We asked Ms. Chiharu Iwasa, a certified architect at Global Link Management, Inc., which handles real estate solutions, for some insider tips on property hunting.

【Property Hunting Tip 1】Choosing a Real Estate Agent
Both local and large real estate agencies have their own advantages and disadvantages. It's best to choose an agent by considering factors like campaigns, how initial costs are paid, and the availability of hidden gems.

＜Characteristics of Local Real Estate Agencies＞
With local agencies, rent reduction negotiations may be more favorable. They often have deep roots in the community and long-standing relationships with landlords. In such cases, rent negotiations might be easier, and you might even be introduced to exclusive properties.

On the other hand, if the landlord prioritizes their relationship with the agent, they might refuse to rent to a prospective tenant if they perceive them negatively during the interaction.

＜Characteristics of Large Real Estate Agencies＞
Their primary advantage is the vast number of properties they handle across a wide area, thanks to their numerous branches. This increases your chances of finding new listings and makes it easier to find properties that meet your criteria. You may also earn points based on brokerage fees or benefit from attractive gift campaigns. Large agencies often allow you to pay initial moving-in costs by credit card or in installments.


【Property Hunting Tip 2】Understanding Building Structures
You often see "RC" and "SRC" in the "Structure" column on rental listing sites. When searching for properties, people tend to focus on aspects like the floor plan, distance to the station, and age of the building. According to Ms. Iwasa, the building's structure significantly impacts comfort and is therefore important. Building structures are mainly categorized into the following four types.

＜1. Wooden Construction＞
Wooden construction involves assembling a building using wood for its main structural components, such as walls, pillars, floors, beams, and roofs. This is a traditional Japanese method and remains a mainstream construction type in Japan.

Compared to RC and SRC, the construction costs and rent are lower. Its excellent ventilation, insulation, and moisture absorption are significant advantages. However, its durability and fire resistance are lower than RC and SRC, so caution is needed as damage can be more severe in case of fire. Additionally, its low airtightness means that living noises can easily escape, and heating and cooling may be less effective.

＜2. Steel Frame Construction (Heavy Steel, Light Steel)＞
Steel frame construction is divided into "heavy steel frame construction" and "light steel frame construction." Light steel frame construction uses many thin steel members to achieve strength, while heavy steel frame construction uses thick, large pillars and beams. Strictly speaking, "steel frame construction" usually refers to "heavy steel frame rigid frame structures" that use steel materials with a thickness of 6 mm or more.

Rigid frame structures support the building's weight through pillars and beams. This method offers advantages in durability and design flexibility due to rigid connections between pillars and beams. Because it's lighter than reinforced concrete, it's also used in super high-rise condominiums.

＜3. RC (Reinforced Concrete Construction)＞
"RC" is an abbreviation for "Reinforced Concrete," which literally means "strengthened concrete." Its formal name is "Reinforced Concrete Construction."

This method involves pouring concrete over a framework of reinforcing bars. While traditionally used for mid-rise condominiums under 10 stories, the development of high-strength concrete in recent years has led to its increasing use in high-rise buildings. Its excellent soundproofing makes it very comfortable for those sensitive to noise. Furthermore, in the event of an earthquake or fire, its superior durability and fire resistance help limit the spread of damage.

However, its high thermal conductivity means it can get hot in the summer and cold in the winter, leading to higher heating and cooling costs. Another drawback is its high airtightness, which can promote mold growth.

＜4. SRC (Steel Reinforced Concrete Construction)＞
"SRC" is an abbreviation for "Steel Reinforced Concrete." Steel is a material with inherent strength, often used as pillars and beams on its own. By reinforcing concrete with both rebar and even thicker, sturdier steel frames, SRC construction achieves greater flexibility and strength compared to RC (Reinforced Concrete Construction).

This method involves reinforcing the steel frame pillars with concrete. The construction costs are higher than RC, so it's less common for buildings under 10 stories, typically being used for high-rise condominiums and buildings.


【Property Hunting Tip 3】Walking Time Standards for Real Estate
You always see "walk time of X minutes" on property listings. However, when you actually walk it yourself, it might not match the advertised time! We asked about the criteria used to calculate this walking time.

The standard for calculating walking time is defined in Article 10, "Standards for Displaying Property Contents and Transaction Conditions," Chapter 5, "Display Standards," of the "Fair Competition Rules for Real Estate Display Enforcement Regulations." The times listed in real estate advertisements are calculated based on the following criteria:

1 minute of walking is equivalent to 80 meters; 1 minute by car is 400 meters. (Fractions of a minute are rounded up.)
The standard of 80 meters per minute of walking is said to have been adopted from the average walking speed of a healthy woman wearing high heels, which is 80.3 meters per minute. However, it is said that the rule was actually established by the Fair Trade Commission in 1963, based on the walking speed of a female employee walking down a hallway.

The displayed distance is to the closest part of the property boundary, not the entrance of the destination. Therefore, for large supermarkets or stations where the entrance is deep within the premises, it may take longer than indicated. Also, waiting times for traffic signals or railroad crossings are not included.

By understanding these key points beforehand, you'll be better equipped to find a great property.

【Interviewee】
Global Link Management, Inc.
Building Planning Department, Building Planning Division, Assistant Manager
Chiharu Iwasa, Certified Architect