Introduction

When it comes to selling your home in Japan—especially an akiya (vacant home) or rural property—being prepared with the right paperwork can save you time, stress, and money. Missing documents or incomplete records can delay the sale, scare off buyers, or even cause a deal to fall through.

In this guide, we’ll explain why it’s so important to have your paperwork ready early and exactly what you need to gather before listing your home.

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1. Why Paperwork Matters When Selling a Home in Japan

Japanese property transactions are detail-oriented and documentation-heavy. Buyers (and their banks or lawyers) expect full transparency and properly verified paperwork.

If you're missing key documents:✔ Your listing could be delayed
✔ Interested buyers may walk away
✔ The judicial scrivener may not be able to complete the ownership transfer
✔ You risk losing leverage during negotiation

Being organized from the beginning helps you sell faster, build trust, and avoid legal or financial hiccups.

2. Essential Documents You’ll Need Before Listing

Gather these key items before listing your home:

📄 Property Registration Certificate (登記事項証明書)

Confirms ownership, land details, and any existing liens or mortgages.

📐 Land Survey Map or Layout (地積測量図)

Outlines the size and boundaries of your property—especially important in rural areas.

🧾 Fixed Asset Tax Certificate (固定資産税納税通知書)

Shows current tax status and total annual property tax amount.

📝 Renovation or Repair Records

Receipts or reports of any major work done can increase buyer confidence.

🏠 Floor Plans and Photos

Accurate floor plans and current photos make your listing more appealing and trustworthy.

🪪 Identification (Passport, My Number card, or Residence Card)

Required for contract signing and identity verification.

📜 Power of Attorney (委任状)

If you're overseas or can’t attend closing, appoint someone locally to act on your behalf.

3. Optional (But Helpful) Documents

✔ Earthquake-resistance certificate (耐震診断書), if available
✔ Pest inspection reports
✔ Utility bills or records (to estimate monthly costs)
✔ Manuals or warranties for included appliances or systems
✔ Historical information (especially for traditional homes)

These documents add value and answer common buyer questions before they’re even asked.

4. How Early Preparation Benefits You

✔ Faster listing process – Your agent can get your property online quickly
✔ Less stress at closing – No scrambling for documents or risking delays
✔ Stronger negotiations – Buyers see you as professional and trustworthy
✔ Smoother ownership transfer – The judicial scrivener can complete registration without delay

5. What If You’re Missing a Document?

Don’t panic—many documents can be replaced:

• Your local Legal Affairs Bureau (法務局) can issue a new registration certificate
• Municipal offices can provide updated tax records and surveys
• Your agent or legal advisor can help retrieve missing paperwork

✔ The sooner you start gathering, the easier it will be to fill any gaps.

Final Thoughts: Get Your Paperwork in Order Before You Sell

Selling your home in Japan doesn’t have to be overwhelming—but paperwork is not something to leave until the last minute.

✔ Gather essential documents early
✔ Work with an agent who can help you stay organized
✔ Provide buyers with the confidence they need to make a solid offer

At Old Houses Japan, we guide sellers through every step of the process—including prepping the right paperwork from day one. Ready to sell? Book a call with our team and let’s get everything in order.