When can I receive the house keys? What should I inspect during the handover?

Congratulations! You've reached this stage in the home-buying process, and you're just one step away from getting the keys and starting your new life. Don't worry, I'll break down these two questions for you clearly.

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Part 1: When Will I Get the House Keys?

Simply put, you will receive the keys on the spot on the very same day you make the final payment (known as "Zandaikin Kessai" or settlement payment).

The process typically goes like this:

1. Scheduling the "Kessai-bi" (Settlement Day) This is the most important day in the entire purchase process. You, the seller, the real estate agent, and the judicial scrivener (the expert handling the title transfer) will meet, usually in a meeting room at your lending bank.

2. Final Document Verification and Payment On the settlement day, the judicial scrivener will conduct a final review of all documents to ensure everything is in order. Then, you will transfer the remaining balance (the final payment for the property), property taxes, agent fees, and all other outstanding costs to the seller and relevant parties via bank transfer.

3. Confirmation of Receipt and Key Handover This is the most exciting moment! Once the seller confirms that the full payment has been received in their bank account, they will hand over all the keys to the property to you in front of everyone present.

   Tip:

   • "All keys" doesn't just mean the front door key. It should include: spare keys, mailbox keys, keys to the apartment building's common areas (if applicable), storage room keys, etc. Be sure to count and verify all keys on the spot.

   • From the moment you receive the keys, the property is legally and factually yours!

So, to summarize: Pay the full amount -> Seller confirms receipt -> Keys handed over on the spot. The entire process is seamless and is usually completed on the morning of the settlement day.

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Part 2: What Should I Check During the Handover Inspection?

This step is called "引き渡し前の最終確認" (Final Walk-through Before Handover) or "内覧会" (Nairankai, mainly for new builds) in Japan. It's usually scheduled a few days before the "Settlement Day" mentioned above. This is your last chance to inspect the property as the buyer – be thorough!

Think of it as giving your new home a "thorough physical examination."

What to Bring for the Inspection?

• Purchase Contract and Floor Plans: To verify room layout, outlet locations, appliance models, etc., match the contract.
• Tape Measure: Measure key spaces, like the area reserved for your refrigerator or washing machine, to ensure they are large enough.
• Phone/Camera: Take photos immediately if you find any issues.
• Charger or Small Appliance: To test if every power outlet works.
• Flashlight: To inspect dark corners like inside closets or under sinks.
• Sticky Notes and Pen: Mark problem areas for easy reference and communication later.
• (Optional) Marble or Level App: To check if floors are level. Might seem excessive, but very useful for new builds.

Inspection Checklist (Outside to Inside, Big to Small)

【Exterior (If Detached House - Ikkodate)】

• Walls and Foundation: Any visible cracks or damage?
• Doorbell/Intercom: Press it to see if it works.
• Mailbox: Does it open, close, and lock properly?
• Parking Space/Yard: Is the ground level and free of damage?

【Interior (Applies to Apartments & Detached Houses)】

1. Doors and Windows

   • Open, close, and lock every single door and window. Check for smooth operation and unusual noises.
   • Check screens for tears or holes.
   • Check glass panes for scratches.

2. Walls, Floors, Ceilings

   • Look closely for scratches, stains, dents, or cracks.
   • Is the wallpaper smooth? Are the edges peeling?
   • Do floors creak or make unusual noises when walked on?

3. Kitchen

   • Faucets: Test both hot and cold water. Check water pressure and drainage speed.
   • Under Sink: Use your flashlight to check for signs of leaks.
   • Cabinets and Drawers: Open and close them all. Check for smooth operation and damage.
   • Gas Stove, Range Hood, Dishwasher, etc.: Confirm models match the contract and test basic functions.

4. Bathroom and Toilet

   • Toilet: Flush it. Check water flow and if the tank refills properly.
   • Shower and Bathtub: Run hot and cold water. Check water pressure and drainage speed.
   • Ventilation Fan: Turn it on and listen for normal operation.
   • Mirror and Cabinets: Check for damage.

5. Electrical Systems

   • All Power Outlets: Test every single one with your charger/appliance.
   • All Light Fixtures: Turn every switch on and off.
   • Air Conditioner: Test both cooling and heating modes. Check for proper airflow.
   • Circuit Breaker Panel (ブレーカー): Confirm its location and ensure all switches operate normally.

6. Other Areas

   • Storage Spaces (Closets/押入れ): Open and inspect the interior for cleanliness, damage, or signs of dampness/mold.
   • Balcony: Check the drain is clear and railings are secure.

What If I Find Problems?

Don't panic! This is normal, especially with new builds where minor imperfections are common.

1. Point Them Out Immediately: Inform the accompanying real estate agent or builder's representative on the spot.
2. Take Photos: "Click!" – photographic evidence is crucial.
3. Get Written Confirmation: They will have an inspection checklist (チェックリスト). Ensure all issues you find are documented in writing, specifying who (usually the seller or builder) is responsible for fixing them and by when.
4. Confirm Repairs: Repairs are typically completed before you make the final payment and receive the keys. If not possible, get a written agreement on the repair schedule and plan.

This final inspection is absolutely critical and one of your most important rights as a buyer. Don't rush through it out of politeness or a sense of hassle. A meticulous inspection ensures you can start your new life in your Japanese home with peace of mind!

Wishing you a smooth process and an early key handover!