If a rental property has a Japanese-style room, tatami management is an issue that cannot be avoided. Accurately understanding tatami replacement methods and typical costs is directly linked to optimizing management costs and maintaining tenant satisfaction. In this article, we explain the basic knowledge of tatami replacement that is useful in property management practice.
There are three tatami replacement methods | Features and typical costs of each
There are three types of tatami replacement: "new tatami," "ura-gaeshi," and "omotegae." Choosing the most suitable method according to the degree of deterioration and the building age is the key to reducing management costs.
New tatami (full replacement) | Large-scale work once every 10 to 15 years
This method replaces the tatami entirely with new ones. As a guideline, this is done every 10 to 15 years. The typical cost ranges from 10,000 to 30,000 yen per mat, making it the most expensive of the three options. If there is rot or pest damage, new tatami is the only practical choice.
Ura-gaeshi | An initial measure to keep costs to a minimum
This method turns over the current tatami surface and uses the reverse side. The timing guideline is 2 to 5 years, and the typical cost is around 4,000 yen per mat. In many cases, the work can be completed in one day, making it the most cost-effective option. However, it can only be done once, and it is not suitable for tatami that has significantly deteriorated.
Omotegae | The foundation of regular maintenance
This method keeps the tatami base as it is and renews only the surface. The timing guideline is 4 to 7 years, and the typical cost ranges from 5,000 to 20,000 yen per mat. It is generally carried out around five years after ura-gaeshi.
Cost levels by tatami grade and material
Even with the same replacement method, costs vary depending on the material and grade.
By grade (per mat): economy grade from 6,000 yen, standard grade from 8,000 yen, premium grade from 10,000 yen
Tatami surface: Chinese-made surfaces are less expensive than domestic Japanese surfaces. Synthetic surfaces offer high water and stain resistance and tend to be slightly more expensive
Tatami base: engineered bases (8,000 to 20,000 yen) offer strong cost performance and are widely used by homebuilders in recent years
Two points for controlling management costs
Maintain tatami on a planned cycle starting with ura-gaeshi
Managing tatami on a planned cycle of ura-gaeshi after 2 to 3 years, omotegae five years later, and new tatami after 10 to 15 years helps reduce unnecessary spending. Compared with waiting until deterioration becomes severe, regular minor maintenance results in a lower total cost.
Compare contractors through multiple quotations
Obtaining quotations from multiple contractors is essential. Contractors that present a detailed cost breakdown define the scope of work more clearly, which also helps prevent trouble after the work is completed. Establishing proper procurement routes also leads to optimization of overall management costs.
Recommended Reading
Frequently Asked Questions (FAQ)
Who bears the cost of tatami replacement in a rental property?
As a general rule, normal wear and tear is borne by the landlord (owner), while damage caused intentionally or negligently by the tenant is borne by the tenant. It is important to prepare contracts with reference to the Ministry of Land, Infrastructure, Transport and Tourism guidelines.
What is the difference between ura-gaeshi and omotegae?
Ura-gaeshi is a method of turning over the tatami surface (guideline: 2 to 5 years), while omotegae keeps the tatami base as it is and renews only the surface (guideline: 4 to 7 years). Ura-gaeshi is less expensive, but it can only be done once.
Which replacement method keeps costs the lowest?
Ura-gaeshi is the least expensive, with a typical cost of around 4,000 yen per mat. However, it is not suitable for tatami that has already significantly deteriorated.
What points should you pay attention to when choosing a contractor?
It is important to choose a contractor that provides a detailed breakdown of costs. Be sure to compare multiple quotations after also reviewing reputation, track record, and after-sales support.
