Receiving the keys to your new home and finally starting your new life in Tokyo is an incredibly exciting feeling. As you unpack your boxes and arrange your furniture, it is easy to get swept up in the bright, fresh atmosphere of moving. However, there is a common pitfall that many people forget about during this happy time—one that can lead to a massive loss of ¥100,000 or more several years down the road. That pitfall is the move-out "restoration to original state" (Genjo Kaifuku) dispute.
In Japanese rental contracts, there is a rule requiring tenants to restore the property to its original state when moving out. However, there is no shortage of disputes where property management companies, misinterpreting these rules, hit tenants with unfairly high repair bills. In this article, we will provide an in-depth guide on the actual legal division between "landlord coverage" and "tenant coverage" based on national guidelines. We will also share the "5 Essential Checkpoints" that take just 10 minutes on your move-in day but will serve as your ultimate self-defense.
Even if you are living on your own for the first time or are completely new to moving in Tokyo, simply understanding these rules, the terminology, and taking a few quick actions on your first day will almost entirely prevent any move-out disputes.
When moving out of a rental apartment, many renters worry, "Does restoring the property to its original state mean I have to return it to the exact 'brand-new' condition it was in when I moved in?" However, this is a major misunderstanding.
According to the "Guidelines for Restoration to Original State and Related Disputes" compiled by Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT), the definition of restoration is established as follows:
"Restoration to original state refers to the repair of wear and tear or damage caused by the tenant's intent, negligence, violation of the duty of care of a good manager, or other usage that exceeds ordinary and customary use."
This might sound a bit technical, but put simply, responsibilities are divided into these basic categories:
We pay a significant amount of rent every month. This monthly rent already includes the cost of recovering the loss in value due to ordinary living. Therefore, you are under absolutely no obligation to pay additional money upon moving out for the natural depreciation that occurs from normal, everyday use of the apartment.
So, what specific areas fall under whose responsibility? We have created an easy-to-understand visual guide below. Take a moment to familiarize yourself with these standards.
At first glance, it might look complicated, but the core principle is simple: "If you live normally and maintain basic upkeep (such as cleaning and ventilating), you will rarely find yourself responsible for repair costs upon moving out."
Yet, in real-world move-out inspections, some renters face unreasonable demands, such as, "This small dent in the closet was made by you, so you need to pay to replace the laminate on the entire floor." The single best way to protect yourself from such claims is the move-in day self-check we outline next.
The battle to prevent move-out disputes is won or lost in the first few tens of minutes on your move-in day, right before your furniture is brought in. Make sure you carry out the following five actions.
This is by far your ultimate and most effective defense strategy. Before the moving crew starts carrying boxes in from the truck, walk through your empty apartment with your smartphone.
Take photos of everything that catches your eye: existing minor floor scratches, peeling wallpaper, slightly misaligned doors, any kitchen sink rust, or warped window frames.
A crucial photographing tip is to take a pair of photos for each spot: a close-up (macro shot) and a wide-angle shot (showing the whole room). A close-up alone fails to prove exactly where the scratch is located, while a wide shot alone won't capture the details of the defect. Uploading these photos to a cloud service to preserve a solid, unalterable digital timestamp (the shooting date) makes them even more bulletproof. This single set of photos will become your strongest shield, protecting your wallet from ¥100,000 in repair charges down the road.
When signing the contract or on the move-in day, you will almost always be handed a document titled "Move-in Apartment Condition Report" or "Checklist" with instructions to submit it after inspecting the apartment.
Never brush this off just because it feels like a hassle. Write down details that link clearly to the photos you took in Step 1, such as: "Main Room: 3 cm linear scratch on the floor, 50 cm from the window" or "Bathroom Vanity: slight dark discoloration inside the lower storage cabinet."
Once you complete it, be sure to take a photo of the entire form or make a copy for your own records before mailing or submitting it online to the management company. Storing this copy safely in your files until the day you move out is your final line of security.
In addition to checking for physical cosmetic marks on the floors and walls, it is vital to check that all mechanical elements and infrastructure work properly on day one.
If you find any operational issues, report them immediately to the property management company to establish that "it has not worked since move-in." If you put off reporting these and wait several years, you risk being accused of breaking them during your stay and being billed for repairs.
Though rare, initial issues with water leaks or electrical faults can occur on day one.
Locate the main breaker, the water shut-off valve (usually inside the pipe space outside your entrance door), and the main gas valve. For gas connection, you must arrange for a professional from the gas company to visit while you are present. Since they will test your gas appliances and heaters during this setup, it is the perfect time to let them know if anything seems off (e.g., if the water heater isn't heating properly).
Normally, a contracted cleaning crew cleans the apartment once the previous tenant moves out. Unfortunately, shortcutting does occur, and you might receive an apartment with leftover dirt and grime.
Check everything down to the smallest detail: open the bathroom drain to make sure it is not clogged with hair and slime, inspect the range hood filters for greasy residue, and check the window tracks for thick layers of dust.
If you spot any significant dirt, take pictures before bringing in your luggage, and immediately contact your management company to request a touch-up cleaning. Checking if the apartment meets the standard you are paying for—either through an upfront fee or deducted from your deposit upon move-out—is easiest when the rooms are empty on the very first day.
On your move-out day, an inspector from the property management company may say, "Since we have to repair this spot, it will cost ¥120,000. Please sign this Security Deposit Settlement Agreement."
If you feel suspicious or do not agree with the charges, absolutely do not sign or stamp your seal on the document right then and there. Politely tell them you would like to take the paperwork home and discuss the details calmly. Once you sign, it is legally deemed that you have agreed to the charges, making them exceptionally difficult to dispute later.
If discussions stall and you cannot reach an agreement, you can turn to the following public, free consulting services:
Furthermore, for those planning on searching for an apartment in Tokyo in the future, the absolute best way to avoid disputes is to "work with a real estate company that keeps everything fully transparent from the initial contract and offers friendly, supportive assistance through your entire stay."
Moving is incredibly draining both physically and mentally, and you will likely have zero energy remaining on your move-in day. It is completely natural to want to say, "I'll just inspect the apartment for scratches next weekend..."
However, once your furniture and boxes are placed, it becomes virtually impossible to prove whether those scratches were there prior to your arrival, or were created during unpacking or daily life—leaving you with no grounds to dispute the charges.
"Take photos of every single corner of the completely empty rooms, and write them down on the report."
This simple 10-minute action is practically 100% effective in protecting you from wasting tens of thousands or even hundreds of thousands of yen when you move out. Let’s save wisely, take that crucial first step correctly, and kickstart a comfortable, exciting new chapter of your life!
Sorai Tokyo is a housing and real estate agency centered in Adachi Ward (Kita-Senju, Ayase, Kita-Ayase) that is genuinely committed to supporting you in your exciting new life. From finding the perfect home to explaining lease contracts, addressing move-in questions, and deciphering move-out policies, our professional team is here to assist you gently and comprehensively. Even if it's your first time living alone and you have tons of questions, feel free to contact Sorai Tokyo anytime!