Japanese Tenant Law: Who's Responsible for What? (Don't Leave Money on the Table)

Renting an apartment in Japan comes with its own set of rules, and if you're coming from abroad, some of them might catch you off guard. 

The country’s legal framework for renting is built on the Act on Land and Building Leases and supported by guidelines from the Ministry of Land, Infrastructure, Transport and Tourism (MLIT). 

Historically, Japanese tenancy law leaned heavily in favor of tenants, offering strong protections against sudden evictions and unreasonable rent increases. While reforms since the 1990s, such as the introduction of fixed-term leases has given landlords more flexibility in certain situations, yet the legal framework remains largely tenant-protective. However, landlords and property managers often have greater leverage, particularly when it comes to move-out costs.

This is where disputes are most common, and where a lack of familiarity with Japanese tenant law can hit your wallet hard. That’s why in this article, we’ll tell you all you need to know about the subject, from Genjyo Kaifuku to what you should do the moment something breaks in your unit.

What Is Genjyo Kaifuku (原状回復)? Understanding the Core Concept of Japan Tenant Law

Genjyo Kaifuku (原状回復) translates roughly to "restoring a property to its original condition," and it's the single most important concept in Japanese tenant law when it comes to moving out. Misunderstanding this concept is one of the most common reasons tenants end up with large deductions from their security deposit (shikikin).

The key distinction is this: Genjyo Kaifuku does not mean returning the apartment to the exact state it was in on your first day. Under MLIT guidelines, the tenant is only responsible for damage caused by their own negligence, misuse, or intentional actions. Natural aging of the property, called 経年劣化 (keinen rekka), is the landlord's responsibility.

Here are a few concrete examples of how this plays out in real life:

• Wallpaper that has faded or yellowed over time from sunlight or normal aging is the landlord's responsibility.

• A burn mark on the floor from a dropped cigarette or a poorly placed appliance is the tenant's responsibility.

• Small nail holes from hanging a clock or calendar are considered normal use and fall on the landlord to cover.

• Large holes in the wall from anchoring heavy shelving are the tenant's responsibility.

In addition to the natural aging rule, another detail that surprises many tenants is that even when you are responsible for damage, the amount you owe is not always the full cost of replacement. 

Japanese tenancy law accounts for depreciation, which is only fair when you think about it. A wall that was repainted six years ago is not worth as much as a freshly painted one, so your share of the repair cost reflects the remaining useful life of the item, not its original price. 

The older the item, the smaller your financial responsibility. This is an important protection Japanese tenant law provides that many people don't know about until they're already in a dispute.

A Few Special Rules to Consider

If you installed your own air conditioner during your tenancy, you're expected to remove it when you leave. If you and the landlord agreed in writing to leave it behind, that's fine, but without that agreement, you could be billed for its removal after moving out.

Mold on walls or floors that’s spread from poor ventilation is also a gray area. If the landlord can show the tenant failed to maintain adequate airflow, the tenant could be held responsible. Mold in Japanese apartments is a common dispute point, so staying on top of ventilation matters.

The MLIT guidelines have become the de facto standard in Tokyo and across Japan. That said, your individual lease agreement can override them if it contains clauses that shift more responsibility onto the tenant. Reading your contract carefully before signing is the only way to catch those clauses. 

For a closer look at common lease terms, our article on apartment rules in Japan covers a lot of the ground worth knowing.

Landlord vs Tenant: Who Pays for What Under Japan Tenancy Law?

Japanese tenant law draws a clear line between repairs the landlord handles and damage the tenant is responsible for, though that line can shift depending on your contract and the specific circumstances. 

Let’s break it down using the Genjyo Kaifuku framework.

As a general rule, structural issues, equipment installed before you moved in, and problems caused by natural deterioration fall on the landlord. Damage caused by your actions or negligence, however, falls on you.

What the Landlord Is Responsible For

Here’s what the landlord is responsible for:

• An air conditioner that was already in the unit when you moved in: If it stops working through normal use, repair or replacement is the landlord's responsibility.

• A window lock that breaks through no fault of yours: Locks, hinges, and fixtures that fail under normal conditions are the landlord's problem.

• Water leaks from pipes or the building structure: This holds true provided you didn't cause the damage.

• General deterioration of walls, floors, and fixtures: Usual signs of normal wear and tear in rental Japan is definitely the landlord’s responsibility.

What the Tenant Is Responsible For

You, as the tenant, will be expected to cover the cost in any of the following circumstances:

• Stains, burns, or scratches on floors, walls, or fixtures: Signs of wear caused by careless use.

• Wallpaper damage from excessive moisture or poor ventilation: If this is something the tenant could have prevented, it’s their responsibility.

• Holes in walls beyond standard nail holes: Anything bigger than the usual small nail holes caused by hanging items.

• Damage caused by pets: This includes scratches, stains, and odors.

• Professional cleaning fees at move-out: This includes floor waxing and is standard practice in Japan. The cost is typically deducted from your deposit or charged as an initial fee. Many foreign tenants aren't aware of this until it's deducted, but it's a normal part of the rental system here.

If your lease contains clauses that expand your restoration responsibilities beyond the MLIT guidelines, for example, requiring you to repaint walls regardless of their condition, those clauses are sometimes enforceable. Courts have thrown out terms they considered grossly unfair to the tenant in the past, but the safer move is to clarify those points before you sign.

How to Report Damage in Your Rental: A Step-by-Step Guide

When something goes wrong in your apartment, how you handle it matters almost as much as what happened. Reporting damage correctly protects you legally and financially. Here's a straightforward process you can follow:

1. Document everything right away: Take photos and videos as soon as you notice damage or a malfunction, and make sure they are time-stamped. This is your evidence if a dispute comes up later.

2. Check your contract to find out who to contact first: Some buildings are managed by a property management company, while others are handled directly by the owner. Your rental contract should specify the correct contact. Reaching the wrong party can delay the response.

3. Report the issue in writing: A message through an app, email, or written notice creates a paper trail. Verbal reports can be forgotten or disputed later. Written communication gives you something to point to.

4. Describe the issue clearly: Note when you first noticed the problem, what you think caused it, and whether it's affecting your ability to live in the unit normally.

5. Do not attempt to repair by yourself before getting approval: Well-intentioned DIY fixes can complicate the situation (more on this in the next section).

6. Follow up if you don't hear back within a reasonable time: One or two business days is a fair window for urgent issues. Keep records of all follow-up attempts.

7. Keep a log of all communications: Dates, responses, and any agreements reached should be documented. If the dispute reaches a formal stage, this record is invaluable.

This process applies to pretty much everything from a broken door hinge to water damage from a neighbor's leak. The same logic applies after a major earthquake, so if you notice a crack in a wall or a door that no longer closes, report it to your property manager right away, not at the end of your tenancy. 

Reporting structural damage years after it happened makes it very difficult to prove it was beyond your control.

It's also worth noting that in Japan, property management companies and landlords tend to prefer formal, documented communication over casual messages or phone calls. 

So, a LINE message or email is better than a phone call with no record. If you're renting through a real estate agency, they may act as the go-to contact for reporting issues, so check your contract to understand the chain of contact before something goes wrong.

Tips to Avoid Disputes and Get Your Shikikin Refund Japan

Security deposit disputes are one of the most common frustrations for tenants leaving a Japanese rental, especially for those coming from abroad who aren't familiar with the local norms. 

Getting most of your shikikin back requires some preparation ahead.

Start Documenting on the Move-in Day

First off, start documenting on move-in day. Walk through the entire apartment before you unpack anything and photograph everything. Look for scratches on the floor, discoloration on walls, and worn seals around windows. 

Then, simply send the photos to your property manager that same day. This immediately establishes that any pre-existing damage was not caused by you.

Know Your Damage

Be sure that you can tell the difference between normal wear and tear and tenant damage. Sun fading on carpet or natural discoloration of older wallpaper is considered normal wear and tear in Japan, which means the landlord absorbs those costs. 

Some landlords do attempt to charge tenants for these, particularly if the tenant isn't aware of their rights. So, you can push back if you know your lease and the MLIT guidelines well.

Read Before You Sign

This goes without saying, but read your lease agreement carefully before signing. Tokyo rules for rental housing often follow the MLIT guidelines closely, but individual contracts can include clauses that expand your obligations. 

If a clause seems unusual or particularly burdensome, ask about it before you sign. You have the right to negotiate terms at that stage. Once you've signed, contesting them becomes much harder.

Take Care of The Property

This simply means to keep the apartment well-maintained. 

Keep the unit ventilated, clean regularly, and catch minor issues before they grow into bigger problems. Mold that develops from poor upkeep can become a dispute point, even when the apartment had some underlying moisture issues to begin with. So, beware.

Also, report anything unusual early. If an earthquake causes wall cracks or knocks something out of alignment, notify your property manager right away. The longer you wait, the harder it becomes to prove the timing and cause of the damage.

Be There or Be Square

If you want things to go absolutely right, be present at the move-out inspection and get everything in writing. You're entitled to attend the inspection, and you definitely should. Having the restoration assessment in writing means you can identify and question any finding that seems incorrect.

For more on what to expect around costs when renting in Japan, our article on key money in Japan covers another fee that often catches new renters off guard.

What to Do If You Break or Damage Something in Your Rental

Accidents happen. The right response is to contact your property management company or landlord before doing anything else.

This applies to a cracked window, a damaged tatami mat, a hole in a wall, or a broken fixture. 

Attempting to fix it yourself without authorization can create bigger problems than the original issue. DIY repairs often don't meet the quality or material standards required by the lease agreement. Plus, if discovered later, they can give the landlord grounds to charge you for a professional restoration on top of the original damage.

There's a practical reason why this matters more in Japan than it might in other countries. Japanese rental properties tend to use specific materials, finishes, and fixtures, and landlords often have preferred contractors who know the building and its standards. 

So, a patch job done with the wrong wallpaper or the wrong paint shade can look worse than the original damage and create a paperwork problem when the landlord tries to document the unit's condition for the next tenant.

If your landlord or property manager gives you the green light to handle the repair yourself, get clear written instructions on what's expected. 

This means finding out what materials or methods are approved, whether you need to use a specific contractor or can source your own, and how the completed repair will be assessed. Any ambiguity on these points can cause problems at move-out.

Lastly, for damage that falls under your renters' insurance, file a report with your insurer. Many tenants in Japan carry mandatory fire and liability insurance as a condition of their lease. If you're not sure whether your policy covers accidental damage inside the unit, check your policy documents or contact your insurer directly.

What Happens If You Renovate Without the Owner's Permission?

This rule applies to changes both big and small: Do not make alterations to your rental unit without written permission from the owner or property management company.

Painting a wall a different color, replacing a light fixture, adding built-in shelving, changing out a faucet, and knocking down a partition - any of these can be considered unauthorized renovation under your lease. The consequences can be more serious than people expect.

If you make changes without approval, you may be required to restore the unit to its original condition entirely at your own cost. In cases where the changes can't easily be undone or where the landlord decides to pursue the matter, you could also face legal consequences under your lease contract. This is Genjyo Kaifuku in its strictest form: not just returning the apartment to reasonable condition, but undoing every unauthorized change you made.

Remember, unauthorized renovations can complicate your deposit refund, delay your move-out process, and create friction with the property management company, which makes the whole process harder.

There's also a subtler issue. Even small changes that seem harmless, like sticking adhesive hooks to tiled walls or installing a shower curtain rod that requires drilling, can technically fall under this rule depending on how your lease is written. 

So, when in doubt, just ask. A quick email to your property manager asking whether something is allowed takes two minutes and protects you from a charge that could run into tens of thousands of yen during your move-out.

To learn more about what's typically allowed and what isn't in Japanese rental apartments, see our article on apartment rules in Japan.

Concluding Words on Tenant Responsibility in Japan

The concept of Genjyo Kaifuku is at the center of most tenant-landlord disputes in Japan. 

So, knowing what it means in practical terms is your best protection against unexpected charges when you move out. Normal wear and tear is not your problem, but damage caused by negligence or misuse is. Everything else depends on your contract, which you should read well.

Document everything on move-in day, report issues in writing, never attempt repairs without authorization, and read your lease carefully before you sign. Japan tenant rights do protect you against unreasonable demands, but those protections are easiest to exercise when you have a clear paper trail and know your rights.

One last thing worth keeping in mind: The cleaning fee at the end of your tenancy is almost always non-negotiable. It's baked into the system and is rarely a point of dispute. What is negotiable, or at least contestable, are charges for damage that was pre-existing, caused by natural wear and tear, or stems from repairs you were never responsible for in the first place. 

Know the difference, document carefully, and you'll be in a strong position when the time comes to move on.

All that being said, if you're still in the apartment-hunting phase and are just here to learn your rights, check out our guides on finding apartments in Japan as a foreigner and what to consider when apartment hunting in Japan first.