Japanese House Construction: Is Rebuilding An Akiya Worth It?

Buying property is a huge milestone for anyone. If you have an akiya or recently obtained a free house, it’s definitely a fixer-upper. 

Japanese house construction or reconstruction ranges from what needs to be fixed to how much it will cost.

Here, we explain the renovations that would need to be done for an akiya in Japan.

What’s wrong with akiya houses?

The Ministry of Internal Affairs and Communications found that 13.6% of all houses in Japan were abandoned in 2018. Reasons range from the shrinking population to property taxes, city preferences, and not wanting to inherit these homes.

As a result, these akiya houses tend to be old, vacant, and unmanaged, leading to much-needed renovations.

The Japanese government acknowledges these issues and has offered subsidies, tax deductions, and support programs to incentivize renovations for akiya houses.

Are there any government incentives for akiyas?

Back in December 2023, the Japanese government passed a law to encourage owners to maintain their vacant homes. As such, the Japanese government has various incentives and programs to encourage residents and foreigners to buy and renovate these akiyas. 

There are three support systems:

1. Rent affordability support system: a maximum of 40,000 yen per month to help with rent. 

2. Repair construction cost support system: a subsidy of up to 1 million yen per house to help renovate and ensure up-to-date safety standards.

3. Vacant house demolition subsidy system: a certain amount is given to help with demolition costs to make new land use.

Additionally, these support systems have specific eligibility requirements that will vary between prefectures, cities, and local municipalities.

Why should you have an akiya house renovated?

There are three main reasons why people purchase akiya houses in Japan: to live in them, to use them as vacation homes, or to make investments.

All three reasons require the akiya house to have a new life for its new function. As such, these properties will need reconstruction and renovation.

Depending on the property’s age and deterioration, only renovations may be required, such as minor plumbing and electrical wiring vs reconstruction for a more earthquake-resistant building and better insulation.

What needs to be checked for an akiya house?

Check for the property structures and insulation in northern Japanese houses.

Akiya might have mold, termite damage, or structural issues in rural areas. Be sure to have an inspector determine what needs to be repaired and learn the estimated costs for the needed repairs.

How much does it cost to renovate an akiya house?

Estimated costs for renovating an akiya house

These costs will vary depending on the company, the quality, and the location of the akiya house. 

Here is a list of common renovations on an akiya:

• Wallpaper replacement: ¥1,000 per square meter

• Floor replacement (tatami mats): ¥10,000 - ¥70,000

• Toilet: ¥200,000 - ¥500,000

• Unit bath: ~¥1,500,000

• Kitchen renovation: ¥500 to ¥1,000,000

This list is more expensive and considered reconstruction for a better structural akiya.

• Roof repair: ¥500,000 - ¥3,500,000

• Exterior wall repair: ¥500,000 - ¥3,500,000

• Seismic retrofitting: ¥250,000 - ¥1,500,000

• Insulation: ¥4,000 - ¥40,000 per square meters

• Rain/water damage repair: ¥10,000 - ¥450,000 for each area

There are 3 common repairs ranging in price range:

Minor repairs on akiya

Minor repairs would include:

• Replacing part of the drywall.

• Adding new wallpaper.

• Fixing new lights.

• Minor kitchen and bathroom updates.

These repairs will get your akiya functioning as a house, but the repair work may not look modern. 

Additionally, minor repairs are the cheapest to enact and will help you move in quickly. 

Mid-level repairs on akiya

Mid-level repairs include new flooring, kitchens, and bathrooms, as well as cosmetic work. 

The methods and repairs are great for getting new modern home appliances and scaling up your internal house’s structure.

Major repairs on akiya

Serious akiya house issues require major repairs, including foundation issues and installing earthquake-resistant materials.

Working with an architect or renovation firm will help you understand any building reconstruction on the land. Your styling preference will also determine the methods for major reconstructions, such as whether you prefer a traditional Japanese house or a more Western style.

Depending on the size of the property, these major akiya repairs could cost at least ¥10,000,000 and more.

Is it worth it to renovate an akiya?

The answer to this question depends on how much renovation is needed. Some will be fine with a functional house with few cosmetic repairs, while others would like a complete Japanese house built from scratch. 

So, it’s important to talk with professionals such as inspectors, architects, and real estate agents about how to proceed accordingly.  

Tips for Japanese house construction

Japanese house reconstruction for an akiya is different from how home reconstruction is done in America. To help save you time, effort, and money, here are 3 points to consider:

1. DIY vs. professionals: While taking on any project yourself will be cost-effective, hiring professionals ensures quality and can solve any upcoming problems.

2. Always prep: understanding the layout of your house, such as where pipes are, is crucial before any major repairs.

3. Wallpaper vs wall paint: Wallpaper is more common than painting your walls. To paint your walls, you must prepare the surface by removing the vinyl.

It might be hard to find someone who knows English in rural Japan, making akiya renovation a little more difficult than it should be. That's why services like MailMate are here to help. 

MailMate will call to help connect your property to gas, water, and other utilities. Additionally, MailMate can help with setting up the internet, cleaning, and land maintenance for a smooth akiya renovation.

In closing

Renovating an akiya house or doing a full Japanese house construction are options for rebuilding an akiya home.

Factors such as budget, functionality, and personal style affect how your house should look and function.

So, by weighing the costs and benefits, you can make an informed decision about rebuilding your akiya house.