What should I focus on checking and asking during a property viewing (naiken) in Japan?

Hello! Viewing apartments in Japan (内見) is both a skill and a workout. Congrats on reaching this stage! Don't be nervous, treat it like a "treasure hunt" – the key is to be meticulous. Let me walk you through the pitfalls I encountered and the lessons I learned back in the day. After reading this, you'll go from a newbie to practically half an expert.

1. Preparation Before You Go: Pack Your "Apartment Viewing Toolkit"

Don't go empty-handed. Bring these items to make things much easier:

Tape Measure (メジャー): This is absolutely essential! Don't just eyeball it – actually measure. Will your fridge, washing machine, bed, and sofa fit? Dimensions don't lie.
Phone/Camera: Take lots of photos and videos. Capture not just the interior, but also the view from the windows, hallways, and the building complex itself. Your memory can be unreliable; photos aren't.
Compass App: Check the apartment's orientation. South-facing apartments are prized for good sunlight. Use the app on the main windows to see when the sun hits best.
Small Marble or Coin (Optional): A pro tip. Place it on the floor to see if it rolls – a quick way to check if the floor is level.
Notebook and Pen: A short pencil is better than a long memory. Jot down your questions, measurements, and the agent's answers for comparison later.

2. Inside the Apartment: The Devil's in the Details

Once inside, don't get swept up by the agent's enthusiasm. Stick to your own pace.

1. Get the "First Impression"

Smell: Take a deep breath! Any musty odors, sewer smells, or cigarette smoke? These are hard to eliminate and seriously impact quality of life.
Light & Ventilation: Open all windows. Feel if there's a cross-breeze. Imagine how stuffy it might be in summer without AC. See how bright it is during the day without lights.
Soundproofing: A major issue! Have a friend or the agent talk and walk normally outside the door while you listen inside. If near a road, close the windows and gauge the noise level. Tap the walls to hear the sound and get a sense of thickness.

2. Key Inspection Areas: "Water" and "Electricity"

Repairs here are major, costly, and troublesome.

Kitchen (キッチン):
- Water Pressure: Turn the faucet on full blast. Is the flow strong?
- Drainage: Fill the sink and see how fast it drains. Any gurgling sounds?
- Storage Space: Is there room for your pots, pans, microwave, rice cooker?
- Countertop & Outlets: Is the cooking area big enough? Are there outlets near the prep space? (I learned the hard way about lacking outlets!)
Bathroom & Toilet (お風呂・トイレ):
- Vent Fan: Turn it on. Is it loud? Is the suction strong? Crucial for preventing mold in humid Japan.
- Mold: Inspect corners, tile grout, and ceilings carefully for black mold spots. This indicates serious moisture issues.
- Bathtub & Shower: Also check water pressure and drainage.
Washing Machine Space (洗濯機置き場):
- Dimensions: Will your washing machine fit? What's the size of the drainage pan?
- Faucet: Confirm if it has both hot and cold water, or just cold.

3. Living Space: Visualize Your Life Here

Storage (収納): Storage space (like closets 押入れ or クローゼット) is vital in Japanese apartments. Open all doors. Check depth and layout – is it enough for your stuff?
Air Conditioner (エアコン): Is there one in every room? Is it provided by the landlord? If so, how well does it cool/heat? Is the remote present? How old is it? Old AC units are electricity bill killers.
Outlets & Internet Ports (コンセント): Count the outlets. Are there enough? Are they in sensible locations? Are there outlets where you want the TV, computer, or bedside lamp? Where are the internet and TV ports?
Doors & Windows: Open and close all doors and windows. Are they smooth? Any strange noises? Check that window latches work properly.

3. Beyond the Apartment: The Surroundings Dictate Convenience

Even a great apartment won't be comfortable if the neighborhood is a mess.

Common Areas (共用部):
- Garbage Area (ゴミ捨て場): Is it clean? Are there specific disposal times? How strict is the sorting? A well-managed garbage area reflects neighbor quality and building management.
- Mailboxes & Parcel Lockers (ポスト・宅配ボックス): Are mailboxes tidy? Parcel lockers are crucial for working people.
- Hallways & Elevators: Are they clean and bright? Any clutter?
Walk Around the Neighborhood (5-10 mins):
- Transportation: Time your walk from the apartment to the nearest station. The agent's "5-minute walk" might require power-walking.
- Amenities: Are there supermarkets, convenience stores, drugstores nearby? When do they close?
- Noise Sources: Any railways, main roads, schools, construction sites, or izakayas nearby? Try visiting at different times (e.g., weekday evenings, weekend afternoons).
- Safety: Is the walk home at night well-lit? Are there streetlights? Does it feel safe?

4. Must-Ask Questions for the Agent

Don't hesitate to ask. The more detailed your questions, the more seriously the agent will take you.

About the Apartment:

How long has this unit been vacant? How long did the previous tenant live here, and why did they move? (Can hint at hidden issues).
Has anything significant happened in this unit? (e.g., death, crime)? (Legally required disclosure).
What is the building's construction type? (Wood, steel frame, or reinforced concrete RC? This directly affects soundproofing and earthquake resistance).
What is the building's repair history and future plans? (Especially if buying: When was the last major renovation? When is the next one planned? Is the repair reserve fund 修繕積立金 sufficient?)

About Costs and Rules:

Besides rent/purchase price, what are the fixed monthly fees? (e.g., management fee 管理費, repair reserve fund 修繕積立金, neighborhood association fees).
Are pets allowed? Is playing musical instruments permitted? (Rules are often strict; clarify).
Are internet and gas providers specified, or can I choose my own?
(If buying) What level of renovation (リフォーム) is permitted for this property?

Finally, and most importantly: Trust your gut.

If an apartment ticks all the boxes but just doesn't feel right, walk away. After all, this is where you'll be living – your comfort is paramount.

Wishing you the best in finding your perfect home!