In Japan, residential lease agreements often include detailed clauses outlining prohibited actions. These restrictions are designed to protect the property’s value and ensure harmonious living conditions among tenants. Violations—whether intentional or accidental—can result in serious consequences such as contract termination or liability for damages.
This is particularly relevant for foreign nationals unfamiliar with Japanese leasing practices, or for first-time renters, as actions considered “normal” in their home country or daily life may inadvertently breach the contract.
In this article, we examine the most commonly prohibited behaviors in Japanese rental agreements, ranked by how frequently they appear in practice. We also explain the rationale behind each restriction and the potential risks tenants face if they fail to comply.
1. Unauthorized Subletting or Transfer of Lease Rights
One of the most serious breaches of a residential lease agreement is when the tenant allows a third party to occupy the property without the landlord’s explicit consent. This includes:
-
Letting a friend live in the unit without permission
-
Allowing a family member or partner to reside in the property while the named tenant is absent
-
Subleasing a portion of the property to another individual (subletting)
Such actions are considered clear violations of the lease terms and can lead to immediate contract termination and legal eviction proceedings.
2. Pet Ownership (Including Conditional Permissions)
In many residential lease agreements, pet ownership is explicitly prohibited. This is particularly true for animals such as dogs and cats, which may cause odors, noise disturbances, or physical damage to the property.
-
Assuming that keeping a small dog is acceptable can lead to violations
-
Even temporary pet-sitting arrangements are often forbidden
-
Even when the lease states “pets negotiable,” prior approval and additional fees or conditions are typically required
If unauthorized pet ownership is discovered, tenants may be held responsible for special cleaning fees or complete replacement of wallpaper and flooring. 
3. Playing Musical Instruments
The use of musical instruments is explicitly restricted in many rental properties due to concerns about noise and disturbance.
-
Instruments with high volume such as pianos, guitars, and drums are commonly prohibited
-
Even electronic keyboards can generate complaints due to key action noise and vibrations
-
Limiting practice hours does not necessarily prevent noise-related disputes with neighbors
Unless the property is clearly labeled as “instrument-friendly,” tenants are strongly advised to refrain from playing musical instruments.
4. Smoking (Especially in Common Areas and on Balconies)
Even if indoor smoking is not explicitly prohibited, many rental properties impose strict restrictions on the following smoking behaviors:
-
Smoking on balconies, as smoke and odor can easily reach upper floors or neighboring units
-
Smoking in shared hallways, entrances, or elevators
-
Nicotine-related discoloration or odor affecting wallpaper, curtains, or fixtures
Such activities may result in additional charges at move-out, including fees for deodorization and full wallpaper replacement—on top of the standard cleaning costs.
5. Violation of Garbage Disposal Rules
Garbage disposal regulations in Japan are strictly governed by local municipalities and vary by region. The following behaviors are commonly considered violations:
-
Disposing of garbage on days other than those designated
-
Improper separation of waste
-
Using non-designated trash bags
-
Leaving garbage out late at night or the day before collection
Serious or repeated violations can lead to complaints from neighbors and formal warnings from the property management.
6. Leaving Personal Belongings in Common Areas
Placing personal items in shared spaces such as hallways, staircases, building entrances, or garbage disposal areas is prohibited under most lease agreements. Examples include:
-
Leaving umbrellas, bicycles, or baby strollers unattended
-
Temporarily storing cardboard boxes or furniture
-
Placing decorative items or potted plants in communal zones
Common areas must remain unobstructed at all times, particularly in accordance with fire safety regulations. Violations may result in forced removal of items and potential charges for cleaning or restoration.
7. Unauthorized DIY, Interior Modifications, or Drilling into Walls
Tenant-initiated modifications to the interior of a rental property are generally prohibited. This includes actions such as:
-
Drilling holes in walls to install shelves or mount a television
-
Replacing or painting wallpaper
-
Removing and replacing flooring materials
Since tenants are typically required to restore the property to its original condition upon move-out, any alterations made without prior consent may result in full restoration costs being charged to the tenant. 
8. Noise or Vibration
Late-night household noise, loud music, and raised voices during phone calls are among the most common sources of complaints regarding sound-related disturbances. Other common examples include:
-
Using a washing machine or vacuum cleaner during late-night hours
-
Repeatedly playing music with heavy bass
-
Watching videos on a smartphone using external speakers
It’s not merely the act of producing sound that matters, but whether the noise reaches a level that interferes with the daily lives of other residents.
9. Unauthorized Installation or Removal of Fixtures and Appliances
Making changes to property fixtures—such as air conditioning units, lighting, or gas appliances—without prior approval constitutes a breach of the lease agreement. Examples include:
-
Removing and discarding an air conditioning unit without consent
-
Installing a gas stove that requires pipe modifications
-
Arranging new internet installation, especially if it involves work in shared areas
Tenants must always obtain prior written approval from the property manager or landlord before initiating any modifications.
10. Use of the Property for Business or Commercial Purposes
Residential lease agreements are intended for personal living purposes. The following uses are typically restricted:
-
Operating a storefront or accepting client visits at the residence
-
Using the property as a shipping base for online retail activities
-
Hosting seminars or using the space for commercial filming
While some properties may allow limited “SOHO” (Small Office/Home Office) or office use with prior consultation, even in such cases, restrictions often apply regarding business type and usage scope.