be required; instead, repair costs are typically charged based on the area of damage.
Housecleaning Costs and Contract Clause Considerations
Cost Estimates (Professional Housecleaning)
•1K/1R studio: ¥30,000–¥50,000
•1LDK: ¥50,000–¥80,000
•2LDK: ¥80,000–¥120,000
•3LDK: ¥120,000–¥180,000
According to the guidelines, if you have performed normal cleaning (cleaning within the scope of normal housekeeping), professional housecleaning costs are the landlord's responsibility. However, in practice, many leases include a clause stipulating that the tenant is responsible for housecleaning costs at move-out.
Conditions for a Contract Clause to be Valid (Based on Case Law and Guidelines)
The clause is reasonable and not exploitative
The tenant was clearly aware of the clause
The tenant agreed to the clause when signing the lease
Clauses meeting these criteria are considered valid, so if you acknowledged and signed the clause at the time of lease signing, you are responsible for the costs. However, if a clause only states "actual costs" without specifying an amount, or if you were not given an explanation, there may be room for negotiation.
Note on air conditioner cleaning: Some leases include a clause requiring air conditioner interior cleaning. The typical cost is approximately ¥10,000–¥20,000 per unit, and if filter cleaning has been neglected, the tenant is likely to be responsible. Regular filter cleaning is therefore important.
Practical Steps to Minimize Move-Out Costs
What You Can Do While Living in the Unit
•Document with photos and video shortly after move-in: Take dated photos or video of any existing damage or marks in the room and keep them as evidence. Ideally, document these in the move-in checklist and submit it to the landlord.
•Regular ventilation and cleaning: Make ventilation a habit to prevent mold and condensation. Pay special attention to the bathroom, washroom, and kitchen areas.
•Address spills and stains immediately: The longer you wait, the greater the damage and repair costs. Flooring in particular is vulnerable to moisture.
•Report damage and consult about repairs promptly: Address small damage early by using repair materials yourself or by contacting the building management company.
What You Can Do at Move-Out
•Thoroughly clean before the move-out inspection: By completing the cleaning you can do yourself, you may be able to minimize the scope of professional cleaning.
•Always attend the move-out inspection: If you miss the inspection, the landlord will determine costs solely at their discretion. If you disagree, record your objections in writing during the inspection.
•Always verify the itemized breakdown of the estimate: You have the right to request an itemized breakdown of any charges listed as a lump sum. Confirm the cost-sharing responsibility for each item and ask about anything unclear.
•Consult a consumer protection center about unfair charges: If you are not satisfied, you have the option of contacting your local consumer protection center, or consulting a lawyer or judicial scrivener. Some people use small claims court (for claims of ¥600,000 or less).
Summary: Knowledge is Your Best Defense
Most restoration disputes occur because tenants accept charges without understanding exactly what they are responsible for. While the MLIT guidelines are not legally binding, they are an important standard also referenced by courts.
By simply following three steps—documenting at move-in, maintaining the unit properly, and confirming details at move-out—you can significantly reduce the risk of move-out cost disputes. Even if you receive a large charge, you can calmly negotiate based on the guidelines and your own documentation. Use your knowledge wisely to avoid unnecessary expenses.
