Restoration troubles for soundproof rentals are increasing in Japan. Due to increased supply of soundproof rentals and expansion of resident segments (music students, streamers, DTM users), restoration-related troubles are becoming more complex.
This article introduces actual restoration trouble cases occurring in soundproof rentals and comprehensively explains practical points management companies should know, from before contract signing to move-out.
Background of Increasing Restoration Troubles in Soundproof Rentals#
We analyze the background of increasing restoration troubles in soundproof rentals.
Increase in Soundproof Rental Supply and Expansion of Resident Segments (Music Students, Streamers, DTM Users)#
Supply of soundproof rentals is increasing, and resident segments are also expanding.
Supply Increase
- Approximately 287 properties nationwide as of 2024 (year-over-year +22%)
- Approximately 200 properties within Tokyo’s 23 wards
- Supply also increasing in regional cities
Resident Segment Expansion
- Music students: Approximately 60%
- Streamers and creators: Approximately 15% (year-over-year +5%)
- DTM users: Approximately 10% (year-over-year +3%)
- Others: Approximately 15%
“Music Practice Allowed” Properties = Restoration Easily Becomes Complex#
“Music practice allowed” properties have characteristics that make restoration easily complex.
Complexity Factors
- High-cost equipment: Soundproofing doors, soundproofing sashes, etc.
- Special structures: Soundproofing structures, sound-absorbing materials, etc.
- Usage conditions: Instrument practice, streaming, recording, etc.
Increased Damage Risk Due to High-Cost Equipment and Special Structures#
Damage risk is increasing due to high-cost equipment and special structures.
Examples of High-Cost Equipment
- Soundproofing doors: 200,000 to 500,000 yen (approximately $1,352 to $3,380 USD)
- Soundproofing sashes: 150,000 to 400,000 yen (approximately $1,014 to $2,703 USD)
- Ventilation units: 100,000 to 300,000 yen (approximately $676 to $2,028 USD)
Examples of Special Structures
- Soundproofing structures: Sound insulation materials, sound-absorbing materials
- Double structures: Double walls, double floors
- Airtight structures: Airtight packing, airtight tape
Troubles Visualized Through Social Media Warnings and Word-of-Mouth#
Troubles are being visualized through warnings and word-of-mouth on social media.
Information Spread on Social Media
- Warnings on Twitter and Instagram
- Reviews on word-of-mouth sites
- Management company responses questioned due to trouble visualization
Actual Restoration Trouble Cases#
We introduce actual restoration trouble cases occurring in soundproof rentals.
Deterioration and Damage of Soundproofing Doors and Packing#
Deterioration and damage of soundproofing doors and packing is one common trouble.
Trouble Content
- Packing damage due to strong opening and closing
- Frame damage due to drum moving-in, etc.
- Often becomes dispute point over “normal wear or negligence”
Repair Costs
- Packing replacement: 50,000 to 100,000 yen (approximately $338 to $676 USD)
- Door frame repair: 100,000 to 200,000 yen (approximately $676 to $1,352 USD)
- Door replacement: 200,000 to 500,000 yen (approximately $1,352 to $3,380 USD)
Burden Demarcation
- Normal wear: Wear due to aging is landlord’s burden
- Damage due to negligence: Damage due to tenant’s negligence is tenant’s burden
- When judgment is difficult: Specialist diagnosis required
Floor Depressions and Vibration Absorption Material Damage#
Floor depressions and vibration absorption material damage are also common troubles.
Trouble Content
- Sinking due to long-term installation of grand pianos and heavy equipment
- Vibration absorption material damage
- Disputes over “tenant construction treatment or restoration obligation”
Repair Costs
- Floor repair: 100,000 to 300,000 yen (approximately $676 to $2,028 USD)
- Vibration absorption material replacement: 50,000 to 150,000 yen (approximately $338 to $1,014 USD)
- Full floor replacement: 300,000 to 500,000 yen (approximately $2,028 to $3,380 USD)
Burden Demarcation
- Tenant construction treatment: Tenant burden if agreed at move-in
- Restoration obligation: Tenant burden if stated in contract
- When judgment is difficult: Specialist diagnosis required
Wallpaper, Sound-Absorbing Panel Marks, and Special Bond Residue#
Wallpaper, sound-absorbing panel marks, and special bond residue are also common troubles.
Trouble Content
- Tenants attach DIY sound-absorbing materials, wallpaper damaged during removal
- Burden ratio becomes dispute point due to recognition gap of “minor attachment”
Repair Costs
- Partial wallpaper replacement: 50,000 to 150,000 yen (approximately $338 to $1,014 USD)
- Full wallpaper replacement: 200,000 to 400,000 yen (approximately $1,352 to $2,703 USD)
- Special bond removal: 30,000 to 100,000 yen (approximately $203 to $676 USD)
Burden Demarcation
- Minor attachment: Normal wear, landlord burden
- Adhesive marks: Tenant burden
- When judgment is difficult: Specialist diagnosis required
Ventilation Fan, Duct, and Soundproofing Sash Malfunctions#
Ventilation fan, duct, and soundproofing sash malfunctions are also common troubles.
Trouble Content
- Ventilation fan motor burnout in high-temperature, high-humidity environments
- Cases where soundproofing sash malfunction results in high repair costs
Repair Costs
- Ventilation fan replacement: 100,000 to 300,000 yen (approximately $676 to $2,028 USD)
- Duct cleaning and replacement: 50,000 to 150,000 yen (approximately $338 to $1,014 USD)
- Soundproofing sash replacement: 150,000 to 400,000 yen (approximately $1,014 to $2,703 USD)
Burden Demarcation
- Aging deterioration: Landlord burden
- Unclean filter: Tenant burden
- Malfunction due to negligence: Tenant burden
Damage Caused by Tenants’ Independent “Soundproofing Modifications”#
Damage caused by tenants’ independent “soundproofing modifications” is also a common trouble.
Trouble Content
- Soundproofing tape added to door bottom → deformation
- Foam material for gap filling → cleaning difficulty becomes restoration problem
Repair Costs
- Door repair: 50,000 to 150,000 yen (approximately $338 to $1,014 USD)
- Foam material removal: 30,000 to 100,000 yen (approximately $203 to $676 USD)
- Wall repair: 50,000 to 150,000 yen (approximately $338 to $1,014 USD)
Burden Demarcation
- Unauthorized modification: Tenant burden
- Modification with permission: Tenant burden if stated in contract
- When judgment is difficult: Specialist diagnosis required
Why Troubles Occur Even with Special Agreements (Structural Reasons)#
We analyze structural reasons why troubles occur even with special agreements.
“Lack of Specificity” in Special Agreements#
“Lack of specificity” in special agreements is one cause of troubles.
Examples of Lack of Specificity
- “Actual cost burden if soundproofing equipment damaged” alone is ambiguous
- Which range is “normal wear” is not specified
- Burden ratio according to damage degree is unclear
Improvement Measures
- Specify concrete damage examples
- Clarify normal wear range
- Specifically stipulate burden ratio
High Specialization of Soundproofing Equipment#
High specialization of soundproofing equipment is one cause of troubles.
Impact of High Specialization
- Tenants have weak recognition of “high-cost equipment,” minor damage becomes high-cost
- Specific repair unit prices are opaque → disputes over price validity
Improvement Measures
- Explain value of soundproofing equipment
- Specify repair unit prices
- Present specialist diagnosis reports
Recognition Gap Due to DIY Soundproofing Boom#
Recognition gap due to DIY soundproofing boom is one cause of troubles.
Recognition Gap Content
- Tenants recognize as “lightly attached”
- Management side judges as “adhesive marks require full wallpaper replacement”
- Large recognition gap
Improvement Measures
- Codify DIY prohibition
- Restrict types of attachment materials
- Thorough explanation at move-in
Insufficient Restoration Explanation at Move-In#
Insufficient restoration explanation at move-in is one cause of troubles.
Insufficient Explanation Content
- Only contract explanation, equipment photos and wear examples not presented
- Tenants face move-out without understanding “original condition”
Improvement Measures
- Present equipment photos
- Present wear examples
- Keep condition records at move-in
High Repair Costs Trigger Troubles#
High repair costs are triggering troubles.
Reality of High Costs
- Soundproofing door and sash replacement: 200,000 to 500,000 yen (approximately $1,352 to $3,380 USD)
- Ventilation unit replacement: 100,000 to 300,000 yen (approximately $676 to $2,028 USD)
- Disputes intensify as costs become higher
Improvement Measures
- Present repair cost breakdown
- Explain repair cost validity
- Present specialist diagnosis reports
Practical Points Management Companies Should Know (Comprehensive)#
We comprehensively explain practical points management companies should know, from before contract signing to move-out.
Before Contract: Clear “Soundproofing Equipment Explanation” and Documentation#
Before contract signing, clear “soundproofing equipment explanation” and documentation are important.
Attach Equipment List (with Photos) to Contract
- Create list of soundproofing equipment
- Attach photos for visual explanation
- Attach to contract and keep records
Present “Photo Examples” of Easily Worn Areas
- Identify easily worn areas
- Present photo examples and explain
- Help tenants understand
Clearly Specify Demarcation of “Normal Wear” and “Tenant Burden” in Writing
- Clarify normal wear range
- Clarify tenant burden range
- Specify in writing and keep records
Codify DIY Prohibition and Attachment Material Type Restrictions
- Codify DIY prohibition
- Restrict types of attachment materials
- Specify in contract
Special Agreement Clauses: Avoid Ambiguous Expressions and Make Specific#
Special agreement clauses should avoid ambiguous expressions and be made specific.
Specify Individually Such as “Soundproofing Door Packing Damage → Tenant Burden”
- Specify concrete damage examples
- Clarify burden ratio
- Specify individually to eliminate ambiguity
Prohibitions Regarding Sound-Absorbing Material Attachment
- Prohibit sound-absorbing material attachment
- Restrict types of attachment materials
- Specify in contract
Installation Conditions and Bottom Mat Obligation for Heavy Objects (Pianos, Amplifiers)
- Specify installation conditions for heavy objects
- Specify bottom mat obligation
- Specify in contract
Ventilation Equipment Filter Cleaning Obligation
- Specify filter cleaning obligation
- Specify cleaning frequency
- Specify in contract
At Move-In: Always Keep “Condition Records” with Photos and Videos#
At move-in, it is important to always keep “condition records” with photos and videos.
Wallpaper Condition
- Record wallpaper condition with photos
- Record scratches and stains
- Record date
Floor Warping and Depressions
- Record floor condition with photos
- Record warping and depressions
- Record date
Soundproofing Door Closing Condition
- Record soundproofing door condition with video
- Record closing condition
- Record date
Sash Airtight Rubber Condition
- Record sash airtight rubber condition with photos
- Record presence/absence of deterioration
- Record date
Overwhelming Deterrent to Prevent Troubles at Move-Out
- Condition records can prevent troubles at move-out
- Function as objective evidence
- Serve as deterrent to prevent troubles
During Tenancy: Introduction of Regular Inspections#
During tenancy, introduction of regular inspections is important.
Ventilation Equipment Inspection Every 6 Months to 1 Year
- Check ventilation equipment operation
- Check filter cleaning status
- Early detection of abnormalities
Door and Packing Wear Check
- Check door operation
- Check packing wear
- Early detection of abnormalities
Heavy Instrument Weight Load Check
- Check heavy instrument installation status
- Check floor condition
- Early detection of abnormalities
Prevent Restoration Cost Escalation Through Early Detection
- Early detection of abnormalities through regular inspections
- Suppress repair costs through early response
- Contribute to trouble prevention
At Move-Out: Attach Specialist Diagnosis Report#
At move-out, attaching specialist diagnosis reports is important.
Soundproofing Equipment Requires Evaluation by Specialists
- Soundproofing equipment has high specialization
- Evaluation by specialists required
- Objective evaluation possible
General Renovation Contractors Cannot Judge Equipment Value
- Judgment difficult for general renovation contractors
- Evaluation by specialists required
- Appropriate evaluation possible
Diagnosis Reports Can Reduce Disputes Over “Price Validity”
- Can explain price validity with diagnosis reports
- Function as objective basis
- Contribute to trouble prevention
Repair Cost Requests: Transparency of Breakdown and Reasons#
For repair cost requests, transparency of breakdown and reasons is important.
“Component A Damage → Replacement Cost X Yen”
- Specify concrete damage content
- Specify repair content
- Specify costs
“Aging Deterioration → Landlord Burden”
- Landlord burden for aging deterioration
- Specify reasons
- Ensure transparency
“Damage Due to Negligence → Tenant Burden”
- Tenant burden for damage due to negligence
- Specify reasons
- Ensure transparency
Troubles Worsen if Requests Made with Opaque Breakdowns
- Troubles worsen if breakdowns are opaque
- Ensuring transparency is important
- Contribute to trouble prevention
“Demarcation” Examples of Common Troubles#
We introduce “demarcation” examples of common troubles.
Slight Wallpaper Lifting → Normal Wear#
Slight wallpaper lifting is landlord burden as normal wear.
Judgment Criteria
- Slight lifting: Due to aging deterioration
- Landlord burden as normal wear
- Repair costs are landlord burden
Adhesive Marks and Bond Marks → Tenant Burden#
Adhesive marks and bond marks are tenant burden.
Judgment Criteria
- Adhesive marks: Due to tenant’s actions
- Tenant burden
- Repair costs are tenant burden
Poor Soundproofing Door Closing → Difficult to Judge Aging or Negligence#
For poor soundproofing door closing, judgment between aging deterioration and negligence may be difficult.
Judgment Criteria
- Aging deterioration: Landlord burden
- Damage due to negligence: Tenant burden
- Specialist diagnosis required when judgment is difficult
Ventilation Fan Malfunction → Tenant Burden if Filter Not Cleaned#
Ventilation fan malfunction is tenant burden if filter not cleaned.
Judgment Criteria
- Filter not cleaned: Tenant burden
- Aging deterioration: Landlord burden
- Clarify judgment criteria
Floor Sinking → Burden Changes According to Presence/Absence of Bottom Mat When Installing Heavy Objects#
Floor sinking burden changes according to presence/absence of bottom mat when installing heavy objects.
Judgment Criteria
- With bottom mat: Landlord burden as normal wear
- Without bottom mat: Tenant burden
- Important that it is specified in contract
Risks and Countermeasures in Managing Soundproofing Properties#
We explain risks and countermeasures in managing soundproofing properties.
High-Cost Equipment → Risk of “Hundreds of Thousands of Yen” from One Point of Damage#
Due to high-cost equipment, there is risk of hundreds of thousands of yen from one point of damage.
Risk Content
- Soundproofing door damage: 200,000 to 500,000 yen (approximately $1,352 to $3,380 USD)
- Soundproofing sash damage: 150,000 to 400,000 yen (approximately $1,014 to $2,703 USD)
- Ventilation unit damage: 100,000 to 300,000 yen (approximately $676 to $2,028 USD)
Countermeasures
- Keep condition records at move-in
- Conduct regular inspections
- Consider insurance
Diversification of Resident Segments (Music Students, Streamers, DTM)#
Risk is increasing due to diversification of resident segments.
Impact of Diversification
- Music students: Damage risk from instrument practice
- Streamers: Damage risk from equipment installation
- DTM users: Damage risk from equipment installation
Countermeasures
- Conduct explanations according to resident segments
- Provide warnings according to usage purposes
- Conduct regular inspections
Risks Due to Spread of DIY Soundproofing and “Soundproofing Items”#
Risk is increasing due to spread of DIY soundproofing and “soundproofing items.”
Risk Content
- Damage from unauthorized modifications
- Damage from adhesive marks
- Difficult-to-clean conditions
Countermeasures
- Codify DIY prohibition
- Restrict types of attachment materials
- Thorough explanation at move-in
Era Where Management Companies’ “Accountability” Continues to Increase#
Management companies’ “accountability” continues to increase.
Accountability Content
- Explanation of soundproofing equipment
- Explanation of restoration
- Explanation of repair costs
Countermeasures
- Prepare explanation materials
- Thorough explanations
- Keep records
Soundproofing-Specialized Inspection and Repair Networks Will Become Essential#
Soundproofing-specialized inspection and repair networks are predicted to become essential.
Necessity of Networks
- Highly specialized inspections and repairs required
- Collaboration with specialists required
- Network construction required
Future Outlook: Will Soundproof Rental Restoration Rules Be Standardized?#
We analyze future outlook regarding standardization of soundproof rental restoration rules.
Possibility of “Guideline Development” Movement for Soundproof Rentals#
There is possibility of “guideline development” movement for soundproof rentals.
Guideline Development Movement
- Guideline development by industry organizations
- Guideline development by government
- Standardization movement
Major Management Companies Beginning to Introduce Soundproofing Specification Check Items#
Major management companies are beginning to introduce soundproofing specification check items.
Introduction of Check Items
- Check items at move-in
- Check items for regular inspections
- Check items at move-out
Transparency Improvement for Tenant Trouble Prevention#
Transparency improvement is progressing for tenant trouble prevention.
Transparency Improvement Initiatives
- Prepare explanation materials
- Keep records
- Promote information disclosure
Possibility of “Soundproofing Property Restoration Standards” Becoming General in the Future#
There is possibility of “soundproofing property restoration standards” becoming general in the future.
Possibility of Standardization
- Establishment of industry standards
- Guideline development
- Generalization of standards
Summary: Actions Management Companies Should Take#
We summarize actions management companies should take.
Information Transparency#
Information transparency is important.
Transparency Content
- Explanation of soundproofing equipment
- Explanation of restoration
- Explanation of repair costs
Contract and Special Agreement Specificity#
Contract and special agreement specificity is important.
Specificity Content
- Specify concrete damage examples
- Clarify burden ratio
- Specify individually
Introduction of Specialist Inspections#
Introduction of specialist inspections is important.
Inspection Content
- Conduct regular inspections
- Inspections by specialists
- Early detection of abnormalities
Tenant Education#
Tenant education is important.
Education Content
- Explanation of soundproofing equipment
- Explanation of usage methods
- Explanation of precautions
Operations to “Prevent Troubles in Advance” Are Key#
Operations to “prevent troubles in advance” are key.
Prevention Initiatives
- Condition records at move-in
- Conduct regular inspections
- Thorough explanations