🏚 What Does “Good Bones” Actually Mean in a Japanese House?

If you’ve been browsing akiya listings or talking to real estate agents in Japan, you may have heard the phrase:
“This house has good bones.”

But what does that actually mean in the context of an old Japanese home—especially one that may have been abandoned for years?

In this post, we’ll break down what “good bones” really refers to in Japanese houses, how to spot it, and why it matters when choosing the right akiya to renovate.

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🦴 What Are “Good Bones” in Real Estate?

Globally, “good bones” means that while a home might look rough on the surface, its structure and core elements are solid. You can change wallpaper, flooring, and kitchens, but if the structure is sound, you’re working with a reliable foundation.

In Japan, where earthquakes, termites, and humidity are constant threats, “good bones” takes on extra importance.

🏯 The Key Elements of “Good Bones” in a Japanese Home

When we evaluate akiya for “good bones,” here’s what we look for:

1. Foundation (基礎 / kiso)

• A solid concrete or stone foundation with no major cracks or shifts.
• Houses built after the 1981 earthquake code reform are often safer.
• Older homes can still be strong if well-maintained.

2. Structural Beams (柱 / hashira)

• Thick wooden beams, especially in kominka, that are free from rot or termite damage.
• Beams should feel sturdy if you tap them—not hollow.
• Blackened beams from traditional smoking fires? That’s actually a good sign—they’re hardened and resistant to pests.

3. Roof (屋根 / yane)

• Roof should be intact, with no sagging or missing tiles.
• Leaks are common in akiya—but minor leaks are easier to fix than a failing roof structure.

4. Layout & Flow

• A practical layout that can be modernized without tearing down major walls.
• Tatami rooms with sliding doors (fusuma) can easily be reconfigured.

5. Natural Ventilation

• Homes with good airflow resist mold and moisture damage.
• Engawa (wooden verandas) and cross-breezes are good signs.

⚠️ What’s NOT “Good Bones”

Sometimes sellers call a house “good bones” when it’s… not. Here are red flags that suggest otherwise:

• Soft or spongy floors (rot beneath tatami)
• Sagging roof beams or visible bowing
• Evidence of termites (mud tubes, sawdust piles, hollow beams)
• Water pooling around the foundation
• Illegal or unpermitted additions (lean-to kitchens, sheds attached to the home)

These may not be dealbreakers—but they mean the house is more “gut job” than “cosmetic project.”

💴 Why It Matters for Renovation Costs

A house with “good bones” lets you focus money on upgrades that improve comfort and style, not major structural rescue.

• Good bones: ¥2–6M in renovations (bathroom, kitchen, flooring, insulation).
• Bad bones: ¥8–20M+ in renovations (foundation reinforcement, roof replacement, beam repairs).

🛠 How to Check for Good Bones Before You Buy

1. Ask about the build year → 1981+ = post-earthquake code reform.
2. Look under the house → Is the foundation solid? Is there airflow?
3. Inspect the beams → Are they dry, strong, and thick?
4. Check the roofline → Straight lines = healthy structure.
5. Hire an inspector → In Japan, this is less common, but worth it for peace of mind.

🧭 Final Thoughts

When it comes to akiya, “good bones” isn’t just a real estate cliché—it’s the difference between a doable fixer-upper and a money pit.

If the foundation, beams, and roof are solid, you’re looking at a house that can be renovated into something beautiful. If not, you might be better off walking away (or budgeting for a rebuild).

🏡 Want Expert Eyes on Your Akiya?

At Old Houses Japan, we help buyers:

• Assess whether a house has “good bones”
• Connect with inspectors and contractors
• Estimate realistic renovation costs
• Decide whether to buy, pass, or rebuild

📩 Let us review your akiya »