What is the jūyō jikō setsumei and who delivers it?
The jūyō jikō setsumei (jūyō jikō setsumei, explanation of important matters) is a legal obligation under Japan's real-estate transaction law (takuchi tatemono torihiki gyō-hō). Before any sale contract (baibai keiyaku, baibai keiyaku), the buyer must receive this document and have it explained orally.
Who delivers it? A licensed real-estate agent — the takken-shi (takken-shi, certified "takken" real-estate agent), who must present their professional card. This is a qualified professional, not a mere salesperson: they are liable for the accuracy of the information.
In practice, the jūyō jikō setsumei is delivered a little before signing the contract, to give you time to understand and ask questions. Never sign the sale contract without having read and understood it. This document is the heart of the due diligence detailed in our Japan buying checklist.
What the document contains: the main families of information
The jūyō jikō setsumei is structured in two big blocks:
1. Information about the property itself
- Rights over the property: owner's identity, mortgages (抵当権), easements, nature of the right (freehold or land lease shakuchiken).
- Zoning and planning (yōto chiiki): permitted use, building ratios (kenpeiritsu (emprise au sol)・yōsekiritsu (COS)), height limits.
- Utilities (infrastructure): water, gas, electricity, sewerage — presence and connection.
- Legal restrictions, including non-rebuildable (saikenchiku fuka) and road access (setsudō gimu).
- Natural hazards (hazard): flood zones, landslides, liquefaction, tsunami.
2. Transaction terms
- Deposit amount and terms, cancellation conditions, penalties.
- Conditions precedent (financing, etc.), timeline, cost allocation.
- For a condo: management fees (kanri-hi), repair reserve fund (shūzen tsumitatekin), by-laws.
Table of key sections to check
Here is the grid of the most sensitive sections, with what to verify and the risk if overlooked.
| Section | What to check | Risk if overlooked |
|---|---|---|
| Rights (権利関係) | Real owner, mortgages, easements | Encumbered title, dispute |
| Zoning (yōto chiiki) | Permitted use, ratios, height | Project (Airbnb, extension) impossible |
| Utilities (infrastructure) | Water, gas, sewer, electricity connected | Heavy servicing costs |
| Restrictions (法令上の制限) | Rebuilding, alignment, heritage | Blocked property, hard to resell |
| Non-rebuildable (saikenchiku fuka) | Access to a compliant road (setsudō gimu) | Cannot rebuild, value impaired |
| Hazards (hazard) | Hazard map: flood, landslide, tsunami | Damage, costly or refused insurance |
Always cross-check this information with the official hazard map and the land register. Our article on natural hazards details how to read the risk maps, and the one on buying land in Japan explains saikenchiku fuka.
Watch points: where it often goes wrong
Some lines of the jūyō jikō setsumei deserve extra attention.
Non-rebuildable (saikenchiku fuka)
If the plot does not front a road at least 4 m wide over at least 2 m of frontage (setsudō gimu, road-access obligation), the property may be saikenchiku fuka (saikenchiku fuka, non-rebuildable): once demolished, nothing can be rebuilt. The price is often low… for that reason. Handle with care.
Land lease (shakuchiken)
Check whether you are buying full ownership of the land or only a shakuchiken (shakuchiken, land-lease right): the land stays with its owner and you pay ground rent. This changes everything on resale and financing. See the shakuchiken in detail.
Natural hazards
An address in a flood or liquefaction zone affects insurance and value. Do not trust the seller: check the hazard map yourself.
Common mistakes to avoid
- Signing without having the technical sections translated or explained.
- Overlooking the saikenchiku fuka line on a "cheap" property.
- Confusing freehold with a land lease.
- Ignoring the fees and repair reserve fund (shūzen tsumitatekin) in a condo.
How to approach this step as a foreigner
The jūyō jikō setsumei is a technical document, in Japanese. For a foreign buyer, two reflexes:
- Have each section translated and explained by a trusted person fluent in Japanese property vocabulary. Never sign a document you do not understand.
- Cross-check the information: hazard map, land register (tōki), zoning on the official MLIT database. Consistency between the document and public sources is a good signal.
Recall the fundamentals: in Japan, a foreigner can buy freehold with no residence, but buying grants no visa (see buying without a visa), financing is reserved for salaried residents (so a non-resident buys cash, see mortgages), and costs stay ≤ 6%. It is precisely at this step that our support matters most: decoding the jūyō jikō setsumei line by line.
In short: the line never to skip
The jūyō jikō setsumei (jūyō jikō setsumei) is your best protection before signing in Japan. Delivered by a licensed agent (takken-shi), it summarises rights, zoning, utilities, restrictions and hazards. Reading it line by line — having it translated and explained — removes almost every nasty surprise: non-rebuildable, land lease, hazard zone, hidden fees.
Never sign the sale contract before understanding each section. To be supported from reading the document to receiving the keys, discover our personalised support, review the full buying checklist and browse our hand-picked properties.
Frequently asked questions
What is the jūyō jikō setsumei in Japan?
It is the legal explanation of important matters (jūyō jikō setsumei) that a licensed real-estate agent (takken-shi, takken-shi) must hand over and explain orally to the buyer before any sale contract. It summarises the property's rights, zoning, utilities, restrictions and natural hazards.
When do you receive the jūyō jikō setsumei?
You receive it a little before signing the sale contract (baibai keiyaku), so you have time to read it, have it explained and ask questions. Never sign the contract without having read and understood this document first.
Who prepares the jūyō jikō setsumei?
It is drawn up and presented by a licensed real-estate agent, the takken-shi (takken-shi), who must show their professional card. They are liable for the accuracy of the information: it is not a mere marketing document.
What should I watch most in this document?
Three critical sections: non-rebuildable status (saikenchiku fuka) and road access, the nature of the right (freehold or land lease shakuchiken), and natural hazards via the hazard map. Also check the fees and repair reserve fund (shūzen tsumitatekin) in a condo.
Can a foreigner understand the jūyō jikō setsumei?
The document is technical and in Japanese. A foreign buyer must have it translated and explained by someone fluent in Japanese property vocabulary, and cross-check the information with the hazard map and the land register. Never sign a document you do not understand.
Official sources
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