Deteriorating water supply pipes and low water pressure in rental housing are problems often discovered only after moving in. A real estate rental expert explains in detail the signs of deterioration you can spot during a viewing, methods to check water pressure, and the cost-sharing rules when plumbing work is needed.
Reviewed by: Nobuyuki MoriPresident, M-Assets Co., Ltd. / Licensed Real Estate Transaction Specialist (Miyagi #018212)
In rental housing, especially properties over 20 years old, deteriorating water supply pipes can be a latent issue. As water pipes degrade, problems such as rusty red water, lowered water pressure, increased water bills, and in the worst cases, water leaks can occur. These issues are often discovered only after moving in, so it's important to have the knowledge to check for them beforehand.
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Here are the types of water supply pipes commonly used in rental housing and their typical lifespan:
Steel Pipes: Common in buildings from the 1980s and earlier. They have an estimated lifespan of approximately 15–20 years, and most properties using them have already exceeded that lifespan. Rust easily develops inside, and reddish-brown water may come out.
PVC (Polyvinyl Chloride) Pipes: An inexpensive material that became widely used from the 1970s onward. They have an estimated lifespan of approximately 30–50 years and are relatively durable, but attention must be paid to deterioration at joints and freeze cracks.
Stainless Steel and Copper Pipes: Durable materials that resist rust. However, copper pipes may develop patina (verdigris) inside over time.
Polyethylene (PE) and Cross-linked Polyethylene Pipes: Plastic piping increasingly used in new properties. They are flexible, have a long lifespan (50+ years), and have virtually no risk of rusty water.
When viewing a property, you can indirectly check the condition of the pipes by confirming the following points:
Try Running the Water
Check Drainage in Sinks and Washbasins If drainage is slow, the drain pipes may be partially clogged.
Check Around the Water Meter and Water Heater Look for any rust or water stains. If there are traces of seeping from pipe joints, exercise caution.
Building Pipe Shaft (PS) In apartment buildings, you may be able to open the pipe shaft door and check the exposed pipes. Visually inspect for any rust or condensation marks.
Low water pressure in rental housing is mainly caused by the following:
Upper Floors: Water pressure decreases at higher floors. In properties of 4 stories or higher, water pressure may be lower, so be sure to check the force of water from the shower and faucet during your viewing.
Aging Water Storage Tank System: In mid-to-high-rise apartments using a water storage tank (cistern) system, aging pumps or insufficient cleaning of the tank can affect water pressure and quality.
Pipe Rust and Scale Buildup: In old steel pipes, rust and mineral scale accumulate inside, narrowing the pipe's cross-section and reducing water pressure.
Water Pressure Guidelines: Normal water pressure for a typical faucet is 0.1–0.3 MPa (100–300 kPa). If the water has adequate force at about 30 cm from the showerhead, there's no problem for daily life.
If reddish-brown water appears immediately after moving in, first run water continuously for 5–10 minutes. Water that has been sitting in the pipes will be discharged, and it usually becomes clear.
If it still doesn't improve, report it to the building management or landlord. Rusty water caused by aging water pipes falls under "equipment malfunction," and the landlord is fundamentally responsible for repairs. You don't need to bear the cost.
The following rules are basic for cost-sharing on water-related matters in rental housing:
Cases Where the Landlord Bears the Cost
Cases Where the Tenant Bears the Cost
If a problem occurs, first report the situation to the building management and keep a record with photos and video. If you cannot agree on cost-sharing, it's recommended to refer to the Ministry of Land, Infrastructure, Transport and Tourism's "Trouble and Guidelines for Restoration to Original Condition," or consult your prefecture's housing information center.
Water pipe deterioration is a problem that's hard to see, but you can identify potential risks beforehand by checking the water color, pressure, and visible pipe sections during your viewing. Especially when choosing older properties, make sure not to skip these checks. If water problems occur after moving in, it's fundamentally the landlord's responsibility to make repairs, so it's important to report issues to the building management without hesitation.
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