CASE STUDIES Property Investigations in Japan: Protect Your Investment
Buying property in Japan is exciting, but every real estate transaction carries risks. Contracts and papers may not reveal everything. A property inspection helps you spot potential issues early and decide with all the facts in hand. At FAMILY Investigation Agency, we guide buyers and sellers through the due diligence process so they can invest with confidence.
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Who We Are
Family Investigation Agency specializes in real estate investigations with a focus on the Japanese real estate market. We skillfully investigate potential defects not documented on paper or those related to the surrounding environment of the property. We use skilled surveillance to get to the root of the problem and help you feel secure again. We now operate in major cities like Tokyo, offering thorough investigations for all property types—from homes and apartments to hotels and commercial buildings. Established in February 2010 as the dedicated investigative division of a real estate agency, our agency is based in Tokyo and has been entrusted with numerous investigations by our valued clients. Our real estate detective services leverage industry expertise, experience, and connections. We conduct on-site inspections, interviews, measurement surveys, market research, and credit investigations to uncover the truth. We meticulously investigate potential defects not documented on paper or those related to the surrounding environment of the property. Our goal is to give you peace of mind in every real estate transaction by providing responsible support and the meticulous attention to detail that Japan is known for.
What We Check
On-Site Property Survey
We visit the property to confirm the details match the contract. This step helps identify potential defects that may not appear in documents.
Neighboring Property and Environment
We survey the surrounding area to identify any potential hazards. This includes factories, new high-rise buildings, or future developments that could affect property values or daily living.
Market Price and Property Taxes
We compare market data to see if the price is fair. We also check for any unpaid property taxes that could pass to the new owner.
Contract and Legal Description
Before you sign, we review the contract and the legal description of the property. We check for unusual clauses, risks during the due diligence period, or terms that may affect your rights as a buyer.
Japan-Specific Risks
Buying property in Japan comes with unique challenges that foreign buyers often overlook:
- Inheritance Disputes – Properties in Japan are sometimes co-owned by multiple heirs through the koseki (family registry) system. This can block or delay transactions if not carefully checked.
- Earthquake and Disaster Risk – Japan has strict building codes for earthquake safety, but older properties may not meet current standards. A proper investigation can reveal these issues.
- Land Use and Zoning Laws – Japan enforces detailed zoning rules (yoto chiiki). Buying a property without checking zoning can stop you from using it as planned, especially for commercial real estate.
- Anti-Social Forces Check – Japanese law requires confirmation that sellers or related parties are not tied to organized crime groups (boryokudan). Ignoring this can cause legal and reputational problems, a key part of our corporate investigations.
- Leasehold Land (Shakuchi/Shakuyōchi) – Not all land in Japan is sold outright. Some properties sit on leasehold land, which requires long-term rent payments to a landowner. This must be confirmed before buying.
These risks are specific to Japan and highlight why a local property investigation is essential before any purchase.
Why It Matters
Without a proper due diligence checklist, buyers risk:
- Paying more than the property is worth
- Taking on unpaid property taxes or hidden loans
- Facing disputes with neighboring property owners
- Running into zoning limits that block planned use
- Buying a property that doesn’t meet earthquake safety standards
A careful investigation gives you peace of mind and a clear picture before the deal closes.
Why Choose FAMILY
- Based in Tokyo, active in major Japanese cities since 2010
- Licensed investigators with deep knowledge of real estate due diligence
- Experience with both residential and commercial real estate cases
- Clear reports, written in simple terms
- Commitment to confidentiality and accuracy
See more about our history and mission.
Next Steps
Every property is unique, whether it’s a home, an apartment, or a piece of land. That’s why we tailor the due diligence process to each case.
Contact FAMILY Investigation Agency today to discuss your needs. Our team will help you complete your due diligence checklist and protect your investment.