When scratches and stains start becoming noticeable on the flooring in a rental unit, many owners find themselves wondering whether it is time to replace it, and how much that would cost. The condition of the flooring has a direct bearing on occupancy rates, so it is not a decision to put off indefinitely.
This article gives a comprehensive rundown of the points a rental property owner needs to know: the right time to replace flooring, typical cost ranges by material, a comparison of the two main installation methods, and the rules for who pays.
When Is the Right Time to Replace Flooring in a Rental Unit?
The typical useful life of flooring is 15 to 20 years. You do not need to replace it every time a tenant moves out, but the following symptoms are signs that replacement should be considered.
The Floor Creaks When You Walk on It
Flooring is made by joining pieces of wood together, and when the wood warps from changes in humidity, the joints shift and start to creak. If the creaking only happens during the rainy season, humidity is likely the cause, but if the floor creaks year-round regardless of season, that points to progressive warping of the flooring itself, and replacement should be considered.
Part of the Floor Sags
If the floor sags or feels like it is floating when you walk on it, the flooring material has likely separated from the subfloor underneath. This is a more advanced stage of deterioration than creaking, and because a partial repair is unlikely to be effective, a full replacement becomes necessary.
Visible Scratches or Stains
Even when there is no functional problem, a deteriorating appearance has a direct effect on occupancy. The following areas tend to wear out especially quickly.
- Wet areas (kitchen, toilet, washroom) — swelling and discoloration caused by moisture
- Sunlit rooms — fading, discoloration, and cracking caused by direct sunlight
- Areas where furniture is moved often — drag marks and dents
Can Creaking Come From Something Other Than the Flooring Itself?
A creaking floor is not always caused by deterioration of the flooring material. It is important to correctly identify the cause before committing to a replacement.
Problems With the Foundation Under the Floor
The timber used in the foundation beneath the floor also expands and contracts with humidity. In this case, the problem can sometimes resolve itself naturally over time, so it is worth monitoring the situation first. If it does not improve over an extended period, consulting a specialist contractor is advisable.
In addition, in an under-floor space with poor sunlight and inadequate ventilation, mold growth and decay can progress and become a source of creaking.
The Possibility of Termite Damage
If the creaking is concentrated near wet areas, termite damage may be responsible. Once termites have eaten away at the foundation under the floor, the structure becomes hollow inside and eventually can no longer support a person's weight. If the damage extends to the pillars or beams, there is even a risk of structural collapse, so a pest-control contractor should be called in urgently as soon as this is discovered.
Which Flooring Material Should You Choose for a Rental Unit?
There are three main categories of flooring material used for replacement work. Compare the characteristics and cost of each and choose the one that suits the property.
Composite (Engineered) Flooring
This material is built by gluing together several thin layers of wood, with a wood-grain sheet or a thin veneer of real wood applied to the surface.
- Advantages: a wide range of colors and designs, a short installation period, strong resistance to humidity changes, and soundproof versions are also available
- Disadvantages: less of the texture of genuine wood, and deep scratches are difficult to repair
- Approximate cost: material cost of 3,000–8,000 yen per square meter; installing a room of about 6 tatami mats costs around 120,000–160,000 yen
Solid Wood Flooring
This is flooring cut from a single, solid plank of natural wood.
- Advantages: the scent and warmth of real wood, insulating and humidity-regulating properties, a richer appearance that develops with age, and the surface can be sanded down for repair
- Disadvantages: expensive, prone to warping and cracking, and requires regular maintenance
- Approximate cost: material cost of 7,000–15,000 yen per square meter; installing a 6-tatami-mat room costs around 150,000–200,000 yen
Cushion Flooring
This is a sheet-form flooring material made of PVC (vinyl), 1.8–3.5mm thick. It is a distinctly Japanese flooring product, closely related to what is sold in Western markets as vinyl sheet flooring, but formulated and marketed specifically for the moisture, humidity, and quick-turnover needs of Japanese rental housing; it is one of the most common flooring choices for kitchens, bathrooms, and toilets in Japanese apartments.
- Advantages: highly water-resistant and easy to clean, simple enough to install yourself (DIY-friendly), and low in cost
- Disadvantages: poor breathability makes mold a concern, it scratches easily, and the appearance can look inexpensive in some cases
- Approximate cost: around 40,000–80,000 yen for a 6-tatami-mat room
Which Installation Method Should You Choose — Overlay or Full Replacement?
Overlay (Direct-Lay) Method
In this method, new flooring is glued directly on top of the existing flooring.
- Advantages: a short installation period (a single room can sometimes be finished in a day), lower cost, and added rigidity to the floor
- Disadvantages: the floor becomes higher, which can cause doors to catch, and problems with the subfloor cannot be fixed
- Best suited for: floors under 10 years old with no problems in the subfloor
Full Replacement (Complete Removal) Method
In this method, the existing flooring is removed entirely and new flooring is laid in its place.
- Advantages: the condition of the subfloor can be checked and repaired, the flooring material can be changed freely, and the floor height does not change
- Disadvantages: a longer installation period and higher cost
- Best suited for: floors 15 years or older, or where there is serious deterioration such as creaking or sagging
Who Is Responsible for Paying to Replace the Flooring?
Rental properties carry a "restoration to original condition" obligation, but this does not mean every scratch or stain can be billed to the tenant.
Cases Where the Tenant Is Responsible
- Stains or mold caused by spilled food or drink
- Deterioration caused by rain blowing in because a window was left open
- Scratches or dents from moving furniture during a move or a room rearrangement
Cases Where the Owner Is Responsible
- Ordinary wear and tear from normal use (fading, natural abrasion, and the like)
- Damage caused by a defect in the building (such as a roof leak)
- Dents from furniture placement that fall within the range of normal use
Responding to a Tenant's Request for Replacement
Owners do have a repair obligation, but the standard for judging it is "whether the problem is serious enough to interfere with daily life." Minor scratches or stains do not, on their own, trigger an obligation to replace the flooring. That said, if deterioration severe enough that the floor could give way is left unaddressed, the tenant may refuse to pay rent, so an appropriate response is essential.
Why You Should Also Consider Soundproofing When Replacing Flooring
Noise complaints are the most common source of neighbor disputes in rental properties. Replacing the flooring is also an excellent opportunity to take soundproofing measures.
Noise Level Standards
Under Japan's Basic Environment Act, the noise standard is 45–55 decibels. For reference, a washing machine (measured at a distance of one meter) produces about 60 decibels, as does a vacuum cleaner (also at one meter) — meaning that ordinary everyday household sounds can already exceed the standard.
Making Use of Sound-Insulating Flooring
Choosing sound-insulating flooring at the time of replacement can effectively reduce impact noise transmitted through the floor. A cushioning sound-insulation layer is built into the underside of the flooring, dampening the sound of children's footsteps or objects being dropped. Preventing noise disputes is an important part of risk management for owners as well.
Ways to Make Flooring Look Good Without a Full Replacement
Depending on your budget and the condition of the floor, there are ways to freshen it up without going as far as a full replacement.
DIY-Friendly Materials
- Click-lock flooring panels — no nails or adhesive required; the panels simply click together and sit in place. Around 60,000 yen for a 6-tatami-mat room
- Interlocking solid-wood floor tiles — 500mm-square solid-wood tiles that can also be installed partially. Around 60,000 yen for a 6-tatami-mat room
Floor Coating
This method protects the surface with a coating agent rather than replacing the flooring. It results in a surface that resists scratches and slipping, while also improving the durability of the existing flooring. Using a professional application service ensures the coating is matched appropriately to the type of flooring.
Summary
Replacing the flooring in a rental property is an important investment decision that directly affects occupancy rates and property value. Start by correctly identifying the signs of deterioration, then compare the type of material, the installation method, and the cost before choosing the best approach.
For minor scratches or stains, a partial repair or coating is a reasonable response, while serious deterioration calls for full replacement. It is also worth considering soundproofing at the time of replacement, since it helps prevent noise disputes down the line.
INA&Associates Inc. provides rental management services designed to maximize the value of our owners' properties. We are also happy to advise on repair planning, including flooring replacement, so please feel free to contact us.
