The Buyer's Most Important Legal Protection

Before you sign a contract to buy property in Japan, the seller’s agent is legally required to provide and explain the Important Matters Disclosure, known in Japanese as the jūyō jikō setsumeisho (重要事項説明書) or simply “Jusetsu” for short. This document is one of the most important buyer protections in the process.

Why It Matters

The Jusetsu must be explained before you sign the purchase contract. It ensures that you know exactly what you’re buying and what restrictions or risks may apply. Because contract signing often follows soon afterwards, it’s possible to request and review the document in advance—giving you time to go through the details carefully.

Legal Requirements

• The explanation must be carried out by a licensed real estate agent (宅地建物取引士 / takken-shi).
• The agent must provide a signed copy of the disclosure document.
• The real estate company can be held liable if important details are missing or not explained.
• Conversely, if the details were disclosed and explained in the Jusetsu, and you proceed to sign, you cannot later claim you “didn’t know.”

What’s Included

The disclosure covers items such as:

• Land zoning and permitted usage
• Whether the property lies in a disaster risk zone
• Building certification status and reconstruction restrictions
• Shared road or pathway agreements
• Utility access (water, sewage, gas, electricity)
• Legal restrictions, easements, or unresolved boundary issues
• Compliance with current building codes
• Any known defects or issues the seller must disclose

Online Explanations Are Allowed

In recent years, Japanese law has been updated to allow Jusetsu explanations to be conducted online using tools like Zoom or other video conferencing platforms. This has made the process easier for buyers located overseas or outside the city where the property is located.

• The licensed agent must still be present on the call to explain the disclosure in real time.
• You’ll usually receive the Jusetsu document electronically beforehand so you can follow along during the session.
• The same legal protections apply as if the explanation were done in person—the company is still liable if key details are missing.
• You may be asked to confirm your identity and digitally acknowledge receipt of the disclosure.

For international buyers, online explanations can save time, reduce travel costs, and make the process much more practical.

How Buyers Should Approach It

Don’t be afraid to ask questions, even if they seem basic. The Jusetsu is your safeguard against misunderstandings, and this is the moment to raise concerns. If something isn’t clear, ask your agent to explain again—or get it clarified in writing.

Final Thought

The Important Matters Disclosure is not just paperwork—it’s a legal protection. Whether explained in person or online, reviewing it carefully and asking questions will help you avoid unpleasant surprises and give you confidence in your purchase decision.