Sendai's Restoration Guidelines 2026 | Complete Move-In/Move-Out Manual for Zero Security Deposit Return Disputes

At the time of moving out from a rental property, disputes often arise: "The security deposit wasn't fully refunded," "High cleaning fees were charged," and "I was charged for repairs on damage that existed before I moved in." Such restoration-related disputes occur frequently within Sendai City each year. This article, based on the Ministry of Land, Infrastructure, Transport and Tourism's "Troubles and Guidelines Surrounding Restoration Conditions," provides a practical move-in/move-out manual that reflects the realities of Sendai's rental market.

Basic Principles of Restoration: What Costs Are Borne by Whom

Let's clarify the fundamental concept of restoration. The Ministry of Land, Infrastructure, Transport and Tourism's guidelines (2011 revised edition) define restoration as follows:

Restoration means restoring building value decreases resulting from the tenant's occupancy and use, specifically those caused by intentional acts, negligence, breach of duty of care, or use exceeding normal usage conditions.

In other words, natural wear and tear and deterioration from ordinary living (age-related depreciation) are typically the landlord's responsibility, not the tenant's.

Main cases where tenants bear costs

Main cases where landlords bear costs

Understanding this principle before moving in can significantly reduce disputes at move-out.

The Key to Prevention: Creating Documentation and Checklists with Photos

The most effective measure to prevent restoration disputes is to preserve evidence of the condition at move-in. Without documentation, you cannot prove that damage existed before you moved in, even if you claim it did.

What to do at move-in

1. Photograph the entire room (with date stamp)

2. Use a move-in checklist

Many property management companies provide a "Room Checklist (Move-in Confirmation Form)" at move-in. This is not merely a document—it functions as evidence in case of disputes. It is ideal to review it thoroughly with the management company to ensure nothing is overlooked.

3. Report existing damage and stains to the management company

If you discover damage or stains at move-in, report them to the management company in writing or email rather than verbally, and keep their response. Written communication prevents "he said, she said" disputes.

With properties managed by エムアセッツ, the procedure involves having a staff member confirm the room's condition at move-in, recording the current state on a move-in confirmation form, and having both parties sign it.

Realities of Sendai's Rental Market: Standard Security Deposits and Cleaning Costs

It's also helpful to understand the typical costs for restoration in Sendai City.

Standard security deposits (Sendai City, 2026)

Professional cleaning cost estimates

Cost-sharing through lease clauses

Many rental leases in Sendai include a clause stating that "professional cleaning costs at move-out are the tenant's responsibility." According to the MLIT guidelines, such clauses are valid if they meet the conditions for effectiveness (explanation, agreement, and cost disclosure). However, if the explanation was insufficient or the cost is deemed excessive, court cases have found such clauses invalid. Always review the content before signing.

Move-Out Inspection: Key Points and Negotiation Basics

The move-out inspection on the final day is the moment to confirm restoration costs. Your handling here significantly affects the amount of your security deposit returned.

Preparation before inspection

Key points on inspection day

Points to verify on the settlement statement

For wall coverings, the tenant's responsibility is adjusted based on remaining value (useful life of 6 years). For example, if you lived in the property for 6 years or more, your responsibility for wall covering costs drops to nearly zero.

From the Landlord's Perspective: Appropriate Billing and the Importance of Property Management Company Selection

Restoration disputes are a significant risk for landlords as well. Excessive billing can lead to disputes with tenants and negative online reviews.

Appropriate steps for landlords

Key points in selecting a property management company

When delegating restoration procedures to a property management company, their approach significantly affects the rate of move-out disputes. Choosing a company with a transparent settlement process helps maintain your reputation as a landlord in the long term.

エムアセッツ conducts transparent, guideline-compliant restoration procedures from move-in documentation through move-out settlement. We aim for settlements that satisfy both tenants and landlords while preventing unnecessary disputes.

Related information links

Summary: Three Essential Rules to Prevent Disputes

Here are three essential rules for preventing restoration disputes:

1. Document thoroughly at move-in

Photos, checklists, and written reports to the management company—your move-in documentation becomes the foundation for all decisions at move-out.

2. Know the MLIT guidelines

Simply understanding the core principle that "age-related depreciation is the landlord's responsibility" and "depreciation must be considered" allows you to properly object to unreasonable charges.

3. Review lease clauses before moving in

Always confirm and agree with any special clauses regarding professional cleaning fees or key replacement costs before signing the lease.

If you're struggling with security deposit handling or move-out costs, or if you're a landlord looking to review your property's restoration procedures, please feel free to contact エムアセッツ.