Dios对所有客户进行满意度调查。我们向客户分发一张特殊卡，他们在我们的服务上写下他们的印象和意见。
我们的住宅客户（外国人）已经在Dios房屋中居住了几年。在最后一天的早晨，我们将为您提供完整的卡片。
已经呆了几年的客户不再在家中。我们的客户撤离后，我打开了卡。
“对于Dios的服务，我感到非常满意。”
它写在卡的末尾。
打扫客户房间时我无法停止哭泣。我认为他三年来从不同角度看到了我们的服务。总而言之，他只用了一行就可以了。
当然，作为一家企业，我们Dios可以为客户提供房地产服务并赚钱。但是，我最满意的是从客户那里收到的话。
“我在日本很高兴。”
这个词首先给了我们工作的力量和生活的力量。
我们要向外国客户表示诚挚的谢意。
在日本，所有公司法人的雇员都必须购买日本所经营的社会保险。公司代表还必须购买社会保险。日本国家经营两种类型的社会保险。一种是国民养老保险（国民国民），另一种是福利养老保险（国民国民）。前者的月付款低，而后者的月付款高。
以前，自雇人士在国民养老保险（国民国民保险）方面没有任何问题，但几年前，日本改变了这一制度。如果是法人团体，则即使是一个人也必须参加每月支付额很高的福利年金保险（Kosei Nenkin）。
实际上，结果，日本的微型企业变得非常繁重，并对管理产生重大影响。在小型企业中，所支付的社会保险费很大，并且破产案件的数量正在增加。
因此，我想为小企业主介绍一种减轻社会保险费负担的方法。
福利养老金保险（小濑嫩金）被收取“薪水”。因此，社会保险费要从贵公司收取的工资中扣除。但是，如果公司的总裁亲自购买房地产并获得租金收入，则不为租金收入收取社会保险费。
因此，公司总裁应以个人身份购买房地产，而不是以公司形式购买房地产。我建议公司总裁增加个人财产租金收入，同时将公司工资设定得较低。
社会保险费必须支付到65岁甚至75岁很多年。每月持续如此长时间的负担非常大。我认为，取决于您是否采用上述降低社会保险费的方法，日本的资产规模将发生巨大变化。
By Masahiro Fukai, USCPA/ Realtor
In Japan, all employees who work as a corporation must take out social insurance operated by the country of Japan. Corporate representatives must also take out social insurance. There are two types of social insurance operated by the Japanese country. One is National Pension Insurance (Kokumin Nenkin) and the other is Welfare Pension Insurance (Kosei Nenkin). The former has a low monthly payment, while the latter has a high monthly payment.
Previously, self-employed people had no problems with national pension insurance (Kokumin Nenkin), but a few years ago, the Japanese country changed the system. If it is a corporation, even one person is obliged to join the welfare annuity insurance (Kosei Nenkin), which has a high monthly payment.
In fact, as a result, Japanese micro-enterprises have become extremely burdensome and have a major impact on management. Among small businesses, the amount of social insurance premiums paid is heavy and the number of cases of bankruptcy is increasing.
So, I would like to introduce a method for small business owners to reduce the burden of social insurance premiums.
Welfare pension insurance (Kosei Nenkin) is charged for “salary”. Therefore, social insurance premiums are charged against the salary received from your corporation. However, if the president of a corporation purchases real estate by himself and gets rent income, social insurance premiums are not charged for the rent income.
Therefore, the president of a corporation should purchase real estate as an individual, rather than as a corporation buying real estate. I would recommend that the corporate president increase the personal property rent income while at the same time setting the corporate salary low.
Social insurance premiums must be paid until the age of 65, or even 75, for many years. The burden of continuing for this long period every month is extremely large. I think that the size of assets in Japan will change greatly depending on whether you adopt the above method of reducing social insurance premiums.
Japanese government decided to make the explanation of a risk of flood damage compulsory from this August 2020. Realtors shall analyse the risk and report it for customers.
In fact these past years abnormal weather increases all over the word.
In 2018 there was a large scale rainfall in west Japan. The above photo (Kyodo) is Okayama prefecture then. The heavy rain caused the river to overflow its banks. Its damage was not only one day. The houses flooded below the floor continued over one month.
I feel there were a lot of rainfall recent years in Osaka, too.
According to a UN report the frequency of abnormal weather is increasing with the years. It is very likely that heavy precipitation events will continue to become more frequent.
(Photo by weather news) West Japan torrential rain in 2018
(purple) above waist
(red) above knee
(yellow) above ankle
(blue) a big rain puddle
(Photo: Yomiuri)
In case an individual house may be flooded above the floor. So a property had better be located on elevated ground. Otherwise a house is build on a ground raised by a stone wall like the house below.
In case an apartment when the elevator is flooded and stopped, the upper units of a high rise building will be cut off.
(Photo: Osaka city government’s flood hazard map)
I think Japanese government made the right decision.
After this house hunters should think about the risk of flood damage and realtors shall analyse and report for clients.
This apartment is the top-tire apartment in Osaka City. The building was built in 1992 and the price was over 8 hundred yen (8 million US dollars) at that time. The building is 14 story, not so big building., however, every part of this apartment is designed by special specifications.
Address: 3-1-48, Fukushima, Fukushima-ku, Osaka City
Map: https://goo.gl/maps/cQfrg8iFLtGruyfD7
Plan: 5 bedrooms + 3 bathrooms + 4 toilets
Area: 347.20㎡
Station ：10 minutes walk from JR Fukushima station
Structure：Ferro-concrete & Steel frame 14 story (13th floor)
Completion ：1992
Rent：1,260,000yen
Reikin: 2 months rent
Shikikin: 3 months rent
There are 3 bathrooms and 4 separated toilets. These are enough to accommodate guests.
There are 2 dining rooms. One is for an official dinning with guests and another dinning room can be used for a family. The big dinning room is connected to the spacious living room which is perfect for reception with a great many people.
(Small dinning room for a family)
The spacious living room and the master bedroom are facing to the Dojima river. It is very quiet and nice night view.
The view from a living room is Royal Hotel and International convention building. There is a promenade for walking or jogging along the river. It is close to good quality food supermarkets.
The coronavirus makes people leave high rise tower apartments because of a crowded elevator. Dojimagwa Urbanlife is a smaller scale of building, and so people can stay without anxiety.
“Nakanoshima” has a tradition of Osaka. There were many leading men in the Japanese history. If you live here for a while, you will be sure to feel the graceful nature of the locality.
The period is set in a lease contract.
Most foreigners believe that the lease contract cannot be cancelled during the period which is sent by the term of a contract. That is, most foreigners think they must pay the monthly rent until the expiry of their contract.
In general Japanese lease contact for residences set the lease term as two years. However in fact tenants can cancel a lease contract anytime even during the execution of a contract. Tenants must notify the cancellation to the owner one month in advance. Then tenants can terminate their payment of the monthly rent anytime.
Nevertheless a real estate agent in Kobe who is dealing with foreign expats explain to its foreign customers that Japanese lease contract cannot be cancelled during the period of the lease contract. Since foreign expats are hard to find out Japanese laws, foreign customers believe that they must keep their lease contract until the end of the lease.
It is crooked means that the real estate agent makes foreign tenants not to leave their property, but there still are foul play by Japanese real estate agent for many years.
Any Japanese lawyer or realtor easily understands this legal sense. So please be careful with an underhanded real estate agent and ask someone with experience in real estate business.
Written by Masahiro Fukai , US CPA/ Realtor
Corporate lease contract can reduce tax of both a company and its employees. If a company wants to retain good staff, the company should consider a cooperate lease contract as company housing for staffs.
In case of a cooperate lease contract the following taxes can be reduced.
(For employees)
(1) Withholding tax (Gensenchoshuzei)
Withholding tax is a national tax which is deducted from monthly salary. Since a company pays the monthly rent to the owner, his salary would be decreased. So the withholding tax is reduced.
(2) Local income tax (Juminzei)
Local income tax is also an item which is deducted from monthly salary. In the same way as the above withholding tax, local income tax is also reduced.
(3) Contribution to social insurance (Shakaihokenryou)
The main contributions to social insurance in Japan are ①Health insurance tax (Kenko Hokenryou), ②Employee pension premium（Koseinenkin hokenryou).
(For companies)
(4) Corporate Tax
Since companies pay monthly rent for employees, the expense of income statement will increase. So the corporate tax decreases.
On the other hand in case a company provides housing allowance to employees, the total amount of salary increases. Therefore the above (1) (2) (3) increase.
Corporate lease contract demands nothing. The only one thing is the firm’s accounting workload. However it is not so hard work. Whether or not a company can deal with a corporate lease contract and reduce taxes is essentially a matter of practice.
By adopting a corporate lease contract the firms can enhance the satisfaction level of their employees and so they would always lure high quality people.
Ashiya Royal Homes is very special apartment as the Japanese real estate property.
Ashiya Royal Homes is designed exclusively for foreign executive expats from the early planning stage. There are two full bathrooms and one separate shower room. So the total number of baths is three. Toilets are also three which can guarantee the guest’s privacy.
The 103 square meters living room is enough space to hold formal receptions in this apartment.
The reason why I recommend Ashiya Royala Homes is the apartment caretaker. I think the most important point for rental apartments is the management services. Especially in case of foreigners there are many difficult life because of languages. If the apartment has kind management service, the property would enhance the satisfaction levels.
Mr. Suzuki, the manager of Ashiya Royal Homes, is a talented person rich in experience for building management. He speaks English well, however he study hard German, Chinese, etc when foreign customers are living in his apartment. Mr. Suzuki has a deep desire to be of service.
Ashiya Royal Homes was established on the land of Mr. Nakauchi, the founder of Japan’s top supermarket in 1991 exclusively for foreigners to reside in Japan.
Ashiya Royal Homes is 5 minutes walk from JR Ashiya station. It is only 13 minutes from JR Ashiya station to Osaka station.
“Ashiya” is the top upper-class residential area in Japan. So people’s standard of living is very high. You could understand this meaning if you do in Ashiya. Also there are many very good restaurants and cafe in this area.
“Ashiya” is close to natural mountain of Rokko and on the other hand very good to access of Osaka City for business, too.
In recent years there are worldwide repeated natural disaster. Japan is a country subject to earthquake and Tsunami. The coastal artificial island like Rokko Island is very vulnerable to disaster.
Floor plan, the natural environment, living people’s level, convenience to business, safety for disaster. All factors considered, Ashiya Royal Homes is recommended apartment.
Name: Ashiya Royal Homes
Room : 501
Address: 20-10, Ohara-cho, Ashiya City
Floor plan: 5 bedrooms with 2 full baths, 1 shower, and 3 toilets.
Monthly rent: 990,000JPY
Deposit (refundable): 1,980,000 JPY
Deposit(non-refundable): 1,980,000JPY
Area: 333.76 ㎡
Construction: 1991
Parking space : available 22,000JPY
Japanese real estate lease contract is designed for a tenant to be very stronger than an building owner. Tenants’ legal rights are protected. This Japanese tenants’ rights are all the more noticeable by contrast with other countries.
Once a tenant makes a lease contract with an owner and move in the property, the owner cannot cancel the lease contract.
To turn a tenant out of the property, an owner must prepare the legal “justifiable reason” why the owner can cancel the lease contract. The “justifiable reason” must meet the qualification prescribed by Japanese tenancy law. However it is extremely difficult to meet the requirements for an owner.
For that reason an owner is concerned about the lease contract and so about 6 months deposit money would be necessary to keep balance between a tenant and an owner.
On the other hand most tenants cannot let money lie idle for many years like the lots of deposit.
Therefore recently “a guarantor company Hosho-Gaisya” is popular with most lease contract in Japan.
Japan is a nation which is under the rule of law as well as other advanced nations.
Even foreign tenant, its right is protected properly by Japanese tenancy law.
If you are a tenant side to make a lease contract in Japan, you are rest assured.
(Photo: Toyosu area from Tsukada Island)
Tsukuda area was largely developed 30 years ago. Tsukuda area is the pioneer of Tokyo bay area, but this area is still popular region. However other bay areas are showing remarkable growth for exclusive residential areas. Tokyo bay area means Tsukuda area,
Tsukishima area, Kachidoki area, Harumi area, Toyosu area, and Ariake area. The Olympic village will be constructed in Harumi area. Tokyo bay area is noticeable area where the largest-scale real estate developments are planned.
In Kachidoki area there are MID Tower, SEA Tower, and urbane shops. Harumi Park Tower has brand new beautiful building and lots of green spaces inside the site which are very attractive.
In Toyosu area there is “La La Port”and enough commercial institution. The consideration that will carry weight is that the apartment is close to Subway station or not.
In Kahidoki area there is Subway Oedo line Kachidoki station. However because of the large tower buildings, Kachidoki station looks crowded with people. Nevertheless Kachidoki area is expected to be very attractive town in the future.
In Toyosu area there is Subway Yurakucho line Toyosu station.
In Tsukishima area there are two Sub way lines: Subway Oedo line Tsukishima station and Subway Yurakucho line Tsukishima station.
Tokyo “BTR” (= a bus route) will be opened in Tokyo Bay area because of Tokyo Olympic Game.
（https://toyosu.tokyo/access/tokyo-brt-plan-info/）
However compared to Subway, a bus route does not have so large transport capacity. So Tokyo Bay area near Subway stations is good location for an apartment to live in.