A home inspection in Japan (建物状況調査, tatemono jokyo chosa, also called 既存住宅状況調査) is a mostly visual, non-destructive check of a used house by a licensed architect who has completed a government-registered training course. It covers two areas only: the main structural parts and the parts that keep rain out. It does not judge earthquake resistance, and it needs the seller's consent. If you are eyeing an akiya (空き家, an empty house) or any other cheap house in Japan, the inspection is one of the few ways to learn about the building itself before you pay. We could not confirm a fee schedule on official pages, so this guide does not quote a price. It shows how to get written quotes instead.
Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT) explains on its building condition survey (inspection) page that the survey follows the national Existing Housing Condition Survey Method Standards (既存住宅状況調査方法基準, Ministry Notification No. 82 of 2017) and is carried out by an existing housing condition survey technician (既存住宅状況調査技術者). In practice that means an architect (建築士) who has completed a training course run by an institution registered with MLIT.
The same MLIT page describes what changed in the April 2018 amendment to the Real Estate Brokerage Act (宅地建物取引業法):
Note what this does not do. The law requires the agent to say whether it offers to arrange an inspection. It does not require an inspection to happen, and an agent may answer that it does not arrange them. In that case you can look for a registered inspector yourself. The association that supports the related defect-insurance system, the Japan Housing Defect Warranty Liability Insurance Association (住宅瑕疵担保責任保険協会), lists a dedicated section on 既存住宅状況調査 and links to a search site for technicians.
According to MLIT's inspection guideline illustrations (PDF), the survey is limited to:
The method is a "non-destructive survey centered on visual inspection" (目視中心の非破壊調査). Under-floor and attic spaces are viewed through access hatches (点検口). The same document states that the survey does not determine:
Because the official scope is limited to those two areas, other things you might assume are included may not be. Termite damage, the detailed condition of plumbing, water heaters, wiring and the septic tank, and anything behind a hatch that cannot be opened or entered are not listed in that scope. Some inspection companies sell these as optional add-ons, so do not assume. Ask each company to state in writing what it will and will not look at. For the septic tank in particular, see our guide to septic tank (jokaso) costs for a Japanese house.
These three are often confused:
The practical point: an insurance inspection is its own procedure with its own conditions, and a house may or may not qualify. If you want insurance, ask the agent early whether the house could be insured and which registered business would handle it. Do not assume the inspection alone gives you coverage.
The inspector has to enter the house and open hatches. The guideline document treats the seller's consent as a precondition. For an akiya, the "seller" may be one of several heirs or a family member abroad, so consent can take time. If ownership is unclear, read our note on inheritance registration for an akiya first.
The inspection lists deterioration events it can see. It does not say what to fix first, what it will cost, or whether the house is legally rebuildable. Rebuild rights, zoning and hazard exposure sit outside it. Those are separate checks; see saikenchiku fuka (rebuilding prohibited) and urbanization control areas.
A house that has been empty for years may have stuck hatches, stored belongings blocking the floor, or no power or water. Where the inspector cannot reach an area, the report can only say it was not inspected. Ask the agent to have the seller clear access and turn on utilities before the visit.
The official pages we checked (MLIT and the defect-insurance association) do not publish a standard fee, and we found no government fee schedule. Inspection companies set their own prices, so we do not give a number. Treat any figure you see in a blog as an unverified guess, including ones on other sites.
What you can do is compare like for like. Ask two or three registered inspectors for a written quote and confirm:
Put the quote next to the other purchase costs. Our guide to fixed asset tax and acquisition costs lists the fees that usually get forgotten.
Nothing in the system requires you to be Japanese or to live in Japan, but the process runs in Japanese and depends on the seller's cooperation. A workable order for a remote buyer:
If you are still working out the overall order of checks, start with how to check a house in Japan before buying. An inspection belongs near the end, after the free desk checks have not ruled the property out.
For a printable list that covers the desk checks, get the free 12-point akiya checklist. If you already have one listing in mind, a $49 risk report pulls hazard, zoning and transaction data for that exact lot and drafts questions to send the agent, which you can use before you book an inspector.
Can a foreigner get a home inspection in Japan for a house they do not own yet? Usually yes, but only with the seller's consent, because the inspector must enter the house and open access hatches. Ask the agent early, ideally before you make an offer, and ask whether the inspector may attend without you present. Confirm details with the agent and the inspection company.
How much does a building inspection cost in Japan? We could not confirm a fee schedule on the official pages we checked, so we do not quote a figure. Fees are set by each company and depend on the house, the location and the report options. Get written quotes from two or three registered inspectors and compare what each includes.
Does a home inspection replace a seismic diagnosis or defect insurance? No. The official inspection looks for visible deterioration in the structure and rain-proofing and does not judge seismic performance. A seismic diagnosis is a separate assessment, and existing-home defect insurance is a separate product with its own inspection and conditions.
See can foreigners buy an akiya in Japan? and kokuchi jiko disclosure matters, or browse all guides.
Have a specific listing in mind? Get the official zoning, hazard and transaction data for that exact lot — plus the questions to send the agent — in one report.
Get a $49 risk report Free 12-point checklistThis guide is general information based on public sources cited above. It is not legal, tax, or real-estate brokerage advice. Confirm every item for a specific property with the agent, the municipality, and licensed professionals.