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The asset value of Japanese buildings is zero

By | Japanese House

Japanese wooden houses will have zero value in 30 years. No, it is not zero, and the cost of demolishing the building is 5 million yen, so the value of the building will be minus 5 million yen, and the value of the land alone will remain. Even if the remodeling work is added, the value of minus 5 million yen will not change.

Whether it’s a new wooden house or a new apartment, the price drops by 20% the moment you buy it. This is because the price of a new building is not the market price, but the price decided by the developer. Since the new construction will be used from the day after the purchase, the price will be decided in the competition of the real estate market, so it will be the purchase price x 80%. Since then, building prices have fallen steadily in Japan.

Even if you spend millions of dollars on a home remodeling, the value remains zero, diminishing the motivation for the owner to invest in the home remodeling in their building. Therefore, DIY is not popular in Japan. And it is not possible to establish a home improvement store that has a wide variety of products for DIY. The value of a building is calculated simply by its “age”. I think the Japanese real estate appraisal standards are significantly distorting the Japanese real estate market. Also, proper inspection that supports real estate appraisal is important, but not. And there is no legal certificate to show that the housing equipment has been renewed.

In the American real estate market, where you can buy a pre-owned home for 30 million yen, live for 10 years, renovate for 2 million yen, and sell it for 32 million yen 10 years later, the owner will spend zero on the home. Become. On the other hand, in Japan, if the value of a new house of 30 million yen becomes zero, you will have to spend 30 million yen for each move, and if you move three times in your life, you will have to pay 30 million yen. Yen x 3 times = 90 million yen will be spent. In a country where housing expenses are zero and in a country where housing expenses are 90 million yen, the level of pressure on households is completely different.

Every country in the world has its own housing policy. I think that the idea that “disposable” is good is flowing in the basis of Japanese housing policy. The national housing policy stipulates the law, distorts the appraisal, and as a result, the DIY of existing homes is locked out, and in fact the housing becomes increasingly poor, so the appraisal falls again and finally the value of Japanese buildings Has fallen below zero.

In Japan today, interest rates are so low that you cannot spend your old age on interest alone. I think this is the cause of the anxiety of the Japanese people. Whether or not a real estate building becomes an asset should be regarded as an important political issue in Japan. I would like to analyze and clarify why Japanese housing is not an asset.

DIY and Japan-Vested interests and affiliates of contractors

By | Japanese House

The Japanese Architects Law is a national qualification enacted in 1950, and there are first-class architects, second-class architects, and wooden architects. In Japan, if you want to build a new wooden building with a total floor area of ​​more than 100 square meters, you must be a first-class architect, a second-class architect, or a wooden architect to design and supervise the construction.

Furthermore, when you ask a Japanese building material manufacturer for a product, most manufacturers say, “We can only sell it through a contractor.” As a result, ordinary consumers have less opportunity to purchase building materials directly. Building materials can be purchased at large home center such as Kohnan etc, but they are called “Pro shop” and are purchased by contractors, and the general public only has very small building materials such as shelves in Japan.

In the United States, it seems that even beams are sold at home centers. In other words, ordinary people who are not contractors can build their own homes by going to a home center for DIY. Some Americans think that even in foundation work, they can DIY with the advice of an expert, but in Japan that is completely unthinkable.

Before the Act on Architects of 1950 was enacted, carpenters did all the design and construction in Japan. I also doubt that design and construction are separate. I don’t think people who have never done construction can make a good design with just the paper on the desk. Besides, if I’m just constructing something designed by others, I don’t think the work is interesting. I think that the joy of making things should be done by the same person in both design and construction. It can be imagined that the old carpenter who was in charge of design and construction at the same time was doing creative and fun work.

I think that the Japanese Architects Law works to protect the vested interests of contractors in the name of protecting the safety of consumers. In addition, building material manufacturers and contractors seem to be affiliated and organized.

The average Japanese has a high hurdle to build their own house with DIY, and it is hard to reach, so it is unavoidable to ask a contractor to do the construction. The higher the quote of the contractor, the slower the maintenance of the building. In Japanese real estate, only land is valuable, and buildings lose their value over time. Japanese buildings are not assets. It has become clear that the cause lies in the vested interests of the Japanese construction companies mentioned above.

Construction of insulation wall

By | Japanese House

I have been introduced many properties to customers through the real estate brokerage business for over 20 years, but I did not know about “insulation”. However, by doing the wall insulation work by myself, I understood ​​what insulation is. Then, the actual conditions of heat insulation of Japanese houses became clear.

I am ashamed to say that I have not been able to correctly explain such important points to customers and provide real estate property information.

If the apartment is made of reinforced concrete, it will be very cold this winter season if it is not insulated. On the other hand, in summer, the room gets hot like a burning hell. Therefore, the air conditioner is fully rotated to adjust the room temperature. Even if you operate the air conditioner, the sensible temperature in winter changes greatly depending on the presence or absence of heat insulation.

If you do DIY construction on your house, I think that you will install insulation nearly 100% of the time. If you ask a contractor to do insulation work, it will be expensive, so if you rent a house you own to another person or sell it for sale, you will not do insulation work. Insulation construction is a tedious task for a contractor, and for rental apartment owners, the insulation work is simplified because they want to keep construction costs down.

First, studs are erected on the wall to make the wall vertical and flat. The studs are filled with foamed styrofoam or kanelite foam to a thickness of 15 mm to prevent condensation. These insulations are pressed against the concrete wall to secure it, without creating any gaps in the concrete wall. Completely cover the concrete wall with airtight tape to keep air out of the wall.

Then fill it with 50mm glass wool. In this way, I don’t think anyone has done the heat insulation construction of Styrofoam + glass wool, but I think it is a very effective construction method to prevent dew condensation.

The walls are completely airtight to prevent humid air from entering. I think this will prevent condensation even with glass wool.

Cover the glass wool with a moisture-proof sheet and secure it to the surface of the studs with an air tacker. Stick a soundproof sheet on top of it, and then screw the gypsum board onto it.

It seems that many construction shops do not want to do glass wool because it is vulnerable to condensation, but I think that it is a very good heat insulating material if it is installed correctly.

A solid insulation wall has been created.

The reality of Japanese architectural construction

By | Japanese House

Today, January 17th, is 26 years after the Great Hanshin-Awaji Earthquake, January 17, 1995. I also experienced this big earthquake at my home in Osaka. This quake was the biggest quake in my life.

On January 17th of this earthquake, a concrete pillar on the Hanshin Expressway broke and rolled over.

I recently noticed when I was doing skeleton remodeling work on a Japanese apartment. It is the fact that various things that are completely unrelated to concrete are mixed in concrete. I discovered Styrofoam.

This fact is not often pointed out, I think that the reason why the concrete pillar of the Hanshin Expressway broke was that something other than concrete was mixed in the concrete.

There is a lot of “garbage” in the concrete of Japanese apartments and public buildings.

Then, the reason why “garbage” is contained in concrete is to reduce the amount of concrete. In other words, to reduce the cost of construction.

It is unlikely that Japanese ordinary person like me does DIY concrete work. As a result, such information is not known to the general public. In the case of apartments, the concrete part is not seen by the consumer. Moreover, I don’t think there are any general consumers who cut concrete and look inside the concrete.

Japanese housing is undergoing a great deal of shoddy construction work where the general consumer cannot see it. In this blog, based on my actual experience at my own site, I will clarify the reality of how Japanese housing is constructed, what materials are used, what problems there are.

Customer’s “amulet”

By | Real Estate

Our customers have forgotten their “amulets” and returned to his home country, so we have considered an appropriate disposal method for “amulets”.

 

First of all, for the first six months, we offered our customers’ amulets to the Kamidana in our Dios head office in Nakanoshima Osaka.

On New Year’s Day, January 1, 2021, we visited Shitennoji Temple in Osaka for the practice of visiting a temple at the beginning of the New Year. Therefore, we prayed for the patronage of our customers in the temple, and at the same time, we put all of our customers’ amulets in the disposal box of the amulets at Shitennoji Temple.

Shitennoji is the first temple in Japan where Buddhism was introduced 1400 years ago. We participated in the monthly zazen meditation at this temple from 5 am. At this venerable Buddhist temple in Japan, we have properly disposed of our customers’ amulets.

On the same day, Dios bought a new “amulet” at Shitennoji Temple. This “amulet” is (1) the good relation with a Buddha and (2) the relation with a person. We love this new amulet very much. We will continue to raise it to our Kamidana of our Dios head office.

How to build a new internet connection to your home

By | Electric Appliance

To install a new internet in your home, first select an internet service provider, complete the procedure, and then set up your machine. This sequence of tasks is more complicated than you might think, and can be confusing if you don’t see the steps very accurately. The person who manages the procedure must have all the information.

Yodobashi Camera has a counter called “Consultation anything about the Internet”. Other consumer electronics retailers have similar consultation desks. It is recommended that the contractor himself or herself go there. If you are a foreigner, please go to this consultation desk with an interpreter who understands Japanese. Since “identity verification” is required for the contract procedure for the Internet, the contractor must bring his / her identification card and go directly to the consultation desk.

In the case of NTT FLET’S Hikari, you can make a contract by telephone. However, if you want to compare the price with other internet service providers, you need to go to the internet consultation desk of the electronics retail store.

(1) NTT FLET’S Hikari

(2) au Hikari

(3) eo Hikari

(4) J.com

(5) Softbank

(6) docomo

(7) UQ WiMAX

(8) Y! mobile

Select from these (1) to (8) Internet service providers.

If the line is not laid in the house, NTT FLET’S Hikari will pull the line from the utility pole on the road, so it is unlikely that NTT FLET’S Hikari cannot be connected. However, NTT FLET’S Hikari is more expensive than other Internet carriers.

Softbank Hikari, docomo Hikari, and Biglobe Hikari use NTT’s internet connection. However, it is a little cheaper than NTT FLET’S Hikari.

“Au Hikari” tends to be strong in apartments, and “eo Hikari” tends to be strong in detached houses.

Also, if the mobile phone company you already have is au, Softbak, or docomo, if you sign up for a residential internet connection with the same company, you will get a package contract, and the monthly payment will be about 500 to 1,000 yen cheaper.

In order to complete the contract procedure at the “Internet consultation desk” such as Yodobashi Camera, you must exchange a lot of documents such as explanations of important matters. The contractor and the interpreter must be present at the contract procedure during that time. The paperwork can sometimes take several hours.

Also, if the documents are incomplete, you will have to go to the counter again, which is a little annoying. Therefore, please proceed with the procedure accurately, confirming and reconfirming, and carefully.

As for the wireless router, a mesh router is recommended to send the Internet radio waves over a wide area in a large house. One way is to install a relay machine. Consumer electronics retailers such as Yodobashi have the latest models, and there are various models from expensive to inexpensive.

First of all, please go to the “Internet consultation” counter of home electronics retailers such as Yodobashi.

Geo Tower Tenroku  (About Tenjinbashisuji 6-chome area)

By | Regionality

“Geo Tower Tenroku” is located at the intersection of Tenjinbashisuji 6-chome and is directly connected to the subway station. This station (station name “Tenjinbashisuji 6-chome”) is a station that can be used along the Sakaisuji subway line, the Tanimachi subway line, and the Hankyu Kyoto line and Hankyu Senri line. The apartment called “Geo Tower Tenroku” is very convenient for those who commute to stations along the Sakaisuji Line and Tanimachi Line. It is a very convenient place as it is connected to Higashi-Umeda Station, which is the most downtown area in Kansai and Osaka.

Even though Osaka Station and Namba Station are directly connected to the nearest station, their terminal buildings at the station are too large, so you actually have to walk a lot. On the other hand, “Geo Tower Tenroku” is only a 10m walk to the entrance of the station.

For shopping, there is “Hankyu Oasis” on the first floor of the same building of “Geo Tower Tenroku”. Hankyu Oasis is a grocery supermarket with a wide selection of high-quality products such as vegetables and meat.

In addition, Tenjinbashisuji Shopping Street is right in front of “Geo Tower Tenroku”. This Tenjinbashisuji shopping street is one of the most famous shopping streets in Osaka. The shopping mall is about 2 kilometers long and is lined with a wide variety of shops. From Tenjinbashi 6-chome Station, beyond JR Temma Station and Minamimorimachi Station, it is one of the busiest shopping streets in Osaka. There are many popular shops, and you can shop cheaply. Compared to Umeda and Namba, you can shop more closely to your life.

Tenjinbashi 6-chome is a traffic intersection where many people gather. Nevertheless, security is a good place. Namba and Umeda are okay as long as they are on the premises of a large-scale building, but there are night towns where people can drink alcohol, and depending on the area, it may be unsafe. As a residence, Tenjinbashi 6-chome is a convenient and safe place for residents’ everyday life.

How to make a wall

By | DIY

You might think that only a carpenter can make a wall, but you can do it with DIY. If you can DIY and make your own wall, you can save millions yen. What’s more, you can make better walls.

I think the most important point to make a house comfortable is “insulation”. It’s been December and the temperature is getting colder, but it’s very cold in uninsulated concrete houses because the concrete gets colder. It feels colder inside the building than outside it. I think that “insulation” can make a very comfortable house if the insulation is firmly installed inside the wall.

To create a new wall, first set up studs (Mabashira). A plasterboard is pasted on the studs, and a finishing material or cloth is pasted on the plasterboard to create a beautiful wall.

First, you have to screw the wood to the concrete. Use concrete screws. Unlike wood, concrete cannot be fixed with a screwdriver without making a pilot hole. To make a pilot hole in concrete, you can also make a hole with a vibrating drill, but it takes time. Hammer drill is good.

 

For 5 mm screws, drill a pilot hole of 4.3 mm to 4.5 mm. For screws with a length of 60 mm, make a pilot hole to a depth of 70 mm. The pilot hole is dug 10 mm deeper than the length of the screw.

Secure the floor and ceiling wood base with concrete screws. The base of the ceiling must be a heavy hammer drill pointed at the ceiling while holding the wood. For this work, I first fixed it to the ceiling with a reinforcing metal fitting with a screw, and then drilled a pilot hole with a hammer drill. At the construction site, I think you  think of a good method for yourself and adopt it.

The walls are of course must be vertical and flat. However, straightening the wall requires “Sumidashi”. I found out how to make a wall perfectly flat by using a laser machine. A chalk line is OK. Draw a line with a pencil is also good. But lasers are very useful.

Next time, I will add insulation.

New Year’s card for Japanese

By | Japan Culture, Life in Japan

Japanese people don’t write much Christmas cards, but they write “Nengajo (New Year greeting card)” by December 25th and post it to the mailbox. The post office delivery staff will distinguish this New Year’s cards from other mails and deliver them to the destinations on January 1st, no matter when they are posted. Therefore, Japanese postal workers are quite busy this season.

Japanese people write about 100 New Year’s cards every year. The number varies from person to person, but my university professor receives 2,000 New Year’s cards in January. When Japanese receive a New Year’s card, it is normal to reply. However, it is difficult to reply to 2,000 people, so my teacher announced an apology and said, “I am very sorry that I could not reply to everyone.”

Writing 100 New Year’s cards is hard work. It takes me three days to write 100 New Year’s cards. It takes a lot of time, so Japanese people these days print using a personal computer. However, I am a little happy to receive a machine-copied New Year’s card, but to be honest, I feel that it is a little unsatisfactory.

On the other hand, Japanese people are very impressed when they receive a handwritten New Year’s card. Washi (Japanese paper) is the traditional paper in Japan, but if Japanese can get a New Year’s card of such paper, their happiness will be doubled. If you go to the stationery section of a Japanese department store, you can find good quality Washi postcards.

商品詳細|鳩居堂 はがき・カードの専門店 (kyukyodo.co.jp)

For Japanese people, New Year’s cards have a greater impact on the Japanese spirit than Christmas cards and birthday cards. This is because the history of the Japanese people is incorporated into the DNA of the Japanese people.

Japanese people write the following contents on New Year’s postcards.
“I would like to express my heartfelt gratitude to those who took care of me last year. And I would like to thank you for your cooperation in the New Year.”

By all means, please send the New Year’s card to the Japanese with all your heart, not by copying, but by handwriting. I’m sure Japanese people will feel very happy for your card.

Floor plan of 2 toilets~in the case of Osaka

By | Real Estate

The design of the floor plan of apartments is basically different between Japanese and foreigners due to their different lifestyles. For Japanese people, housing is designed so that they can feel at ease and relax. In order to feel at ease and relax, it is necessary to have a floor plan that does not require you to worry about the glance. Therefore, there is “AGARIKAMACHI (=the timber frame at that part of a house through which one steps into the house proper)  at the entrance, and the bedrooms and living room are separated by a wall so that no one else can see it.

The reason why there are two toilets in a Japanese apartment is that it is inconvenient to go to the toilet place because it is “far”. If the floor plan is 160㎡ or more and the floor plan is long and narrow, the human path of flow from one end to the other is too long, so two toilets may be created. The floor plan in the photo above (Kita-ku, Osaka, 180㎡) is an example of this.

Even if the floor plan is 160㎡ or less, there may be two toilets. It is a case where a toilet is installed in the master bedroom. It is convenient to have a toilet nearby when people are sleeping at night in the master bedroom. Again, the reason there are two toilets is that the toilets are “far”. The floor plan in the photo below (Fukushima-ku, Osaka, 120㎡) is an example of this.

In the case of a detached house, it will be 2 to 3 floors, so it is “far” to move up and down on the stairs, so toilets will be installed on each floor, so there will be two or more. Detached houses are located in the suburbs, not in the center of Osaka. Again, the reason there are two toilets is that the toilets are “far”. The floor plan in the photo below (a detached house in Suita City, Osaka Prefecture, 140 m2) is an example of this.

The floor plan of a tower-type apartment in the center of Osaka city tends to become smaller year by year. Tower apartments have the advantage of being a convenient location because they are close to the station and convenient for shopping. Tower apartments take up a lot of common area (entrance, reception space, guest room, party room, gym, etc). On the other hand, the space of the exclusive part (individual ownership space) is narrowed. The floor plan in the photo below (newly built “Proud Tower” in Kita-ku, Osaka, 70㎡) is an example of this.