Cases in Which a Guideline Investigation is Effective

We are a specialist firm for the Building Standards Act Conformity Investigation, commonly called the "Guideline Investigation" in Japan. Based on the guideline issued by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), we investigate existing buildings that have no certificate of inspection (kensa-zumi-sho) and report how they conform to the Building Standards Act.

Our investigation report helps building owners and real estate professionals apply for building confirmation for extensions, renovations or a change of use, obtain housing or business loans from banks, and sell a property with objective evidence of its legal status.

We handle reinforced concrete buildings, steel-frame apartments, factories, warehouses and commercial facilities throughout Japan. An investigation usually takes one to one and a half months, and even when no drawings remain, we can prepare restored drawings from an on-site survey. The articles below explain typical cases. For a free initial consultation, please contact us through the Inquiry page.

【Articles】

Summary and Keywords (English) Summary Overview This text explains the necessity and effects of a guideline investigation for buildings lacking inspection certificates in Japan, detailing changes in legal procedures and practical challenges. Background and Issues Thirty years ago, only 35% of buildings had obtained an inspection certificate, largely due to social tolerance for non-compliance and the willingness of financial institutions to provide loans regardless of certificate status. Today, heightened compliance awareness means that banks will not finance uncertified buildings, leading to a dramatic increase in certificate acquisition rates. Many older buildings (over 30 years old) still do not have inspection certificates and are not built to current earthquake and facility standards. These buildings now require expansion, renovation, or change of use. However, without an inspection certificate, it is not possible to file new confirmation applications. Guideline Investigation System In July 2014, the Ministry of Land, Infrastructure, Transport and Tourism announced a special guideline for investigating compliance status by designated verification inspection bodies for buildings without inspection certificates. This system allows for a new building permit application after inspection and remediation of violations. On March 31, 2025, the previous system was abolished and replaced by the “Current Status Survey Guidelines for Existing Buildings,” effective March 1, 2025. Problems Specific to Uncertified Buildings 1. Additions and Rebuilding: It is usually impossible to apply for a building permit without an inspection certificate. 2. Change of Use: Changing use to a special building (>200㎡) requires a permit, which cannot be filed without a certificate. 3. Real Estate Transactions: Banks refuse loans and such properties are excluded from securitization and renovation/resale projects. 4. Compliance: There are growing legal compliance risks and obstacles to proper facility management. Keywords System / Procedures • Inspection certificate • Certificate of confirmation • Guideline investigation • Designated verification inspection bodies • Building Standard Law compliance status investigation • Current Status Survey Guidelines Legal Procedures • Building permit application • Confirmation application procedure • Change of use application • Building Standard Law compliance Building/Technical • Old structural standards • Earthquake resistance • Existing non-conforming buildings • Special buildings • Compliance violations Real Estate / Financial • Financing restrictions • Real estate securitization • Renovation/resale projects • Real estate transactions Important Numbers / Thresholds • 35%: Certificate acquisition rate 30 years ago • 200㎡: Floor area requiring change-of-use application • 30 years: Typical age of buildings lacking certificates Timeline • 30 years ago: Only 35% of buildings had inspection certificates • July 2014: Original guideline announced • March 1, 2025: New guideline implemented • March 31, 2025: Old system abolished This document is directly relevant for building compliance investigations and highlights institutional and practical trends affecting uncertified buildings in Japan.

【Slideshow】

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Cases in Which a Guideline Investigation is Effective

Part 1: What is a Guideline Investigation?

Part 2: Buildings from the Era of Absolute Height Restrictions

Part 3: How to Find a Hidden Gem: e.g. Hakata Fukuoka City