Problems to pay attention to when buying a house in Japan. What problems should I pay attention to when I want to buy a house for rent?

If I buy a house and rent it, it has almost nothing to do with the visa. I can also find a management company to take care of it when I am not in Japan.

There is an article on real estate investment to share with you.

Essentials of buying profitable real estate

1. Information articles

Although there are many profitable real estate materials in the market, there are not many excellent real estate with real investment value. If you collect a lot of real estate information and look at every room, it will take a lot of time and energy, and it will be more difficult in practice. It is better to choose a few more valuable ones to have a good look.

1. See the rate of return clearly

Assume that the apparent rate of return on full lease = annual income ÷ purchase amount (investment amount)

Assume that the actual rate of return on full lease = (annual income-annual expenditure) ÷ purchase amount (investment amount)

Annual expenditure includes fixed asset tax, property management fee, management fee for repairing provident fund and real estate management company

.

after buying a house, it is not recommended to use the assumed full rate of return to calculate if the expected rent cannot be guaranteed and there is no vacancy.

2. Location

Everyone understands that the income source of income-generating real estate is from the rented occupants? The rent paid by the tenant of the shop. Therefore, when investing in profitable real estate, we should consider it from the perspective of the renter. Location and distance from the station are very important determinants. If there is residential use, "surrounding commercial facilities"? "Campus", or "branch of a big bank" in the case of office buildings? "Employees go to work? The convenience of visitors, etc., depends on the use of the building and the environment required by the tenant is different. What kind of person or company will be rented as a tenant should also be specifically considered. (For the same residential building, the requirements for living alone or in a family residence are different.)

When actually looking at the house, whether there are any facilities (garbage disposal plant, cemetery, funeral parlour, etc.) that are unfavorable for renting must be confirmed in advance through the residential map, or can be searched through Google Maps. If it is a residential building, it is also very helpful to investigate the population growth rate, the number of families and the average age in this area.

in addition, you can also consider the average annual income in this area. There is a close relationship between the average annual income and residence in the region, so it is suggested to investigate the data.

3. Years of construction, etc.

After the revision of the Japanese Building Standards Law in p>1981, the seismic standards of buildings have been greatly improved. Therefore, buildings built before 1981 are different in seismic resistance from buildings built after 1981. Even if the rate of return is high, if the building is long, it will not only shorten the time for renting and utilization, but also require large-scale maintenance, and most of the rental income will be used for fortifications.

especially for buildings that have been built for too long, whether the current owners have carried out large-scale maintenance will determine the maintenance cost after purchase. When looking at the room, do you have any problems with the main part of the house, and check the past maintenance records as much as possible.

4. Respect for the law

The building is built according to the Japanese building standards law, and there are some restricted parts. In order to prove the legitimacy of buildings, Japanese buildings have a "certificate of building completion" before construction and a "certificate of building completion" after construction. These can be collected after inspection by the inspection authorities. It should be fully noted that some buildings have failed these inspections.

even with a high rate of return? Good location? There is no problem with the number of years of construction, but if it is an illegal building, it is very likely that the bank will not accept the loan, so special attention should be paid. Even if it can be paid in cash, it is difficult to sell the property that the bank does not lend. (A property that can't be bought and sold smoothly can't be counted as a good property)

Also, even if there is a certificate after inspection, does it have a change of use after inspection? It's better to confirm the change of position and so on without reporting it to the management organ.

in addition, it is also necessary to confirm whether the parking lot collateral obligations and landscape regulations formulated by various regions have been met.

5. Other

Even the contracts prepared by real estate experts, for experienced individual investors, there are cases when they look at the contracts of people who have already moved in.

If the current owner or management company didn't prepare the lease contract or didn't use it at all, there will be the possibility of disputes with the occupants in the future.

especially about the deposit? According to the different recording methods in the contract, what are the recording contents and consumer protection laws? There are many examples of conflicts and ineffectiveness in civil law. "Because of the deposit recorded in the contract? Examples of landlords who lost the case in terms of restitution are increasing.

in the future, in the deposit? Examples of disputes on terms such as restitution will increase, so we should pay full attention when buying profitable real estate.

second, viewing articles

after confirming the housing information, you can actually see the house in the next step. Income-oriented real estate, because it is not used for living, should be considered carefully in terms of "income and expenditure" and can be screened through paper materials.

1. Location conditions? The surrounding environment

information article also explained that it is very important to see what kind of people or companies are interested in the location of the real estate when looking at the house. "As far as office buildings are concerned, the advantage of being located next to roads with heavy traffic volume is not an advantage for residential buildings", and the environment required by tenants is different according to the use of buildings. What kind of person or company will be rented as a tenant should also be specifically considered. (For the same residential building, the requirements for living alone or in a family residence are different.)

When looking at the house on the spot, it is recommended to use the information obtained before to walk around the property for 3 minutes to confirm the surrounding environment. In addition, "the flow of people passing by during the day and at night, the difference in brightness" and "the number of years of construction of surrounding buildings" can be confirmed by your own eyes.

2. Land utilization

After the location and surrounding environment of the property are confirmed, the next step is to confirm the land where the building is located. When investigating the land situation, it is more important to judge the self-use value and market price of the land than the profitability. For profitable real estate, we should not only look at the rental income from the current land or buildings, but more importantly, find the potential use value from the land itself, so it is very important to plan in advance. For example, the family living property near the red light district, because of the environment? Public security and other factors, no popularity. This is not the attribute of the land, but because it is not used effectively.

in other words, there are also examples where it is difficult to find the next tenant if the gambling game hall is rented at a high rent after checking out. To successfully invest in profitable real estate, we must make a judgment after confirming the land use value. It is suggested that the combination of land evaluation should be given as well as the profitability evaluation.

even if the land in a good location is flawed or similar, the value of the land will be greatly reduced when the effective use of the land is restricted, which should be fully paid attention to.

Records of land prices

For individual investors, after all, building from scratch after buying construction land is a minority. When comparing the price of land

, it is more common to compare it with the unit price of the maximum floor area ratio instead of the flat unit price. Simple and easy-to-understand calculation method, if the plot ratio becomes half, the area of the rental house will also become half, and the rental income based on the area will also become half.

Example: the land price is 3 million yen, and the plot ratio is 5%

3 million ÷ 1 ÷ 5 (5%) = 6, yen

3. The interior and exterior of the building? The status of the residents

You can't fully understand the situation through the information, and the buildings should be confirmed just like the land. When looking at the house on site, the main purpose is

not only to master the whole contents of the building, but also to confirm the maintenance cost after buying a house.

when grasping the whole contents of a building, what kind of impression does it give people when looking at it from the outside first? The second is to confirm a

"gate? Bicycle parking lot? Garbage dump? The actual use of corridors and other parts. "and

what class of people the residents are, we should also know. If the management of public parts is well-organized, it can be considered as "a property that has passed strict examination on the occupants and is not prone to problems".

If you are not an expert, you can't make a detailed investigation on the maintenance cost of the building, at least you should confirm it with your own eyes.

there are the following points to pay attention to when looking at the house, which are also the minimum points to be confirmed. Is there any crack on the cement surface of the outer wall? Gap, whether there is any protrusion on the wall. Whether the painted white ash has peeled off or fallen off. And the space next to it. Is there enough space to use when the outer wall is maintained? Is the roof waterproof? Water supply pipe? Is the drain pipe made of plastic or iron? (It is best to confirm both on the drawings and on site). Air conditioning? Whether the exchange period of water heaters and other equipment has expired. Is the control mechanism of tap water tank and sewage tank in a place that is easy to repair?

※ elevator? Switchboard? It is better to check the exchange records and modification records of fire fighting equipment with the manufacturer for a report.

4. get information from the local real estate leasing company

if you can get some market prices around the property from the local house leasing company? What is the future direction? After the region-specific information, the on-site investigation can also be declared over.

The local leasing agency should keep almost all the real estate information in this area on file. Can you get it online from the local leasing agency? Selling some useful information that the company can't get. But some leasing companies consider that "this has nothing to do with their work"? "Some questions are mentioned by strangers" and there is no need to investigate them seriously. There are also cases where correct information is provided to you. In order to get some reliable information, there may be some unexpected gains by bringing some local products to the leasing company.

When introducing the real estate, the local leasing agency not only "introduces the real estate that the guests want to see", but mainly recommends that "the real estate with high agency fee can actually be obtained from the landlord".

when judging the market price of real estate and the competitiveness in the region, besides "what kind of equipment are available" and "what conditions are used for renting", the "occupancy promotion fee" paid to the leasing agency must also be confirmed.

when obtaining information from an intermediary leasing company, the most troublesome thing is the confidentiality with the seller. The sale between the seller and the leasing agency is generally confidential. Without the permission of the seller, it may be difficult for inexperienced ordinary people to obtain correct information within a specific range.

in terms of obtaining information, it is better to consult with a real estate company that can be trusted. Even with the permission of the seller, you can get the correct information within a specific range, because there are many real estates to visit. If you meet a dirty real estate company, it is possible that you can finally get the real estate news and be introduced to other guests by the real estate company.

There are also some cases of failed consultation, because? The rental intermediary company consulted has a high reputation? Is the intermediary company consulted by many customers more friendly than other companies? And other reasons, after buying a house to their management.

indeed, if it is managed by a large chain company, it seems that they will bring many people to see the house and find the tenant immediately.

however, if we don't consider the management and operation costs of real estate deeply, it may be a bit inappropriate to let real estate companies manage it just because they have made some advertisements on TV.

we suggest that it is best not to let it be managed by a leasing agency or a real estate company focusing on the construction industry. You should find a leasing management company that specializes in management.

(If there is a leasing agency-based company with professional experience and ability in property management and a practical department, you can trust them to manage it. )

Typing is not easy, hope to adopt!