Home Inspection in Japan: Laws, Costs, and Benefits

If you are interested in buying, selling, or renovating a pre-owned house in Japan, you should consider a professional home inspection before jumping into the process.

There is a growing importance of the inspection among home buyers and real estate professionals, as a part of a real estate transaction, due to the changes in legal requirements (2018 Real Estate Brokerage Act revision & 2024 Real Estate Brokerage Act revision).

This article will explain everything you need to know about home inspection in Japan.

Home inspection vs. building condition survey

Home inspection (ホームインスペクション) in Japan refers to a general inspection service of the house carried out by various inspection companies for pre-owned homes, newly-built homes, and renovations.

A building condition survey (建物状況調査 Tatemono Jyokyo Chosa) refers to a standardized home inspection system established by Japan’s Ministry of Land, Infrastructure, Transport and Tourism (MLIT), conducted during the sale of existing homes. The survey focuses on inspecting the property's main structural components and is typically carried out for pre-owned houses. Its primary purpose is to enhance transparency in secondhand home transactions and provide buyers with objective information to support their decision-making.

Growing importance of home inspection industry in Japan

In Japan, the home inspection is a fairly new concept, in contrast to Western practices.

Real Estate Brokerage Act revision

Since the 2018 Real Estate Brokerage Act revision (宅地建物取引業法, Takuchi tatemono torihiki gyoho), it became required to have a certified home inspector conduct third-party building condition surveys on existing homes. Additionally, the regulations regarding disclosure requirements (such as submission of reasons if they decide not to conduct a survey) became stricter in 2024 to encourage people to buy pre-owned homes.

These legal standards were introduced as part of a broader government effort to revitalize Japan’s stagnant pre-owned housing market. In Japan, many people are reluctant to buy used homes due to their rapid depreciation in value, leading to a growing number of abandoned properties known as akiya. By encouraging building condition surveys and home inspections, the government aims to boost confidence in pre-owned homes and promote their circulation as a viable alternative to new construction.

These are the main reasons why there has been growing awareness and importance of home inspection in recent years in Japan.

What is included in a home inspection?

If you hire a company to conduct a home inspection, the licensed home inspectors will check the house condition in detail using special measuring equipment.

Usually includes:

• Consultation before inspection

• Inspection of the exterior of the building (such as structural elements, exterior walls, roof, gutters, balconies, water heaters, meters, etc.)

• Inspection of the interior of the building (such as interior structure, front door, doors, windows, stairs, hand rails, etc.)

• Measurement of tilt using specialized equipment

• Basement and attic inspection (foundation, floor structure, insulation, water supply, drainage pipe, electrical wiring, water leaks, wood decay, pest check, etc.)

• Other inspections on major systems (such as cooling systems, plumbing, HVAC system, electrical outlets, light fixtures, air conditioner, smoke detectors, etc. )

• Final home inspection report

Home inspection services differ based on the company and pricing.

Home inspection cost in Japan

The average basic visual inspection cost is around ¥50,000 ~ ¥70,000 for a detached house, and ¥40,000 ~ ¥60,000 for an apartment.

However, if you wish to have a detailed report beyond visual inspection (e.g., basement or attic inspection) for a detached house, the price can double.

Also, many home inspection companies have additional options for those who wish to have a specific inspection, such as thermal imaging and borescopes. These

The property size, location, and the age of the building influence the cost greatly, so check out the home inspection company's website

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Benefits of home inspection, depending on the purpose

Why do a home inspection? There are benefits not only for the buyers but also for the sellers.

For a pre-owned property buyer

When buying a pre-owned older property, a home inspection is crucial to avoid any kind of risk and potential issues. Especially, checking to see if there is proper drainage, proper ventilation, sufficient insulation, proper electrical work, proper plumbing, water damage, etc, is a necessary part of the home buying process.

Here are the benefits:

• Reduce post-contract risks

• Check to see if there are major problems that can cause safety issues

• Forecast future necessary repairs, maintenance schedules, and budgets

• Get professional advice on your purchase from a neutral standpoint

For those planning a renovation

For those who are thinking of a renovation in the future, having a home inspection beforehand is highly recommended.

Here are the benefits:

• Understand the scope of renovation work

• Avoid unsafe or non-compliant modifications

• Plan your renovation budget more accurately

For a newly constructed home buyer

Even for a new home, a professional inspection can provide peace of mind and long-term value.

Here are the benefits:

• Detect construction defects early

• Confirm quality control before the warranty expires

• Ensure that the home meets safety and building standards, including earthquake resistance

For a seller

Even for a seller, there are benefits to having a home inspection. In fact, many houses for sale nowadays come with inspection reports.

Here are the benefits:

• Appeal to buyers as a home that has been inspected

• Easier to avoid post-contract problems

Top home inspection companies in Japan

Here are some of the top home inspection companies in Japan.

Sakura Home Inspection

Sakura Home Inspection website

Sakura Home Inspection is one of the most reputable companies, and some building inspection engineers offer English service as well.

• Licensed inspectors with architect qualifications

• Optional photo reports and real-time expert advice

• Pre-purchase and renovation inspection available

Anest

Anest website

Anest is a well-established home inspection company with nationwide coverage. They offer services in English and have an English-language page available on their website.

• Conducts over 2,000 inspections annually

• Employs certified housing inspectors and first-class architects

• Offers inspections for existing homes, new builds, and renovations

Frequently asked questions

Is a home inspection required in Japan?

No, home inspection is not required when buying or selling a house in Japan. However, it is highly recommended, especially in the case of a pre-owned home purchase. Even as a seller, the property that comes with an inspection report tends to sell more easily.

How much does a home inspection cost in Japan?

The average basic visual inspection cost in Japan is around ¥50,000 ~ ¥70,000 for a detached house, and ¥40,000 ~ ¥60,000 for an apartment. However, if you wish to have a detailed report beyond visual inspection, the price can double.

Can foreigners get a home inspection in Japan?

Yes. Some home inspection companies in Japan offer English services. You can also ask a real estate agent for help to find a trustworthy, qualified home inspector.

What does a home inspection in Japan include?

Home inspection in Japan usually includes consultation, inspection of the interior and exterior of the building, measurement of tilt, report, and more. Many companies offer in-depth inspection options.

Who conducts home inspections in Japan?

Qualified inspectors are often licensed architects (一級建築士 or 二級建築士) or certified under the Ministry of Land, Infrastructure, Transport and Tourism (MLIT). Always confirm credentials before hiring an inspector.

In closing

Getting a home inspection in Japan is not required by law, but it's a smart step, whether you're buying, selling, or planning a renovation. With recent changes in real estate regulations and a growing interest in pre-owned homes, many buyers are deciding to do a home inspection for extra assurance.

Home inspection helps you understand the property's condition, avoid unexpected costs, and move forward with confidence.

Taking the time to work with a qualified inspector can make the entire home inspection process smoother and more secure.

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Read also:

• Japanese Suburban House Living: What to Expect

• Can I Live In Japan If I Buy A House There? Residency Rules

• Solar Panel Installation For Your Japanese House: A Guide

• Akiya Houses For Sale in Tokyo: An Easy Guide For Foreigners