When considering a pre-owned condominium or detached house, whether it's built to the "new" or "old" earthquake resistance standard is one of the things people want to know. In short, whether a building qualifies for the new standard is determined not by its completion date or the age listed for the property, but by whether it received building confirmation on or after June 1, 1981. Judging by age alone can lead you astray, so it's important to know the steps for checking properly.
- Whether a building meets the new standard is determined by its building confirmation date (on or after June 1, 1981), not its completion date.
- The new standard was designed to withstand seismic intensity of roughly 6-upper to 7, while the old standard assumed roughly 5-upper.
- Buildings completed in 1982–83 may still fall under the old standard, so the building confirmation date needs to be checked.
- An old-standard building can affect mortgage terms, the mortgage tax deduction, earthquake insurance premiums, and liquidity when reselling in the future.
- For wooden detached houses, the "2000 standard" (strengthened joints, etc.) is another useful benchmark.
The bottom line: the new standard is determined by the building confirmation date
Whether a building qualifies for the new earthquake resistance standard is judged by whether it received building confirmation on or after June 1, 1981. Judging based only on the completion date or the age listed for the property can lead to a mistaken understanding of which standard actually applies. The basic approach is to check the building-confirmation-related documents to determine which standard a property you're considering falls under. Getting these documents through your agent in advance makes the pre-contract check go smoothly.
What is the new earthquake resistance standard?
The new standard was set with the goal that a building won't collapse even under seismic intensity of roughly 6-upper to 7. The old standard, by contrast, is said to have assumed seismic intensity of roughly 5-upper. Following the 1981 revision of the Building Standards Act, earthquake resistance requirements were strengthened, and buildings that received building confirmation after that point became subject to the new standard. This revision is widely known as the benchmark for judging earthquake resistance when buying a home.
How to check in practice
In practice, what matters is checking the building confirmation date, not the completion year. Among properties completed in 1982 or 1983, some received their building confirmation before May 1981, meaning they may still fall under the old standard. Documents related to building confirmation can sometimes be checked through registry information, the building plan summary (kenchiku keikaku gaiyō-sho), or documents held by the management company. Since how well these documents are kept on file varies by property, it's best to check early.
Practical implications of an old-standard property
An old-standard property can affect mortgage terms, requirements for the mortgage tax deduction and similar programs, earthquake insurance premium levels, and liquidity when you resell in the future. Some financial institutions take different stances on lending for old-standard properties, so it's reassuring to confirm this through a pre-approval application at the consideration stage. These effects are also worth keeping in mind as part of your post-purchase financial planning.
Old standard doesn't automatically mean "no"
Falling under the old standard doesn't mean you should categorically avoid the purchase. Some properties have already had a seismic diagnosis or seismic retrofitting done, and checking how the management association has approached seismic upgrades makes it easier to grasp the actual risk. Reviewing the management association's general meeting materials and repair history alongside this gives you more material to judge by.
For wooden detached houses, the "2000 standard" also matters
If you're considering a wooden detached house, the standard introduced in 2000 is another useful benchmark. In 2000, requirements concerning the joints and connections of wooden houses were strengthened, so for wooden houses it's worth checking not only the new earthquake resistance standard but also whether the building was constructed in or after 2000. When considering a pre-owned wooden detached house, it's a good idea to keep both of these standards in mind. Checking with your agent about the existence of documents such as the building confirmation certificate gives you more material to judge by.
FAQ
Where can I confirm whether a building meets the new standard?
It's determined by the building confirmation date. If building confirmation was issued on or after June 1, 1981, the building meets the new standard. You can check the building-confirmation-related documents through your agent.
Is a condominium completed in 1982 built to the new standard?
Even if completed in 1982, if building confirmation was issued before May 1981, the building falls under the old standard. The completion year alone isn't enough to judge, so you need to check the building confirmation date.
Should I avoid buying a condominium built to the old standard?
It isn't a blanket rule. You'll need to weigh the state of any seismic diagnosis or retrofitting, the price, and the impact on financing and insurance, and judge the case as a whole.
Summary
Whether a building meets the new standard is, as a basic rule, judged by its building confirmation date rather than its completion date. Even for an old-standard property, check the state of any seismic diagnosis or retrofitting, and weigh the impact on financing and insurance as part of a comprehensive review.