When viewing apartments in Japan, it's easy to miss important details—especially when you're unfamiliar with japanese-housing standards and might be dealing with a language barrier. This comprehensive checklist will help you evaluate properties thoroughly and avoid post-move-in regrets.
Before the Viewing
Research the Neighborhood
- 🚇 Commute time: Test the actual commute to your workplace or school during rush hour
- 🏪 Supermarkets and convenience stores: Check walking distance and operating hours
- 🔊 Noise sources: Visit at different times to check for noise from trains, highways, schools, etc.
- ⚠️ Natural disaster risks: Check hazard maps (ハザードマップ / hazādo mappu) for flood zones, landslide risks, and earthquake-safety
Prepare Your Questions
- 📝 Write down specific questions in both English and Japanese (using translation apps if needed)
- 📱 Prepare a way to take photos and notes during the viewing
- 📏 Bring a measuring tape (メジャー / mejā) for checking furniture fit
- 👞 Wear slip-on shoes (you'll need to remove them when entering apartments)
Exterior and Building Inspection
Building Condition
- 🏢 Building age (築年数 / chiku nensu): Newer buildings (less than 15 years) typically have better earthquake resistance and insulation
- 🧱 Construction material: Concrete buildings (鉄筋コンクリート / tekkin konkurīto) offer better soundproofing than wooden structures (木造 / mokuzo)
- 🔍 Maintenance: Check for cracked walls, water stains, or peeling paint
- 🔐 Security features: Auto-lock entrance, security cameras, proper lighting in common areas
Cultural Note: Building age is extremely important in Japan, where older buildings (pre-1981) often don't meet modern earthquake resistance standards. Japanese property listings always prominently display the building age because it significantly affects both safety and property value.
Location Specifics
- Orientation: South or east-facing apartments get more sunlight (important for drying laundry and heating)
- Floor level: Higher floors typically offer better views and less noise but might be hotter in summer
- Corner unit (角部屋・かどべや): Usually quieter with more windows but may have higher heating costs
- Distance to garbage collection area: Close enough for convenience but not so close that smells or pests become an issue
Access and Convenience
- Distance to nearest station: Verify the advertised "5-minute walk" is accurate
- Slope or stairs on the route: Important if you'll be carrying groceries, have mobility issues, or commute by bicycle
- Bicycle parking: Availability and monthly cost
- Car parking: Availability and monthly cost (typically 5,000-20,000 yen)
Interior Inspection
General Condition
- Cleanliness: Current state and signs of previous issues (stains, odors)
- Natural light: Check during daytime to see actual sunlight levels
- Noise insulation: Can you hear neighbors? Traffic? Try to visit during evening hours if possible
- Smells: Check for mold, cigarette smoke, or cooking odors that might be difficult to remove
Flooring and Walls
- Floor condition: Look for scratches, stains, warping, or soft spots
- Wall condition: Check for cracks, holes, mold, or discoloration
- Tatami mats (if applicable): Look for stains, tears, or signs of pest damage
- Wallpaper condition: Peeling, stains, or cigarette burns
Windows and Insulation
- Window seals: Check for drafts, condensation, or damaged seals
- Window security: Verify locks work properly, especially on ground floor units
- Double-glazing (二重窓・にじゅうまど): Better for insulation and noise reduction
- Screens: Check for tears or damage to insect screens
Kitchen
- Sink condition: Check for leaks, drainage speed, and water pressure
- Counter space: Is there enough for your cooking needs?
- Storage: Adequate cabinet space for your needs
- Gas vs. IH cooktop: Gas requires a contract with a gas company; IH (induction) uses electricity
- Ventilation: Proper exhaust fan that vents outside, not recirculating
- Refrigerator space: Measure to ensure your refrigerator will fit (or if one is included)
Bathroom and Toilet
- Separate or unit bath (ユニットバス): Unit baths combine toilet, sink, and bath in one prefabricated room
- Water pressure: Turn on taps to check pressure and hot water function
- Ventilation: Proper fans to prevent mold (especially important in Japan's humid climate)
- Mold signs: Check corners, ceiling, and silicon seals
- Toilet function: Flush to verify proper operation
Space and Storage
- Closet space: Japanese apartments often have limited storage
- Air conditioner: Is it included? What condition is it in? (replacement costs 50,000-100,000 yen)
- Space for washing machine: Location and proximity to water supply/drain
- Installation points for appliances: Sufficient electrical outlets in convenient locations
Essential Questions to Ask
Practical Concerns
- Internet availability: What providers service the building? Is fiber optic available?
- Allowed modifications: Can you hang pictures? Install shelves? Paint walls?
- Noise restrictions: Rules about musical instruments, parties, etc.
- Pet policies: Even small pets may be prohibited in many apartments
- Garbage disposal: Collection days, sorting requirements, and location of collection points
Contract and Fees
- Included/excluded utilities: What's covered in the rent vs. separate costs?
- Maintenance responsibilities: Who handles minor repairs?
- Contract length and renewal costs: Typical contracts are 2 years with renewal fees
- Move-out costs: Cleaning fees and restoration costs (原状回復・げんじょうかいふく)
- Previous tenant duration: Frequent turnover might indicate problems
Building Specifics
- Mail delivery: Where is mail received? Is there a package delivery box?
- Bicycle parking: Cost and availability
- Building rules: Any specific regulations you should know about?
- Renovation history: When was the last time the unit was renovated?
- Earthquake resistance: When was the building constructed or last reinforced?
Red Flags to Watch For
Physical Warning Signs
- 💧 Water stains (水染み / mizu shimi) on ceilings or walls (potential roof leaks)
- 🍄 Mold spots (カビ / kabi), especially in bathroom or kitchen areas
- 👃 Musty smells that might indicate hidden moisture problems
- 🧩 Cracks in walls (壁のひび / kabe no hibi) that could indicate structural issues
- 📚 Multiple layers of flooring that might hide damage
- ⚖️ Uneven floors (床の傾き / yuka no katamuki) that could indicate foundation issues
❗ Important: Japan's humid climate makes apartments particularly susceptible to mold problems. What might seem like a minor cosmetic issue in a drier climate can quickly become a major health concern in Japan.
Contract Warning Signs
- Unusually low rent compared to similar properties in the area
- High cleaning or "restoration" fees mentioned in the contract
- Reluctance to allow photographs during viewing
- Pressure to decide immediately without time for consideration
- Vague explanations about fees or conditions
Neighborhood Warning Signs
- Excessive graffiti or vandalism in the area
- Empty/abandoned buildings nearby
- Overly quiet neighborhoods during daytime (might indicate it's not residential)
- Overly noisy areas that would disturb sleep or work
Cultural Considerations
Typical Japanese Housing Features
- Small kitchens: Standard in most Japanese apartments
- Unit baths: Very common especially in apartments under 40m²
- Limited insulation: Older buildings may have minimal insulation
- Visible pipes/wiring: More common than in Western housing
- No central heating/cooling: Individual air conditioning units are standard
Expectations vs. Reality
- "10-minute walk" might be based on a fast-walking Japanese person
- "Renovated" (リフォーム済) might only mean new wallpaper and flooring
- "1LDK" apartments can vary dramatically in actual layout and space efficiency
- "Partly furnished" typically only includes AC and basic lighting fixtures
Printable Viewing Checklist
Save and print this simplified checklist to bring to your viewings
- Building exterior condition
- Security features
- Sunlight/apartment orientation
- Actual walking time to station
- Noise levels (neighbors, traffic, trains)
- Water pressure and hot water function
- Air conditioner condition/inclusion
- Signs of mold or water damage
- Kitchen functionality and space
- Bathroom/toilet condition
- Storage space
- Window condition and security
- Mobile phone reception inside apartment
- Garbage disposal location
- Bicycle parking availability
- Nearby amenities (convenience stores, supermarkets)
- Internet availability
- Mail and package delivery
After the Viewing
Reflection Questions
- Does the apartment meet your essential requirements?
- Can you imagine living there for at least 1-2 years?
- Are there any issues that would be difficult or expensive to fix?
- How does it compare to other properties you've seen?
Documentation
- Review your photos and notes within 24 hours while memories are fresh
- Make a list of any follow-up questions
- If interested, express your interest promptly (good properties rent quickly)
Taking the time to thoroughly inspect a property before signing a contract can save you significant stress, money, and disappointment later. Japanese apartments often come with unique features and challenges that might be unfamiliar to foreigners, so this extra diligence is particularly important.
Have you discovered something important during an apartment-viewing that wasn't on this list? Share your experience in the comments to help other foreign-residents in Japan!