Why the First 48 Hours Matter

Move-in inspections represent a critical but often overlooked aspect of renting in Japan. The initial 48 hours after receiving your keys provide essential opportunity to identify existing damage, verify utility functionality, and document property condition before unpacking creates ambiguity about pre-existing versus tenant-caused issues.

Overlooking seemingly minor details during this initial period can lead to significant complications including unexpected costs deducted from your security deposit, repair disputes at lease end based on undocumented pre-existing damage, utility service delays that disrupt your settling-in period, and conflicts with building management over equipment or facility conditions.

This guide serves first-time renters in Japan, long-term residents moving to new properties, and anyone unfamiliar with Japanese rental standards and move-in procedures. Following these verification steps systematically protects your financial interests and establishes clear baseline documentation of property condition.

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Confirm Basic Utilities Are Available

Electricity

Verify power availability: Check whether electricity is already active by testing light switches, outlets, and circuit breakers. Some properties transfer service automatically, while others require tenant activation.

If power is off: Contact the electricity company listed in your lease documents or on notices posted inside the property. Most companies allow phone or online activation with same-day or next-day service initiation. You'll need your property address, move-in date, and preferred payment method.

Locate electricity company information: Check for notices on or near the electrical panel, review documents provided by your real estate agency, or examine the electricity meter which typically displays the service provider's name. Major providers in Tokyo include TEPCO, but deregulation allows multiple companies to serve the same area.

Water

Confirm water supply: Turn on faucets in kitchen, bathroom, and any other water sources to verify active service. Water service typically continues automatically between tenants in most Japanese municipalities.

Locate water meter: Water meters are usually positioned in hallways, near entrances, or in dedicated meter boxes in apartment building common areas. Record the initial reading for your reference and verify it matches any documentation provided.

Check water pressure and leaks: Run water at full pressure to confirm adequate flow and inspect under sinks, around toilet bases, and near water heater connections for any visible leaks or moisture. Address any issues immediately before water damage occurs or becomes attributable to your occupancy.

Gas

Understand gas type: Japanese properties use either city gas (都市ガス / toshi gasu) or propane gas (LPガス / LP gasu). The type affects which company provides service and potentially impacts utility costs.

Gas activation requirements: Gas service in Japan requires mandatory in-person activation by a qualified technician who inspects equipment, checks for leaks, and explains safety procedures. You cannot use gas immediately upon move-in without this professional inspection and activation.

Schedule gas opening: Contact the gas company listed in your lease documents immediately upon lease signing - ideally several days before move-in. Appointments often require scheduling 3-7 days in advance, and you must be present during the 2-hour appointment window. Missing this step means no hot water, cooking capability, or heating until the inspection occurs.

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Internet and Communication Setup

Assess existing infrastructure

Check whether the apartment has fiber optic line (光回線 / hikari kaisen) already installed, cable internet infrastructure, or no fixed-line internet infrastructure requiring new installation.

Fiber optic availability: Look for a small white or black fiber optic terminal box, usually mounted on walls near entrances or in closets. If present, connection may be relatively quick. If absent, installation requires landlord permission and typically takes 2-4 weeks.

Cable internet options: Some buildings offer cable internet through existing TV cable infrastructure, which may provide faster setup than new fiber installation.

No existing infrastructure: Properties without existing internet lines require the most time to connect - often 3-6 weeks including landlord approval, installation scheduling, and physical line installation.

Temporary internet solutions

While awaiting permanent internet installation, consider pocket WiFi rental services offering month-to-month contracts, mobile phone data tethering if your plan includes sufficient data, or staying temporarily in cafés or co-working spaces with WiFi for essential online activities.

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Damage and Condition Inspection (Before Unpacking)

Conducting thorough property inspection before unpacking boxes and furniture prevents disputes about whether damage existed prior to your occupancy or occurred during your tenancy.

Interior Checks

Walls, ceilings, and floors: Examine all wall surfaces for scratches, holes, stains, or discoloration. Check ceiling corners for water stains or mold. Inspect flooring for scratches, dents, stains, or damaged sections. Pay particular attention to areas typically hidden by furniture.

Doors, windows, and locks: Test all doors for smooth operation and proper closure. Check windows for cracks, proper sealing, and screen condition. Verify all locks function correctly and keys work smoothly.

Air conditioner operation: Turn on air conditioning units to confirm they power on, blow air, and respond to remote control commands. Listen for unusual noises that might indicate mechanical problems.

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Fixtures and Equipment

Kitchen sink and drainage: Run water to verify proper drainage without slow draining or backflow. Check under the sink for leaks around pipes and connections. Test the garbage disposal if present.

Bathroom ventilation and water flow: Activate bathroom ventilation fans and verify they operate quietly and effectively. Test shower and bath water pressure, temperature adjustment, and drainage. Inspect around the bathtub and shower area for water damage or mold.

Toilet flushing and noise: Flush toilets to ensure proper water flow and complete flushing. Listen for unusual sounds indicating potential mechanical issues. Verify toilet seats and lids attach securely.

Why Documentation Matters

Take comprehensive photos and videos: Document all existing damage, wear, and any condition concerns with time-stamped photos or videos. Include wide shots showing room context and close-ups of specific issues. This documentation becomes crucial evidence if deposit deduction disputes arise at lease end.

Report damage immediately: Notify your real estate agency or property management company about any damage or concerns within 48 hours of move-in, preferably via email to create written records. Request written acknowledgment that issues were pre-existing.

Deposit protection: Japanese landlords often retain portions of security deposits for cleaning and repairs. Clear documentation of pre-existing conditions prevents you from being charged for damage you didn't cause and protects your financial interests at lease termination.

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Safety and Emergency Equipment Check

Required safety equipment

Fire alarms and smoke detectors: Verify that smoke detectors are present in required locations (typically bedrooms, living areas, and kitchens) and test them using the test button to confirm functionality. Note battery replacement date if visible.

Gas leak detectors: Properties with gas service typically have gas leak detection alarms near gas appliances or on ceilings in gas-service areas. Confirm these devices are present and appear functional.

Emergency exits and evacuation routes: Identify all potential emergency exits including balconies, windows, and doors. Locate fire escape routes posted in building hallways. Note the nearest fire extinguisher location if present in common areas.

Emergency contact information: Building management typically posts emergency contact numbers on or near entrance doors, in elevators, or on notice boards. Photograph these numbers and save them in your phone. Verify you know how to contact building management for after-hours emergencies.

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Appliances and Built-In Equipment

Standard inclusions in Japanese rentals

Japanese rental properties typically include certain built-in equipment while excluding what many international renters expect as standard. Understanding these norms prevents surprise and allows appropriate preparation.

Commonly included: Air conditioning units (one per main room), lighting fixtures in bathrooms and kitchens but often not in main living areas, kitchen sink and basic counters, bathroom fixtures including toilet, sink, and bathtub, and intercom/security systems in newer buildings.

Commonly excluded: Refrigerators, washing machines, microwaves, rice cookers, dining tables, curtains and blinds (in many properties), and living room lighting fixtures (in some properties).

Equipment checks

Air conditioners: Beyond basic operation testing, check the filter condition (dirty filters reduce efficiency and may indicate poor maintenance). Verify both heating and cooling modes function. Note any musty odors that might indicate mold in the unit.

Water heaters: Locate the water heater (typically wall-mounted in kitchens or bathrooms) and verify it powers on. Test hot water at multiple sources to confirm consistent temperature. Check for error codes or warning lights on the control panel.

Intercom systems: Test the intercom by having someone call from the building entrance if possible, or at minimum verify the indoor unit powers on and displays video if it's a video intercom system. These systems provide important security, so functionality matters.

Responsibility clarification

Landlord responsibility typically includes: Structural repairs, built-in equipment replacement or major repairs, plumbing and electrical system issues, and building-wide infrastructure problems.

Tenant responsibility typically includes: Light bulb and battery replacement, air conditioner filter cleaning, minor drain blockages from tenant use, and damage resulting from tenant negligence or misuse.

Understanding this distinction prevents disputes and ensures you contact appropriate parties when issues arise.

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Garbage Rules and Storage Areas

Garbage management requirements

Locate designated garbage areas: Identify where you must place garbage for collection - this may be a dedicated garbage room in your building, outdoor collection points near the building, or curbside locations on your street. Placing garbage in wrong locations violates building rules and municipal regulations.

Understand separation requirements: Japanese municipalities enforce strict garbage separation rules. Typical categories include burnable garbage (燃えるゴミ), non-burnable garbage (燃えないゴミ), recyclables including plastic, paper, and metal, and oversized items requiring special collection. Separation requirements and collection days vary by municipality.

Obtain official garbage separation guidelines: Your ward or city office provides official guides explaining separation rules and collection schedules. Real estate agencies sometimes provide these during lease signing, or you can obtain them from municipal offices or websites.

Identify storage for garbage bins: Determine where you'll store garbage between collection days. Some buildings provide dedicated indoor storage; others expect residents to keep garbage in their apartments until collection day mornings.

Why correct disposal matters

Incorrect garbage disposal creates conflicts with building management, can result in warnings or fines from municipal authorities, causes problems with neighbors who may complain about improper disposal, and in severe cases can lead to lease violations if management receives repeated complaints.

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Keys, Locks, and Security

Verify complete key provision

Count received keys: Confirm you received the correct number of keys for entrance doors, mailboxes, bicycle parking areas if applicable, and any storage areas. Standard practice provides 2-3 keys for main entrance, though this varies.

Test all keys: Verify each key operates smoothly in its designated lock. Stiff or difficult keys may indicate lock problems or wrong keys and should be reported immediately.

Security system checks

Auto-lock verification: If your building has auto-lock entrance systems, verify your key or entry card activates the system correctly. Test the system several times to ensure consistent operation.

Security panel operation: Buildings with security panels requiring codes or card access should be tested thoroughly. Obtain all necessary codes and ensure you understand operation procedures.

Mailbox and parcel locker access

Mailbox functionality: Locate your assigned mailbox, verify your key opens it smoothly, and confirm the mailbox number matches your apartment number or assigned designation.

Parcel locker systems: Modern buildings often include automated parcel locker systems. Understand how delivery notifications work, how to access delivered parcels, and what size limitations exist for package acceptance.

Report non-functional items immediately

Any keys that don't work, locks that stick or function improperly, or security systems that don't respond correctly should be reported to your real estate agency or building management within 24 hours of discovery. Delays in reporting may result in responsibility questions or delayed repairs.

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Move-In Checklist Summary

Utility Verification:

• Electricity active and functioning
• Water pressure and leak check completed
• Gas inspection scheduled and completed

Internet Setup:

• Infrastructure assessed and internet application submitted
• Expected activation timeline confirmed

Property Condition:

• Complete photo/video documentation taken
• Any damage reported in writing to agency
• Appliance functionality verified

Safety Equipment:

• Fire alarms tested
• Gas detectors confirmed present
• Emergency exits and contacts identified

Operational Items:

• All keys tested and functional
• Mailbox and security access verified
• Garbage disposal rules obtained
• Initial utility meter readings recorded

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Common Move-In Mistakes to Avoid

Assuming utilities are active: Never assume electricity or gas service activated automatically. Verify immediately and contact providers if service is inactive. Gas particularly requires advance scheduling and cannot be used without professional inspection.

Not reporting damage immediately: Failing to document and report pre-existing damage within the first 48 hours creates risk that you'll be charged for repairs at lease end. Always photograph everything and report concerns in writing.

Ignoring garbage rules: Improper garbage disposal creates immediate conflicts with building management and neighbors. Obtain official guidelines and follow them precisely from day one to avoid warnings or lease violations.

Waiting too long to set up internet: Internet installation in Japan takes significantly longer than many international renters expect. Begin the application process before move-in if possible, or immediately upon receiving keys, to minimize offline time.

Skipping meter readings: Not recording initial utility meter readings eliminates your ability to contest billing errors. Spend five minutes photographing all meters at move-in to protect yourself from potential billing disputes.

Not testing all equipment: Discovering broken air conditioning, non-functional intercoms, or faulty locks after you've unpacked makes it harder to prove issues were pre-existing. Test everything before settling in completely.

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Successful Move-In Preparation

The first 48 hours in your Japanese apartment establish important baselines for your entire tenancy. Systematic verification of utilities, thorough condition documentation, understanding of building rules, and proper setup of essential services protect your financial interests and prevent future disputes.

Japanese rental standards emphasize tenant responsibility for reporting issues promptly and maintaining properties carefully. Following these verification procedures demonstrates your professionalism as a tenant and creates clear records that protect both you and your landlord throughout your lease term.

Taking time to complete these checks methodically, even when you're tired from moving, prevents significantly larger problems and expenses later. Most issues are easily resolved when identified and reported immediately, but become complicated and costly when discovered weeks or months into your tenancy.

Need support with your move-in process? Our team can provide guidance on utility setup procedures, help you understand building-specific rules and requirements, and ensure you complete necessary verifications to protect your interests. We work with tenants throughout their lease terms, not just during apartment search and application. Contact us if you have questions about move-in procedures or need assistance navigating any aspect of settling into your new Japanese apartment.