“I was charged an unexpectedly high restoration fee upon moving out.”
“Despite normal use, I was told the entire wallpaper needed to be replaced.”
These are common concerns raised by tenants when vacating a rental property—often stemming from misunderstandings around restoration obligations.

While most tenants assume they are only responsible for reasonable wear and tear, rental agreements may contain ambiguous language or unfavorable clauses. Without adequate knowledge, even well-intentioned tenants may end up paying for repairs they are not legally obligated to cover.

This article outlines the fundamental rules of property restoration in Japan, highlights key contract provisions to watch for during the leasing process, and offers practical steps to avoid unnecessary disputes upon departure.

What Does “Restoration to Original Condition” Really Mean?

Under Japanese law, the concept of genjō kaifuku (restoration to original condition) refers to the tenant’s obligation to return the property to its pre-occupancy state upon moving out. However, this does not imply a literal, complete return to pristine condition.

According to the Ministry of Land, Infrastructure, Transport and Tourism’s official guidelines titled “Guidelines for Disputes over Restoration”, the responsibilities are defined as follows:

• Normal wear and tear or natural deterioration due to everyday use is the landlord’s responsibility.

• Damage resulting from negligence, misuse, or intentional actions is the tenant’s responsibility.

In essence, tenants are not liable for damage arising from ordinary living, such as minor scuffs or fading. Only damage caused by clear misuse or lack of proper maintenance falls under the tenant’s financial obligation.

Scope of Tenant Responsibility for Restoration (as per Government Guidelines)

Watch for Ambiguous Restoration Clauses in Lease Agreements

Some rental contracts contain broadly worded or vague clauses that may unintentionally shift undue financial responsibility to the tenant. Common examples include:

• “All wear and damage incurred during occupancy shall be the tenant’s responsibility.”

• “Tenant agrees to fully replace all wallpaper upon vacating the property.”

• “A house cleaning fee of ¥◯◯,000 shall be borne by the tenant at move-out.”

• “Tenant shall be liable for all damages resulting from a failure to act with the care of a prudent manager.”

Such language may obligate the tenant to cover costs that would normally fall under the landlord’s responsibility, including natural wear and tear or standard restoration.

Key Lease Provisions to Review Before Signing

• Is the scope of restoration clearly defined according to government guidelines?
  → Confirm whether the contract distinguishes between natural wear and tenant-caused damage.

• Are there fixed “cleaning fees” or “non-refundable charges” specified?
  → Ensure you are not being asked to pay above-market, non-negotiable fees.

• Do any special clauses impose additional restoration obligations on the tenant?
  → Watch for provisions like “¥XX for air conditioning cleaning” or “Full flooring replacement at tenant’s expense”—these should raise caution.

• Does the contract specify that restoration costs will be calculated based on actual expenses?
  → Verify whether detailed repair work and official estimates will be provided upon move-out.

Methods to Avoid Disputes Over Restoration Costs

✅ Photograph the Property at Move-In

Document any pre-existing damage, stains, or wear and tear with clear, date-stamped photos—both wide-angle and detailed shots. This evidence can be invaluable when disputing claims at move-out.

✅ Keep and Review Your Lease Agreement and Disclosure Documents

Preserve all contractual paperwork, including the Important Matters Disclosure. These documents outline key terms and special clauses that can help clarify your responsibilities at lease end.

✅ Clean and Inspect the Property Before Vacating

Minor dirt, odors, or signs of neglect may be interpreted as tenant mismanagement. Performing a basic cleaning before moving out not only helps prevent disputes but also leaves a favorable impression.

✅ Request a Detailed Invoice

If you receive a charge—e.g., “¥80,000 for wallpaper replacement”—you are entitled to request a breakdown of costs and work performed. Always ask for clarification when costs seem unclear or excessive.

Where to Seek Guidance in the Event of a Dispute

Should you encounter an unjust charge or ambiguity in your lease terms, the following resources offer impartial support and expert advice:

• Local Consumer Affairs Centers

• Prefectural Real Estate Transaction Associations

• Free Legal Consultation Services

• The Ministry of Land, Infrastructure, Transport and Tourism’s “Restoration Guideline”

Restoration Obligations Are Defined by Contract—Not Assumptions

While it’s reasonable to believe that “living normally” should not lead to liability, in practice, what qualifies as “normal” can vary depending on the lease agreement and any accompanying special provisions. This makes thorough review of the contract before signing, diligent documentation during occupancy, and calm, informed action at the time of move-out essential for avoiding disputes.

To prevent unjust charges under the guise of “restoration,” it is critical to develop a clear understanding of where your responsibilities begin and end. Such awareness is key to ensuring peace of mind throughout your luxury rental experience.