It is not uncommon for a rental property's bathroom to have no mirror, or for the existing mirror to be too dirty to use. If you install or replace one on your own, you may be charged restoration costs when you move out, so it is important to handle the situation with the right knowledge and procedure.
Is it okay to install a mirror in the bathroom of a rental property?
In conclusion, in most cases it is not a problem if you confirm with and obtain permission from the landlord or management company in advance, and choose a method that does not leave damage on the wall. The key premise is to proceed with a clear understanding of the tenant's restoration obligation in a rental property.
What is the restoration obligation?
The restoration obligation is the duty to return the property to its pre-move-in condition when moving out. However, aging and ordinary wear and tear are not borne by the tenant, and the benchmark for that judgment is the "Guidelines for Troubles Related to Restoration to Original Condition," published by Japan's Ministry of Land, Infrastructure, Transport and Tourism in 1998. Only damage caused intentionally or through negligence is the tenant's responsibility.
Unauthorized replacement or installation can lead to trouble
If you drill holes in the wall or leave adhesive marks, you may be charged restoration costs when you move out. As a rule, you should always consult the landlord or management company before doing any work. If you know at the viewing before move-in that there is no mirror, the best approach is to confirm the situation and request installation before you move in.
Types of bathroom mirrors and their features
Magnetic type
A magnetic type designed for unit-bath walls (with steel panels) is ideal for rental properties because it can be installed without causing any damage to the wall at all. You can even buy one at a 100-yen shop. An aluminum mirror is lightweight and less likely to shatter if it falls.
Adhesive type
If magnets cannot be used, such as on tiled walls, an adhesive type becomes an option. However, there is a risk that residue will remain when you move out, so you need to choose a product made for bathroom use and confirm it with the management company.
Suction type
A suction type for flat wall surfaces may not adhere well if the wall is wet. You need to make sure the wall is dry when installing it. Products with anti-fog treatment are also commercially available.
How to install a bathroom mirror yourself
Cost comparison: DIY vs. professional contractor
If you hire a contractor, the cost is generally around 20,000 to 50,000 yen, but with DIY, it often costs less than 10,000 yen. The necessary tools are a bathroom mirror (5,000 to 10,000 yen), mirror mat (double-sided tape), a utility knife, quick-drying adhesive, and PP band, and even all together they come to around 10,000 yen.
Steps for removing an existing mirror
- Use a utility knife to remove the caulking (silicone adhesive)
- Slide the upper fixing bracket upward
- Thread PP band into the gap between the wall and the mirror, and move it like a saw to cut through the double-sided tape
Steps for installing a new mirror
- Check the horizontal line (or draw a guide line or bracket line)
- Apply mirror double-sided tape (mirror mat) to the wall (about one-sixth of the mirror area)
- Align the mirror horizontally, press it into place, and secure it with the upper bracket to finish
What to do if the existing mirror is too dirty to use
How to remove hard water scale
For alkaline buildup caused by crystallized calcium and magnesium in tap water, it is effective to apply a pack with vinegar or a citric acid solution (30 minutes to half a day) and then scrub it.
How to remove soap scum
Because sebum and soap scum are acidic soils, apply a pack with baking soda water and then scrub. Do not remove hard water scale and soap scum on the same day, because the acid and alkali neutralize each other and reduce the cleaning effect.
Related reading
- Rental property bath reheating retrofit guide | Typical add-on costs, benefits, and how to choose a contractor
- What are rent reduction guidelines? The impact of the 2020 Civil Code revision and how landlords should respond
- How to choose a property management company | 7 points owners should prioritize
FAQ
- Q. Are rust and dirt on a rental bathroom mirror subject to restoration charges?
- A. In most cases, no. They are treated as aging or ordinary wear and tear, which is not borne by the tenant. However, damage caused intentionally or through negligence is subject to charges.
- Q. Is it okay to install a mirror without consulting the management company?
- A. If it is a magnetic type that does not damage the wall at all, it is often not an issue, but advance confirmation is recommended to avoid trouble.
- Q. Can the magnetic type be used in bathrooms other than unit baths?
- A. Magnets only work on unit-bath walls with steel panels. If you have tiled walls, consider an adhesive type or a suction type.
- Q. What should I be careful about when installing a mirror myself?
- A. Two points matter: choose an installation method that does not leave marks, and choose a lightweight type that is less likely to break if it falls.
