In rental management, the management of garbage dumping in common areas is one of the problems that many owners have to worry about. In recent years, the problem of illegal dumping has become particularly serious, and if appropriate measures are not taken, it can have a negative impact on rental management itself. According to a survey by the Ministry of the Environment, there were 100 new cases of illegal dumping of industrial waste in FY2023, totaling 42,000 tons, and this is just the tip of the iceberg.
Inadequate management of dumping sites not only spoils the aesthetics, but also increases the risk of foul odors, pest infestation, and even arson. There is no denying that this can lead to a decline in tenant satisfaction, resulting in higher vacancy rates and lower rents. Thus, trash management is an important issue for rental owners to maintain property values and stable management.
This article clarifies the actual situation and challenges of illegal dumping in rental properties and explains effective rental illegal dumping countermeasures, from specific methods to cost-effectiveness and how to respond when it occurs. By reading this article, owners will gain the knowledge to find the right countermeasures for their own properties, free themselves from dumping troubles, and realize healthier rental management.
Illegal dumping of garbage in rental properties is a serious management issue for owners. The Waste Disposal and Public Cleansing Law (Waste Disposal and Public Cleansing Law) prohibits dumping waste without authorization, and penalties are imposed on violators. However, rental properties, especially common-area garbage dumps in apartments and condominiums, are highly anonymous, making it difficult to identify who has dumped the waste.
There are a wide variety of garbage problems that occur in rental properties. For example, tenants violate rules such as not following the rules for garbage separation and putting out garbage on days other than the designated days. In addition, there are cases where neighbors or passersby dump household or oversize garbage without permission. Furthermore, furniture and appliances that are no longer needed when moving out are sometimes left behind.
These garbage problems, if left unattended, can cause a variety of negative effects. First, they seriously damage the aesthetics of the property and worsen the impression on prospective tenants. Secondly, garbage left unattended can be a source of bad odors, vermin, and pests, and can deteriorate the sanitary environment. Furthermore, garbage problems can cause problems among tenants and complaints from neighbors, which can damage the property's reputation.
The impact and difficulty of dealing with illegal dumping that occurs at rental properties varies depending on the cause and nature of the problem. Below is a summary of the most common types of illegal dumping and their impact.
| Types of Illegal Dumping | Main causes | Impact on property | Difficulty of response | Estimated additional cost |
|---|---|---|---|---|
| Violation of rules by residents | Insufficient understanding of garbage disposal rules, too much trouble | Medium | Low to medium | 10,000 - 20,000 yen per month (cleaning cost) |
| Illegal dumping from outside | Intention to dispose of garbage for free, bad habits of neighbors | High | High | 30,000-50,000 yen/month (monitoring and countermeasure costs) |
| Leaving oversize garbage | Lack of knowledge of disposal methods, cost avoidance | Medium to high | Medium | 5,000-15,000 yen per item (disposal cost) |
Source: Survey by INA & Associates, Inc.
Rental owners have certain responsibilities and legal obligations in managing condominium dumping sites. Under the Waste Disposal and Public Cleansing Law, land owners have a management responsibility to prevent illegal dumping and may be subject to penalties under certain ordinances. Under the Civil Code, the owner also has a duty of care to properly manage the property.
Building a cooperative system with tenants is the basic method of managing common garbage storage areas. Start by carefully explaining the garbage disposal rules at the time of signing the occupancy agreement and obtaining their consent. It is also effective to make the rules known through periodic postings and announcements. In addition, actively incorporating residents' opinions and suggestions and building a cooperative relationship with them will encourage voluntary compliance with the rules.
The division of roles with the management company is another important point that should be clarified. In the management contract (a property management contract between the owner and the management company), the frequency of dump site cleaning, procedures for dealing with illegal dumping, cost sharing, etc. can be specifically defined to ensure a smooth response in the event of a problem.
There are two ways to manage a dump site for rental properties: "self-management," in which the owner manages the dump site himself, and "outsourced management," in which the owner outsources the management to a professional company. Each has its own merits and demerits, so it is important to select the most appropriate method according to the size and situation of the property.
| Management Items | Advantages of self-management | Demerits of self-management | Merits of Consignment Management | Demerits of Consignment Management |
|---|---|---|---|---|
| Daily cleaning | Possible to reduce costs | Time and effort required | Guaranteed to be performed on a regular basis | Cost burden (10,000-30,000 yen/month) |
| Illegal dumping response | Immediate response possible | Requires expertise | Can be handled professionally | Possibility of incurring additional costs |
Source: INA & Associates, Inc.
It is effective to approach illegal dumping prevention measures from three aspects: physical measures, operational measures, and resident education. A combination of these three approaches can be expected to be more effective.
A typical example of a physical measure is the installation of security cameras. Cameras have a high deterrent effect and help collect evidence in the event of illegal dumping. Improved lighting is also important. Since dark dumpsites tend to be breeding grounds for illegal dumping, LED lighting and sensor lights are effective. In addition, locking or enclosing the dumpsters is another measure that should be considered.
In terms of operation, the first step is to clarify and disseminate the rules for garbage disposal. The garbage separation method, collection date, and method of disposal should be posted in an easy-to-understand manner, and regular reminders should be issued. Regular patrols and monitoring are also effective. In particular, it is recommended to focus on illegal dumping before and after collection days.
Tenant education is also essential for preventing problems at apartment complex garbage dumps. Thorough initial education should be provided by carefully explaining garbage disposal rules when tenants move in and distributing manuals. Regular reminders are also effective. It is important to continuously communicate the importance of the rules through updated postings and periodic distribution of notices.
There are a variety of illegal dumping countermeasures available, but it is important to make a cost-effective choice in order to maximize effectiveness within a limited budget. The following table compares the initial cost, operating cost, and magnitude of effectiveness of major countermeasures.
| Description of measures | Initial cost | Operating cost (monthly) | Effectiveness | Difficulty of introduction |
|---|---|---|---|---|
| Security camera installation | 50,000-150,000 yen/unit | 500 to 2,000 yen | Very expensive | Medium |
| Lighting improvement | 10,000 - 50,000 yen | 500 to 1,000 yen | Medium to high | Low |
| Locking and enclosure of garbage dump | 30,000 to 100,000 yen | 0 to 500 yen | High | Medium |
Source: INA & Associates, Inc.
No matter how many preventive measures are taken, illegal dumping of rental property garbage is rarely completely eliminated. Therefore, it is an important skill for rental owners to know how to respond effectively when illegal dumping occurs.
The first response to the discovery of illegal dumping should be to identify and document the situation. It is important to document in detail the type, amount, location, and date and time of discovery of the illegal dumping, and to take photographs from multiple angles. These records will serve as important evidence when responding to the situation later and consulting with the relevant authorities.
The method of evidence collection and recording is also important. If security cameras are installed, preserve the footage during the relevant time period. Even if there are no cameras, detailed recording of the characteristics of the illegally dumped materials and the surrounding conditions may help identify the dumpers. Collecting information on sightings is also effective.
Consultation with and reporting to the relevant authorities is also a response that should be considered. In the case of malicious illegal dumping, consider reporting to the police. In addition, consulting with the local government's environmental division or waste management division may provide advice on appropriate disposal methods and response measures.
Please refer to the following flowchart to facilitate a smooth response to an illegal dumping incident. It is important to respond flexibly according to the situation.
| Steps | Response details | Person in charge | Necessary preparations/tools |
|---|---|---|---|
| Discovery | Confirm and record illegal dumping | Owner/Management company | Camera and recording form |
| Recording | Photograph evidence and record situation | Owner/Management company | Digital camera and memo |
| Disposal | Proper disposal of illegally dumped materials | Cleanup company/specialized contractor | Appropriate disposal tools/vehicles |
Source: INA & Associates, Inc. research
Resolving the rental management garbage problem requires appropriate measures depending on the size and condition of the property. Here are some examples of improvements that have actually been effective.
As an example of improvement in a small apartment building (less than 10 units), we implemented measures in an 8-unit apartment building in Tokyo by combining improved lighting at the garbage disposal area, installation of a simple enclosure, and careful explanation to tenants. The initial investment was approximately 80,000 yen, but illegal dumping was reduced by approximately 70%, leading to reduced cleaning costs and improved tenant satisfaction.
In the case of a medium-sized condominium (11-30 units), we installed two security cameras, completely enclosed the garbage disposal area, and electronic locks at a 25-unit condominium in Osaka Prefecture. Although the initial investment was relatively high at approximately 250,000 yen, illegal dumping from the outside was reduced to almost zero, resulting in a significant reduction in management costs and improvement of the property's image.
What these cases reveal is the importance of appropriate investment according to the property size and conditions, and the importance of combining physical and operational measures. Particularly effective were the installation of security cameras, the enclosure and locking of garbage dumpsters, and careful explanation and cooperation with tenants.
In this article, we have discussed various aspects of illegal dumping measures for rental properties. Let us summarize here again the key points of sustainable dumping site management.
First, if left unchecked, the illegal dumping problem can have a serious impact on rental management, such as lowering property values, lowering tenant satisfaction, and increasing management costs. According to a survey by the Ministry of the Environment, there were 100 new cases of illegal dumping of industrial waste in FY2023, totaling 42,000 tons, and similar problems are occurring at rental properties.
Effective measures require a three-pronged approach: physical measures (security cameras, improved lighting, locking and enclosure), operational measures (clarification of rules, periodic patrols, immediate response system), and tenant education (initial education, periodic reminders, building a cooperative system). In particular, the installation of security cameras is highly effective as a deterrent and has proven effective in many successful cases.
In order to achieve sustainable waste dump management, continuous efforts are needed, rather than temporary measures. Keep in mind a multifaceted approach that includes regular status checks and review of measures, good communication with residents, and cooperation with the community and local government.
We at INA&Associates are happy to consult with you on the management of your rental property. If you have any concerns about improving garbage dumping or illegal dumping measures, please do not hesitate to contact us. Our professional staff will propose the best solution.
The most effective way to obtain evidence of illegal dumping is to install security cameras. The cameras can be monitored 24 hours a day and can record the moment of illegal dumping. When installing a camera, choose one that is positioned to view the entire dump site and has the ability to capture clear images even at night. When installing cameras, it is also important to take into consideration the Personal Information Protection Law (a law to protect the rights and interests of individuals), clearly state the purpose of the installation, and properly manage the data.
Basically, the owner is responsible for the management of the common areas of the rental property, so the cost of disposing of trash that cannot be identified by the resident is the responsibility of the owner.
There are restrictions on the installation of security cameras based on the Personal Information Protection Law. If an individual can be identified from the images captured by a security camera, the images are treated as personal information. Therefore, it is necessary to clarify the purpose of the camera installation and limit its use and filming to what is necessary. In addition, a notice must be posted clearly indicating that a camera is installed and appropriate notice must be given to the person being filmed.