The area of responsibility for "restoration costs" at move-out is one of the most common sources of disputes in rental properties. For a management company to respond appropriately, it is necessary to understand both typical cost ranges and the rules that determine the tenant's and landlord's respective responsibilities. In this article, we explain the typical restoration costs by area and the response flow for property management operations.
What is restoration to original condition? Definition in property management practice
Restoration to original condition refers to repairing damage caused by a tenant's intentional acts, negligence, or use beyond normal wear and tear. Under the Ministry of Land, Infrastructure, Transport and Tourism guidelines, natural aging and deterioration from ordinary use are generally borne by the landlord.
The main areas covered are interior finishes such as wallpaper, flooring, tatami, shoji screens, and fusuma sliding doors. Exterior walls, balconies, and common facilities are generally maintained on a regular basis by the landlord.
What are the typical restoration costs by area?
Flooring cleaning and repairs
- Cleaning (studio to 2LDK): JPY 15,000 to 25,000
- Repair of scratches or dents (per spot): JPY 8,000 to 10,000
- Flooring replacement (one room): varies by material, generally around JPY 30,000 to 100,000
Tatami replacement and repairs
- Turning over the mat surface (using the reverse side of the woven cover): about JPY 4,000 per mat
- Replacing the woven cover with a new one: about JPY 5,000 per mat (guideline: 6 years)
- Full tatami replacement: JPY 12,000 or more per mat (guideline: 10 years)
Wallpaper replacement and hole repairs
- Wallpaper replacement: JPY 750 to 1,500 per square meter. Around JPY 30,000 to 40,000 for an entire room
- If cigarette tar has soiled the ceiling as well, ceiling costs are added
- Small holes (repairable with a seal patch): within JPY 1,000
- Large holes (requiring gypsum board replacement): JPY 10,000 to 60,000
Cleaning for water scale and mold
- JPY 5,000 to 20,000 depending on the scope and condition
- Additional charges apply for window frame packing replacement
- Bathrooms, toilets, and washbasins are checked carefully because they significantly affect the next tenant
Kitchen grease cleaning
- Cleaning around the stove and exhaust fan: JPY 15,000 to 25,000
- Rust stains tend to be difficult to remove, which often increases repair costs
What are the key points for move-out inspections and cost settlement from a management company perspective?
- Verification against the condition report at move-in (check sheet) is the highest priority
- Clearly distinguish between normal aging and deterioration and damage caused by intentional acts or negligence
- The longer the occupancy period, the greater the landlord's share of the cost burden becomes (the concept of residual value)
- Present the tenant with a written cost breakdown that clearly states the basis for each charge
- Any claim exceeding the security deposit should be made only after obtaining the tenant's consent
Improving the accuracy of move-out inspections can significantly reduce later disputes. Please also refer to the complete guide to pre-move-in inspections.
What can tenants do to reduce costs?
- Consistently prevent mold and ensure proper ventilation
- Clean around the stove and exhaust fan as soon as they become dirty
- Repair scratches or holes in walls early with patching materials
- Carry out any cleaning that can be done personally before moving out
Recommended Reading
Frequently Asked Questions (FAQ)
Q1. Can restoration costs be charged to the tenant in full?
The portion attributable to natural aging and deterioration is borne by the landlord. Based on the Ministry of Land, Infrastructure, Transport and Tourism guidelines, costs are allocated according to the residual value ratio corresponding to the occupancy period. Only damage caused by the tenant's intentional acts or negligence can be charged in full.
Q2. If only part of the flooring is damaged, can the tenant be required to replace the flooring in the entire room?
As a general rule, the tenant bears responsibility only for the damaged area. However, if the material makes partial repairs difficult, there are cases in which replacement of the flooring in the entire room may be required.
Q3. Is cigarette tar the tenant's responsibility?
Yes. Stains caused by cigarette tar are considered to exceed normal use and therefore become the tenant's responsibility. If the ceiling is also soiled, the ceiling portion is also subject to the claim.
Q4. What should be done if a tenant requests the return of the security deposit at move-out?
Present a detailed statement that clearly states the basis for the costs, and promptly return any balance. Since charges without a clear basis can cause disputes, it is important to respond appropriately in accordance with the guidelines.
