The final apartment inspection before moving in Japan is one of the most important steps in your rental journey — and one that many foreign residents overlook. Done right, it protects you from being charged for damage you didn't cause when you eventually move out. This guide walks you through exactly what to expect, what landlords check, and what you should do to protect yourself.
What Is the Final Apartment Inspection in Japan?
Before you receive your keys, your landlord or the real estate agency (仲介業者) will typically walk through the apartment with you. This is called a pre-move-in inspection or kagi-watashi (key handover). The purpose is to confirm the current condition of the unit before you officially take responsibility for it.
Think of it as a shared record. Both you and the landlord agree on what the apartment looks like on day one. This record becomes critical if there is a dispute about your security deposit when you move out.
What Landlords and Agents Check During the Inspection
The agent or landlord will usually go through each room methodically. Here is what they typically look for:
- Walls and ceilings: Scratches, scuff marks, stains, holes from previous nails or hooks, and water damage.
- Floors: Scratches on wooden flooring, burns, stains on carpet, and damage to tatami mats if present.
- Doors and windows: Locks, hinges, sliding doors, window screens (amido), and whether everything opens and closes smoothly.
- Kitchen and bathroom: Condition of taps, drains, tiles, grout, ventilation fans, and any built-in appliances.
- Utility connections: They may confirm that water, gas, and electricity are working properly.
- Fixtures and fittings: Light switches, power outlets, air conditioning units, and intercom.
The agent will usually fill in a checklist form (sometimes called an inspection sheet or genjo kakunin sho) noting any existing damage. You should receive a copy of this form — keep it somewhere safe for the entire duration of your tenancy.
Your Role: What You Need to Do at the Inspection
Do not treat this as a formality. This is your opportunity to document everything before you move in. Here is what to do:
1. Bring Your Phone and Take Photos
Walk through every room and photograph all existing damage — even small things like a tiny scratch on the floor or a faded patch on the wall. Date-stamped photos are ideal. This is your evidence if any dispute arises later.
2. Test Everything Yourself
Do not just watch the agent do it. Turn on every tap, flush the toilet, check every power outlet with your phone charger, and test the air conditioner. If something does not work, flag it immediately so it can be fixed before you move in — at no cost to you.
3. Check the Checklist Carefully
If the agent hands you a checklist to sign, read it before signing. Make sure any damage you noticed is written on the form. If something is missing, ask to add it. Do not feel rushed — this document matters.
4. Ask About Anything Unclear
If your Japanese is limited, it is completely acceptable to ask the agent to write things down or to use a translation app. Many real estate agents in major cities are experienced working with foreign residents and may speak some English. You can also bring a bilingual friend or use Google Translate in camera mode on the spot.
5. Get Your Copy of the Inspection Sheet
Before you leave, confirm you have a signed copy of the inspection sheet. If they say they will send it later, ask for a specific date and follow up. Store it digitally and physically.
Common Issues Foreign Residents Face
- Being charged for pre-existing damage on move-out: This is the most common dispute. Your inspection photos and signed checklist are your best protection.
- Not understanding what is "normal wear and tear": Under Japanese guidelines (set by the Ministry of Land, Infrastructure, Transport and Tourism), landlords are generally not allowed to charge tenants for normal wear and tear from everyday living. However, damage caused by negligence — like mold from poor ventilation or burns on floors — can be charged to you. When in doubt, ask.
- Missing the inspection altogether: Some landlords hand over keys without a formal walkthrough. In this case, take your own photos immediately when you first enter and send them to the landlord or agent in writing (email is fine) as a record.
A Simple Inspection Checklist to Bring With You
| Area | What to Check | Notes |
|---|---|---|
| Walls & Ceilings | Holes, stains, discoloration | Photograph close-up |
| Floors | Scratches, burns, stains | Check corners and under windows |
| Kitchen | Taps, burners, ventilation fan | Run water and test all switches |
| Bathroom & Toilet | Flush, taps, tiles, drain | Check for mold or cracks |
| Windows & Screens | Open/close smoothly, no tears | Check all locks |
| Air Conditioner | Both heating and cooling modes | Note any unusual noise |
| Doors | Locks, hinges, sliding tracks | Front door and all interior doors |
| Electricity & Gas | All outlets, lights, gas supply | Confirm utilities are connected |
What Happens After the Inspection
Once the inspection is complete and both parties are satisfied, you will receive your keys. From this point, you are responsible for the apartment. Any damage that occurs after this date — beyond normal wear and tear — could be deducted from your security deposit when you move out.
Keep your inspection sheet and photos stored safely for the entire length of your tenancy, even if you plan to stay for several years. You will be glad you have them when move-out day comes.
Summary: Protect Yourself From Day One
The final apartment inspection before moving in Japan is not just a bureaucratic step — it is your first real act of protecting yourself as a tenant. Take photos, test everything, read the checklist carefully, and keep your copy. If you are unsure about your rights as a tenant in Japan, the Japan Housing Finance Agency and local Consumer Affairs Centers (消費生活センター) offer free advice, sometimes in multiple languages.
Moving into a new home in a new country is exciting, and a little preparation at this stage saves a lot of stress later. You have come a long way to build your life here — take the thirty minutes to do this inspection properly, and start your tenancy with confidence.