JapanUnauthorized renovation - must tenant restore?
Yes, a tenant in Japan must generally restore the premises to its original condition upon lease termination, unless the landlord consented to the renovation or the alteration is considered ordinary wear and tear.
What the Law Says
Japanese law places clear obligations on tenants regarding alterations to leased property. The Civil Code governs lease relationships and sets out restoration duties upon termination.
Under the Japanese Civil Code, a tenant is obligated to return the leased property in substantially the same condition as at the start of the lease, accounting only for normal use and wear.
Section 608 states: 'A lessee shall bear the cost of restoring the leased property to its original condition, if he has altered it without the lessor’s consent.'
Section 622 adds that upon termination of a lease, 'the lessee must return the property to the lessor; if the property has been damaged or altered, the lessee bears responsibility unless the change resulted from ordinary use.'
Consent must be explicit — silence or inaction by the landlord does not constitute approval of renovations.
Statutory TextA lessee shall bear the cost of restoring the leased property to its original condition, if he has altered it without the lessor’s consent.
— Civil Code, s. 608 — Restoration of altered property
Statutory Textthe lessee must return the property to the lessor; if the property has been damaged or altered, the lessee bears responsibility unless the change resulted from ordinary use.
— Civil Code, s. 622 — Return of leased property
What to Do
Review your lease agreement for any clauses about alterations or restoration.
Confirm whether you obtained written consent from the landlord before renovating.
If no consent was given, plan and budget for full restoration before vacating.
Document the original condition (photos, inspection reports) to support claims of ordinary wear and tear.
If dispute arises, consult a licensed Japanese judicial scrivener (shihō shoshi) or attorney before termination.
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.