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How to Prevent Restoration Disputes: Move-In & Move-Out Checklist
2025.12.04
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Unexpected charges for wallpaper replacement or house cleaning at move-out can often lead to disputes between tenants and property owners. To prevent such restoration (repair) disputes, both tenants and owners need to pay close attention. This article introduces key items to check before moving in and when moving out to avoid issues related to restoration costs.
Understand What “Restoration” Means
First, let’s clarify what “restoration” (genjō kaifuku) means. According to the Ministry of Land, Infrastructure, Transport and Tourism’s “Guidelines on Restoration at Move-Out (Revised Edition),” restoration refers to:
“Repairing damage or wear that reduces the property’s value caused by the tenant’s intentional or negligent actions, breach of duty of care, or use beyond normal wear and tear.”
In simple terms:
Damage beyond normal wear and tear is the tenant’s responsibility.
Normal deterioration or aging of the property is the landlord’s responsibility.
Therefore, tenants do not need to restore things that naturally deteriorate over time. However, any damage—intentional or not—that reduces the property’s value beyond normal use will fall under the tenant’s responsibility.
A common cause of restoration disputes is whether the damage occurred before or after the tenant moved in. For example, if scratches or dents on the wall existed before the current tenant moved in but were left unrepaired, charging the new tenant for repair costs will inevitably cause conflict.
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Check the Condition of Equipment and Wall Surfaces Before Moving In
To avoid disputes, it’s crucial to distinguish whether damage occurred during the tenancy or before move-in. Confirm the condition of the walls, equipment, flooring, and fixtures beforehand.
Take photos and, if you find any scratches or dents, be sure to share them with the management company or landlord.
How to Record Evidence to Avoid Problems at Move-Out
The best way to avoid trouble is for tenants, management companies, and owners to share a common understanding of the room’s condition at the time of move-in.
The Ministry of Land, Infrastructure, Transport and Tourism provides a sample “Move-In/Move-Out Condition & Restoration Checklist” in the same guideline.
If there are concerns at move-in, creating this checklist together during an inspection is recommended.
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Be Sure to Check Special Clauses in the Lease Contract
One of the most common sources of disputes is house cleaning fees. Typically, these costs are covered by the landlord. However, if the lease contract includes a special clause stating that the tenant must pay for cleaning, the tenant will be charged at move-out.
There are many cases where costs normally covered by the landlord are shifted to the tenant through special clauses.
To avoid disputes, make sure to carefully check the contract at the time of signing.
Confirm Depreciation Rules for Aged Fixtures
Equipment and materials lose value over time.For example, wallpaper is considered to lose its value completely after six years. Even if the wallpaper is damaged during the tenancy, the tenant’s burden is calculated based on the remaining value.
However, this does not mean that “wallpaper older than six years can be damaged without liability.”
If the stain or damage is due to the tenant’s intent or negligence, depreciation rules do not apply. Even if the installation is older than six years, the tenant will still be responsible for cleaning or replacement costs.
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