What Inspectors Look for in Old Japanese Homes

Introduction

One of the biggest misunderstandings foreign buyers have is assuming a Japanese home inspection works like it does in the U.S., Canada, or Europe.

It doesn’t.

In Japan, inspections are narrower, less standardized, and often optional — which means knowing what inspectors actually look for is critical when buying an old house or akiya.

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First: What a Japanese Inspection Is (and Isn’t)

Most inspections in Japan are:

• Visual and non-invasive
• Focused on safety and structure
• Limited by what’s accessible

They usually do not include:

• Opening walls
• Full utility testing
• Cost estimates

This makes buyer awareness even more important.

Structural Elements Inspectors Focus On First

✔ Foundation Condition

Inspectors check for:

• Visible cracks
• Uneven settlement
• Signs of ground movement

Major foundation issues are often deal-breakers because repair costs escalate quickly.

✔ Beams, Columns, and Sills

Key areas:

• Exposed beams in ceilings
• Sill plates (dodai) near the ground
• Column bases

They look for:

• Rot
• Termite channels
• Moisture damage

Hidden damage here can double renovation costs.

✔ Roof & Attic Space

Inspectors look for:

• Roof sag
• Tile displacement
• Past water intrusion

Attic access is limited in many akiya, which means problems can be missed.

Termites: A Top Priority in Old Homes

Termites are common in:

• Rural homes
• Properties near forests
• Houses vacant for long periods

Inspectors check:

• Wood softness
• Mud tubes
• Prior treatment evidence

Termite damage doesn’t always mean “don’t buy” — but it must be priced correctly.

Moisture & Ventilation Issues

Moisture causes most long-term damage in Japanese homes.

Inspectors focus on:

• Crawl space ventilation
• Mold under flooring
• Condensation damage

Poor airflow is a silent killer in old houses.

Electrical & Plumbing: Limited but Important

Electrical

They typically note:

• Panel age
• Visible wiring condition
• Lack of grounding

They won’t certify code compliance, but they’ll flag obvious risks.

Plumbing

Inspectors check:

• Visible leaks
• Pipe material (iron vs PVC)
• Water pressure (when possible)

Full pipe condition is often unknown without replacement.

Earthquake Safety (Important, But Often Misunderstood)

For pre-1981 homes, inspectors may:

• Note lack of modern seismic reinforcement
• Flag unbraced walls

They usually do not calculate seismic rating unless a specialized inspection is requested.

What Inspectors Often Miss

This is just as important.

Inspectors usually don’t:

• Estimate renovation costs
• Assess resale value
• Evaluate renovation ROI
• Guarantee hidden conditions

An inspection is a tool, not a safety net.

How to Use an Inspection Properly

The smartest buyers:

• Combine inspection + local insight
• Use findings to renegotiate or walk
• Focus on deal-breakers, not perfection

Perfection doesn’t exist in akiya.

How Old Houses Japan Bridges the Inspection Gap

Old Houses Japan doesn’t rely on inspections alone.

We:

• Pre-screen properties for major structural risk
• Explain inspection results in plain language
• Help buyers understand what matters vs what’s cosmetic
• Encourage buyers to walk when needed

Inspections are part of the process — not the whole process.

Final Takeaway

A Japanese home inspection won’t protect you from every problem.

But when used correctly, it will:

• Confirm structural viability
• Identify high-risk issues
• Prevent emotional purchases

The real protection comes from choosing the right house first.