--- type: "Public Article" title: "You Bought a House in Japan: Your First 90 Days After Closing" description: "A practical first-90-days checklist for new homeowners in Japan, covering utilities, insurance, local rules, maintenance, taxes, and vacant-home care." resource: "https://akiyahub.com/articles/first-90-days-after-buying-a-house-in-japan" tags: - "The Basics" - "Moving In" - "Getting Settled" status: stable stale_after: "2027-03-23" generated: by: "process:akiyahub-public-article-markdown" at: "2026-09-24T06:34:17.114Z" sources: - resource: "https://akiyahub.com/articles/first-90-days-after-buying-a-house-in-japan" title: "You Bought a House in Japan: Your First 90 Days After Closing" last_modified: "2026-09-24" published_at: "2026-09-24T06:34:16.177Z" modified_at: "2026-09-24T06:34:16.177Z" --- [Explore all free guides](/md/articles.md) | [See the full visual article](https://akiyahub.com/articles/first-90-days-after-buying-a-house-in-japan) ## Closing is the start of ownership, not the end of the process Imagine arriving at your house in Japan with the keys in hand. The purchase is complete, but the house is still largely unknown to you. Which shutoff controls the water? Has the roof held up through recent rain? Who checks the property after a typhoon if you are overseas? Where will tax notices and utility bills go? Getting the keys is a major milestone. It also starts a new set of responsibilities: learning how the house works, understanding the local systems around it, and finding out what needs attention before a small problem becomes an expensive one. You do not need to renovate everything in the first week. In many older homes, it is wiser to live with the property, or at least observe it through changing weather, before committing to major work. The aim is to get control of the essentials, learn what needs attention, and avoid spending heavily before you understand the property. ```html

First 90 days

What to do in your first 90 days

The first three months are about getting control of the basics before you spend heavily on improvements. Work through the house in stages, keep a record of what you find, and make decisions based on how the property performs in real conditions.

1 Confirm the essentials. Make sure the house is safe, accessible, insured, and connected to the services you need.
2 Build a usable record. Keep photos, equipment details, documents, local contacts, and repair information in one place.
3 Learn the local systems. Check garbage rules, hazard information, property tax notices, and any neighborhood responsibilities.
4 Watch how the house behaves. Look for issues that appear after rain, humidity, regular use, or changing temperatures.
5 Prioritize maintenance before renovation. Separate urgent repairs from routine work and cosmetic ideas.
6 Plan for absences. Decide how the property will be checked if it will sit empty.

``` **Start with** the things that will cause the most trouble if they are unclear: access, utilities, insurance, safety equipment, and a basic record of the property's condition. ```html

Week 1

First week: Get control of the house

Your first job is simple: make sure the house is safe, accessible, and functioning well enough to monitor. You do not need to know every system yet, but you should know where the essential controls are and who to contact if something fails.

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.

``` **Once the house** is secure and usable, turn your attention to the systems around it. Local rules, public services, and neighborhood expectations can affect day-to-day ownership more than many new buyers expect. ```html

Month 1

First month: Learn the local systems around the house

A house is part of a municipality, a neighborhood, and a local infrastructure system. Garbage rules, disaster preparation, utilities, and community responsibilities can change from one town to the next.

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.

``` **A viewing** tells you how the house looked on one day. The next few months show how it responds to regular use, rain, humidity, temperature changes, and the first stretch of real ownership. ```html

Days 30 to 90

Days 30 to 90: Watch how the house behaves

A viewing gives you a snapshot. The first few months show how the property behaves in normal use and changing weather. Older homes and akiya may reveal issues only after heavy rain, humidity, regular plumbing use, or a shift in temperature.

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.

01 Address urgent problems first Active leaks, unsafe wiring, major drainage problems, and structural concerns need qualified advice and prompt attention.
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.
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.

``` **Use this checklist** to review the main jobs covered so far. It is a practical way to spot unfinished basics before they become harder or more expensive to deal with. ```html

Owner checklist

Your first 90-day checklist

Use this as a practical recap after you have worked through the first-week, first-month, and days-30-to-90 tasks. It is designed to help you spot unfinished basics before they become avoidable problems.

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.

``` **The plan changes** if you will only use the property occasionally. A house can deteriorate when no one is there to notice a leak, moisture problem, pest activity, or storm damage. ```html

Long absences

If the house will be empty most of the time

An empty house still needs attention. Vacancy can make leaks, moisture, pests, and storm damage worse because no one notices them quickly.

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

``` **Your next priority** should reflect the season ahead. The maintenance needs of a rural home before winter are different from those of a coastal property approaching the rainy or typhoon season. ```html

Seasonal planning

Prepare for the next season

Your first 90 days will look different depending on where and when you buy. A mountain home in Nagano has different needs from a coastal property in Kyushu or a city home in Tokyo.

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.

``` **If you are still deciding** whether to buy, this ownership plan can also sharpen your due diligence. Many practical problems are easier to prepare for before closing, when you can still ask questions, confirm local arrangements, and plan for the first months of ownership. ```html

Before you buy

Questions to settle before closing

Some post-closing problems are easier to avoid before you own the house. You may not be able to answer every question before closing, but this final pass will show what needs local confirmation, a budget, or a clear person responsible for it.

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?

``` ## The practical goal of the first 90 days The first 90 days are not a race to renovate. They are a chance to understand what you have bought, how it behaves in real conditions, and what kind of attention it will need over time. Start with the basics: confirm that the house is safe, insured, accessible, and connected to the services you need. Then learn the local systems around it, including garbage rules, hazard information, tax notices, and any neighborhood responsibilities. As you use the house and see it through rain, heat, cold, or storms, keep a record of what you notice. The goal is not to eliminate every uncertainty immediately. It is to make sure small issues are noticed early, responsibilities are clear, and your next decisions are based on the house you actually own rather than the house you imagined at closing. If you are still evaluating a property, use these first-90-day questions before you commit. Confirm who can inspect the house after bad weather, how notices and bills will reach you, what maintenance may be needed soon, and whether you have reliable local support. AkiyaHub can help you investigate a property's condition, local context, and practical ownership questions before you move forward. --- ### Sources used for this article - Ministry of Land, Infrastructure, Transport and Tourism (MLIT): [Vacant House / Akiya Management Guidance - 空き家対策と所有者不明土地等対策の一体的・総合的推進（政策パッケージ）について](https://www.mlit.go.jp/tochi_fudousan_kensetsugyo/tochi_fudousan_kensetsugyo_fr2_000001_00013.html) (text in Japanese) - [Housing Literacy for Today - いま考える住まいのリテラシー](https://www.mlit.go.jp/sumai_literacy_pf/assets/docs/top/text01.pdf) (text in Japanese) - Fire and Disaster Management Agency (FDMA): [2025 Fire Safety White Paper - 令和7年版消防白書](https://www.fdma.go.jp/publication/hakusho/r7/chapter1/section1/para3/69218.html) (text in Japanese) - General Insurance Association of Japan (Sonpo/GIAJ): [Earthquake Insurance - 地震保険](https://www.sonpo.or.jp/insurance/jishin/) (text in Japanese) - Cabinet Office, Government of Japan: [Follow Your Municipality's Waste-Sorting Rules - 使用済み小型家電のリサイクル　お住まいの市町村の分別ルールに従い、正しくリサイクルを](https://www.gov-online.go.jp/article/201303/entry-8595.html) (text in Japanese) --- ### Ready to explore? - 👉 [How to Find Your Dream Property in Japan](https://akiyahub.com/articles/how-to-find-your-dream-property-in-japan): Learn how to explore regions, compare value, and confidently discover standout homes using AkiyaHub’s most powerful search approach. - 👉 [Join the AkiyaHub community](https://akiyahub.com/jointhecommunity): Learn from real buyers, ask questions freely, and move forward with confidence as you explore owning a home in Japan.