This article is written by a Japanese local.
When expatriates or foreign professionals conduct a Room Tour for a rental property in Japan, signing a contract based solely on “room size,” “sunlight,” or “view” will highly likely lead to trouble after moving in. Because Japan’s rental housing has unique building standards and equipment rules, it is necessary to intentionally screen for points that differ from global standards.
This article explains the “5 Checkpoints” you cannot go back on if you overlook them during a room tour. In conclusion, by verifying and measuring the “legal status of the AC,” “dimensions of the washing machine pan,” “soundproofing structure,” “garbage disposal facilities,” and “internet connection type” on-site, you can completely eliminate the risk of lowering your quality of life.
1. The Air Conditioner Trap: “Equipment” vs. “Left-Behind Item”
If an air conditioner is installed in the room you are viewing, always confirm with the real estate agent whether it is “Equipment (設備, Setsubi)” or a “Left-behind Item (残置物, Zanchibutsu).”
- Equipment (Official Equipment): Property of the owner. If it breaks down, it will be repaired or replaced at the owner’s expense.
- Left-behind Item: Personal property left by the previous tenant. You can use it for free, but the “current tenant (you)” must bear the full cost of repairs if it breaks down, or the removal cost when it is no longer needed.
If an old AC unit is installed as a “left-behind item,” there is a physical risk of it breaking down immediately after moving in, forcing you into tens of thousands of yen in unexpected expenses.
2. Washing Machine Space: Size of the “Waterproof Pan” and Delivery Route
The most frequent trouble caused by foreign tenants is the problem that “the large drum-type washing machine they purchased physically does not fit.” The washing machine spaces in Japanese properties are equipped with a plastic tray called a “Waterproof Pan (防水パン, Bousui Pan)” to prevent water leaks.
The standard size of a waterproof pan is “64 cm wide × 64 cm deep,” and large overseas washing machines or drum-type machines with drying functions will not fit within this frame. Bring a tape measure to the room tour and measure not only the “inner dimensions of the waterproof pan” but also the “width of the entrance door” and the “width of the washroom entrance” to confirm that a delivery route is secured.
3. Soundproofing and Structure: Why “RC Structure (Reinforced Concrete)” is the Only Choice
Due to differences in lifestyle habits, foreign tenants tend to be prone to neighborhood troubles (complaints) over “footsteps” or “voices when inviting friends over.” To minimize this risk, you must not compromise on the “structure” of the building.
| Building Structure | Soundproofing | Features and Notes |
|---|---|---|
| Wooden / Light Steel Frame | Extremely Low | The sound of the neighbor’s TV, voices, and footsteps from the floor above will resonate. The rent is cheap, but it is not recommended for elites from the perspective of privacy and noise troubles. |
| RC / SRC Structure (Reinforced Concrete) | High | Because the walls and floors are filled with concrete, daily living noises are blocked. When touring, target only properties with this structure. |
During the room tour, lightly knock on the walls. If it echoes with a light, hollow sound, even in an RC structure apartment, the partition (boundary with the next room) might be made of thin plasterboard. Check if it makes a solid, non-echoing sound indicating it is filled.
4. Garbage Disposal Rules: Facilities with “24-Hour Garbage Disposal Available”
Japan’s garbage disposal rules (sorting and collection days) are at the most strict level in the world. If you cannot follow rules like “burnable garbage must be taken out by 8:00 AM on Tuesdays and Fridays,” the garbage will not be collected, and neighbors will immediately report it to the management company.
For busy entrepreneurs and business professionals, reliably taking out the garbage on the morning of a specified day is a major stress. During the room tour, absolutely confirm whether the property premises have a facility where “24-Hour Garbage Disposal is Available (a dedicated locked garbage station).” The presence or absence of this facility dramatically affects the Quality of Life (QOL) after moving in.
5. Internet Environment: The Speed Trap Hidden in “Free”
Properties advertising “Internet Included (Free Internet)” may seem attractive at first glance, but when considered for business use, there are cases where a fatal trap is hidden.
Many free properties adopt a system (such as VDSL) that shares a single line with the entire apartment building. During times when residents use the internet all at once, such as at night or on weekends, communication speeds drop to the point where even video conferencing becomes difficult.
During the room tour, you must ask the agent: “Separate from the free line, is construction permitted to bring in my own exclusive ‘Optical Fiber (光回線, Hikari Kaisen)’ into the room?” Properties where individual contracts are prohibited are unsuitable as bases for remote work or business.
Summary: Advice on Recording (Filming) During Room Tours
Finally, it is highly recommended to tour each room while shooting a “video” on your smartphone. In particular, actually turn on the water in the kitchen and shower room, and record a video to verify whether the “Water Pressure” is sufficient. This will serve as a decisive factor when comparing multiple properties later. Evaluating the functionality of the physical infrastructure dryly, without being misled by superficial beauty, is the key to drawing an excellent property.