Storm Damage Left a Leak — Who Pays? A Renter's Guide to Repair Duties in Japan

On September 8, 2026, the 'emergency safety' evacuation alerts for Oshima Town and Toshima Village in Tokyo's Izu Islands were lifted by morning, while Niijima Village (covering 1,335 households and 2,431 residents) remained at the highest warning level. Earlier that same night, the Japan Meteorological Agency issued a half-day-ahead forecast warning that a linear rain band could form over the Tokai region (Mie, Shizuoka, Aichi, and Gifu). With typhoons and autumn rain fronts bringing repeated heavy rain this season, a natural question for renters is: if a leak or flooding damages your unit, who actually pays for repairs?

The short answer is that even for storm damage, the first thing to check is the scope of the landlord's repair obligation. That said, damage to your own belongings and how rent is treated in the meantime fall outside that obligation. This article walks through the relevant thinking under Japan's Civil Code and how insurance typically works in practice. Since the details depend on your lease and policy terms, always confirm specifics with your management company or insurer.

What should you do first if a typhoon or heavy rain damages your unit?

If you notice a leak or flooding, the general practice is to document the damage with photos or video and contact your management company or landlord as soon as possible. A delayed report can be treated as a factor that let the damage worsen, which can work against you when it comes to dividing responsibility. It's generally fine to take emergency measures yourself to prevent secondary damage (such as electrical hazards or mold), but before arranging any major repair work, it's standard practice to get the landlord's or management company's approval first.

Reasonable out-of-pocket costs for emergency measures can sometimes be claimed back from the landlord afterward. Keeping receipts and a record of what was done tends to make that conversation go more smoothly.

What does a landlord's 'repair obligation' actually cover?

Under a standard lease, the landlord is generally understood to have an obligation to keep the property in a condition fit for use — a 'repair obligation.' Damage to the building itself or its fixtures, such as a broken window or a leaking ceiling caused by a typhoon, is generally considered to fall within this obligation. Damage to the tenant's own belongings (furniture, appliances, clothing, etc.), however, is treated as a separate matter.

At the same time, tenants are generally understood to have their own duties — not to obstruct the landlord's repair work, and to notify the landlord without delay upon becoming aware of damage. If a delay in reporting allows the damage to worsen, the tenant may be asked to bear responsibility for that additional portion.

Can you get a rent reduction while repairs are pending?

Under Japan's Civil Code as amended in 2020, if part of a rental unit becomes unusable due to loss or another cause not attributable to the tenant, the rent is understood to be reduced automatically, in proportion to the unusable portion — without the tenant needing to make a formal request. Under the older rule, a request from the tenant was the premise; the current framework treats the reduction as happening as a matter of course.

In practice, though, the actual size of the reduction and when it applies tend to be judged case by case, based on the extent of the damage and the terms of the lease. Keeping a record of how long part of the unit was unusable and how much it disrupted daily life gives you something concrete to discuss with the management company.

What if your own belongings get wet or damaged?

Even though repairing the building itself is the landlord's obligation, damage to your personal furniture, appliances, or clothing is generally excluded. This is where 'contents insurance' (often bundled with tenant liability insurance, which is commonly arranged when signing a lease) comes in. Whether typhoon or heavy-rain flood damage is covered varies by insurer and plan, so it's worth checking your policy documents for whether flood coverage is included and what the deductible is.

Flood-related damage may be excluded, or subject to a set deductible, depending on the policy. Rather than assuming you're covered just because you have a policy, it's worth confirming exactly what risks are covered and to what extent when you sign up.

How is storm damage distinguished from normal wear or tenant negligence?

When settling the deposit at move-out, normal wear from the passage of time is generally treated separately from damage caused by tenant negligence. Storm or heavy-rain damage, unless it resulted from the tenant's own lack of care, is generally treated as damage from an unavoidable event — distinct from normal wear or negligence — and is less likely to be billed to the tenant. That said, if the tenant is found to have contributed, for example by leaving a window open while out, the outcome of the discussion can change.

In the SUMIMOTO Hub app, a 24-hour AI advisor can walk you through, in multiple languages, what to document first and who to contact when you notice damage. Since the actual division of responsibility and insurance coverage depend on your lease and policy terms, please confirm the specifics with your management company, insurer, or a qualified professional as needed.