Guide · 2026-09-30

Questions to Ask a Real Estate Agent in Japan Before Buying an Akiya (Copy-Paste Japanese + Email Template)

Q: Should I ask the agent these questions by email or in person?

By email first. A written reply gives you a record, gives you time to check the Japanese, and lets you compare answers later against the important matters explanation (重要事項説明) that the agent must give before the contract. Follow up by phone or interpreter only for unclear points.

Q: Can I ask these questions before an inspection or a deposit?

Yes, and you should. Questions about title, zoning, road access, utilities, disclosure matters and fees can all be answered from documents the agent already holds. Send them before you travel, and before you pay any application or deposit money.

Direct answer: Before you view, apply, or pay a deposit on an akiya or any cheap house in Japan, send the agent (or the akiya bank contact) a written list of questions covering seven areas: title and registration, zoning and road access, the building, utilities, hazards, disclosure matters, and costs. Written Japanese questions get specific answers; a vague or missing answer is information too. Below are 20 questions in copy-paste Japanese with an English translation, why each matters, and what a vague reply may mean, followed by a polite email template.

What the official sources say (short version)

Fees have a legal ceiling. MLIT's consumer page states that the brokerage fee an agent may receive from one party (seller or buyer) on a sale is capped by a sliding-scale formula, tax included. Its worked example for a 10 million yen property is 200×5.5% + 200×4.4% + (1,000−400)×3.3% = 396,000 yen. For a “low-cost vacant house” (低廉な空家等, price of 8 million yen or less) the cap is 30万円 × 1.1, i.e. 330,000 yen tax included. Source: MLIT, notices for consumers on real-estate transactions.
Deaths in the property. MLIT's 2021 guideline says agents must disclose non-natural deaths and must answer truthfully if a buyer asks. Natural deaths and ordinary accidents need not be disclosed in principle. Source: MLIT, guideline on disclosure of deaths (2021). More in our kokuchi jiko guide.
Flood, landslide and tsunami maps are free. The Geospatial Information Authority of Japan runs a portal with the overlay hazard map (重ねるハザードマップ) and each town's hazard map (わがまちハザードマップ). Source: GSI Hazard Map Portal. See how to read them for an akiya.

Agents must also give a 重要事項説明 (explanation of important matters) before the contract, but that comes late. The point of this list is to get answers earlier. For what that document contains, read our explainer.

How to use the list

Copy only the Japanese column into an email, add the listing number (物件番号) and address, and number the questions so the agent can answer by number. Ask for answers in writing and for copies of the documents named. Where a municipality runs the akiya bank, the town office often forwards questions to the owner or partner agent, so the same list works; see akiya bank conditions.

1. Title and registration (権利・登記)

Japanese (copy-paste)	English / why / if vague
1. 登記簿上の所有者と、売主は同一人物ですか。相続登記は完了していますか。	Is the registered owner the seller, and is inheritance registration finished? Why: many akiya are still in a deceased relative's name. Vague: the seller may not be able to sell yet; see inheritance registration.
2. 抵当権など、登記されている権利は他にありますか。ある場合、引渡しまでに抹消されますか。	Are there mortgages or other registered rights, and will they be cleared before handover? Why: they can follow the property. Vague: ask for the registry copy (登記事項証明書).
3. 土地は所有権ですか、借地権ですか。借地の場合、地代と契約期間を教えてください。	Is the land freehold or leasehold; if leasehold, what are rent and term? Why: the price may cover only the building. Vague: assume leasehold until proven otherwise; see shakuchiken.

2. Zoning, road access and rebuilding (法令制限・接道)

Japanese (copy-paste)	English / why / if vague
4. 敷地は建築基準法上の道路に2m以上接していますか。道路の種別と幅員を教えてください。	Does the lot touch a legal road for 2 m or more; what type and width? Why: this decides whether you may rebuild. Vague: possible non-rebuildable lot; see saikenchiku fuka.
5. 現在の建物を取り壊した後、同規模の建物を再建築できますか。	If the house is demolished, can a similar one be rebuilt? Why: renovation limits and resale depend on it. Vague: treat as “no” until a written answer.
6. 市街化区域、市街化調整区域、都市計画区域外のどれに該当しますか。	Is it in an urbanization promotion area, an urbanization control area, or outside city planning areas? Why: control areas restrict building and use. Vague: see urbanization control areas.
7. 用途地域、建ぺい率、容積率を教えてください。	What are the zoning, building-coverage and floor-area ratios? Why: they cap any extension. Vague: the agent has not checked; these are on the town's planning map.

3. The building (建物)

Japanese (copy-paste)	English / why / if vague
8. 建築年月と、建築確認済証・検査済証の有無を教えてください。	Year built, and do the building confirmation and completion certificates exist? Why: proves legality. Vague: old houses often lack them; ask what that means for loans and renovation.
9. 増改築の履歴はありますか。未登記の増築部分はありますか。	Any extension history or unregistered additions? Why: unregistered parts can be illegal or block renovation permits. Vague: assume yes and budget for correction.
10. 雨漏り、シロアリ被害、腐朽の有無と、修繕や駆除の履歴を教えてください。	Any roof leaks, termite damage or rot, and repair records? Why: they drive renovation cost. Vague: “unknown as-is” (現況渡し) is common; it shifts risk to you. See pre-1981 houses.
11. 耐震診断やインスペクションの実績、またはその実施の可否を教えてください。	Has a seismic diagnosis or inspection been done, or can one be arranged? Why: it gives an independent view. Vague: ask for permission to hire your own inspector.

4. Utilities (インフラ)

Japanese (copy-paste)	English / why / if vague
12. 上水道は公営水道ですか、井戸ですか。下水は公共下水、浄化槽、汲み取りのどれですか。	Public water or well? Public sewer, septic tank or pit toilet? Why: wells and septic systems mean extra upkeep and replacement. Vague: see jokaso costs.
13. 浄化槽の場合、設置年、種類（合併処理か単独処理か）、法定検査の記録を教えてください。	If septic: install year, type, and inspection records? Why: old single-type tanks may need replacing. Vague: budget for replacement.
14. ガスは都市ガスですか、プロパンですか。給湯器や設備は使用可能ですか。	City gas or propane, and does the equipment work? Why: running costs and contracts differ. Vague: assume equipment needs replacing.

5. Hazards and disclosure (ハザード・告知事項)

Japanese (copy-paste)	English / why / if vague
15. この物件は、洪水・土砂災害・津波などのハザードマップの想定区域に入っていますか。過去に浸水や被害はありましたか。	Is the lot in a flood, landslide or tsunami zone, and has it flooded before? Why: insurance and safety. Vague: check the GSI portal yourself.
16. 告知事項はありますか。心理的瑕疵、物理的瑕疵、環境的瑕疵、法的瑕疵の有無を書面でお知らせください。	Are there disclosure matters (psychological, physical, environmental, legal)? Please answer in writing. Why: a bare 告知事項あり on a listing hides the detail. Vague or refused: price the worst case.
17. 近隣とのトラブル、境界の確定状況、越境物の有無を教えてください。	Any neighbour disputes, boundary confirmation, or encroachments? Why: unresolved boundaries block sale and rebuilding. Vague: ask for a survey (測量図).

6. Costs (費用)

Japanese (copy-paste)	English / why / if vague
18. 仲介手数料の金額と計算根拠を教えてください。物件価格が800万円以下の場合の特例を適用されますか。	What is the brokerage fee and how is it calculated; is the low-cost vacant house special provision applied? Why: the legal ceiling is 330,000 yen incl. tax at 8 million yen or less, per MLIT above. Vague: ask for the fee in writing before signing.
19. 残置物（家財・仏壇・農機具など）は売主負担で撤去されますか。撤去費用の見積りはありますか。	Will the seller remove contents (furniture, altar, farm tools), or is there an estimate? Why: clearing a full house can cost far more than the price. Vague: assume you pay.
20. 固定資産税・都市計画税の年額、および購入時にかかる諸費用の概算を教えてください。	Annual property and city-planning tax, and rough purchase costs? Why: budget. Vague: ask for the tax notice (納税通知書); see acquisition costs.

7. Extra questions for an akiya bank listing (空き家バンク)

Add these to the same email; the answers vary by town, so ask, and do not assume:

購入後、住民登録や定住の義務はありますか。期間は何年ですか。 — Is there a residency requirement, and for how long? Vague: assume it applies.
改修期限、転売・民泊の制限、年齢制限はありますか。 — Renovation deadline, resale or short-term-rental limits, age limits?
利用できる補助金（改修・残置物撤去・移住支援）と、申請の時期を教えてください。 — Which subsidies exist and when must I apply? Subsidies are often payable only if you apply before the work starts.

Japanese email template (polite)

Replace the bracketed items. Keep the questions you need and delete the rest.

件名：【物件番号：○○○】購入検討に関するご質問

○○不動産　ご担当者様

はじめてご連絡いたします。［お名前］と申します。
貴社掲載の下記物件の購入を検討しております。
　物件番号：［○○○］
　所在地：［住所］

内見および購入のお申し込みの前に、以下の点を確認させてください。
お手数ですが、可能な範囲で書面（メール返信・資料添付）にてご回答いただけますと幸いです。

1. ［質問1の日本語をここに貼り付け］
2. ［質問4の日本語をここに貼り付け］
3. ［以下同様］

日本語での連絡に不慣れなため、簡潔なご回答で構いません。
資料（登記事項証明書、公図・測量図、重要事項説明書案など）があれば、併せてご送付ください。

ご多忙のところ恐れ入りますが、どうぞよろしくお願いいたします。

［お名前］
［メールアドレス］

Costs and timing: what to expect

Answering these questions costs nothing but time. What they reveal can be large. Septic replacement, contents removal, roof repair and boundary work are each priced case by case; get quotes rather than trusting rules of thumb. The agent's fee is the one figure with an official ceiling. Registration, stamp duty and taxes come on top; see this cost breakdown for the categories.

Checklist: before you send the email

Note the listing number, address and the agent's licence number if shown.
Look up the lot on the GSI hazard portal so you can test the agent's answer.
Scan the listing for red flags such as 告知事項, 現況渡し, 再建築不可 (kanji red flags).
Send questions 1 to 6 and 16 at minimum.
Ask for documents, not only replies.
Do not pay an application or deposit until the answers are in hand.
Compare the replies with the important matters explanation before the contract.

For the wider process, see how to check a house in Japan before buying.

FAQ

Should I ask the agent these questions by email or in person?

By email first. A written reply gives you a record and time to check the Japanese, and you can compare it later against the important matters explanation. Use a call or interpreter only for unclear points.

Can I ask these questions before an inspection or a deposit?

Yes. Title, zoning, road access, utilities, disclosure matters and fees can be answered from documents the agent already holds. Send them before you travel and before you pay anything.

What does it mean if the agent will not answer in writing?

It is not proof of a problem, but it is a reason to slow down. Ask which document would answer the question and when it will be available. If the road, rebuilding permission or disclosure matters cannot be confirmed in writing, treat them as unknown.

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 Get the free 12-point checklist

This 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.