Service Overview
Last Updated June 12th, 2025
Explore our comprehensive service offerings and learn how we can help you achieve your dream of homeownership in Japan. Here you'll find detailed explanations of each of our services.
1. Purchase Assistance Package
Included Services
- Property Search Assistance: Help in identifying properties that meet your criteria and preferences.
- Buyer's Agent Introduction: Connect you with qualified and reputable real estate agents.
- Contract Review and Explanation: Provide professional translation and explanation of the real estate contract and key legal documents.
- Communication Facilitation: Support communication between you and your buyer’s agent, helping to overcome language or cultural barriers.
- Process Guidance: Provide step-by-step guidance from property selection through to closing.
- Document Assistance: Help prepare required documents for the property purchase.
Exclusions
This service does not include:
- In-person accompaniment during property viewings.
- Interpretation during meetings or negotiations.
- Representation at any stage of the transaction.
- Attendance at contract signing or closing.
- Payment of any property-related fees or expenses.
Important Disclaimers
Support-Only Role
This service is for assistance and support only. Omoroi Osaka is not a party to the transaction and does not participate in negotiations or decision-making.
Third-Party Liability
Omoroi Osaka is not liable for delays, disputes, or failures in the transaction due to actions or negligence of other involved parties (buyer, seller, or agent).
Translation Scope
Includes translation and explanation of the real estate contract and essential documents only. Additional document translation is charged separately.
Payment Structure
This service follows a two-part payment structure:
- First installment is payable before any assistance begins, including property searches or agent introductions.
- Second installment due upon successful contract signing.
Additional Disclaimers for Legal and Operational Clarity
No Legal Authority
Omoroi Osaka is not a licensed real estate broker, agent, or legal representative in Japan. This service does not replace the need for a licensed professional, legal advisor, or judicial scrivener when completing a property transaction.
Client Responsibility for Final Decisions
The client is solely responsible for all final decisions regarding the property purchase. Omoroi Osaka shall not be held responsible for outcomes resulting from property selection, contractual obligations, or seller negotiations.
No Financial Handling
Omoroi Osaka does not collect, transfer, or handle any funds related to the property purchase. All financial transactions must be handled directly between the buyer, seller, and licensed entities.
Service Limitations
This service is strictly limited to providing general assistance, document explanation, and communication facilitation. It does not include legal advice, contract interpretation, or guarantees regarding property condition, market value, or investment viability.
Service Termination Clause
Omoroi Osaka reserves the right to terminate services at any time in the event of misconduct, unreasonable expectations, or failure to comply with payment terms. In such cases, no refund shall be issued for services already rendered.
2. Virtual Property Tour Service
Available in Osaka, Kobe, Nara, and Kyoto
Included Services
- High-Quality Video Tours: Professionally filmed walkthrough of the property, highlighting layout, condition, and key features (interior and exterior).
- Live Virtual Viewing (Optional): Live video call via Zoom, WhatsApp, or LINE for a real time walkthrough with Q&A.
- Detailed Property Summary: Written summary of the property’s layout, condition, amenities, and surrounding area.
- Photos & Video Clips Provided: Delivery of photos and video footage via online.
Benefits
- Save Time & Travel Costs: View properties remotely without needing to visit Japan.
- Make Informed Decisions: Access comprehensive information before committing to in person travel or purchase.
- Ask Questions Live: Interactive sessions allow personalized clarification during virtual tours.
Exclusions
- Service does not include translation of legal or property documents.
- We do not confirm legal property condition reports (e.g., earthquake history, liens).
- We do not offer negotiation or purchasing support in this service.
- Only one property per booking (additional showings must be scheduled separately).
Important Disclaimers
Visual Limitation
Virtual tours offer a visual impression only. They may not fully represent the actual size, lighting, or atmosphere of the property.
No Liability for Discrepancies
Omoroi Osaka is not responsible for any differences between the virtual tour and the actual property condition or appearance.
Limited Availability Per Day
A maximum of two virtual tours can be scheduled per day per client. Availability is on a first-come, first-served basis.
Cancellation by Seller
Tours may be canceled at short notice if the property becomes unavailable (e.g., seller accepts another offer).
Weather Disruptions
Tours may be rescheduled in the event of severe weather (e.g., typhoons, heavy snow).
Advance Payment Required
Full payment is due at least one day before the scheduled tour. Unpaid bookings will be canceled.
Showings Are Separately Charged
Each tour is for a single property only. There is no discount for multiple properties unless previously arranged in writing.
3. Tax Document Reception & Local Contact Service
Omoroi Osaka as Your Designated Tax Office Contact in Japan
One contract per property
Included Services
- Designated Contact Registration: Register Omoroi Osaka as your point of contact with the local municipal tax office for property tax and acquisition tax matters.
- Property Tax Document Reception: We receive your fixed asset/property tax bills and acquisition tax notices directly from the relevant authorities.
- Prompt Notifications: Immediate alerts via email when documents are received.
- Secure Forwarding: Scanned documents sent via email. Optional international mail forwarding upon request (at owner's expense).
- Basic Translation Assistance: Simple English summaries of document type (e.g., “Property Tax Bill – Due by June 30”).
Exclusions
- Tax payment on your behalf.
- Filing or tax calculation.
- Representation by a licensed tax accountant (税理士).
- Communication with the tax office beyond forwarding documents.
- Handling of other documents (e.g., income tax, inheritance tax, etc.).
Important Disclaimers
No Tax Payments Made
Omoroi Osaka will not pay any property taxes or acquisition taxes. All payments must be handled directly by the property owner.
Mail Forwarding Fees
Any postage or courier fees for physical mail forwarding are the responsibility of the property owner and will be invoiced separately.
No Guarantee of Timely Delivery
We are not responsible for delays or non-receipt of tax documents from the municipal office. It is the municipality’s responsibility to issue notices correctly.
Non-Representation
This service does not involve formal representation, negotiations, or filings with tax authorities. We are a registered contact only.
Service is Property-Specific
Each property requires a separate contract and fee. Owners of multiple properties will be invoiced separately.
Annual Payment Terms
First-year fee is due within 1 day of closing or service start. Renewal fee is due every January starting the second year. All fees are non-refundable.
4. General Property Management Packages
Available in Osaka, Kobe, Nara, and Kyoto
Option A: Basic Oversight
For property owners who just need essential upkeep and peace of mind.
Included Services:
- Bi-Monthly Property Checks (every 2 months):
- Visual inspection for signs of leaks, structural issues, or damage
- Check all doors and windows for proper lock function
- Remove visible trash or debris near the property
- Basic Ventilation: Open windows briefly to prevent musty air and moisture buildup
- Mail Management: Collect and store mail securely at the property
- Forwarding available up to 2 times per year upon request
Exclusions:
- No rental, short-term stay, or guest-related services
- No payment of taxes, utilities, or bills
- No emergency services or 24/7 response
- No appointment attendance or owner representation
- No gardening, landscaping, or major maintenance
Option B: Enhanced Oversight
Best for owners who want more frequent checks and convenience-based add-ons.
Included Services:
- Monthly Property Checks: Everything in Option A, performed more frequently
- Enhanced Mail Management: Mail forwarding available up to 6 times per year
- Light Interior Maintenance Tasks (upon request):
- Flush toilets to keep plumbing in use
- Run taps briefly to prevent dry pipes or odors
- Key Handling Assistance: Coordinate pre-approved key handovers to contractors or cleaners
Exclusions:
- No rental, short-term stay, or guest-related services
- No payment of taxes, utilities, or bills
- No emergency services or 24/7 response
- No appointment attendance or owner representation
- No gardening, landscaping, or major maintenance
Important Disclaimers
No Financial Handling
Omoroi Osaka will not handle or forward any payments on behalf of the property owner. This includes utility bills, property taxes, management fees, insurance premiums, or any third-party payments. All financial responsibilities remain solely with the property owner.
No Legal or Tenant Representation
This service does not include attending meetings, inspections, or legal appointments on the owner's behalf. We do not represent owners in front of government offices, service providers, or neighbors. We do not manage tenant relationships or short-term rentals.
No Emergency Response
We are not a 24/7 on-call service. In the event of break-ins, natural disasters, or urgent issues, the owner must coordinate responses with appropriate professionals.
No Security Monitoring
Omoroi Osaka does not provide alarm monitoring, camera checks, or any kind of active security service.
No Cleaning, Gardening, or Repairs
We do not perform professional cleaning, landscaping, pest control, or any form of repairs or renovations.
Service Area Limitation
This service is available only for properties in Osaka City and surrounding areas in Osaka, Kyoto, Nara, and Kobe. Properties outside this zone may be declined or priced separately.
Limited Liability
Omoroi Osaka is not liable for any damage, theft, or unforeseen incidents that occur between visits. We provide basic routine oversight only.
Service Commencement
All services must be prepaid before starting. Each service period is valid for 12 months from the date of payment unless agreed otherwise.
Mail Forwarding Costs
While mail forwarding is offered as part of the service, any associated postage, courier, or delivery fees are the responsibility of the property owner and must be reimbursed upon invoicing.
No Insurance Coverage Provided
Omoroi Osaka does not provide any insurance coverage for the property. It is the sole responsibility of the property owner to maintain appropriate home insurance or property damage coverage.
Limited Access Responsibility
While Omoroi Osaka will make reasonable efforts to secure and check the property during visits, we do not take responsibility for third-party access, lock failures, or break-ins that occur outside our scheduled checks.
Schedule Flexibility and Missed Visits
Scheduled visits may occasionally need to be rescheduled due to weather, transportation issues, or other unforeseen circumstances. In such cases, Omoroi Osaka will reschedule the visit within a reasonable time frame but will not issue refunds for delayed visits.
Key Handling Limitation (for Option B)
Key handling is provided only for pre-approved purposes and requires advance scheduling. We are not responsible for the actions of any third parties granted access to the property using the owner’s instructions.
No Guarantee of Issue Detection
Our property checks are visual and non-invasive. Omoroi Osaka does not guarantee the detection of all issues (e.g., hidden water damage, mold inside walls, pests). Owners are encouraged to schedule professional inspections as needed.
No Government or Legal Support
We do not provide immigration, tax, legal, or municipal advice or representation. Any documentation related to the property must be handled directly by the owner or a licensed third-party professional.
5. Home Inspection Setup & Coordination
Available in Osaka, Kobe, Nara, and Kyoto
Included Services
- Inspector Matching: Connect you with qualified, experienced, and reputable home inspectors in your target area.
- Scheduling Appointments: Coordinate inspection dates and times with your selected inspector.
- Facilitating Communication: Assist in initial communication to confirm expectations, availability, and basic property details.
- Inspection Report Handling: Receive the final home inspection report and forward it to you promptly via email.
Benefits
- Trusted Professional Access: Gain access to reliable inspectors with experience in Japanese homes and building standards.
- Time-Saving Convenience: Avoid the stress of scheduling and communication in Japanese — we manage the coordination for you.
- Centralized Report Delivery: No need to follow up — we ensure the final inspection report is securely sent to you.
- Remote-Friendly Process: Great for overseas buyers or clients unable to attend the inspection in person.
Exclusions
- Omoroi Osaka does not attend the inspection.
- We do not pay the inspector on your behalf.
- This service does not include interpretation or translation of the report.
- We are not liable for the inspector’s performance or findings.
- Document translation or detailed explanations are available for an additional fee.
Important Disclaimers
Scope Limitation
This service is limited to inspector introduction, scheduling, and document forwarding. We do not conduct, review, or interpret the inspection.
Inspector Payment Responsibility
All inspection fees must be paid directly to the inspector by the client. Omoroi Osaka does not handle or forward payments.
No On-Site Presence
Omoroi Osaka does not physically attend the inspection. This service is entirely virtual.
No Guarantee of Quality or Outcome
We are not responsible for the thoroughness, accuracy, or conclusions of the inspection or report. All decisions based on the report are the client's responsibility.
Report Translation Not Included
Translation or explanation of the inspection report is a separate service and may incur additional charges.
Custom Requests May Incur Additional Fees
If you require more support than outlined, a custom quote will be provided and must be agreed upon before proceeding.
Pricing May Vary
There is a base service fee. Final cost may vary depending on location, urgency, or special requests.
Advance Payment Required
Payment must be made before we begin contacting or coordinating with inspectors.
6. Utilities Setup Service
One-time setup fee for electricity, gas, and water. (Internet setup for additional charge)
Available in Osaka, Kobe, Nara, and Kyoto. Additional locations are considered upon request.
Included Services
- Provider Coordination: Contact electricity, gas, and water companies on your behalf to begin service setup.
- Document Assistance: Help gather required documents or application forms needed by each utility provider.
- Appointment Scheduling: Schedule installation or start-service appointments based on your availability.
- Step-by-Step Support: Provide guidance and answer questions throughout the setup process (via email or messaging).
Benefits
- Save Time & Stress: Avoid long hold times and navigating Japanese-language phone calls or websites.
- Smooth Setup Process: Transition into your new property with utilities ready or in progress.
- Expert Support: Get peace of mind knowing you're being guided by someone familiar with local procedures.
Exclusions
- Omoroi Osaka does not attend on-site appointments unless separately arranged.
- We do not guarantee service start dates — delays are at the discretion of utility companies.
- This is a one-time coordination service only — we do not provide ongoing utility account support.
- Some providers may require direct contact with the customer (especially for internet services).
- We do not pay utility bills or register credit cards on your behalf.
- We do not set up automatic payments. This is the homeowner's responsibility after utilities are activated.
Important Disclaimers
Scope of Service
This service covers the initial setup only. The homeowner is responsible for long-term account management and automatic payment registration.
Client Presence Required
The property owner or renter must be present for all utility start appointments. For gas setup in particular, someone must be physically present at the property.
In-Person Appointment Attendance (Optional)
If Omoroi Osaka must attend a utility appointment in Osaka, Kobe, Nara, or Kyoto on your behalf, an additional ¥5,000 will be charged for one hour of wait time, plus a travel fee.
Rescheduling Charges
If you miss an appointment with a utility provider, a separate charge will be applied to reschedule.
Third-Party Limitation
Some utility companies may require direct communication with the homeowner or renter.
No Liability for Service Issues
Omoroi Osaka is not responsible for delays, disruptions, or service interruptions caused by the utility providers.
Advance Payment Required
Full payment is required before we begin contacting utility companies.
7. Document Translation and Explanation Service
Included Services
- Accurate and Professional Translation: High-quality translations of key legal documents, including:
- Real Estate Contracts: Complete and accurate translations of purchase agreements.
- Important Notices: Translation of official notices and disclaimers related to the property or transaction.
- Other Relevant Documents: Translation of other related documents upon request (may incur additional charges).
- Clear and Concise Explanations: Simple, understandable explanations tailored for foreign buyers.
- Addressing Client Concerns: Q&A support for terms and clauses within translated materials.
- Pre-Signing Consultation: Optional session to review translated documents before signing to ensure full understanding.
Benefits
- Informed Decision-Making: Understand what you're signing to make confident property decisions.
- Reduced Risk: Avoid costly mistakes caused by misinterpreting legal documents.
- Peace of Mind: Know you're protected and clearly informed throughout the process.
Important Disclaimers
Service Scope
This service is for translation and explanation only. Omoroi Osaka does not provide legal advice. Legal Standing Translations are for reference only. Only the original Japanese documents hold legal value.
Per-Page Pricing
Translation fees are charged per page. Longer documents may be quoted separately.
Separate Explanation Fee
Explanation sessions are billed separately per hour.
Payment Terms
Translation fees must be paid before translated documents are delivered. Explanation session fees are due one day before the scheduled meeting.
No Liability
Omoroi Osaka shall not be held liable for any decisions made based on translated content or for any outcomes related to the transaction.
8. Detailed Property Search Service
Included Services
- Comprehensive Property Search: Conduct in-depth searches based on your specific criteria including budget, location, property type, and desired features.
- Access to Exclusive Listings: Use our network and relationships in the Japanese real estate market to find properties not publicly listed.
- Property Due Diligence: Help gather key information per property including:
- Property Documents: Copies of items like the property register (jinko toucho), land survey map (tochi zouhyo), and building plans. *Charged separately per property.*
- Local Regulations: Research of zoning, building codes, and legal requirements.
- Neighborhood Information: Data on amenities, transportation, schools, and community surroundings.
Benefits
- Save Time and Effort: Delegate the entire property search process to an experienced professional.
- Access to Exclusive Listings: Discover hidden opportunities not available on public portals.
- Informed Decision-Making: Make confident purchase decisions with verified and relevant data.
- Peace of Mind: Trust in our expertise to guide you through the Japanese real estate landscape.
Important Disclaimers
Service Scope
This service is for property search and document gathering only. Omoroi Osaka does not make purchase decisions for clients.
Separate Charges
Document acquisition is charged separately per property. Property search and documentation support are billed independently.
Pricing Variability
Final pricing depends on the scope, number of properties, and complexity of requested services.
Payment Terms
Payment for the property search is due before the search begins. Payment for property document retrieval is required before the documents are delivered.
No Liability
Omoroi Osaka shall not be held liable for any decisions or financial losses based on the property information provided.
9. Renovation Introduction & Full Support Service
1. Renovation Contractor Introduction
Scope
- Connect you with qualified and reputable renovation contractors in Japan.
- Facilitate initial consultations between you and potential contractors.
- Provide a list of recommended contractors in your desired location.
Benefits
- Access to a network of experienced professionals.
- Streamline the process of finding suitable contractors.
- Save time and effort in your search.
Disclaimer
This service is for contractor introduction purposes only. We do not directly manage or oversee the renovation project. The final selection of the contractor and all contractual agreements are solely between the property owner and the chosen renovation professional.
2. Full Renovation Support (Osaka, Kobe, Nara, Kyoto Only)
Scope
- Connect you with qualified renovation contractors in Japan.
- Facilitate initial consultations between you and potential contractors.
- Assist with communication and coordination throughout the renovation process, including:
- Translation services.
- Liaising between contractor and client.
- Addressing issues or concerns that may arise during the project.
- Timeline coordination and update communication.
Pricing
Percentage of the total renovation cost. A minimum base fee applies regardless of project size. Final pricing will be confirmed before any services begin.
Benefits
- Peace of mind with dedicated bilingual support throughout the entire renovation journey.
- Professional coordination that minimizes stress, confusion, and miscommunication.
- Experienced insight from a former construction project manager.
Important Disclaimers
Third-Party Role
Omoroi Osaka acts as an intermediary and coordinator between the property owner and selected contractor.
No Construction Liability
Omoroi Osaka is not liable for the quality, completion, or outcome of construction work by the contractor.
Communication Only
Support includes communication, translation, and issue resolution, but not direct labor or design services.
No On-Site Supervision
This service does not include daily site supervision. Visits, if needed, may be discussed separately.
Service Area
Limit Full Renovation Support is only available for properties in Osaka, Kobe, Nara, and Kyoto.
Custom Pricing
Each project will be quoted individually based on scope and location. Final agreements must be confirmed in writing.
10. Additional Information
Omoroi Osaka shall not act as a real estate broker within Japan and is not registered as such. Omoroi Osaka is a company based in Osaka, Umeda, providing support services to foreign individuals seeking to purchase real estate in Japan.
For clients whom Omoroi Osaka (Zachary Mitchell) directly represents as the buyer's agent within Osaka City and surrounding areas, the standard real estate commission shall be charged by the brokerage with which Omoroi Osaka (Zachary Mitchell) is affiliated with (Apex Co. Ltd). No additional fees shall be charged by Omoroi Osaka during such transactions.
For all other services provided by Omoroi Osaka, including but not limited to those listed below, the following terms shall apply:
Fees and Charges
- All fees are subject to change and may vary depending on the specific services requested and the scope of work involved.
- Payment for services shall be made in accordance with the agreed-upon schedule.
- Payment shall be made via Wise (or other mutually agreed-upon method).
Third-Party Relationships
- Omoroi Osaka acts as a third-party intermediary and shall not be a party to any agreements or contracts between the client and other parties, including but not limited to real estate agents, sellers, contractors, or service providers.
- Omoroi Osaka shall not be held liable for any actions, omissions, or negligence of any third party.
- All decisions regarding the property purchase, including but not limited to property selection, negotiations, and contract terms, shall be the sole responsibility of the client.
Service Limitations
- This service does not include:
- Legal or financial advice.
- Representation of the client in any legal or contractual matters.
- Guarantees of any specific outcomes, including but not limited to the availability of properties, successful negotiations, or the final purchase price.
Disclaimers
- All information provided by Omoroi Osaka is for informational purposes only and should not be considered as professional advice.
- Omoroi Osaka shall not be liable for any losses, damages, or other adverse consequences incurred by the client as a result of reliance on any information or services provided by Omoroi Osaka.
- Refunds for services rendered are generally not available, except in cases of documented and mutually agreed-upon service failures by Omoroi Osaka.
By engaging Omoroi Osaka's services, the client acknowledges and agrees to the terms and conditions outlined above.