What to check on an Okinawa house: typhoons, salt and termites

Start with the free maps

Japan's Hazard Map Portal overlays flood, landslide, storm surge and tsunami risk on one map, searchable by address. It also links to each municipality's own hazard maps.

Typhoons

The Japan Meteorological Agency's 1991 to 2020 average is 7.9 typhoon approaches a year for Okinawa and Amami, compared with 5.8 for mainland Japan. They are most frequent in August and September. An approach means the centre came within 300 km of a weather station.

Ask about:

• Roof waterproofing and when it was last redone
• Past leaks and any repairs after storms
• Windows and shutters
• What the insurance covers, and what it costs

Salt

Sea air corrodes outdoor units, steel railings, window frames and cars. Near the shore, budget for more maintenance. Ask when the outdoor units were last replaced and what has been repaired.

Concrete and termites

Concrete homes are common, but they age too. Ask about cracking, exposed reinforcement and repair history. Termites are active all year in this climate, so if there is wood in the floors, frames or fittings, ask for inspection and treatment records.

Can it be rebuilt?

Under the Building Standards Act, a site generally needs at least 2 m of frontage on a road at least 4 m wide. A house that does not meet this may not be rebuildable, which can explain a low price. Ask the broker and the municipal building office to confirm it for the exact site.

How a building survey fits in

For existing homes, Japan has a building condition survey (tatemono jokyo chosa). A qualified architect who has completed a registered course checks visually and by measurement for cracks, leaks and similar defects in the main structure and the parts that keep out rain.

• A broker taking on a sale must state in writing whether it can arrange a survey.
• If one was done within the past year, the broker explains the results before the contract.
• It is not a guarantee, and it does not replace asking about the points above.