Home renovation and repairs in JapanScope of works, applications and arranging repairs
Before you repair or alter a home in Japan, you need to know whether the job is an equipment repair or touches the principal structural parts. The Zagdim Reader Desk first establishes the property and the works, then shortlists suitable Japanese professionals.
Who it is forOwners of houses, apartments and let or master-leased property
Handled byLicensed architects, contractors and lawyers in Japan
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge
Information checked: 29 October 2026
01 · ABOUT
Repairing or altering a home in Japan: first establish how large the works are
Renovation and repair of a home start from its present condition, its intended use and the scope of works, distinguishing replacement of equipment, ordinary repairs and alteration of the principal structural parts (主要構造部). Where works need building confirmation (建築確認, the building review procedure before work starts) or the involvement of a licensed architect (建築士, kenchikushi), a contractor’s quote alone cannot decide whether work may begin.
The quote should list materials, work items, extra charges and the method of acceptance. Responsibility for design, construction and construction supervision (工事監理) is separate.
JapanJapan
01Check the present condition firstThe causes of leaks, cracks and ageing are each confirmed separately.
02Inspections have limitsA building condition survey does not determine the cause of hidden defects.
03Record the acceptanceCompletion and defects are confirmed against the contract.
Which type are the property and the works?
Start with the closest situation:
Detached house · ordinary repairs
What to check firstPhotographs of the problem, when it arose and the repair history.
What to knowOrdinary replacement of equipment cannot simply be treated as alteration of the principal structural parts; whether an application is needed is determined by the building and the works.
What the budget consists ofCondition survey, construction and materials.
Next steps
Photograph where the problem is and put the repair history in order
Detached house · major repairs or alteration
What to knowFor two-storey wooden houses and similar buildings where work starts from April 2025, repairs or alterations affecting more than half of one or more types of principal structural part require building confirmation first.
Who handles itA licensed architect is responsible for design and construction supervision within the limits of their licence class; the construction contract is signed separately and the responsibilities are distinct.
What the budget consists ofCondition survey and design, construction and materials, supervision and acceptance, plus official fees such as building confirmation.
Next steps
Gather the building drawings and details of structure and storeys
List the work items you want to change
Apartment
What to check firstThe building’s current management rules (管理規約): limits on working hours, noise and the common areas.
What to knowWorks to the common areas cannot be carried out on your own initiative; the consents and procedures required by the rules must be completed first. The standard management rules are only a model.
What the budget consists ofConstruction and materials; application documents required under the rules are charged separately.
Next steps
Obtain the current rules and the works application procedure from the management association (管理組合)
Let or under a master lease
What to check firstThe tenancy or master lease (sublease) contract, and the conditions for access and for carrying out works.
What to knowDuring a master lease, repair costs are not necessarily borne by the operator; some may still fall to the owner, and the master lease contract governs. Where there is a dispute, a lawyer (弁護士, bengoshi) reviews it.
What the budget consists ofConstruction and materials; legal services for contract review are charged separately.
Next steps
Check what the contract says about who bears repair costs
Put together the repair schedule presented by the other party
Sources: Ministry of Land, Infrastructure, Transport and Tourism – explanation of the April 2025 revision of the Building Standards Act / Q&A on building condition surveys / standard management rules page. Checked 29 October 2026.
02 · SERVICE
What do the professionals do?
Who charges what
What the Reader Desk does at no charge
Establishes what you need, sets it out in a written brief, introduces professionals and follows up.
Professional fees
The licensed architect, contractor or lawyer each quotes once they understand your situation; you contract and pay 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.
01Confirming the condition and the works needed
A licensed architect or the relevant technical specialist confirms the problem and its scope.
02Design and application assessment
Whether design, supervision and building confirmation are needed is determined according to the law.
03Checking the estimate and contract
Work items, payment, extra charges and responsibilities are confirmed.
04Construction and acceptance records
The engaged construction and supervision personnel carry out the work within scope and keep the records.
03 · CASES
Which situations need extra care?
In every caseThe scope of works, applications and scheduling can be fixed only after the site and regulatory assessment is complete.
This service may not be suitable in every case: conversion for investment, change of use and rebuilding are assessed as separate matters, and where asbestos or special equipment is involved, additional specialist surveys may be needed.
A residential neighbourhood in JapanTenancy and management documents
04 · SERVICE PROCESS
From inspecting the condition to acceptance: who does each step?
Confirm the condition and scope first, assess whether applications are needed, and check the estimate before work begins.
EN·JAEnglish or JapaneseOther languages on request
01
Survey the condition and needs
The professionals confirm the problem and its scope.
02
Confirm regulations and design
The licensed architect determines whether applications, design and supervision are needed.
03
Settle the quote and works contract
You check the work items, then sign directly.
04
Construction, acceptance and records
The engaged personnel carry out the works and the acceptance; you keep the records.
Not included
Works for concealed damage not listed
Extra spending not approved
Litigation over damage to neighbouring property or tenancy disputes
A determination that all works are exempt from application
What you need to prepare
Building drawings and basic details
Photographs and history of the problem
Tenancy agreement or management rules
Budget and the works you want
Existing insurance policies and repair records
05 · TIME
What determines the works period?
The works period depends on the site assessment, design and applications, supply of materials and the scope of works; it is scheduled once the works are confirmed.
Major repairs or alterations to which it applies: before work starts
Obtain building confirmation
06 · FEES
How are survey, construction, supervision and official fees divided?
Taxes and official fees
Official fees such as building confirmationDepends on the receiving body and the type of application(Calculated by location and works.)
Professional and service fees
Condition survey and designQuoted once your situation is understood(By scope and professional qualification.)
Construction and materialsQuoted once your situation is understood(Work items, tax and rules for extras stated.)
Supervision and acceptanceQuoted once your situation is understood(Listed separately from construction responsibility.)
Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)
Professional fees are quoted by each engaged party, such as the licensed architect and the contractor, each of whom contracts and collects payment separately. Agree in advance how extra works are to be approved.
07 · EXPERTS & PROFESSIONALS
Who helps?
Depending on the case, different Japanese professionals are involved.
Lawyer
弁護士 · bengoshi
Reviews works contracts and disputes over responsibility.
Licensed architect
Responsible for building design and construction supervision within their licence class and the scope set by law.
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
Sets out a written brief · introduces the right professional · follows up
No charge to readers
Professionals in Japan
Professional advice and handling
Quote · contract · payment · receipt
Whether a professional can be arranged where the property is
You tell the Reader DeskThe property’s location and the problem you want to deal with
The Reader Desk checksWhether a licensed architect or contractor is available locally. Professionals work in English or Japanese; other languages on request
The Reader Desk repliesWe 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
Contact the Reader DeskDescribe the property and the problem by WhatsApp or email.
A written briefThe present condition and the work items you want are set out; you confirm them.
Introduction to a local professionalBefore the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
Quote and engagementThe professional quotes; you decide whether to engage, and contract and pay directly.
Have the points below ready before you get in touch, so it is clear at once which kind of professional to approach first.
The property’s location, whether it is a detached house or an apartment, and its structure
The problem you want to deal with and when it arose
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
Renovation and repairs in Japan: common questions
Do all repairs need building confirmation?
Not necessarily. It is determined by the building and the works; ordinary replacement of equipment cannot simply be treated as alteration of the principal structural parts.
What needs particular care with major repairs to a two-storey wooden house?
Whether building confirmation is needed must be checked first. For repairs or alterations where work starts from April 2025 and more than half of one or more types of principal structural part is affected, the applicable conditions must be checked.
Is the architect responsible for the construction?
Not necessarily. The architect’s engagement for design and supervision and the construction contract must be confirmed separately and cannot be treated as the same responsibility.
Can an ordinary inspection determine the cause of every repair?
No. An ordinary inspection is limited to non-destructive methods, and the cause of a hidden defect may need a separate specialist survey.
Can you alter the common areas of an apartment building yourself?
Not on your own initiative. The building’s current rules must be checked first and the required consents and procedures completed.
During a master lease, are repair costs always borne by the operator?
Not necessarily. The master lease contract must be reviewed; some repair costs may still fall to the owner.
Confirm the condition and the work items first, then arrange the works.
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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