Save 100,000 Yen with Just One Photo: Tokyo Move-Out Restoration Rules & 5 Essential Things to Do on

Receiving the keys to your new home and starting your new life in Tokyo is a truly exciting moment. Unpacking your boxes and arranging your furniture is a thrilling time. However, amid the bright mood of having just moved in, there is a pitfall that many people forget, which can lead to a loss of 100,000 yen or more several years later: the "restoration to original condition (Genjo Kaifuku)" dispute when moving out.

In Japanese rental agreements, there is a rule that you must restore the room to its original condition when moving out. However, there is no end to cases where property management companies, misunderstanding these rules, charge unreasonably high repair fees, leading to disputes. In this article, we will thoroughly explain the correct distinction between what the landlord covers and what the tenant is responsible for under national guidelines. We also share five essential check items you must perform on move-in day—taking just 10 minutes—to protect yourself.

Even if this is your first time living alone or you are not used to moving in Tokyo, simply understanding the rules, the terminology, and what actions to take on your very first day will help you almost completely avoid move-out disputes.

1. What is "Restoration to Original Condition" (Genjo Kaifuku)? Your Rights and Obligations as a Tenant

When moving out of a rental apartment, many people tend to think, "Does restoration to the original condition mean I have to return the room to a brand-new state, exactly as it was when I rented it?" However, this is a major misunderstanding.

According to the "Guidelines for Restoration to Original Condition and Troubleshooting" compiled by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), the definition of restoration to original condition (Genjo Kaifuku) is defined as follows:

"Restoration to original condition means restoring wear, tear, or damage caused by the tenant's intent, negligence, breach of the duty of care of a good manager, or other uses that exceed normal standard use."

Although the terminology sounds a bit complicated, it boils down to these simple, basic divisions:

• Aging/Natural Deterioration (natural wear and fading over time): Covered by the landlord
• Ordinary Wear and Tear (damage that naturally occurs through normal daily life): Covered by the landlord
• Intentional Damage or Negligence (scratches or stains caused on purpose or by carelessness): Covered by the tenant

Every month, we pay rent that is by no means cheap. This rent already includes the repair costs for natural deterioration that occurs through normal daily life. Therefore, we as tenants have absolutely no obligation to pay extra to fix any decline in the property's value that results from normal, standard living when we move out.

2. Who Pays? Quick Reference Chart for Restoration Cost Allocation

So, what specific items fall under each category? We have created an easy-to-understand diagram below. Make sure to keep these standards in mind.

Although it might look complicated at first glance, the essence is simple: if you live a normal daily life and perform regular maintenance (cleaning and ventilation), there is almost nothing that will become the tenant's financial responsibility.

However, during actual move-out inspections (Tachiai), tenants are sometimes faced with unreasonable demands, such as: "Since you made this dent in the closet, you must pay to replace the flooring for the entire room." The one and only way to protect yourself in such situations is the self-check on your move-in day, which we introduce below.

3. Avoid Move-Out Disputes in Advance! 5 Essential Check Items to Do on Move-in Day

The battle to prevent move-out disputes is decided in the first few tens of minutes of your move-in day, before any furniture is brought in. Be sure to carry out the following five actions:

① Take Comprehensive "Evidence Photos" Before Moving Furniture In

This is your best and most powerful line of defense. Before the movers start carrying cardboard boxes from the truck, take your smartphone and walk through the room.

Take photos of any spots that catch your eye, such as existing small scratches on the wood flooring, peeling wallpaper, tilting doors, rust on the kitchen counter, or warped window frames.

The key to taking photos is to shoot in sets of two: a close-up (macro shot) and a wide shot (the entire room). A close-up alone cannot prove where the scratch is located in the room, while a wide shot won't show the details of the scratch. It is even more powerful to upload these photos to a cloud service to guarantee that the timestamp (the date the photo was taken) is preserved. This single photo on your first day will be your shield, saving you from 100,000 yen in repair costs years down the road.

② Fill Out the "Move-in Condition Report (Checklist)" in Detail and Submit It

In most cases, the property management company or real estate agency will hand you a form at contract signing or on move-in day, asking you to check the condition of the room upon move-in and submit it.

Do not skip this just because it seems like a chore. Write down details that link back to the photos you took in Step ①, such as: "Western-style room: 3 cm scratch on the floor, 50 cm away from the window" or "Bathroom vanity: slight dark smudge inside the cabinet under the sink."

Once you are done writing, make sure to take a photo of the entire form or make a copy before mailing it or submitting it online. Keeping this copy in a safe file until you move out is your ultimate evidence.

③ Perform an "Initial Operation Check" on Plumbing, Air Conditioning, and Windows

Do not just check for scratches—make sure to inspect the operation of all appliances and infrastructure on your first day.

• Turn on all faucets: Check if the shower pressure is sufficient, make sure it doesn't leak after turning it off, and verify that the drains flow smoothly.
• Turn on ventilation fans: Listen for any loud or strange rattling noises coming from the fans in the kitchen, bathroom, and toilet.
• Test the air conditioner: Confirm that both cooling and heating function properly, and that there are no abnormal noises or musty/moldy smells.
• Open and close doors and windows: Check for poor alignment or sticking when opening and closing.

If you find any issues with operation, immediately contact the property management company to report that "it was not working from the start of move-in." If you ignore it and report it years later, you risk being accused of breaking it during your stay and being charged for the repairs.

④ Confirm Lifeline Settings and Locate Emergency Shut-Off Valves (Main Valves)

In rare cases, water leaks or electrical issues can occur as initial defects right after moving in.

Make sure to locate the circuit breaker, the main water valve (usually inside the pipe space box outside the front door), and the gas valve. Restoring the gas service requires you to be present for an inspection (Tachiai) scheduled in advance. The gas company staff will check the operation of the gas appliances and water heater, so if you notice anything unusual (such as weak hot water flow), it is best to tell them right on the spot.

⑤ Check if the "Professional House Cleaning" Was Done Thoroughly

Usually, after the previous tenant moves out, a contractor performs a professional house cleaning. Unfortunately, there are times when cleaning contractors cut corners, leaving the apartment dirty when handed over to you.

Inspect closely: open the bathroom drain to make sure it isn't clogged with hair or slime, check if the range hood filter is covered in grease, and verify that the window sills throughout the room are not covered in thick dust.

If there are problems with the cleanliness, take photos before unpacking your belongings and contact the property management company immediately to request a re-cleaning. The first day, when the room is still completely empty, is the best time to check if the cleaning was done properly.

4. What to Do If You Face Unfair Claims? Recommended Consultation Contacts

On the day of move-out, the property management representative will perform the inspection (Tachiai) and might say, "It will cost 120,000 yen to repair this spot. Please sign this security deposit (Shikikin) settlement agreement."

If you find it suspicious or do not agree with the amount, never sign or stamp your hanko seal on the spot. Tell them that you will take the documents home first and that you wish to discuss it calmly. Once you sign it, you are deemed to have "agreed to the cost allocation," making it extremely difficult to challenge later.

If the discussions reach an impasse, you can rely on the following public, free consultation windows:

• Consumer Affairs Center (Consumer Hotline: 188 with no area code): A professional consultant will mediate and advise you on how to resolve unfair contracts or charges.
• Tokyo Metropolitan Government Bureau of Urban Development \"Consultation Desk for Rental Housing Troubles\": Provides guidance and advice regarding the interpretation of the Tokyo Rules (for residents of Tokyo; other prefectures have similar consultation windows).

For those looking for apartments in Tokyo, choosing a real estate agency that offers clear contracts from the start and attentive after-move-in support is the absolute best way to avoid troubles.

5. Conclusion: Your First 10 Minutes Will Save You in the Future

Moving takes a lot of energy, both physically and mentally, and you might be completely exhausted on move-in day. We completely understand the temptation to think, "I'll check for scratches next weekend..."

However, once you unpack and place your belongings, it becomes hard to distinguish whether a scratch was "originally there" or "caused during the move or daily life," making it very difficult to prove.

"In a completely empty room, take photos of every corner. Then write them down on the report."

This single 10-minute action is enough to prevent almost 100% of the risk of wasting tens or hundreds of thousands of yen when you move out. Save your money wisely, take the right first step, and start your comfortable and wonderful new life in Tokyo!