The Akiya Renovation Checklist That Saves You ¥5M

Introduction

Most akiya renovation overruns don’t happen because the house was terrible.

They happen because buyers skipped one or two critical checks early on.

This checklist exists to stop that — and in many cases, it can save ¥3–¥5 million or more by preventing the wrong purchase or the wrong renovation plan.

Use this before you buy, not after.

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Phase 1: Structure First (Non-Negotiable)

If you skip this phase, stop here.

☐ Foundation & Ground Settlement

• Visible cracks in foundation?
• Sloping floors?
• Doors that don’t close properly?

Why it matters:
Foundation correction can exceed ¥2M–¥5M alone.

☐ Beam & Column Condition

• Check exposed beams for rot or termite channels
• Look for fresh patching that hides damage

Red flag: Fresh paint on old wood.

☐ Roof Integrity

• Sagging ridge line?
• Missing or shifted tiles?
• Evidence of past leaks?

Roof replacements in 2026:
¥2M–¥6M

Phase 2: Utilities & Infrastructure

These costs are rarely visible in listings.

☐ Water Source Confirmed (In Writing)

• City water vs well
• Condition of pipes
• Water pressure test

Savings potential:
Avoids surprise ¥1M–¥2M hookups.

☐ Septic or Sewer Status

• Active septic?
• Last inspection date?
• Connection distance to sewer line?

No confirmation = budget risk.

☐ Electrical System

• Breaker panel age
• Grounding present?
• Wiring replaced post-1980?

Full rewiring = ¥1M–¥3M

Phase 3: Legal & Access Checks

These are deal-breakers, not renovation items.

☐ Legal Road Access

• Property touches registered road?
• Written easement exists?

No access = no permits, no resale.

☐ Zoning & Use Restrictions

• Residential use allowed?
• Rental permitted?
• Renovation limits?

Cheap homes often come with strings.

Phase 4: Renovation Reality Check

This phase prevents emotional overspending.

☐ Count Major Systems Needing Replacement

• Roof
• Plumbing
• Electrical
• Structure
• Insulation

Rule:
If 3+ systems need replacement, stop and re-price.

☐ Renovation Tier Identified

• Light refresh
• Livable upgrade
• Full restoration

Most overseas buyers should avoid full restoration.

☐ Timeline Reality

• Contractor availability?
• Seasonal delays?
• Permit timelines?

Add 3–6 months buffer minimum.

Phase 5: Financial Safety Net

☐ Renovation Budget = 1–3× Purchase Price

If numbers don’t work here, they won’t later.

☐ Exit Strategy Defined

• Personal use?
• Rental?
• Resale?

Renovation choices must match the exit.

☐ Disposal Costs Included

• Furniture removal
• Debris
• Hazardous waste

Budget ¥300k–¥1M

Phase 6: Local Oversight (Critical for Overseas Buyers)

☐ On-Site Point of Contact

Someone who can:

• Visit the house
• Talk to contractors
• Flag problems early

Remote-only renovation is risky.

☐ Contractor Scope Clarity

• Written scope
• Fixed vs flexible pricing
• Timeline expectations

Vague scopes = guaranteed overruns.

How This Checklist Saves ¥5M

Buyers who follow this checklist often:

• Walk away from money pits early
• Avoid utility surprises
• Skip over-renovation
• Choose houses with strong bones

The biggest savings come from not buying the wrong house.

How Old Houses Japan Helps You Use This Checklist

Old Houses Japan applies this thinking before properties go live.

We:

• Filter out structurally risky homes
• Flag renovation-heavy listings
• Explain realistic renovation tiers
• Help buyers prioritize livability over hype

Our goal is safe ownership — not viral listings.

Final Takeaway

Renovation success isn’t about bravery.

It’s about discipline.

If a house passes this checklist, renovation becomes manageable.
If it doesn’t — no price discount makes it worth it.