Viewing a Property in Japan Remotely: the Video Naiken

The remote naiken: how it works

The naiken (naiken, property viewing) is the inspection visit before an offer. Remotely, it takes place over a live video call: the real-estate agent goes on site and films, while you guide them room by room and ask questions in real time.

Three formats often combine:

• Live video: the most important — you steer the camera ("open that cupboard", "move closer to that ceiling corner").
• Recorded video: request it as a supplement, time-stamped, to review at leisure.
• Time-stamped photos: precise details (meters, joints, façade, surroundings).

Prepare your checklist in advance and send it to the agent before the call, so you forget nothing once online. This viewing complements — it does not replace — reading the listing: see reading a Japanese property listing.

Property checklist: what to have filmed and checked

Here are the points to have checked on video, grouped by theme. Have each item zoomed, lit and commented on.

Condition and structure

• Damp and mould (kabi, カビ, mould): ceiling corners, under windows, bathroom, cupboards. This is THE number-one point in Japan.
• Cracks, floor sagging, doors that no longer close (signs of structural movement).
• Roof, gutters, façade, waterproofing joints.
• State of the tatami, shōji, kitchen and bathrooms.

Comfort and surroundings

• Orientation and natural light (ask the time of filming).
• Noise: railway, main road, neighbours — have them listen in silence.
• Immediate surroundings: adjoining buildings, vacant lots, shops.
• Walking distance to the station (have the route filmed).

Fees and condo

• Amount of management fees (kanri-hi, kanri-hi, condo management fees) and repair fund (shūzen tsumitate-kin, shūzen tsumitatekin, reserve fund).
• State of common areas, lobby, bin store, lift.

Documents and evidence to request

Video alone is not enough: always cross-check with documents. Here is the table of items to request and why.

Document / evidence	What it verifies
Time-stamped video + dated photos	Real condition, consistency with the listing
Jūyō jikō setsumei (jūyō jikō setsumei)	Rights, zoning, restrictions, hazards
Land register extract (tōki)	Real owner, mortgages, easements
Hazard map of the address	Flood, landslide, liquefaction
Plans and area (壁芯 vs 内法)	Real usable floor area
Works history / surveys	Roof, termites, structure

The jūyō jikō setsumei (jūyō jikō setsumei, explanation of important matters) can also be presented remotely by the licensed agent — have it translated and explained line by line. Detail in our dedicated article: the jūyō jikō setsumei. Systematically cross-check with the hazard map and verify seismic compliance.

Signing remotely: power of attorney and jūyō jikō setsumei

Beyond the viewing, the whole purchase can be done remotely — this is the norm for a non-resident. Two key mechanisms:

• Power of attorney (ininjō, ininjō, mandate): you appoint a trusted person or professional to sign and handle formalities on site, notably on settlement day (kessai, kessai, settlement/closing).
• Remote jūyō jikō setsumei: legally, the licensed agent can read it to you over video before the sale contract. Insist it be translated and explained before any signature.

Core reminders for a foreigner: buying freehold is possible without residence, but buying grants no visa (see buying without a visa). A mortgage being reserved for salaried residents, a non-resident buys cash, and purchase costs stay ≤ 6%. Follow our full buying checklist at every step.

Pitfalls of the remote naiken and how to avoid them

The remote viewing has its blind spots. Here is how to neutralise them:

• An "overly nice" video: ask for unedited footage, in natural light, at a set time. Beware of shots that are too brief on a defect.
• Damp invisible on screen: ask the agent to comment on the smell, touch the walls, open every cupboard.
• Hidden surroundings: have a 360° tour filmed outside, including the rear of the property.
• Misleading area: distinguish wall-centre area (壁芯) from net internal area (内法).
• Hidden non-rebuildable status: check road access in the jūyō jikō setsumei (saikenchiku fuka).

The best safety net remains a trusted third party on site. That is exactly the role of our support: we run the naiken for you, film what you want to see and decode every document. See also how a Japanese estate agency works and our remote rental management.

In short: nailing your remote viewing

The remote naiken, run over video with a rigorous checklist, effectively replaces a physical visit. The essentials: steer the camera (damp, structure, noise, orientation, surroundings, distance to the station), demand time-stamped video + photos + documents (jūyō jikō setsumei, land register, hazard map), and sign via power of attorney if needed.

The single weak point — not being on site — is filled by a trusted third party who sees, touches and smells the property for you. To be supported from the naiken to the keys, discover our personalised support, browse our hand-picked properties and estimate your budget with the simulator.

Frequently asked questions

Can you buy a property in Japan without visiting in person?

Yes, it is very common for a non-resident. The viewing (naiken) is done on video: the agent films on site and you steer the camera. You complement it with a time-stamped video, photos and documents (jūyō jikō setsumei, land register, hazard map). Signing can be done remotely via power of attorney.

What is a remote naiken?

The naiken (naiken) is the inspection visit before an offer. Remotely, it takes place over a live video call: you guide the agent room by room, have them zoom on sensitive points (damp, structure, façade) and ask questions in real time. It is complemented by a recorded video and time-stamped photos.

What should you prioritise checking during a remote viewing?

Priorities: damp and mould (kabi) in corners, bathroom and cupboards; signs of structural movement (cracks, sticking doors); noise and surroundings; orientation and light; walking distance to the station; and condo fees (kanri-hi) and reserve fund (shūzen tsumitate-kin).

Can you receive the jūyō jikō setsumei remotely?

Yes. The licensed agent can present and read the jūyō jikō setsumei (jūyō jikō setsumei) to you over video before the sale contract. Insist it be translated and explained line by line before any signature: it is the document summarising rights, zoning, restrictions and hazards.

How do you sign a Japanese purchase without being on site?

Via a power of attorney (ininjō, ininjō): you appoint a trusted person or professional to sign and handle formalities on settlement day (kessai). Reminder: a non-resident buys cash (a mortgage is reserved for salaried residents) and buying grants no visa.