Hi everyone,
I’m facing a frustrating and stressful situation as a tenant in Japan and would really appreciate advice or if anyone has gone through something similar.
A small crack occurred in the ceramic sink of my rented apartment (tenant here for 4years) after I accidentally dropped a glass bottle. I immediately reported it to the property management company. (A Big mistake)
They are now charging me ¥190,300 for a full replacement of the entire sink vanity, including the mirror cabinet, faucet, and storage , not just the damaged sink itself , just because the sink is discontinued (too old)
I must also state that I do not have insurance (I was new to Japan and they did not explain or ask me about insurance when I signed the contract)
Here’s why I believe this is unfair and potentially not legal:
- The sink model was discontinued around 2003, and the apartment is 22 years old. The manufacturer (LIXIL) confirmed this.
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I contacted LIXIL myself, and they confirmed that:
- The sink was originally designed to be replaceable on its own and the mirror and other components are sold separately.
- The catalog price listed in the invoice they sent me after I asked for it (¥114,000) is not the retail price , the same product is listed online for about half that(~40,000¥)
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Two independent repair companies confirmed:
- The damage is small and could be repaired for ~¥90,000, or
- Only the bottom unit could be replaced for ~¥58,000–62,000 (sink + labor).
On top of that:
- I consulted a Japanese lawyer, who reviewed my lease and the MLIT guidelines (Ministry of Land, Infrastructure, Transport and Tourism).
- He confirmed that under the law and contract, the tenant is only liable for the damaged part , not undamaged parts or full unit replacements.
- He also confirmed that if an item has passed its expected lifespan (sinks = 15 years), its residual value is zero, and therefore no compensation is required even if it is damaged.
- The lawyer wrote me an official letter, which I shared with the management company, but they still insist on charging the full amount under a threatening tone.
I have no deposit with this company , so they are requesting this as a direct payment from me.
The management never sent a technician to inspect the apartment. They decided based only on photos I sent to them and the fact that the sink model is discontinued.
They argue that I made the item unusable and therefore I must pay, even though the item was well beyond its usable lifespan and I provided repair options that are much cheaper and more reasonable.
I also provided multiple legal references, including:
- The MLIT restoration guideline (原状回復ガイドライン)
- Official Tokyo government housing depreciation standards
- Statements from the manufacturer
- Quotes from repair professionals
- A lawyer’s written opinion letter
Despite all this, they are refusing to negotiate further.
Has anyone experienced anything similar?
- Have you been charged for replacing very old fixtures or discontinued parts?
- Were you able to negotiate or dispute the cost?
- Is it normal in Japan to be billed the catalog price instead of market retail prices?
This situation has been very stressful and is affecting my mental well-being. I’m just trying to follow the law and be fair, but I feel overwhelmed.
Would really appreciate your insights. Thank you 🙏
by UsualDistance7015