When prospective tenants are choosing a rental property, many place significant importance on the plumbing and bathroom facilities.
If a unit has no issues with location or interior but remains vacant for an extended period, the toilet or bathroom may be the cause.
Compared to the kitchen or bath, toilet renovation costs are relatively affordable, yet the impact on prospective tenants during viewings can be substantial.
In this article, we take a detailed look at cost-effective toilet renovations, including types, costs, and guidelines for when to replace.
Whether you are considering a toilet renovation or struggling with vacancy issues, we hope this serves as a helpful reference.
The Toilet Is a Key Factor in Choosing a Rental Property!
Among the factors tenants prioritize when selecting a property, three conditions consistently stand out: the surrounding location, natural light, and separate bath and toilet facilities.
Many prospective tenants are particularly particular about having a separate bath and toilet.
Reasons vary—ease of use when guests visit, the desire to soak in the bath undisturbed—but there are many motivations behind this preference.
Chief among them is the desire to keep the space for personal hygiene separate from the space used for elimination.
The toilet is a place that comes into direct contact with the body, and it is also where a very private activity takes place.
If the toilet used every day is dirty, or if old fixtures create an unhygienic impression due to stains and discoloration, that alone can leave the entire unit feeling unclean.
Of the three conditions tenants prioritize when choosing a property, the only one a landlord can actually improve is the plumbing and bathroom facilities.
If the current toilet feels damp and dark, has an unpleasant odor, or has an old seat and walls with stains and discoloration that give an unhygienic impression, consider renovating it into a bright, clean space.
Toilet renovations cost less than bathroom or kitchen renovations, and even partial work can meaningfully improve the overall impression.
A bright, clean toilet enhances the appeal of your property and is also an effective measure against vacancies.
When Should You Replace the Toilet in a Rental Property?
Even though the toilet is used every day, it cannot last forever once installed—not until it breaks down entirely.
Toilets have a lifespan, and there are cases where replacement is necessary even if the unit has not yet failed.
Here, we explain the timing and indicators for when to replace a toilet.
The Replacement Guideline Is Approximately 10 Years
Generally, the recommended replacement interval for a toilet is 10 years.
The toilet bowl itself has a long service life, so if there are no cracks or damage, it may continue to function well beyond 10 years.
However, once a product has been on the market for 10 years, replacement parts may no longer be available, and performance may decline to the point where comfortable use becomes difficult.
Even if the bowl is in good condition, the tank and washlet typically have a lifespan of 7 to 10 years, and the seals and components in the plumbing also vary by manufacturer, but 20 years is generally the guideline for replacement.
Some owners may be reluctant to replace a toilet that has not yet failed.
However, replacing it proactively helps you avoid the risk of the toilet becoming unusable at an inconvenient time.
It is also worth noting that ongoing semiconductor shortages—driven by the impact of COVID-19 and surging demand—may lead to delays in delivery times.
Furthermore, replacing the toilet early means you do not need to make rushed purchasing decisions, giving you time to compare prices and features and select the toilet that best suits your needs.
For comfortable and reliable toilet use, it is advisable to keep track of the replacement timeline and arrange for repairs or replacement in a timely manner.
What Are the Signs That Replacement Is Needed?
While the lifespan of a toilet is said to be 10 years, what specific signs indicate it is time for a replacement?
Even if there are no functional issues, the following situations are signs that the toilet is nearing the end of its life.
Frequent Clogging
After years of use, clogging inevitably becomes more likely.
Foreign objects, materials that do not dissolve easily in water, or excessive amounts of toilet paper can accumulate over time and cause blockages in the S-bend of the drainpipe.
The longer the toilet has been in use, the more extensive the work required to clear a blockage.
If a clog has developed deep within the drainpipe, it may even be necessary to remove the flooring to address it.
Water Leaks
If you hear the sound of running water without flushing, notice water leaking from the floor, walls, or the connection at the shutoff valve, or see water seeping from a crack in the bowl, these are also signs that the toilet is nearing the end of its life and it is time for a replacement.
Repairing a water leak requires moving the toilet unit itself.
Since this is a major undertaking, we recommend contacting a professional as soon as possible rather than attempting to handle it yourself.
Poor Flushing
If turning the lever does not result in a proper flush, or if the water flow is weaker than expected, these are also indicators that replacement should be considered.
The primary cause is usually a faulty component inside the tank, but there are various possible factors, including a closed shutoff valve, a broken chain connected to the flapper, or a damaged ballcock or lever.
Cracks in the Toilet
Porcelain toilet bowls are highly durable and can last for many years.
However, they are vulnerable to impact, and a strong accidental knock can cause cracking.
Cracks can also result from earthquakes.
Additionally, even if no visible cracks are present, if the seat or washlet makes unusual sounds during use, there may be an internal malfunction that will require repair in the future.
Since a cracked toilet bowl comes into direct contact with the skin, continuing to use it is unsafe.
If you notice a crack—even a small one—arrange for replacement by a professional as soon as possible.
Stains That Cannot Be Removed by Cleaning
After decades of use, scratches and stains become increasingly noticeable, making the toilet uncomfortable to use.
As a toilet ages, yellowing and dark staining inside the bowl become more prominent and more difficult to remove.
Since cleaning takes increasingly more time and effort, reaching the point where stains can no longer be removed—even without a mechanical failure—is a perfectly reasonable time to consider replacement.
What Happens If You Leave It Without Renovating?
Even after the toilet has reached the end of its expected lifespan, if there are no major failures, it is technically possible to continue using it.
However, continuing to use a toilet that has deteriorated beyond its service life significantly increases the risk of it no longer being safe to use.
For example, a cracked toilet can still be flushed, but there is a risk of injury, so it cannot truly be considered safe.
Failures will also occur more frequently, and continuing without renovation means repair costs will accumulate. If replacement parts are no longer available, the toilet may need to be replaced urgently.
Leaving problems unaddressed and continuing to use the toilet is not efficient, so we recommend replacing it sooner rather than later.
Toilet Renovation Examples for Rental Properties
Here, we introduce some examples of toilet renovations carried out in rental properties.
Converting from a Japanese-Style to a Western-Style Toilet
This renovation involves removing and demolishing the Japanese-style toilet bowl and floor, followed by plumbing work, surface preparation of the floor and walls as needed, replacement of flooring and wallpaper, and installation of a Western-style toilet.
If the Japanese-style toilet has a raised floor, or if the renovation involves installing a Western-style toilet with a washlet function, step modification work and electrical outlet installation will be required, increasing the total renovation cost.
Including the toilet unit itself, installation labor, and demolition and disposal fees, the total cost of installation typically ranges from approximately 50,000 to 200,000 yen.
The benefits of converting from a Japanese-style to a Western-style toilet include a reduced likelihood of waste splashing around the bowl, making it easier to keep clean; reduced strain on the legs and lower back; and the fact that most people are more accustomed to using Western-style toilets.
Replacing a Western-Style Toilet with a Water-Saving Model
This approach involves replacing an existing Western-style toilet with a newer water-saving model.
Upgrading from an older Western-style toilet that uses a large amount of water per flush to a modern water-saving toilet can significantly reduce water bills.
However, water-saving toilets use less water and operate at lower water pressure than conventional models, so in some cases installation may not be feasible due to water pressure constraints.
If you are considering a water-saving toilet, have a renovation contractor conduct a preliminary inspection to confirm whether installation is possible.
Water-saving toilets not only reduce water usage but also often include energy-saving functions, helping to keep electricity consumption in check.
Many of the latest models also come with built-in sanitizing and self-cleaning functions, ensuring comfortable use after renovation.
Replacing the Flooring and Wallpaper
Rather than replacing only the toilet unit, it is also possible to undertake a full renovation that includes replacing the wallpaper and flooring.
Installing grab bars, replacing the wallpaper, or completely transforming the look and feel of the space are all achievable options.
In older toilets, odors and stains can soak into the wallpaper and flooring beyond the bowl itself, creating an unhygienic environment.
Replacing the wallpaper with new, odor-resistant or deodorizing wallpaper can transform the space into a bright, clean toilet.
The estimated cost for flooring replacement, including installation, is approximately 30,000 to 50,000 yen; wallpaper replacement costs approximately 60,000 to 80,000 yen.
Replacing the Toilet Paper Holder and Towel Bar
Simply updating small fixtures can make a meaningful difference to the overall impression of the toilet.
Replace a rusty towel bar or a dull-looking toilet paper holder with something more stylish.
Replacements can start from just a few thousand yen, making this potentially the most cost-effective renovation of all.
Replacing the Door
Simply replacing an old door with a new one can brighten the entire toilet space.
Doors designed for toilet rooms come in a wide variety of styles, including many attractive options.
Modern doors also offer excellent functionality, with the added benefit of reducing odor and sound leakage.
For properties catering to elderly residents, a sliding door that is easy to open and close would be ideal.
For compact properties where space is limited, a bi-fold door that requires minimal clearance is recommended.
A Wide Variety of Toilet Types Available!
To renovate toward your ideal toilet, it is important to understand the different types and their characteristics.
There are many toilet types available, which can be broadly divided into four categories.
Here, we introduce the features, advantages, and disadvantages of each type.
Close-Coupled Toilet
The close-coupled toilet is the most widely used type, consisting of a bowl with a separate tank combined with a toilet seat.
Advantages and Disadvantages
The main advantage of the close-coupled toilet is its affordability, and since you can mix and match a seat with whichever functions you prefer, there is no unnecessary expenditure.
You can also choose whether to include a hand-washing basin on top of the tank.
The ability to replace only the component that fails is another cost-saving advantage.
The disadvantages include the inability to flush consecutively because the tank must refill between flushes, as well as the difficulty of cleaning due to the multiple crevices and surfaces involved.
One-Piece Toilet
This type integrates the bowl, tank, and seat into a single unit.
It is available with or without a built-in hand-washing basin.
While it offers superior design, it is more expensive than a close-coupled toilet.
Advantages and Disadvantages
The main advantage of the one-piece toilet is its smooth, seamless design, which makes it easy to clean.
It can also be installed in locations with low water pressure.
The option to choose with or without a hand-washing basin is available, and the hand-washing opening is larger than that of a close-coupled toilet, making handwashing more convenient.
The disadvantages are that it is more expensive than a close-coupled toilet, and if a fault occurs, the entire unit—including the bowl—must be replaced.
Like the close-coupled toilet, consecutive flushing is not possible until the tank has refilled.
Tankless Toilet
A tankless toilet integrates the washlet and bowl into a single unit with no separate tank.
Its compact form—made possible by the absence of a tank—and clean, minimalist design have made it a popular choice.
Advantages and Disadvantages
Its sleek design and low profile allow it to be installed even in compact spaces, giving the toilet room a more spacious feel.
The seamless design also makes it easy to clean.
Most tankless toilets are water-saving models and allow consecutive flushing, providing a comfortable experience.
The disadvantages include the relatively high unit price and the absence of a built-in hand-washing basin, which must therefore be installed separately.
If the washlet or seat malfunctions, the entire toilet unit may need to be replaced, and some models cannot be installed in locations with low water pressure, so be sure to check in advance.
System Toilet
A system toilet refers to a fully coordinated bathroom suite that includes not just the bowl and hand-washing basin, but also a cabinet, storage shelving, grab bars, and a vanity mirror.
Choosing a system toilet allows you to completely transform the toilet space into an entirely different environment.
Advantages and Disadvantages
System toilets are sold as a complete set and can be renovated in a short period—typically about one day—exactly as shown in the catalog.
Opting for a model with storage allows you to conceal small items and cleaning supplies, giving the toilet a neat, uncluttered appearance.
In addition, a hand-washing basin can be installed using the existing water supply and drainage, so no major construction work is required.
The disadvantages are that installation takes longer compared to other toilet types, and it is not well-suited to very small toilet rooms.
If the toilet seat fails, it may be necessary to replace the entire unit, including the hand-washing basin and countertop.
Western-Style Toilets Also Come with a Variety of Seat Options
Western-style toilets differ not only in their overall type but also in the range of seat options available.
It is important to understand the features and advantages of each type before selecting a seat.
Standard Toilet Seat
A standard toilet seat is a basic seat without warm water washing or heated functions.
Seats come in two shapes: O-type and U-type.
Because it has no special functions, it requires no electricity, reducing the risk of malfunction and keeping both installation and running costs low.
Heated Toilet Seat
A heated toilet seat is one equipped with a function to warm the seat surface.
Because the seat is kept warm, it remains comfortable even during cold winter months without the unpleasant sensation of a cold seat.
The seat temperature is generally adjustable, but since it remains heated continuously, electricity is consumed even when not in use.
Leaving the toilet lid open increases electricity consumption further, so it is advisable to keep the lid closed when not in use.
More recently, models with energy-saving functions have also become available.
Washlet Seat
A washlet seat is a toilet seat equipped with warm water bidet and heating functions.
Washlet seats are primarily available in two types: stored hot water and instant heating.
The stored hot water type keeps hot water in a built-in tank and is generally available at a lower price than the instant heating type.
However, since water must be kept hot at all times, it consumes more electricity, which is a drawback.
The tank also has a limited capacity, so continuous use may result in the hot water running out.
By contrast, the instant heating type generates hot water on demand, reducing electricity consumption and eliminating the risk of running out of hot water.
It comes at a higher upfront cost than the stored hot water type, so initial expenses will be greater.
Popular Features for Toilet Renovations
Western-style toilets offer a wide range of convenient features, including functions to prevent staining and odors, as well as water-saving capabilities.
Combining several of these features can significantly enhance comfort and usability.
Here, we introduce some of the most popular features for toilet renovations.
Stain and Odor Prevention
If you want to minimize staining as much as possible, choosing a toilet with an automatic cleaning function is a good option.
Since the toilet cleans itself automatically after each flush, dirt is less likely to accumulate and it is easier to maintain a clean state.
Furthermore, choosing a toilet made from materials that resist staining, or one with fewer surface crevices for easier cleaning, will also make maintenance much simpler.
For concerns about toilet odors, a model with a built-in deodorizing function is also recommended.
A deodorizing function can reduce unwanted odors without the need for air fresheners or deodorizing sprays, helping to maintain a pleasant environment.
Auto Function
The auto function automatically opens and closes the toilet lid.
A sensor detects when someone approaches, triggering the lid to open or close automatically—eliminating the need to touch the lid manually and ensuring it is never left open, which also contributes to reduced electricity consumption.
Some models also include an automatic function that determines whether to use the full or reduced flush volume based on how long the user was seated, and switches accordingly.
Night Light
A night light gently illuminates the inside of the bowl and the area around the base of the toilet with soft light.
The gentle glow allows for comfortable use at night without the harshness of a bright overhead light.
Water-Saving and Energy-Saving Functions
If reducing water and electricity costs is a priority, choosing a toilet with water-saving and energy-saving functions is advisable.
In recent years, more and more toilets have been equipped with water-saving functions that flush effectively with less water, enabling a significant reduction in water consumption compared to models without such features.
For energy saving, choosing a model that automatically adjusts the warm water and seat temperature is recommended.
Grab Bars and Backrests
Installing grab bars and backrests can significantly improve the usability of the toilet.
In addition to the standard horizontal grab bar, options include an L-shaped bar that assists with standing up, and a fold-up type that can be folded away when not in use.
Most Western-style toilets support retrofitting, so consider installation whenever the need arises.
Pay Attention to the Type of Toilet Paper Holder
For a comfortable toilet experience, it is also worth paying attention to the type of toilet paper holder.
When selecting one, look for options that allow easy roll replacement and convenient access to spare rolls.
A holder that allows the roll to be removed simply by lifting from the bottom makes replacement effortless.
Since it is inconvenient to reach for a spare roll only to find it out of reach, a holder that includes a hanging storage option for spare rolls below the main roll is a popular choice.
Choose Features and Fixtures with Your Target Tenants in Mind
When renovating a toilet, it is important to incorporate features and fixtures suited to your target tenant profile.
Consider whether the property is intended for single occupants or families, whether the expected tenants are younger or older, and take into account the location and character of the area when deciding on the scope of renovation.
For example, a studio apartment in an urban area targeting single occupants does not require a large toilet space.
Grab bars may not be necessary in that context.
However, for a property targeting elderly residents, installing grab bars can be a compelling selling point for prospective tenants.
For family-oriented properties, having enough space to assist young children is also an important consideration.
Since the toilet is used every day, how comfortable it is to use matters enormously.
As this also contributes to longer tenancies, select the features and fixtures that best match your target tenant profile.
Toilet Renovation Costs: What to Expect
Next, we outline typical cost ranges and timelines for toilet renovations.
We also cover cases where long-term care insurance may apply, so be sure to read on if you are currently considering a renovation.
Typical Costs and Timelines for Toilet Renovations
The cost and timeline for a toilet renovation vary depending on the scope of work.
Here, we look at typical costs and timelines by type of renovation, from full renovations to partial improvements.
For toilet bowl or seat replacement, the price will vary depending on the grade of the new unit installed.
The more features included—such as auto functions, water-saving, and energy-saving capabilities—the higher the cost will be.
Tankless toilets also tend to be more expensive than tank-type models, so it is important to choose the appropriate features and grade based on your target tenant profile.
Note that some local governments offer subsidies for toilet renovations, but the eligibility criteria vary by municipality.
Some programs are limited to owner-occupied residences, so we recommend checking with your local government before proceeding with a renovation.
Long-Term Care Insurance Can Also Be Used for Rental Properties
Long-term care insurance includes a program that provides subsidies for renovation costs when remodeling a home to support in-home care.
While the basic requirement is that the property must be the applicant's own residence, rental properties may also qualify for long-term care insurance-funded renovations if certain conditions are met.
The types of renovation eligible for subsidies are as follows.
・Installation of grab bars
・Elimination of level differences
・Replacement of doors with sliding doors or similar
・Replacement of the toilet bowl with a Western-style toilet
Note that the costs of any work necessary to carry out these renovations are also eligible.
Long-term care insurance covers renovation costs up to 200,000 yen regardless of the level of care required, but the applicant must bear at least 10% of the cost, so the actual maximum subsidy amount is 180,000 yen.
Additionally, since the long-term care insurance benefit is for the tenant themselves, the person requiring care must be residing in the property to be renovated.
Recommended Toilet Manufacturers for Rental Properties
Among those considering a toilet renovation, many may wonder which manufacturer to choose and what sets them apart.
Here, we introduce the key characteristics of toilet manufacturers recommended for rental properties.
We also highlight recommended features to help guide your selection.
TOTO
TOTO, widely known for developing the washlet, holds a top-tier market share among toilet manufacturers.
Popular TOTO models such as the Neorest and Purest lines are distinguished by their emphasis on resistance to staining and ease of maintenance.
[Recommended Features]
・Kirei除菌水 (Clean Sanitizing Water)
This function automatically sprays sanitizing water—generated from ordinary tap water—inside the bowl before and after each use, helping to prevent the buildup of stains.
It uses no detergents or chemicals; instead, a special formulation containing hypochlorous acid is generated automatically from water to clean the bowl.
Over time, the solution reverts to ordinary water, so there is no problem even if it is not flushed away immediately—another welcome benefit.
・Rimless Design and "Yogore Tsururin" (Stain-Shedding) Function
TOTO toilets do not have an inner rim where dirt tends to accumulate.
The bowl surface also features a water-repellent coating that prevents staining, making cleaning easier and maintenance more straightforward.
・Automatic Deodorizing Function
TOTO's "Nioi Kirei" (Odor-Free) function learns the user's daily usage patterns and begins deodorizing the toilet space automatically before it is used.
The collected odors are then washed away and sanitized using the clean sanitizing water, ensuring a hygienic environment at all times.
Panasonic
Panasonic, one of Japan's leading electronics manufacturers, offers a range of toilets that are popular not only for their high functionality but also for their sophisticated design, including the Arauno series of tankless toilets.
[Recommended Features]
・Geki-Ochi Bubble (Power-Clean Bubble)
Using a commercially available household dishwashing detergent, this function cleans the inside of the bowl with an abundant foam each time the toilet is flushed.
By generating bubbles of varying sizes, it tackles both fine and larger stains effectively, significantly reducing the effort required for manual cleaning.
・Sugopika Material
Rather than conventional ceramic, Panasonic toilets use an organic glass-based material called Sugopika, which repels water stains and resists soiling.
It is also scratch-resistant, so the bowl can even be cleaned with a brush.
・Triple Dirt Guard
The Arauno features three protective functions: Hane Guard (splash guard), which uses a foam cushion to prevent backsplash; Tare Guard; and More Guard—together preventing soiling from water droplets and splashes.
LIXIL
LIXIL is one of the most popular toilet manufacturers after TOTO, offering products with high design quality and functionality at comparatively reasonable prices.
[Recommended Features]
・Aqua Ceramic
LIXIL toilets use a proprietary material called Aqua Ceramic.
Compared to conventional ceramic toilets, it is significantly more resistant to water stains and general soiling.
・In-Bowl Sanitizing
The in-bowl sanitizing function uses Plasmacluster ion technology to sanitize areas that water cannot reach, such as the underside of the seat and around the nozzle.
It also provides a deodorizing effect that helps suppress the generation of odors.
Asahi Eito
Asahi Eito is a company engaged in the manufacture and sale of bathroom fixtures including vanity units, toilets, and unit baths.
In addition to toilet bowls, they also offer washlet seats and heated seats.
[Recommended Features]
・Water-Saving Function
Asahi Eito toilets are equipped with water-saving technology that reduces water consumption by nearly 70% compared to conventional toilets.
The significantly reduced water usage can be expected to translate into meaningful savings on water bills.
・Toilet Coat
The Edy series by Asahi Eito comes standard with a Toilet Coat that resists staining.
The coating fills in the microscopic surface irregularities of the bowl, making it harder for dirt to adhere and easier to clean.
In this article, we have covered toilet renovation for investment properties, including guidelines for when to replace, renovation examples, toilet types, and popular features.
When problems such as frequent clogging or water leaks begin to occur, we recommend replacing the toilet as promptly as possible before they escalate into tenant complaints.
Additionally, whether to carry out a full renovation or a partial improvement, and what type of toilet to select, will depend on the profile of your tenants.
It is important to choose the appropriate scope of work and toilet type based on the tenants your property is designed to accommodate.
