You Bought a House in Japan: Your First 90 Days After Closing

First 90 days

Week 1

Confirm access and utilities

Make sure you have every key, remote, access code, and document handed over with the property. Confirm access to gates, sheds, meters, utility boxes, and outbuildings.

• ✓Confirm that electricity, water, and gas are active or can be activated.
• ✓Locate the electrical breaker panel, main water shutoff, and gas shutoff where applicable.
• ✓Check heating, cooling, hot water, and major appliances.
• ✓Save the contact details for each utility provider.

If the house has equipment you do not understand, such as a kerosene heater, septic system, old water heater, or boiler, photograph the labels and manuals. You need to know what is installed and whom to call if it fails.

Photograph the condition at handover

Take clear photos and short videos of each room, ceilings, walls, floors, windows, exterior walls, visible roofline, major equipment, meters, and existing wear. This is not a substitute for an inspection. It is a practical record that can help you identify whether a stain, crack, drainage issue, or equipment problem is new.

Confirm your insurance

Check that property insurance is active and that you understand the basic scope of cover, deductibles, contact details, and claims process. In Japan, earthquake insurance is generally added to a fire insurance policy rather than purchased on its own. Review the policy documents or confirm the details with the insurer or agent who arranged it.

Check basic fire safety equipment

Locate smoke alarms and test them according to the manufacturer's instructions. If the house has a fire extinguisher, check its condition, expiration date, and location. Requirements and local practices can vary, especially in older homes. If anything is missing, outdated, or unclear, ask a qualified local professional what is appropriate for the property.

Month 1

Learn garbage and bulky-waste rules

Find your municipality's garbage calendar and learn how household waste is separated and collected. Before clearing out the house or beginning renovations, check how to dispose of the following.

• ✓Bulky household items, old furniture, and bedding
• ✓Appliances, electronics, paint, chemicals, and hazardous materials
• ✓Construction, demolition, and garden waste
• ✓Whether a contractor will handle renovation debris before work starts

Check local hazard information

Find your municipality's hazard map and identify the nearest designated evacuation location. Focus on risks that apply to the property, including river flooding, landslides, tsunami, storm surge, or heavy snow. If you own from overseas, decide who can check the property after a typhoon, earthquake, or other major event.

Introduce yourself to immediate neighbors

If you plan to spend time at the house, a brief introduction to nearby neighbors is usually sensible. They may be able to share practical information about garbage collection, roads, snow removal, local contractors, or unusual activity around the property. Ask whether there is a neighborhood association and whether owners have practical responsibilities, fees, or cleanup duties.

Put ownership records in one place

Keep property documents somewhere you can access easily. For overseas owners, store secure digital copies as well.

• ✓Purchase, registration, insurance, utility, and tax records
• ✓Appliance manuals, model numbers, renovation quotes, invoices, and warranties
• ✓Contractor, property manager, and emergency contact details, plus handover photos and videos

Confirm how tax notices will be handled

Fixed asset tax, known in Japanese as 固定資産税 (kotei shisanzei), is an annual tax on land and buildings. Depending on the property and local arrangements, you may receive other ownership-related notices or charges. Confirm where notices will be sent, when payment is due, and who will deal with them if you do not live in Japan full-time.

Days 30 to 90

Check for changes after use and weather

• ✓New leaks, water stains, dampness, mold, or musty smells
• ✓Pest activity, slow drains, backups, or unusual plumbing noises
• ✓Standing water, poor drainage, loose gutters, or gutter overflow
• ✓Heating, cooling, or hot-water equipment that works intermittently
• ✓Changes to the roof, exterior walls, window frames, drainage, or vegetation
• ✓Damage after heavy rain, storms, snow, or strong winds

The point is not to assume the house has hidden problems. It is to observe it before making large decisions. A small leak found early is easier to address than water damage discovered after a season has passed.

Make a maintenance list before a renovation list

Before spending on cosmetic changes, sort the work into three groups. This helps you deal with risks first, schedule maintenance before it causes further damage, and make lifestyle decisions once you understand how you will use the house.

1. 01 Address urgent problems first Active leaks, unsafe wiring, major drainage problems, and structural concerns need qualified advice and prompt attention.
2. 02 Budget for important maintenance Gutter repairs, aging equipment, damaged exterior finishes, and overgrown vegetation may not be emergencies, but they should be scheduled before they create more damage.
3. 03 Leave cosmetic changes until later Kitchen updates, paint, flooring, and garden design can wait until you understand how you will use the house and which improvements will matter most.

Owner checklist

First week

• □Confirm all keys, access points, and property documents.
• □Confirm electricity, water, and gas arrangements.
• □Locate breakers and utility shutoffs.
• □Check heating, cooling, hot water, and major equipment.
• □Confirm insurance coverage and emergency contacts.
• □Test smoke alarms and locate fire safety equipment.
• □Photograph the property's condition.
• □Save local emergency and utility contact details.

First month

• □Learn local garbage and bulky-waste rules.
• □Check the municipal hazard map and evacuation location.
• □Introduce yourself to immediate neighbors, if appropriate.
• □Ask about neighborhood association responsibilities, if applicable.
• □Organize property documents and digital backups.
• □Confirm property tax notice and payment arrangements.
• □Identify useful local contractors and property services.

Days 30 to 90

• □Check the property after significant rain, storms, snow, or strong winds.
• □Look for leaks, moisture, mold, and pests.
• □Test plumbing, drainage, heating, cooling, and hot water.
• □Check gutters, exterior walls, drainage, and vegetation.
• □Identify seasonal maintenance needs and separate urgent repairs from cosmetic changes.
• □Decide how the house will be checked if you will be away for extended periods.

Long absences

Assign responsibility before a problem occurs

If you will not visit regularly, decide who will check the property and how often. This may be a trusted local contact, a property manager, or a vacant-house management service. The exact schedule depends on the property, climate, and how long it will sit empty.

Set the scope for regular checks

• ✓Water leaks, moisture, mold, and unusual smells
• ✓Doors, windows, and visible storm damage
• ✓Pest activity, vegetation, and blocked drainage
• ✓Equipment failures or signs of a local issue requiring a response
• ✓Mail, notices, or requests that need the owner's attention

Seasonal planning

Look ahead, rather than backward

Prepare the property for the conditions it is about to experience, not for a generic checklist built for somewhere else. Start with the weather, temperature, and seasonal risks that are next for the property.

Before winter

• ✓Check heating, pipes, insulation, gutters, and drainage.
• ✓Confirm snow arrangements where heavy snow is a local concern.

Before the rainy or typhoon season

• ✓Check gutters, roof condition, and drainage.
• ✓Secure or remove loose exterior items.
• ✓Check any place where water could enter the house.

Before you buy

Handover, utilities, and documents

• □Who will hand over keys, remotes, access codes, and property documents?
• □Which companies provide electricity, gas, water, and internet service?
• □Are utility accounts active, transferable, or likely to need new applications?
• □Is insurance arranged, and what does the policy cover?
• □What fire safety equipment is installed, and when was it last checked?
• □How will property tax notices and other ownership-related bills reach you?

Condition and immediate maintenance

• □What maintenance has the house received recently?
• □Are there known issues with leaks, drainage, moisture, pests, heating, plumbing, or major equipment?
• □Which repairs need prompt attention, and which can wait?
• □Are there manuals, warranties, service records, or model numbers for major equipment?
• □Can a local contractor or property manager access the house if a repair or inspection is needed while you are away?

Local rules and seasonal risks

• □What are the local garbage, bulky-waste, and renovation-waste rules?
• □Which natural hazards affect the property, such as flooding, landslides, storm surge, heavy snow, or typhoons?
• □Where is the nearest designated evacuation location?
• □Are there neighborhood association responsibilities, fees, cleanup duties, road rules, or snow-removal expectations?
• □What conditions should be checked before the next rainy season, typhoon season, or winter?

Ownership from overseas or during long absences

• □If you live overseas, who can inspect the property and respond after an emergency?
• □How often should the house be checked if it will be empty for extended periods?
• □Who will receive mail, notices, or requests that require a local response?
• □Is there a practical plan for ventilation, moisture control, vegetation, and storm checks while the property is vacant?