When relocating or closing an office, one term you’re almost guaranteed to hear is “restoration work”.
This refers to the process of returning a rented office space to its original condition as per the lease agreement—a crucial step in any office relocation project.

 

Meanwhile, the term “renovation work” often comes up when preparing a new office or planning a building upgrade.
Renovation focuses on restoring or improving the function and usability of a space, and may seem like a completely different concept from restoration at first glance.

 

However, in reality, restoration and renovation projects often share very similar construction processes and required skill sets.
Both types of work typically involve dismantling existing interiors, repairing substructures, performing finishing work, and adjusting or removing equipment.

 

In this article, we’ll clearly outline the differences between restoration and renovation, and explain why—despite their different goals—the on-site work is often nearly identical.

 

If you’re planning an office relocation or renovation, we hope this guide provides practical insights to help you navigate your construction project with confidence.

 

 

 

 

 

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What Is Restoration Work?

Restoration work refers to the process of returning a leased office or retail space to its original condition at the start of the rental agreement.
In most commercial lease contracts, tenants are obligated to perform this kind of work upon moving out. It is therefore a crucial step in office relocation or tenant exit procedures.

 

Restoration is not simply about cleaning or tidying up. It typically requires restoring the walls, floors, ceilings, and equipment to their original specifications.
Additionally, any modifications made by the tenant during occupancy—such as added partitions or equipment—may also need to be removed or restored as part of the process.

 

 

 

common Tasks in Restoration Work

 

Restoration work typically includes a wide range of tasks, such as:

 

• Demolition and removal of partition walls and interior finishes
  (e.g., temporary walls installed for office layout purposes)
• Removal or replacement of flooring, wall, and ceiling materials
  (e.g., carpet tiles, wallpaper, or ceiling panels like Gyptone)
• Disconnection and removal of HVAC and lighting fixtures
  (e.g., uninstalling tenant-installed air conditioners and restoring building-standard systems)
• Organizing or removing wiring and piping
• Final cleaning of the premises

 

 

In short, restoration involves far more than simple cleaning—it’s a full-scale physical process that includes demolition, removal, and restoration work.

 

 

Understand Restoration Standards Through Official Guidelines

 

To determine what restoration work is required, it is helpful to refer to the official “Guidelines on Restoration and Disputes” published by Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT).

 

 

These guidelines provide the following basic principles:

 

• Restoration for ordinary wear and tear or age-related deterioration is the landlord’s responsibility
  (e.g., faded wallpaper due to sunlight, floor wear from normal use)
• Restoration of tenant-installed or altered features is the tenant’s responsibility
  (e.g., custom partitions, drilled holes, replaced flooring materials)
• If a special clause is stated in the lease agreement, it takes precedence over general rules

 

 

In other words, tenants are not always responsible for every aspect of the restoration.

By carefully reviewing the lease agreement and comparing it to the guidelines, you can avoid unnecessary construction costs and security deposit disputes.

 

 

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What Is Renovation Work?

 

Renovation work refers to construction aimed at maintaining, restoring, or enhancing the functionality of a building or facility.
Unlike restoration work, which focuses on returning a space to its original condition, renovation emphasizes improving the current condition to make it better than before.

 

 

Renovation is not limited to repairing worn or damaged areas.
It often includes adding new features, upgrading designs, seismic reinforcement, or barrier-free improvements—all with the goal of increasing the value and usability of the space.

 

 

Where Renovation Work Is Commonly Performed

 

Renovation work is carried out in a wide range of situations—not just in rental properties.
Common examples include:

 

• Office renovations by companies that own their buildings
• Refurbishment of common areas in commercial or tenant buildings
• Facility upgrades in large-scale buildings such as hotels and hospitals
• Renovations of shared spaces in residential complexes (e.g., lobbies and corridors)

 

 

Especially in office buildings, regular renovation projects have become essential to maintain competitiveness in today’s market.

 

 

Common Types of Renovation Work

 

Renovation work often includes tasks such as:

 

• Replacing outdated equipment (e.g., HVAC, plumbing, and electrical systems)
• Installing new wall, floor, or ceiling materials
• Performing seismic reinforcement
• Making spaces more accessible (e.g., removing steps, adding ramps)
• Adding or relocating partition walls to support layout changes
• Upgrading entrance areas or lobbies through updated designs

 

In recent years, there has been a growing trend toward interior renovations that enhance office comfort and support hybrid or remote work environments.
Examples include the creation of refresh spaces and the development of dedicated focus zones—both part of broader workplace improvement initiatives.

 

 

Key Benefits of Renovation Work

 

Renovation offers advantages that go far beyond improving appearance. These include:

 

• Enhancing the property value of buildings and facilities
• Increasing tenant satisfaction and reducing vacancy rates
• Extending the building’s lifespan and protecting long-term asset value
• Improving energy efficiency and reducing operational costs

 

For these reasons, many building owners and companies actively invest in renovation projects.

 

 

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Are the On-Site Processes Actually the Same?

 

 

At first glance, restoration work (returning a space to its original condition) and renovation work (improving or upgrading a space) may seem entirely different in purpose.
However, when you step into an actual construction site, you’ll find that the tasks being performed are surprisingly similar.

 

 

 

 

Common Work Processes Shared by Both Restoration and Renovation

 

In both types of construction—restoration and renovation—the following tasks are commonly carried out:

 

• Removal and demolition of wall and ceiling materials
  (e.g., stripping wallpaper or gypsum board to expose the substrate)
• Reframing with light gauge steel (LGS)
  (for reconfiguring or reinforcing partitions)
• Installation of new interior finishes
  (e.g., wall coverings, flooring, and ceiling panels based on building standards or design goals)
• Removal and upgrading of HVAC, electrical, and plumbing systems
  (to replace outdated infrastructure with modern specifications)
• Patching and painting
  (e.g., smoothing joints and screw holes on gypsum boards for a clean finish)
• Final cleaning
  (to prepare the site for handover after construction is completed)

 

In other words, there is little difference in the actual work performed by construction professionals, whether the project is restoration or renovation.

 

Why Are the Work Processes So Similar?

 

The reason restoration and renovation work often look similar on-site lies in the fundamental nature of construction:

 

• Both involve removing parts of a structure and rebuilding them
• The handling of materials—such as board installation, wallpapering, and flooring—is essentially the same
• Tasks like wiring, plumbing, and equipment replacement require similar technical skills
• On-site safety protocols and project management practices are shared across both types of projects

 

In short, although the end goals—restoring vs. improving—may differ,
the actual types of work performed and the technical expertise required are largely the same.

 

 

Where the Differences Emerge: Design Intent and Material Selection

 

There is, however, one area where restoration and renovation projects often diverge:
the design intent and the choice of materials.

 

• In restoration work, the goal is to return the space to its original condition, using materials that match the original specifications as closely as possible.
• In renovation work, the focus is typically on improving functionality or enhancing aesthetics, often leading to the use of higher-grade or design-oriented materials.

 

For example, a restoration project might involve installing standard tile carpet,
whereas a renovation might call for high-end designer flooring to elevate the look and feel of the space.

In other words, even if the physical work is the same,
the intent behind the design and the quality of the materials used can significantly influence the overall direction of the project.

 

 

 

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Choosing the Right Contractor Is Essential

 

Whether it’s a restoration or renovation project, the work performed on-site may look similar—but that’s exactly why the quality of the contractor matters so much.

 

Even if the construction tasks appear the same on the surface, the ability to adapt to specific building rules, lease terms, and site conditions is crucial.
A contractor who can’t respond flexibly may cause issues such as project delays, miscommunication, or unexpected additional costs.

 

For this reason, selecting a trustworthy contractor is the key to ensuring a smooth and successful project.

 

 

Key Factors to Check When Choosing a Contractor

 

 

When selecting a contractor for restoration or renovation work, keep the following points in mind:

 

✅ Experience with various types of projects
Contractors with a broad portfolio—especially in offices, commercial spaces, and medical facilities—can handle unique site conditions and challenges with flexibility and confidence.

 

✅ In-house construction team
Companies that directly employ skilled workers and project managers can maintain higher standards of quality control and scheduling than those relying entirely on subcontractors.
This also makes it easier to adapt quickly to unexpected changes.

 

✅ Ability to respond to detailed or unique requirements
Office renovations often involve specific rules from landlords, building management, or tenant companies.
Choose a contractor who can offer alternatives and creative solutions—not just say “no.”

 

✅ Strong scheduling and cost management
Delays or unexpected expenses can disrupt the entire office relocation process.
Select a contractor who can provide a clear timeline and detailed cost breakdown in advance—and one who gives regular progress updates during the project.

 

 

Why a Contractor With Renovation Experience Is Also Ideal for Restoration Work

 

Contractors with extensive renovation experience tend to excel at:

 

• Understanding and interpreting design intent
• Adapting to new layouts and updated building systems
• Responding quickly to unexpected on-site issues
• These skills directly apply to restoration projects as well.

 

Restoration work is not just about removing and replacing materials—
it often involves passing inspections by building management and can affect the return of security deposits.
That’s why working with a contractor who also has renovation expertise is often the most reliable choice.

 

 

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Summary｜Leave It to Office Genjoukaifuku Dot.Com

 

While restoration and renovation may differ in name and contractual context,
the construction skills and project management required on-site are remarkably similar.

That’s why choosing a contractor experienced in both is the most reliable way to ensure a successful outcome.

 

 

At Office Genjoukaifuku Dot.Com, we have extensive experience and proven expertise in:

 

• Restoration work for offices and retail spaces
• Renovation of office interiors and shared building areas

 

 

 

Considering an Office Relocation or Closure?

 

Are you facing any of the following challenges?

 

• Tight relocation schedule and limited time
• Uncertainty about the required scope of restoration work
• Want to outsource everything including communication with building management
• Looking to reduce costs without sacrificing quality

 

If any of these apply to you, we invite you to contact Office Genjoukaifuku Dot.Com for assistance.

 

We offer free on-site surveys and no-obligation estimates.
Please feel free to reach out via our contact form or give us a call!

 

 

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📞 Contact Us for Restoration or Interior Renovation Estimates

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Office Genjoukaifuku Dot.Com
Address: 4F, Musashiya No.3 Building, 62-10, 2-chome, Ikebukuro, Toshima-ku, Tokyo 171-0014
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🇯🇵 Japanese Version Available
This blog post is also available in Japanese.
If you prefer to read it in Japanese, please refer to the link below:
👉 “What’s the Difference Between Restoration and Renovation? They’re Actually Quite Similar”

https://www.office-genjoukaihuku.com/blog/2582