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Zagdim Reader Desk · Japan home inspection

Home inspection in JapanBuilding condition surveys, deterioration and survey scope for resale homes

Whether you are buying a resale home, preparing to sell or checking an apartment, the parts that can be surveyed and the consents you need first are different. The Zagdim Reader Desk first establishes the type of property and your purpose, then shortlists suitable professionals in Japan.

Book a free 20-minute callSee what the service covers
A residential street in Japan
Who it is forBuyers and sellers of resale homes, and apartment owners
Handled byArchitects who have completed the designated training, takkenshi and lawyers
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge

Information checked: 29 October 2026

01 · ABOUT

What can a home inspection show? Start with the stage

In a building condition survey (建物状況調査) of a resale home, an architect (建築士, kenchikushi) who has completed the designated training examines the deterioration of the building, mainly by visual and non-destructive methods; the report must record what was and was not examined.

A general condition survey is not a seismic assessment, a full test of building services or a ruling on whether the building is lawful. Where it finds points of concern such as leaks or cracks, a detailed survey and a repair assessment can be commissioned separately.

JapanJapan

  • Unexamined parts must be notedConcealed parts cannot be treated as sound.
  • Record the deteriorationKeep the location and result of each observation.
  • Commission specialist checks separatelySeismic and building services assessments are scoped separately.

Start with the stage

Closest to your situation:

Before buying a resale home

  • What to prepareProperty details, drawings and the seller’s consent to enter.
  • How to use the reportLook at where the deterioration is, the photographs and the parts not examined, then decide whether to commission a specialist check.

Next steps

  1. Confirm that the seller agrees to entry, and tell the Reader Desk when you expect to sign

Before selling

  • What to prepareDrawings, maintenance records and the times when a survey is possible.
  • Explanation of important mattersSurveys carried out within 1 year for detached timber houses, and within 2 years for apartments in reinforced concrete and similar structures, are the ones that have to be explained; that does not mean the condition is unchanged within that period.

Next steps

  1. Have the maintenance records ready, and tell the Reader Desk when you expect to sell

Apartment

  • Common areasWhere the survey involves common areas, the consent of the owners’ management association must be obtained in advance.
  • What to prepareManagement rules, the consent of the owners’ management association and the parts that can be entered.

Next steps

  1. Check with the owners’ management association first whether the common areas can be surveyed

Source: Ministry of Land, Infrastructure, Transport and Tourism – questions and answers on the survey of existing homes (version of 1 April 2024). Checked 29 October 2026.

02 · SERVICE

What does the architect do?

Who charges what

What the Reader Desk does at no charge

Establishes what you need, sets it out in a written brief, shortlists and introduces surveyors, and follows up until the introduction is made.

Professional fees

Quoted by the architect handling the matter once they understand your situation. If you engage them, you contract with, pay and receive receipts from them directly.

How payments flow

Zagdim does not charge readers a matching fee and does not handle payments for professional services. Providers quote case by case, and you contract with and pay the provider directly.

  1. 01Confirming the scope

    The architect confirms the property type and the survey method.

  2. 02Survey on site

    Accessible parts are observed and measured in line with the method standard.

  3. 03Explaining the results

    The deterioration, the photographs and the areas not surveyed are explained.

  4. 04Recommendations for further checks

    Technical items needing a separate check are proposed in light of the points of concern.

03 · CASES

What can a home inspection not determine?

In every caseA survey report must state its limitations; parts not observed and specialist performance are dealt with separately.

A sunlit apartment living room in Japan with wooden floor, sofa and round table
Interior of a Japanese home
Documents sorted with coloured clips beside a pair of glasses on a desk
Title and transaction documents

04 · SERVICE PROCESS

From confirming the scope to the report: who does what?

Confirm what can be surveyed first; the architect then surveys on site and explains the results.

English or JapaneseKeep examined and unexamined parts distinct

  1. Confirm the building and the qualification

    You provide the property type and drawings; it is confirmed that the surveyor has completed the designated training.

  2. Obtain consent for the survey and the documents

    You obtain consent to enter the property and the common areas.

  3. Carry out the survey on site

    The architect surveys the accessible parts in line with the method standard.

  4. Explain the report and further checks

    The architect explains the deterioration and the parts not examined.

Not included

  • Surveys involving dismantling
  • Determination of seismic performance
  • Below-ground investigation
  • Repair works and expert evidence for litigation

What you need to prepare

  • Location and type of property
  • Design or as-built drawings
  • Existing repair records
  • Consent to enter the property and the common areas

05 · TIME

How long does the survey on site take?

The time on site is a guide taken from the Ministry of Land, Infrastructure, Transport and Tourism questions and answers. It does not include scheduling, follow-up checks or writing the report, which the surveyor confirms.

  1. About 1–3 hours

    Survey on site (depending on the size of the home)

  2. Confirmed separately

    Scheduling, follow-up checks and the report

  3. Before the sale contract is concluded

    Explanation of important matters

06 · FEES

What makes up the cost of a home inspection?

Professional and service fees

  • Building condition surveyQuoted once your situation is understood(Quoted by property type, scope and survey method.)
  • Return visits and specialist testingQuoted once your situation is understood(Itemised separately by the surveyor.)
  • Repair assessmentQuoted once your situation is understood(Cost of works is separate.)
  • Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)

The survey fee is quoted by property type, scope and method; there is no standard rate. Return visits, specialist testing and repair assessment are charged separately. Quotes, contracts and payments are handled by the surveyor concerned.

07 · EXPERTS & PROFESSIONALS

Who surveys and who explains?

Depending on the case, different Japanese professionals are involved.

Architect

An architect who has completed the training for existing home condition survey engineers carries out the building condition survey in line with the national method standard.

Real estate transaction specialist

宅地建物取引士 · takkenshi

In the explanation of important matters before the sale contract, explains whether a building condition survey was carried out and summarises its results.

Lawyer

弁護士 · bengoshi

Gives legal advice where a dispute arises over the contract or liability for defects.

MATCHING

How Zagdim shortlists the right professionals

What you need
Zagdim Reader Desk
  • Clarifying the need
  • Matching providers
  • Follow-up at key points
The right professional

Zagdim Reader Desk

Establishes what you need · shortlists and introduces · follows up

No charge to readers

Professionals in Japan

Professional advice and handling

Quote · contract · payment · receipt

Can an architect be arranged where the property is?

  1. You tell the Reader DeskLocation and type of property
  2. The Reader Desk checksWhether an architect who has completed the designated training can be arranged locally
  3. The Reader Desk repliesIf it can be arranged, we say which kind of professional will take it on. If no suitable provider is available for now, we say so plainly

08 · CONSULTATION

What happens next?

Zagdim Reader DeskFirst understand the situation, then shortlist the right professionals

Four steps after you get in touch

  1. Contact the Reader DeskArrange a call by WhatsApp or email.
  2. A written briefThe Reader Desk sets out the property type and the points of concern. Once you confirm it, you agree to the introduction.
  3. Introduction to a local architectBefore the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
  4. Quote and engagementYou read the quote and decide whether to engage. You contract with and pay the provider directly.

Before you get in touch, have ready the property type, location and purchase or sale timetable, and whether the interior and the common areas can be entered.

WhatsAppEmail the Reader Desk

The Zagdim Reader Desk handles contact and follow-up.

Send us your details

The more you tell us, the better the Zagdim Reader Desk understands your situation before we speak.

09 · FAQ

Home inspection and building condition surveys in Japan: common questions

Can any home inspector carry out a survey under the official scheme?

Not necessarily. It must be carried out by an architect who has completed the training for existing home condition survey engineers.

Will the inspection open up walls?

Generally not. Visual and non-destructive methods are normally used; an inspection involving dismantling must be commissioned separately.

Can it determine how well the home withstands earthquakes?

No. A general condition survey does not determine seismic performance; a seismic assessment must be commissioned separately.

What about the parts that cannot be seen?

The report should note that they could not be surveyed, or a further visit is arranged.

Is only the interior of an apartment inspected?

Not necessarily. If common areas are included, the scope must be confirmed and the consent of the owners’ management association obtained beforehand.

Is the inspection fee the same across Japan?

No. Each surveyor sets a price by property type and scope, quoted once your situation is understood.

Confirm what can be surveyed first, then arrange the inspection.

Book a free 20-minute call

Official fees follow the current notices of the Japanese authorities. Quotes, contracts, payments and receipts for professional services are handled by the professional concerned; neither the Zagdim Reader Desk nor the professionals guarantee that any application or review will succeed. This page is general information and is not legal or tax advice. Information checked to 29 October 2026.

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