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  4. DIY Activities in Rental Properties — Understanding Restoration Obligations and Permission Requirements
Contracts & Procedures

DIY Activities in Rental Properties — Understanding Restoration Obligations and Permission Requirements

2026-04-29

Furniture making and renovation in rental properties are lifestyle improvements many people desire, but managing restoration to original condition obligations is challenging. What can you do, what can't you do, and what becomes possible with permission? This guide explains with concrete examples and key checkpoints.

DIY Activities in Rental Properties — Understanding Restoration Obligations and Permission Requirements
#DIY#Move-out Restoration#Contract#Living Tips
森

Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)

Table of contents

  1. 01Introduction
  2. 02What Is Restoration to Original Condition?
  3. 03DIY Activities You Can Do Without Permission
  4. 04DIY Activities Made Possible with Permission
  5. 05Large-Scale Renovations and Risk Management
  6. 06Documenting DIY Work and Preparing for Move-Out

Introduction

Furniture making and renovation in rental properties are lifestyle improvements many people desire, but managing restoration to original condition obligations is challenging. What can you do, what can't you do, and what becomes possible with permission? This guide explains with concrete examples and key checkpoints.

What Is Restoration to Original Condition?

Restoration to original condition is a critical element of rental agreements. According to the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guidelines, wear and tear from normal use is the landlord's responsibility, but damage caused by the tenant's intent or negligence is the tenant's responsibility. Whether DIY activities are classified as "negligent damage" becomes the deciding factor in disputes. Nailing into walls and major renovations, when done without permission, may result in restoration cost charges.

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DIY Activities You Can Do Without Permission

Activities that tenants can undertake without bearing restoration costs include minor decoration and cleaning. Displaying posters or photographs to adjust wall aesthetics, installing curtain rods (without drilling), and rearranging furniture can be done without permission. However, since landlords interpret "normal use" differently, prior confirmation is essential.

DIY Activities Made Possible with Permission

With your landlord's permission, more DIY activities become possible. Installing small shelves, adding insulation, and simple closet modifications are often permitted when approved. Importantly, obtain written permission from both the landlord and property management before starting work. Verbal approval often leads to future disputes, so maintain a written record via email or similar documentation.

Large-Scale Renovations and Risk Management

Large-scale renovations (such as floor replacement or counter installation) can result in very high restoration costs at move-out, even if restoration is technically possible. Before undertaking DIY projects, confirm with your landlord the estimated restoration costs and assess whether the improvements justify the expense. Additionally, obtaining advance quotes for the restoration work required at move-out makes budgeting easier.

Documenting DIY Work and Preparing for Move-Out

It is important to document the condition after DIY work with photographs and keep notes on materials used and construction methods. At move-out, report the work details and restoration plan to your landlord and obtain agreement to prevent future disputes. If restoration is not possible, consider planning for move-out date extensions or similar negotiations.

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