Japan’s rental market is famously conservative about apartment modifications — the “restore to original condition” (原状回復, genjō kaifuku) principle means tenants bear responsibility for returning their unit to the state they found it. Understanding what is and isn’t permitted saves you from deposit disputes and allows you to personalize your space within acceptable limits.
The Genjō Kaifuku Principle
When you vacate a Japanese rental apartment, you are generally required to restore it to its condition at move-in. However, Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT) guidelines clarify that tenants are NOT responsible for:
- Normal wear and tear from daily living (通常の使用による劣化)
- Fading of walls due to sunlight (日焼け)
- Marks from furniture placement on flooring
- Minor scratches on floors from normal use
- Nail holes used for picture hanging (small, standard)
Tenants ARE responsible for:
- Damage caused by negligence or misuse
- Cigarette smoke staining and odor
- Pet damage (scratches, stains, odor)
- Unauthorized modifications not approved by landlord
- Mold from inadequate ventilation (if tenant’s responsibility)
What You Can Usually Do (No Permission Needed)
- Furniture placement: Arrange furniture freely; protect floors with furniture pads
- Small nails and picture hooks: One small nail or picture hook per room is generally accepted (MLIT guidelines); removable adhesive hooks (command strips) are ideal
- Removable wallpaper and contact paper: “Peel and stick” wallpaper (はがせる壁紙) designed to leave no damage; huge market in Japan specifically for rental use; sold at Cainz, Nitori, Amazon Japan
- Hanging rods in windows: Tension-mounted curtain rods; no drilling required
- Removable flooring tiles: Interlocking foam or wood-look tiles that sit on top of existing flooring; protect the original floor and add style
- Furniture from Nitori, IKEA, etc.: Assembly furniture; no permanent installation
What Requires Landlord Permission
- Painting walls: Technically requires permission; many landlords refuse; some accept white/neutral paint with a restoration agreement
- Drilling holes: Larger holes for shelving, TV mounts, or heavy fixtures; must get written approval; landlord may require restoration
- Installing fixtures: Additional curtain rails, toilet seat upgrades (bidet seats), air conditioner installation in a unit without one
- Structural modifications: Absolutely prohibited without explicit permission
Clever Rental-Friendly Customization
Wall Decoration
- Removable wallpaper (はがせる壁紙): Brands like Walpa, Roommate, and Sangetsu produce high-quality peel-and-stick wallpapers; cover an accent wall beautifully; peel off completely at move-out
- Wall panels (ウォールパネル): Magnetic or adhesive panels that create textured feature walls; no residue
- Large artwork and tapestries: Frame heavy pieces using tension cables or adhesive strips rated for the weight
Lighting
Japanese apartments typically use a ceiling light socket (シーリングライト). You can freely swap the light fixture using the standard bayonet/locking ceiling socket — no permission needed. Pendant lights with ceiling socket adapters, LED mood lighting, and track light adapters are all landlord-friendly. Return the original fixture when you leave.
Flooring
- Interlocking vinyl plank tiles over tatami or wood floors protect original flooring
- Large area rugs completely transform the feel of a room without modification
- Nitori and IKEA carry excellent options specifically sized for Japanese apartment dimensions
Kitchen Upgrades (Rental-Friendly)
- Magnetic spice racks on the stainless steel range hood
- Under-shelf baskets using tension or clip systems
- Removable backsplash tiles or contact paper behind the stove
- Freestanding shelving and kitchen carts rather than installed cabinetry
Move-Out and Deposit Recovery
- Photo documentation at move-in: Photograph every corner, every scuff, every existing mark on move-in day. Share with landlord and keep copies. This is your protection against unfair charges.
- Cleaning service: Professional apartment cleaning (ハウスクリーニング) at move-out costs ¥20,000–¥50,000 depending on size; often charged to tenant regardless; clarify in your lease
- Dispute resolution: If charged for normal wear and tear, the Tokyo Metropolitan Government’s Housing Dispute Resolution Center (住宅紛争審査会) and Consumer Affairs Agency provide guidance; many disputes are resolved in tenants’ favor when MLIT guidelines are cited
Tatami Rooms
Many apartments include at least one tatami (畳) room. Tatami care:
- Never place heavy furniture directly on tatami — it dents permanently and is expensive to replace (¥15,000–¥30,000 per mat)
- Use tatami-specific underlay pads under furniture
- Avoid moisture: tatami absorbs humidity; ventilate regularly; mold on tatami is expensive to remediate
- Clean by wiping along the grain with a slightly damp cloth; vacuum occasionally with a soft brush attachment