When viewing rental properties, attention often focuses on layout and fixtures, but overlooking building deterioration or structural issues can lead to problems after moving in. This article outlines 10 essential checkpoints to verify during viewings, including for older properties.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
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During rental property viewings, attention often concentrates on factors like natural light, floor plan, storage, and fixtures—while structural problems and signs of deterioration in the building itself are frequently overlooked. When issues like severe water leaks, progressing wall cracks, or sudden pest infestations surface after moving in, the resulting moving expenses and time waste aren't the only costs; they directly disrupt your living situation. For properties over 20 years old in particular, assessing building condition becomes a critical factor in property selection.
If vertical, horizontal, or diagonal cracks appear on the building's exterior walls, concrete deterioration or structural impact from earthquakes may be present. Cracks wider than 0.3mm are generally considered to require repair. Make sure to walk around the building's perimeter before your viewing. Paint peeling typically correlates with decreased water resistance and may signal water leak risk.
Brown or black stains on the interior ceiling or upper walls suggest past or current water leaks. Even if a stain appears dry and no current leak is visible, confirm with the management company whether repairs have been completed. Pay particular attention during viewings if rain is falling.
Check whether windows, the entrance door, and interior doors open and close smoothly. Catching, resistance, or warping during operation may indicate building tilt or structural deformation. While minor fit issues often result from normal aging, they can sometimes signal serious structural problems.
Walk through the interior and check for floor tilt and creaking sounds. Using a smartphone spirit level app, you can measure floor slope numerically (tilt of 2–3 degrees or more warrants caution). Strong creaking may indicate wood rot or deterioration beneath the floor. Rooms on the first floor or directly below a balcony carry especially high risk of subfloor rot due to moisture.
Inspect the back of closets, walls adjacent to the bathroom, and areas around north-facing window frames for mold or condensation residue. Black mold traces may have penetrated into walls or insulation, making removal difficult after moving in. Also verify that ventilation equipment (bathroom exhaust and 24-hour ventilation systems) operates normally.
The cleanliness and maintenance condition of common areas reflect the management company's and owner's maintenance diligence. Buildings where hallway lights remain burnt out, rust progresses unchecked, or trash accumulates tend to also neglect interior equipment maintenance.
During your viewing, run water through the kitchen sink, bathroom vanity, and bathtub drain to check whether drainage flows normally. Slow drainage or gurgling sounds may indicate pipe blockages or slope problems. Confirm in advance whether the landlord can address repairs.
Older properties sometimes have low amperage ratings. Using an air conditioner, microwave, and washing machine simultaneously may trip the circuit breaker frequently. Check the electrical panel location and amperage capacity, confirming that sufficient capacity (around 30–40A for single occupants) is available for your needs. Power companies can sometimes increase amperage through a service request, though this involves fees and processing.
If rusty water (water with rust discoloration) flows from the tap, the water supply line may be deteriorating. During your viewing, check the water color and odor. Also note the water heater model year. Water heaters typically last 10–15 years; if replacement is approaching, you risk breakdown shortly after moving in. You can identify the manufacturing year from the water heater's model number.
Buildings that received construction permits before June 1981 follow "old seismic standards"; those after follow "new seismic standards." The property age and construction permit date are important evaluation factors. You can also ask the landlord or management company whether seismic diagnostics have been conducted and whether seismic retrofitting work has been performed. For older wooden buildings of two stories or fewer, this check is especially recommended.
If you encounter any of the above issues during your viewing, inform the real estate agent on-site immediately and confirm repair plans with the management company or owner. If repairs are scheduled, request written documentation of the completion timeline to help prevent future disputes.
If repair action seems unlikely, carefully reconsider choosing that property. After moving in, you can request repairs under civil law's "repair request right" (Civil Code Article 606), though actual repairs may take time.
During a rental property viewing, inspecting the building's condition—exterior walls, ceiling, floor, drainage, electrical capacity, and seismic standards—is as important as evaluating layout and fixtures for long-term comfortable living. Save this checklist on your smartphone and use it actively during viewings, checking items hands-on; doing so will dramatically reduce oversights.
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