Who pays for what at move-out in Japan: the MLIT restoration guideline with examples
Restoration at move-out does not mean returning the flat to brand-new condition. Japan's MLIT guideline defines it as repairing the loss of value caused by the tenant on purpose, by negligence, by breaching the duty of care, or by use beyond ordinary use.
The basic rule: ageing and ordinary wear are the landlord's
Ageing and wear from ordinary living are treated in the guideline as covered by the rent, so they are not the tenant's restoration duty.
Examples (from table 1 of the guideline)
| Item | Landlord pays (ordinary wear) | Tenant pays (on purpose / negligence) |
|---|---|---|
| Floor | Dents and marks from furniture | Scratches from moving in or out |
| Walls | Dark marks behind a TV or fridge | Mould or stains that spread because condensation was left |
| Holes | Pin holes from posters or calendars | Nail / screw holes for heavy items that need the wallboard replaced |
| Discoloration / smell | Wallpaper or tatami faded by sunlight | Tobacco stains and smell |
| Kitchen | — | Grease left because daily cleaning was neglected |
| Keys | Changing the lock for the next tenant (nothing lost or broken) | Replacing a lost or broken key |
| Cleaning | Professional cleaning of the whole flat (if you did ordinary cleaning) | Cleaning costs if ordinary cleaning was not done |
Excerpt of the guideline's general examples; the actual decision depends on the lease and the condition.
The longer you lived there, the smaller your share
For wallpaper, carpet and cushion flooring, the guideline calculates the tenant's share so that the value falls to 1 yen after 6 years.
Tatami facing and paper for sliding doors / shoji are consumables, so age is not considered. Replacing a lock because a key was lost is also charged in full to the tenant.
Even after that period, you may still be charged repair work costs if you damaged something on purpose or by negligence (for example, removing graffiti).
How much is charged
Wallpaper should ideally be charged per ㎡; at most the one wall that contains the damage may be charged to the tenant. The whole room only when smoking stained it throughout.
Wood flooring is charged per ㎡ as a rule, tatami per mat.
If your lease has a special clause
A clause that makes the tenant pay even for ordinary wear may be disputed unless (1) it is necessary and not exploitative, (2) the tenant understood it goes beyond the usual duty, and (3) the tenant expressed agreement to that burden — so says the guideline.
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FAQ
Pin holes from posters or calendars are an example of ordinary wear (the landlord's cost) in the guideline. Nail or screw holes for heavy items that need the wallboard replaced are the tenant's.
In the guideline's calculation the wallpaper is worth 1 yen after 6 years, so your share becomes very small. Damage done on purpose or by negligence can still be charged for the repair work.
The guideline shows general standards; your lease (special clauses) and the actual condition can change the outcome. The consumer hotline 188 can help (in Japanese).
Related guides
- Move-in inspection photos in Japan: how to record your rental on day one
- How to check a move-out bill
Source: MLIT, guideline on restoration to the original state (revised edition), chapter 1 (Japanese)（August 2011）
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