In purchasing real estate, you may purchase real estate that is already leased as an investment property. The real estate purchase and sale is called sales with the burden of a lease, and an existing lease contract is taken over as it is. In the explanation of important matters received when real estate is purchased, it becomes "exclusive use by a third party - yes" and "relation of right - tenant (lease)". Here, after purchasing real estate, we will explain what kind of notice is made to a tenant.

First, the purpose of notifying the lessee of a change of ownership is to notify the lessee of a change of title and a change in the person to whom rent is to be paid.
The lease is a contract between the original lessor and the current lessee. Therefore, a notice is required that the new owner has succeeded to the lessor's position. Normally, it is sufficient to make a notice of the change of lessor signed and sealed by all three parties, without making a new lease contract again.

Also, when the owner changes, the account to which rent is to be paid will change. The lessee pays monthly rent to the lessor, but if the management company is the same as the existing company, the rent will be paid to the same company. In many cases, the management company will also change and will notify the tenant of the change in the account to which rent is to be paid.

The lessee is notified of the change of ownership immediately after the property transaction is completed. The notice of change should be stamped by both the old lessor and the new lessor, and the lessee should be notified.
If you receive a notice from another party pretending to be the lessor, it may be a fraud. The management company or lessor will contact the lessee in advance. Giving legitimate notice after the transaction is complete is the safest way to eliminate the tenant's concerns.

In the notice of change, we will prepare an informational letter with the address, name and seal of the old and new lessor, the date of the assignment of rights, and a statement that we would like the lessee to sign and seal the lease. 
The letter will include an indication of the subject property and a description of the terms of the lease agreement. By indicating the real estate, you can confirm that the real estate to be notified is correct.
In addition, it can be confirmed whether there is a difference in the interpretation of both parties by stating the terms and conditions of the lease contract that we had a copy of beforehand. In this way, trouble later on can be avoided. It is the following details.

Real Estate Indications
- Location
- Housing number
- Structure
- Total floor area

The Lease Agreement
- Property Name
- Contract Period
- Rent
- Common Service Fee
- Water payment
- Security Deposit, Deposit / Deduction amount and Refund
- Contract Renewal fees, Renewal procedures fees, etc.

The trouble at the time of the contract renewal and the leaving can be prevented by having the above contents described and the tenant confirm it. Since it leads to the trouble afterwards if these small points are neglected, let's prepare the document firmly at the time of a real estate transaction.

Once the real estate transaction is complete, notify the tenant as soon as possible and have them sign and seal the confirmation. Be sure to date these documents so that you can look back and check them later when you need to confirm them. If you use a guarantor company, the procedure of the change of the lessor is carried out to the guarantor company, too. Check the necessary documents in advance and be prepared to get the old lessor's signature at the completion of the transaction.

These procedures are designed to avoid problems later on, in order to buy an investment property and definitely get the rent. If you are considering the purchase of investment property, please contact us for more information.

This time, we've divided it into 4 days, and it's a summary page of how to buy land and build a custom house. We have listed the flow up to move-in, so please check the contents of each chapter and check them in order.

When you actually search for land and then a construction company, there are many unclear points. If you have any questions, please feel free to contact us. Let's build a dream home together.

It will be the explanation from STEP 10 to STEP 12 "Delivery of the building" on the 4th day today.

STEP10 "About Mortgages"
Here, we will explain the mortgage loan when you purchase land and build a building with a custom house. If you decide on the land and building plan, you can know the specific amount of money you need to borrow. But the first thing to note is when you buy a house that is already completed or when you purchase the land and then build the house, by each cases, the cash flow is different. 
As we mentioned a bit in "STEP6: Land Purchase/Contract", mortgages are generally issued at the time of building delivery, so in the case of custom-built homes, land payment comes first. In some cases, it may not be possible to make a loan for the land and building together, and the construction cost of the building is usually paid in several installments between contract and delivery. Therefore, there are cases where money cannot be prepared at the timing of payment.

In such a case, it is necessary to consider a "bridging loan" that borrows money on a bridge until the mortgage is executed. However, since "bridging loan" are not handled by any financial institution, the point to be considered is whether or not a "bridging loan" can be used when selecting a mortgage. In addition, please note that the "bridging loan" also incurs various expenses and interest when borrowing, and that interest is generally higher than that of a mortgage loan.
And, it is possible for a financial institution to transfer the loaned money directly to a real estate company or a construction company, but before you apply, be sure to confirm with the financial institution that "the money can be transferred by the due date." Depending on the construction company, it may adjust the payment schedule, so please consult in advance. Now let's talk about interest rate types for mortgages. There are two main types: "fixed interest rate housing loan" and "variable interest rate housing loan".

Fixed Interest Rate Housing Loan
A type of loan, where the interest rate of the loan does not change from the time of borrowing to the end of repayment, represented by Flat 35. Interest rates do not change, so if you borrow at a low interest rate, you will not be affected even if interest rates rise in the future.  Also, because the repayment amount is fixed, there is an advantage that it is easy to make a lifelong financial plan. However, even if interest rates decline in the future, you will not receive the benefits of low interest rates. In addition, there are types that have fixed interest rates for a certain period, and are generally called "fixed interest rate selection type" or "fixed period selection type".

Variable Interest Rate Housing Loan
A type in which the interest rate of a loan changes depending on the financial situation. The interest rate is reviewed every six months, but the repayment amount is generally the same for five years, and even if the interest rate rises, the new repayment amount will increase up to 1.25 times the previous interest rate. When the interest rate is low or falling, there is a merit that the interest rate is low, but when the interest rate rises sharply, it will be affected. As we mentioned in the previous “STEP2 Financial Plan”, it is important to think that you can repay easily according to your life plan, but you often have a hard time deciding which one to choose.  Many construction companies are familiar with mortgages, so it's a good idea to consult with them first.
And the key is to make sure in advance that you can prepare properly when you should pay the money.

STEP11 “Construction (Starting → Upper building → Completion)”
Since the construction contract has been completed and the construction confirmation certificate has been issued, the construction work has started, but it is not only waiting for completion.
There are many things to do, such as ceremony of sanctifying ground, framework completion ceremony, and greetings to neighboring residents.
It is also recommended to actively visit the construction site. You can see how your house is being built until it is completed, and your attachment to your home will increase. Also, as a result of being in close contact with the craftsmen at the site, some people said, “I had them create a shelf for my work,” and “I also responded to sudden changes in plans.” By seeing the faces of the ordering side and the construction side, you will be able to create a more satisfying home.

STEP12 "Delivery, Moving In, and After"
Before the delivery after the construction is completed, we will check the building with the person in charge of the construction company, the construction manager, etc., for make sure that the floor and walls are clean and free of damage, and that the fittings move smoothly. If there is a defect, make it clear when to fix it, make sure to confirm in writing to avoid "said or not said".
Apart from that, there is also a "completion inspection" by the specified administrative agency or a third party based on the Building Standards Acts, and if you pass this safely, almost all procedures are completed. After repairs such as defects are completed, it will be finally handed over. After receiving your house key and warranty card, your dream home will begin. However, some problems may occur while living. Don't forget to check after-sales maintenance, such as "when is the periodic inspection" and "how long is the free compensation period?"
In some cases, there may be a request for an "open house" in which the construction company will post the completed property to the general public after construction.
While opening as an open house has advantages such as discounts and services, it may also have disadvantages in terms of damage and dirt when visiting a third party, and crime prevention. It's a good idea to have a discussion in advance to avoid trouble later.
This time, we explained the flow to orthodox move-in, but by knowing such procedures and setup in advance, we think that you could understand where you want to spend time, how to efficiently waste and what you need to be careful about. If you are thinking of building a house in the future, please refer to it.

Today, the third day, starts with the explanation of ​STEP 7: Building Planning and Design, which continued from yesterday.

STEP 7: "Building Planning and Design"
Here, concretely decide the image of the house you want to build. First of all, it is important for the family to discuss what kind of life they want to live in. For example, write down your wishes, such as "I want to put in a lot of sunlight," "There is a stairwell," "Warm in winter, cool in summer," "The kitchen is large," "The child room will be divided into two rooms in the future" . Then, prioritize each of them and consult with the construction company to have them design and plan the building. Also, when deciding on an image or considering a plan, clarifying the following points will facilitate planning with a construction company.
​
Points when considering a floor plan
- Family structure and age structure
- Living and dining area
- Do you need a Japanese-style room, guest room, study room, etc.
- How do you use the children's room? (Bedroom? Study? Both?)
- Besides, request for floor plan of house
- How many cars and bicycles will you park on the premises?
- ​What about the outdoor areas such as the garden and balcony?

Points when considering facilities and buildings
- Would you like to make a house that uses a lot of natural materials such as solid wood and diatomaceous earth?
- Equipment grade such as bath, kitchen and washbasin
- What kind of furniture do you want to have? Is it ready-made or made-to-order such as fabrication?
- What are the specifications and shape of the outer wall?
- Structure (Is there anything particular about seismic isolation and seismic control?)
- ​Heat insulation performance (outer heat insulation, etc.)

STEP8 "Construction Contract"
When the building plan is finalized, it is finally time for the contract agreement. At the time of contracting, four documents will be handed to you: "Construction Contract Document", "Construction Contract Conclusion Form", "Quotation" and "Design document". All of these are voluminous and it is almost impossible to check them all on the contract day. We recommend that you obtain a copy in advance and contact us in advance if you have any questions or questions.

STEP9 "Construction Confirmation Application"​
It is finally the start of construction, but before that, a building plan confirmation review will be conducted. As for the building plan you thought of, whether it complies with the Building Standards Act, etc., the building owner (usually a contracting construction company) applies for a building confirmation to the designated confirmation inspection agency of the government or the private sector, will undergo a confirmation examination.
You cannot start construction work unless you receive a building confirmation certificate.
It also serves to prevent the construction of buildings that are not in compliance with the law.

Tomorrow, we will explain about mortgage contracts, construction, and building delivery.

Today's continuation of yesterday, we will start from the explanation of ​STEP 4 “Look for a Construction Company and Decide”.

STEP4 "Look for a Construction Company and Decide"
Once you have decided on the image of the area or building you want to live in and the approximate budget, the next step is to search for a construction company.
Construction companies include house makers, contractors, and design offices (architects), but the features of each are as follows.

-Home builder (esp. large nationwide company): A sense of security and stable quality that only major companies can offer.
-Construction company: Community-based and easy to respond to detailed requests
-Design office (architect): Unique design based on the wishes of the owner
 
Based on these characteristics, while looking at the residential exhibition hall and the actual construction property, let's thoroughly consider  who will build the house you imagine. If possible, find a construction company and convey the concrete image of "I want to build a house like this" at the same time as searching for the land, so that the house building will proceed smoothly. Because even if you can find the desired land, if there are restrictions under the Building Standards Acts or if the area is designated as an administratively restricted area, even if you can build a building,  you don't know if imagined house will be built or not. By consulting with a construction company in advance and having them look at the land together, it may be possible to select a land with a construction perspective.
Even if you have not decided to build a house with this construction company, you will often be offered consultations such as this. One way is to narrow down the number of construction companies that are attractive to you, look at the land you are interested in, and then make a plan or rough estimate to make a comparative study.
​Other than that, the real estate company may undertake the construction as it is, or the construction company may directly deal with the real estate. In that case, it is not necessary to consider the budget separately for land and building, and there are advantages such as being able to unify them, so you feel it may be a powerful option depending on the plan.

STEP5 "Site Survey and Ground Survey of the Site"
Once the desired land is found and the construction company is decided, we will conduct a site survey and a ground survey to see if a house that is imaged on that land will be built. If you ask a construction company for both, they will investigate for you or arrange an investigation company.
The site survey is to investigate "what kind of house will be built on the land", and the condition of the land, direction, size, shape, height difference, position of the road, grasp of surrounding buildings and trees, It is for understanding electricity, gas, water and sewage, and various legal restrictions. A ground survey is an investigation of whether or not the ground has the properties required for construction, and depending on the results, additional construction such as ground improvement may occur.

Also, regarding the ground, you may be able to judge to some extent yourself at the stage of land search.
・In low land with rivers and ponds in the vicinity, the ground is often soft
・If there are many cracks in the foundation of the surrounding building, the ground may be soft.

The above can be considered, so we think it is a good idea to keep in mind for reference.

STEP6 "Land Purchase/Contract"
Before you sign a contract, a real estate company will explain to you the "important points" of the land you want to purchase. The Building Lots and Buildings Transaction Business Act stipulates that a real estate company must explain important matters related to the purchased property to prospective buyers before concluding a sales contract. For the explanation of important matters, the real estate broker must verbally explain the written document. Please make sure that there are no explanations different from the information you checked, or if you have any other concerns.
And if there is no problem, the contract is finally concluded. Generally, you pay the deposit at the time of contract. The deposit is about 10% of the land price, but it may vary depending on the contract. In addition, if you cancel after contracting due to the buyer's convenience, the deposit will not be returned in most cases, so be careful. In addition to the deposit, various costs such as "brokerage fee" and "contract stamp fee" may be required at the time of contract.
When purchasing land to build a custom-built house, the rest of the payments other than the deposit may be paid in advance just before the delivery of the land (balance payment). 
There are a variety of payment patterns, such as paying with your own funds, or you can not get a mortgage because the building is not completed, use the "bridging loan" to bridge the gap, or if you can make a loan with the land and the building together. 
Also, at the time of settlement of the remaining balance, you will be required to pay "registration fees" and "the remaining broker's commission paid at the time of contract" separately, so be sure to confirm this in advance.

Tomorrow we will discuss STEP 7: Building Planning and Design.

If you trade real estate through a real estate agent, you must pay the prescribed brokerage fee (intermediary fee) to the real estate agent. The maximum amount of brokerage fees is set by the Ministry of Land, Infrastructure and Transport Notification. 
When requesting a real estate agent to sell or purchase real estate, we conclude an intermediary contract with the real estate agent. The intermediary contract defines the period and conditions of the request, the amount of intermediary fee, etc. Brokerage fees are often paid half the amount when a sales contract is concluded and half the amount when the balance is paid.

Real estate ​brokerage fee rate

*¹ ​Amount not including consumption tax

<Calculation example>
Brokerage fee when condominium sale is completed for 30 million yen

(1) Principle calculation method *When calculating the brokerage fee, use a separate calculation.
2 million yen x 5.5% = 110,000 yen ････a
(4 million yen to 2 million yen) x 4.4% = 88,000 yen ････b
(30 million yen-4 million yen) x 3.3% = 858,000 yen...c
Total a+b+c = 1,056,000 yen

② Quick calculation method
30 million yen x 3.3% + 66,000 yen = 1,056,000 yen
Therefore, the maximum amount of brokerage fee (including consumption tax, etc.) will be 1056,000 yen when a real estate agent requests brokerage and the sale is completed for 30 million yen.

If you have any questions, please feel free to contact us.

Then, following yesterday, we will explain the structure of the building. Below is a list of the features of each structure and their advantages and disadvantages.

Advantages of W-Structure/Wooden construction
The most notable advantage of wooden properties is that they are cheap.
Construction costs for wooden properties are kept low, and they are built in a short construction period. Therefore, it is possible to construct high quality objects at low cost. It is a big advantage that the rent is often comparatively cheap compared to other structures. The advantage of wooden construction is that it is suitable for the climate of Japan. Trees have the effect of keeping moisture by releasing stored moisture into the air during winter when the air in the room is dry. It absorbs moisture in the air during the high humidity season such as the rainy season. 
In addition, it has excellent breathability, so it matches the climate of Japan with four seasons and high humidity.

Disadvantages of W-Structure/Wooden construction
It is a pity that the wooden structure has the best air permeability, but the sound insulation is the lowest among all the structures. In many cases, the walls separating the rooms are thin.
The point that air conditioning is difficult to work is that it is easy to complain when living in a wooden property. Compared to steel frames, wooden properties are less airtight because they are less airtight than steel frames. If air conditioning is not effective, utility costs may increase.
Also, the wooden structure has low fire resistance. Due to the characteristics of wooden construction, a building fire will set fire quickly. However, there is also the aspect that "even if the surface is scorched, it will take some time to burn to the inside," and this does not mean that the entire apartment will collapse immediately if a fire occurs.

Advantages of RC-Structure/Reinforced concrete construction
Since the main material, concrete, is a non-combustible material, it has extremely high fire resistance. As a base for daily life, living in a room with excellent fire resistance will give you peace of mind. It also has a high durability because it has both compressive force and attractive force. There are many properties that can withstand an earthquake. Basically, the heavier the material, the higher the sound insulation capacity, so it is easy to imagine that concrete with an overwhelming weight has high sound insulation. Especially for those who want to put 5.1ch surround speakers in the room because they block the bass sound well, let's live in RC without hesitation. Due to the characteristics of pouring concrete, there is a high degree of freedom in shape, and there are also many design variations. This is because there is a high degree of freedom in design and you can live in a modern property.

Disadvantages of RC-Structure/Reinforced concrete construction
The bottleneck is that not only construction costs but also dismantling costs are high. In the case of rent, high rent is a disadvantage of RC construction. The rent is often set higher than the wooden and S structures.
Compared to the SRC structure described later, it is slightly weaker to shake because it does not contain steel frames. But you don't have to worry about the earthquake as much as the wooden and S structures.

Advantages of SRC-Structure/Reinforced steel frame concrete construction
SRC construction has the best earthquake resistance and fire resistance of all structures. It boasts top class fire resistance and durability. The weaknesses of S-Structure, which are "weak against heat" and "prone to rust", are overcome by wrapping it in concrete, and the weakness against shaking is covered with reinforcing bars and steel frames. It is also superior in strength and earthquake resistance compared to RC construction. Therefore, it is often used for construction of high-rise or super high-rise apartments with 10 or more stories. High seismic resistance can be secured even if the size of columns and beams is small

Disadvantages of SRC-Structure/Reinforced steel frame concrete construction
Construction costs are the highest and rent is the highest in the property structure. Although there is a sense of security against fires and earthquakes, delivery times are longer, construction costs are higher, and rent is more expensive than other construction structures.

If you want to reduce the construction cost or if you want to use the traditional construction method, you can use W-Structure or S-Structure.

RC-Structure or SRC-Structure if emphasis is placed on earthquake resistance and fire resistance
You can't miss the function of the house. In terms of strength and durability as well as earthquake resistance and fire resistance, RC-Structure and SRC-Structure will be favored. In the past, it was generally recognized that seismic resistance was “SRC-Structure>RC-Structure”, but in recent years when technological progress has been remarkable, there is almost no difference for newly built properties.

RC-Structure and SRC-Structure are also advantageous for sound insulation. However, it is necessary to pay attention to the boundary wall.
Since concrete is cast into the RC and SRC structures, sound and vibration are less prone to sound insulation.  However, similar to the above earthquake resistance, the functional difference between the two is not large.
So what should we look for in the property overview if we want to be particular about soundproofing? It will be the material and thickness of the wall.
Even if the building itself is made of RC or SRC-Structure, if the wall with the next room is thin, you can expect only a soundproofing effect. The wall between the dwellings is called a party wall, and its thickness and material greatly affect sound insulation. The condominium party wall is around 180 mm to 250 mm. With a thickness of around 200 mm, you can expect the same soundproofing effect as a condominium. It also depends on whether the wall material is only concrete blocks. For a simple way to check, please knock on the wall when you check the property by looking inside. Although it can not be said unequivocally, when it is made of concrete, it generally feels as if it is packed with contents. On the other hand, if it is hollow and separated only by plasterboard, there will be a loud sound. This will give you a good idea.

Choose a property with no regrets
Property structure with advantages and disadvantages. What matters is where you prioritize. You don't want to compromise because it's your new home. When you look at a new property from now on, let's look not only at the inside and the appearance, but also at the invisible structure.

Preparations for a move must be complete, starting with house hunting, selecting a moving company, and procedures for changing the certificate of residence and lifelines such as electricity, gas, and water. Check what needs to be done at what time in advance. Especially when choosing a moving company, make a request at least two weeks before your planned date of moving in order to hire a good service provider at a low price. There is also the disposal of unnecessary furniture, appliances and trash, so you will need a week to make those arrangements. The timing of garbage disposal is twice a week at most, even if it is combustible. You will also need time to transport your unwanted items to a nearby city or other disposal facility.
Here is a timeline of preparation, things to do, and timing for moving. If you don't know what to start, please take a look at this page.

If you are moving for the first time, many people may not know what to do or how to start. If you arrive on the day of your move unprepared, you may end up causing problems for the movers and the people who come to help you. As the phrase "providing is preventing" suggests, even a novice mover can complete the move successfully if you are properly prepared. Use our content to set up and prepare, and have a smooth move with minimal effort!

STEP 1: Decide on a place, date and time to move.
If you have a specific destination in mind, decide on a date first. Avoid weekends, holidays, and the busy months of February to April to keep costs down. Also, you should expect to take about a month to prepare for your move, depending on the amount of luggage and procedures. Moving fees may also vary depending on the time you move. In many cases, they are divided into "morning," "afternoon," and "free" services by time of day, and some movers charge less the later in the day. Consider how long it will take to clean up after you've moved your belongings to your new home and make a plan that works for you.

[STEP 2] Get a quote and decide on a moving company.
Once you've decided on the date you want to quote, get a quote from the moving company right away! There are more and more low-cost plans available these days, so if you're planning to move on your own or have already set your sights on a company to hire, we recommend getting a quote.

Step 3: Organize your personal belongings in preparation for the move.
In many cases, procedures at the office, such as notification of moving out, can only be completed on weekdays. Therefore, if you have a job, it is advisable to take a day off or arrange for a morning off in advance to complete the procedures.

Internet
Contact your provider and cancel the contract. If you continue to use the same provider, you will be required to pay the relocation fee.

​Water supply
You should do this at least 3-4 days before the move. You can ask them to stop on the day you move in.

Electricity
Contact the power company as soon as possible after your last day of use is fixed. You can also complete the procedures for stopping or cancelling your service via the Internet.

Gas
Contact your gas supplier to arrange for the shutdown. You should contact them as soon as your last day of use is set.

Mail forwarding service at the post office
You should apply for a service that allows you to have mail delivered to your old residence forwarded to your new residence for one year. You will need identification documents and a copy of your driver's license or resident's card or passport to verify your old address.

Change of address or cancellation of subscriptions and various other delivery services
Process a change of address for home delivery services, supplements, etc. that you purchase on a regular basis, or cancel your subscription if you want to end delivery of newspapers, etc.

Mind the day of the week for garbage disposal!
To prepare for your move, you need to start by looking for a house, select a moving company, and complete the procedures for changing your certificate of residence and lifelines such as electricity, gas, and water. Along with the procedures, you should clean up your room and dispose of the garbage.
You can reduce the amount of luggage you need to carry and in some cases, you can get money by using a collection or purchase service for your disposable items. Also, you can't just throw out bulky items right away when you want to, but you need to take the necessary steps, such as requesting a specialized company to collect them, so do your research beforehand. In addition, if you have furniture or appliances that you are replacing with new ones in your new house, ask the store to deliver them to your new house on the day you move in, when you purchase them. You should also dispose of the items you are currently using as disposable items.

[STEP 4] Pack early for an efficient move!
packing
In addition to cleaning, you should also pack. If you have a lot of things to pack, it can increase your moving costs, so it is important to dispose of what you don't need and make sure you know where your belongings are stored so you won't get confused when you move.
1. Make a packing schedule
Start packing about a week before the move. If you pack your belongings too early, your room may be full of cardboard boxes and you won't be able to live with them. Start packing with what you don't use at the moment. Start by packing out-of-season clothing and bedding. After packing, make sure you can see what's inside without unpacking. Write "clothing", "books", "dishes", etc. on the cardboard. Most of the items that were used right before the move will be needed soon after you arrive at your new home. Put them together and put them in a cardboard box. It's also helpful to include moving tools such as cutters, scissors, gloves, and cleaning cloths.
Also, if you are moving out of a rental property, you will need to vacuum as soon as you arrive at your new home and when you move out of your old one. The vacuum cleaner should be packed last, along with other moving equipment such as tissues and cleaning cloths, and should be included with the first items to be unpacked. Also, when you move out, the trash will be the last thing to go out, so make sure you leave a few municipal designated garbage bags unpacked.

2・The floor plan of the new house and the image of the storage
On the cardboard boxes you pack, you should also write "to which room in your new house you want to take the items". For example, "children's room" for children's clothes and books, "bedroom" for linens, etc. To ensure that the movers have a smooth transition, number the rooms on the floor plan and write those numbers on the cardboard as well.

3. Pack in batches, by location
When packing, please separate the items by location. It's easy to forget about the items that are left outside.
We start on balconies and other items as soon as we begin to put them away, as we often find that we don't need them, and we may have to request collection of unwanted items or bulky waste collection. When you start cleaning up your balcony and other items, you will often find that you don't need them, and you may have to request collection of unwanted items or bulky waste collection, so start early.

​Transportation of goods
If you're going to transport your belongings on the day of your arrival, you'll want to find out how to transport your furniture and appliances beforehand. Renting a car or lightweight truck
arrangements and avoid inconveniencing the people who come to help you on the day.

Convenient trunk room
There is a service called a trunk room that allows you to keep your belongings temporarily. If there are things you can't carry on the day, consider using a trunk room.

When you start moving, there is a lot to do, such as preparing duct tape and cardboard boxes, moving residence certificates and seal certificates, and so on. Because of this, it is often said that what has to be done and what remains to be done becomes complicated, and on the day of the move, some of the things that need to be done are omitted. So, prepare the following list in advance to make sure there are no omissions.
​
Things to do early on
Things to do a week or two before the move
Things to do before the day before you move in
What to do on moving day
What to do after the move
Furniture and Household Goods Checklist
Packing Materials Checklist
Procedural Checklist

You don't get to experience a lot of moving, and the longer you live in your current home, the more stuff you'll have to move. Prepare in advance and try to organize all the tasks that you can do yourself, as well as those that you can hire a moving company to do or have a friend help you with, so that your move goes smoothly.

Continuing with yesterday's article, we're going to explain some of the points you should be aware of when visiting a property. If you are looking for a rental property, or if you are an investor and are in a position to recruit a tenant, you may also find this useful.

Are there any equipment shortages?
The first thing to do is to check for intercoms, lights, stove, etc. If possible, test run the unit if it can be checked to see if it works. Also, carefully check the function of the water system, such as checking the water pressure in the faucet and shower. There are some types, which are often found in older apartments, where the water temperature is so cumbersome that you have to fine-tune the amount of hot and cold water every time you use the shower. It would be a shame if the water pressure in the shower is also weak. Check it out so you don't regret it later. If you are a woman, carefully check the security of the building. While the type of key (a dimple key is best) is important, it is also important to check whether or not there are places that can be used as an entry route. For example, make sure that the fence on the first floor is high enough and that there are no unauthorized access routes to the building from the back, etc. Please check the security from both a facility and environmental perspective.

Is it sound insulation?
It is also important to check the sound insulation quality of the room to see how much noise you can hear from up, down, left and right. Tapping on the walls is also useful. Please check to see if it sounds like it's stuck inside.
It's also best if you can check not only the walls, but also the floor, and preferably the ceiling as well, to see how well they are soundproofed. Be careful if you knock on the walls and find that they are hollow or only separated by plasterboard. In some cases, the sound from the next room can be heard exactly as it is.
If you have plans with you, please check the building structure as well. Reinforced concrete buildings (RC and SRC) are often excellent for sound insulation, so if you are concerned about sound, please consider it. If you are not sure, please ask the real estate agent.

Is the room tilted?
The tilt of the room can affect your health, such as headaches and dizziness. It's important to check the tilt of the room, which is difficult to see from the outside. Rolling a marble on the desk is old now, and recently there is an application that can check it on a smartphone. In fact, if it's wooden and old, some rooms may be leaning. 
Even though the rent is cheap, the property itself is still pretty rickety, so make sure you check it out.

Is the delivery route wide?
You also need to consider bringing in beds, sofas and large appliances. Measure the space at the entrance, as well as the entrance, elevator and stairs if possible. It is a special case, but when you want to move a large item like a piano into a room on the second floor or higher, there are cases where it must be brought in from the balcony because it cannot be disassembled or assembled. The price will vary depending on the type of hauling, but it can range from 10,000 yen to several hundred thousand yen. Be careful not to become an unexpected expense in moving.

Check for mold.
Check your clogs and bathrooms, which are prone to moisture, as these are the points where mold can occur. It is easy to forget about the Japanese style closet and the back of the closet, so make sure to check these areas. The moment you open a storage door, be careful if you smell moldy. Your clothes, bags, and shoes may have been damaged by mold.
The ventilation fan, which also serves to release moisture, is a good place to check. If you think the ventilation fan is noisy, it may have been installed long past its useful life. Consult the real estate agent to see if they will replace the fan.

Do you notice any dirt or scratches?
Stains on the wallpaper and scratches on the flooring are things you want to check in advance. It may be difficult to look at them in detail when you preview the room, but it is a good idea to check them before you sign the lease. If there are areas of concern, take pictures of them and discuss them with the management company in advance. It is important to take the necessary precautions to avoid having your security deposit returned when you move out.

How's the cell phone signal?
It can be easily affected by the structure of the property and its location in relation to the surrounding buildings. You should check the signal reception everywhere you go. In general, it is easier to get reception in wooden buildings and harder to get reception in reinforced concrete buildings. If you have trouble getting a signal, major cell phone carriers can lend you a home antenna, so please consult with them.

Is the number and location of outlets appropriate?
This is especially important if you have a home with many appliances. In addition to the electrical outlets, make sure you have details on your drawings of where the TV antenna wires and the phone wires are located. Imagine your life and think about where you want the electrical outlets to be located, whether they are around the sink or where you want to place the TV, and so on.

Do you sense any trouble with the residents?
The person viewing the property is, as it were, a first-time visitor to the property. Because it is your first visit, it is very important to follow up on any missing information. At times like these, the bulletin boards set up at the entrance and in each area are helpful.
You can imagine what kind of problems are likely to occur based on the content of the warning signs about garbage disposal and noise. General notices are fine, but if they are specific, such as "Neighbors complain about noise after 10:00 p.m.," "Do not leave your personal belongings, such as bicycles, in the common corridor," or "Please obey the garbage disposal rules," you need to be careful.

It is not only the building that determines the quality of the property. How well-developed and equipped the surrounding environment is also an important criterion. Take a little time to walk around and look around.

Are convenience stores and supermarkets nearby?
Make sure to check the location of convenience stores and supermarkets, which are essential to your daily life. Also, don't forget to check the opening hours. Although the day of the preview may be difficult, it is a good idea to check the store's product line and price quotes if possible.

Is the security level high?
It is important to get a feel for the atmosphere of the place by going to the site to see if it is safe. It's easy to stare at the drawings while traveling to the property, but check to see if there are streetlights and if there are many people on the street. Once again, it is useful to visit at night and actually walk your route home. During the day, the street may have a great view, but at night the streetlights may be dark and scary.

Are there any noise sources nearby?
It is important to know if there are any facilities nearby that generate loud noise, such as pachinko parlors, or if there is too much traffic on the main road. Heavy traffic on a main road is directly related to noise. Depending on the time of day, the road may be quiet, so you should also be aware of what the road will be used for. Otherwise, if there is a hospital or fire station nearby, you will need to consider the access of emergency vehicles.

How convenient is the transportation system?
Walking time to the nearest station is important, but some properties may require you to ride a bicycle or take a bus. If it's a bus, you should also check the destination and number of bus stops, and if it's a bicycle, you should also check the location, cost and current availability of bicycle parking near the station. The "walking time" shown on the drawing is based on one minute per 80 meters and does not take into account stopping at traffic lights. When looking at several housings, there are many cases where a real estate company will show you around by car, etc., but if possible, please try to confirm the time required from the station by your own feet.

Summary
We've given you some key points to consider here, focusing on the date of your preview, but there are actually many things you can check in advance. With a rental information site, you can look up a map of the area, search for the location of supermarkets and hospitals, and check the facilities and traffic on the bus routes as well as the crime rate. Since you are looking for a new house, it is ideal to be able to have fun while looking for a place to live. Prepare well in advance and find the room that's perfect for you!

Real estate investment is often very large compared to stock investment. If you succeed, you will get a stable profit, but if you fail, you will regularly lose. Therefore, if you do not fully understand the characteristics and risks of real estate, you cannot make a successful investment. So what are the specific risks involved in real estate investment? This time we will discuss the risks associated with income from real estate.

The main source of income from real estate investment is the monthly rent income earned by lessee (residents, tenants) by renting real estate. Therefore, if lessee moves out for some reason, owner will not be able to earn rent income until owner finds a new lessee. Moreover, as a property of real estate, management costs, property taxes, city planning taxes, and other expenses are incurred regardless of whether there is a lessee or not. Therefore, if rent income does not come in due to vacancy, the balance will be not zero, but negative. For example, if six months of the year are vacant and you cannot get rent, the rent income will of course be halved, but expenses will be incurred throughout the year, so the actual income and yield will be less than half.

When entering into a lease agreement between the lessor and the lessee, the contract period is usually set for 2 to 3 years. However, even during the term of the contract, it is possible to cancel the contract in advance, excluding special contract types, by prior notice from the lessee (6 months to 1 month). In other words, for the lessor, the contract period specified in the lease contract is only expected to earn rent income, and even during the contract period, there is always the risk of being canceled early (vacant).

When land prices, commodity prices, and rents were rising, it was called the “lender market” and it was relatively easy to secure a new tenants even when there were vacancies. Also, at that time, land prices and rents were on the rise, so in some cases owners were able to rent under conditions that were more favorable than previous rents. In addition, key money and other lump-sum payments can also be received, so the early cancellation by the lessee was not a major issue. However, with the increase in the supply of rental properties, the number of vacancies has increased, and the polarization of land prices and rents is now remarkable, and it is called the “borrower market”, it's becoming a serious problem for the lessor whether or not a new lessee can be secured promptly after the tenant moves out, and whether the lessee can pay at the previous rent level. In the current “borrower market”, stable income cannot be obtained unless the next step is taken promptly when it becomes clear that the lessee has terminated early or has terminated.

If the rent obtained from the real estate to be invested is higher than the market price in the neighborhood, there is a high possibility that you will be forced to reduce the rent at the same level as the neighboring market at the time of contract renewal or when the lessee is replaced. Therefore, even if the yield at the time of purchasing a property is high, the rent may be reduced in the future due to the replacement of the lessee, negotiations for reducing the rent, etc., and as a result, the yield may decrease.

Even if the lessee has already been secured and there is no concern about vacancy for a while, but there is a risk of the rent will not be paid as planned due to the economical situation of the borrower and individual circumstances, etc. If the rent is overdue, a reminder to the lessee and a reminder to the guarantor will be required. In addition, if you request a real estate agent or lawyer to do business for moving out due to demand for rent, collection, or nonpayment of rent, there will be a charge. Thus, in addition to the effort and expense involved in paying rent in arrears, you may suffer even more damage than if the property were vacant, since you will not be able to secure a new tenant and generate income in the meantime. Even if the eviction is established, it is not known whether the rent for non-payment can be recovered or not.
Therefore, if you are investing in real estate, you will need to conduct a thorough investigation into the creditworthiness of guarantor as well as the creditworthiness of the lessee. It is desirable to investigate the lessee's past arrears history when buying the real estate that is already in lease.

Investing involves risk, and there is no investment product without risk. In real estate investment, a thorough understanding of the characteristics of these risks will determine the success or failure of your investment. In addition, the various risks associated with rental income discussed in this article can be mitigated to some extent through your own efforts, ingenuity and judgment. We will discuss ways to mitigate these risks in the next section.