Should I Do A Home Inspection?

In Japan, home inspections (住宅診断) are not usually required when buying a property. Most purchases proceed without one, especially for new or well-documented homes. However, in some cases an inspection is strongly recommended—sometimes essential—because it can uncover problems that would otherwise be invisible before you commit to the purchase.

When an Inspection Is Essential

You may want to arrange an inspection if there are specific concerns about the property, such as:

• Evidence or suspicion of termites
• Older homes built before 1981 (when seismic codes were updated)
• Vacant homes (空き家 / akiya), where maintenance history may be unclear
• Visible problems such as water stains, sagging floors, or cracked exterior walls

Even in newer homes, inspections can help identify hidden issues like roof leaks, outdated wiring, or drainage problems—though they’re not commonly requested unless a buyer has particular doubts.

What Inspections Cover

• Structure and foundation: cracks, uneven floors, retaining wall stability
• Roof and water damage: leaks, mold, clogged gutters
• Moisture and pests: rot, termite activity, pest treatment history
• Plumbing and electrical: water pressure, drainage, wiring safety
• Surroundings: slope stability, access road width, signs of flooding

Inspection Costs and Reports

Professional inspections usually cost ¥50,000–¥100,000 depending on the scope. Many providers deliver written reports with photos, which can be especially useful for overseas buyers who cannot view the property in person.

How to Arrange an Inspection

Inspections are usually organized through your buyer’s agent, who can recommend licensed inspectors they work with. It’s also possible to hire an inspection company directly. Most sellers will allow inspections if requested, though they may prefer that it happens before you make a binding purchase offer.

In some competitive sales, sellers may be hesitant about inspections that could delay the deal. In those cases, discuss timing with your agent early so the request is made in a way that keeps the negotiation smooth. For vacant homes or akiya, owners are often happy to cooperate because inspections demonstrate transparency and can reassure buyers.

When You Might Skip an Inspection

• Newly built homes, which already come with a 10-year structural warranty
• Recently renovated homes if the work was completed by licensed contractors and has proper documentation
• Units in managed apartment buildings, where the structure is overseen by the management association

Legal Guarantees for Buyers

Even without an inspection, buyers in Japan benefit from certain legal protections:

New Homes

Developers are legally required to provide a 10-year defect liability warranty covering major structural elements and water intrusion.

Secondhand Homes

There is no mandatory warranty, but most contracts include a 2–3 month defect liability period. This means that if hidden or undisclosed problems are discovered shortly after purchase, the seller must address them. In addition, optional third-party warranties can sometimes be added if agreed by both buyer and seller.

Final Thought

Home inspections in Japan are not the default, but they are invaluable in situations where doubts exist—such as older homes, vacant properties, or suspected termite damage. Combined with Japan’s built-in legal guarantees, they provide peace of mind and ensure you know exactly what you’re buying.