Tatami mats in rental property Japanese-style rooms require replacement due to natural deterioration and tenant usage. There are three replacement methods: ura-gaeshi (flipping), omote-gae (resurfacing), and complete replacement, each with different costs and appropriate timing.
This article provides a comprehensive explanation of tatami mat structure, replacement cost estimates, landlord-tenant cost responsibilities, money-saving strategies, and maintenance methods to extend tatami lifespan.
What is the Basic Structure of Tatami Mats?
While materials may vary, tatami mats share a common basic structure. Understanding this structure makes it easier to choose the right replacement option.
Tatami-omote (Surface Layer)
The surface layer of tatami consists of igusa (rush grass) woven as weft into warp threads. Igusa provides relaxation effects, deodorizing properties, and air purification, but is the most vulnerable part of tatami to deterioration from sunlight and friction.
Tatami-beri (Edging)
Fabric sewn onto the sides of tatami mats that protects them and fills gaps between adjacent mats. Available in various designs to match room interiors.
Tatami-doko (Base)
The core foundation of the tatami mat. Wara-doko (straw base) is made from compressed rice straw and can last over 100 years depending on condition. Wara-sand combines straw with polystyrene foam, making it lighter and more moisture-resistant than pure straw bases. Kenzai-doko (building material base) is made from insulation board and polystyrene foam, offering low cost and currently mainstream, but with lower durability than straw bases.
What Types of Tatami Surface Materials Are Available?
In recent years, tatami materials have diversified beyond traditional igusa to include washi paper and synthetic resin. Choose the optimal material based on each one's characteristics.
Igusa (Rush Grass)
Traditional natural material excellent for relaxation and humidity regulation. However, it deteriorates easily with wet wiping and, when absorbing moisture, is prone to dust mite infestations, requiring regular ventilation and cleaning.
Washi Paper
Tatami surface made from twisted and woven washi paper, with resin coating providing excellent water resistance. Durability is approximately three times that of igusa with minimal fading, but lacks humidity regulation properties.
Synthetic Resin (Polypropylene)
Highly durable with abundant color variations. Can be wet-wiped or cleaned with detergent, making it suitable for homes with pets or small children, though more expensive.
Tatami Edging Materials
Traditional cotton and hemp offer natural texture but deteriorate easily. Synthetic fibers are now mainstream, being more durable with abundant patterns and colors, and utilizing recycled materials.
When is the Right Time for Tatami Replacement?
Appropriate timing varies by replacement method. General guidelines are as follows:
Ura-gaeshi (flipping) around 2-5 years after new installation, omote-gae (resurfacing) around 4-7 years (about 5 years after flipping), and complete replacement around 10-15 years. With proper maintenance, tatami can last 40-50 years, but considering tatami-doko deterioration, replacement should generally be considered at 10-15 years.
Seasonal Suitability for Replacement
Spring is moving season when newly made tatami circulates easily, allowing you to enjoy fresh igusa fragrance. Summer sees many requests after the rainy season, but new tatami is susceptible to mold from moisture. Autumn has less rain making it suitable for replacement, also serving to ventilate moisture accumulated during summer. Winter has dry air ideal for tatami replacement. February is typically a slow season with easier booking availability.
What Are the Cost Estimates for Tatami Replacement?
Costs vary significantly by replacement method. Choose the optimal method based on budget and tatami condition.
Ura-gaeshi (Flipping)
Method of flipping and reusing existing tatami surface. Cost estimate is approximately ¥4,000-9,000 per mat, the most economical option. Work completes in one day, but effectiveness is limited for tatami used over 5 years or with deterioration on the reverse side.
Omote-gae (Resurfacing)
Method of replacing tatami surface and edging while keeping the base. Cost estimate is approximately ¥5,000-20,000 per mat, with price range varying by igusa grade. Suitable for tatami 4-8 years old.
Complete Replacement
Method of replacing everything: surface, edging, and base. Cost estimate is approximately ¥7,500-35,000 per mat. Production takes 2-10 days, but existing tatami can be used until replacement.
Cost Differences by Contractor
Bringing tatami to home centers tends to be cheaper than renovation contractors, but if considering other renovations, consulting renovation contractors is recommended.
Who Pays for Tatami Replacement in Rental Properties?
Cost responsibility varies by replacement reason. To prevent disputes, confirm contract terms in advance.
Cases Where Landlord/Management Company Pays
When caused by natural deterioration such as UV discoloration, furniture indentations, or normal-use fraying, the landlord bears restoration costs.
Cases Where Tenant Pays
Tenants are responsible for damage or discoloration from intent or negligence (scratches from dragging furniture, beverage stains, cigarette burns, pet accidents), and worsening damage from neglected maintenance (breach of duty of care). If the lease includes special provisions regarding tatami, tenant responsibility may also apply, making contract verification at signing crucial.
How Can You Reduce Tatami Replacement Costs?
When tenant-responsible replacement is needed, costs can be reduced through the following methods.
Get Multiple Quotes from Contractors
First confirm with the landlord or management company whether you can choose your own contractor, then compare costs by obtaining quotes from multiple contractors.
Avoid Peak Seasons
Costs tend to increase during March moving season, July-August before Obon, and December year-end, so requesting during off-peak periods is recommended.
Replace Only Damaged Sections
Partial replacement reduces material costs and installation labor, significantly cutting expenses. If the tatami base is in good condition, replacing only the surface is effective.
Choose Simple Tatami
Premium materials and special designs are expensive, so choosing Chinese-grown igusa or synthetic fiber surfaces can reduce costs. However, follow any specifications from the landlord.
How Should You Choose a Contractor for Tatami Replacement?
Tatami replacement requires specialized knowledge, so choose a reliable contractor.
Comparing Home Centers and Specialized Contractors
Home centers offer inexpensive tatami and easy ordering, but may become expensive due to subcontractor fees. Specialized contractors offer extensive selection and high installation quality. For rental properties, specialized contractors are recommended.
Check Fees and Service Details
When inquiring, confirm whether they provide detailed explanations of fees and construction details. Understanding conditions for additional charges in advance is also important.
Check Reviews
Third-party reviews help gauge contractor responsiveness and technical reputation. However, not all reviews are factual, so review both positive and negative opinions before making actual consultations and decisions.
What Are the Maintenance Methods for Extending Tatami Lifespan?
Daily maintenance extends tatami lifespan and prevents unnecessary replacement.
Use Mats to Prevent Damage
Cork mats or joint mats protect tatami and prevent damage from scratches and friction. However, they reduce breathability, so periodically remove mats for maintenance.
Prevent Mold and Mites Through Regular Cleaning and Ventilation
Neglected dirt and poor humidity control cause mold and mites. Regularly open windows for ventilation, and use dehumidifiers during high-humidity periods. Avoid indoor laundry drying in tatami rooms when possible.
Clean Along the Tatami Grain
Move vacuum cleaners or brooms along the tatami grain. Moving against the grain causes damage. Wipe with dry cloths or well-wrung rags; diluted vinegar is effective for stubborn stains.
Frequently Asked Questions
What are the differences between tatami flipping, resurfacing, and complete replacement?
Flipping (ura-gaeshi) reuses the existing surface by flipping it (approx. ¥4,000-9,000/mat), resurfacing (omote-gae) replaces the surface and edging with new ones (approx. ¥5,000-20,000/mat), and complete replacement installs entirely new tatami (approx. ¥7,500-35,000/mat). Choose the appropriate method based on years of use and condition.
Will I be charged for tatami replacement when moving out of a rental property?
Tatami deterioration from natural aging and normal wear is principally the landlord's responsibility. However, tenants may be responsible for damage from negligence or if the lease contains special provisions regarding tatami. Confirm contract details upon moving in.
Can tatami be changed to flooring?
Rental properties have restoration obligations, so changing tatami to flooring without landlord permission is not allowed. If desiring changes, consult the landlord or management company and confirm restoration conditions upon moving out before proceeding.
Which is recommended: igusa or washi paper tatami surface?
Igusa offers natural material fragrance and humidity regulation but requires maintenance effort. Washi tatami has high water resistance and resistance to mites and mold, suitable for reducing maintenance. In rental properties, washi tatami is increasingly chosen for its durability and cleanliness.
