What Is a Takkenshi? Japan’s Real Estate Specialist

A licensed agency and a qualified individual are different things

At each brokerage office, the general staffing rule requires at least one dedicated takkenshi for every five people engaged in the real estate business. Other designated locations have separate requirements. This is a minimum staffing rule, not a statistic about how many agents actually hold the qualification.

Staff without this personal qualification can work within a licensed brokerage. Their role may include property searches, viewings and client support, while a takkenshi handles the reserved duties. Ask who will be responsible for each part of your transaction.

Source: Tokyo Metropolitan Government’s licensing guide.

The qualification goes beyond passing an exam

Becoming a practising takkenshi involves passing the qualification examination, meeting the registration requirements and obtaining a valid takkenshi-sho (宅地建物取引士証), the individual qualification card. The card has a five-year validity period; an expired card is not enough to perform takkenshi duties.

The examination covers subjects including property rights, legal restrictions on land and buildings, transaction rules and property taxation. It provides a formal foundation for the work. Experience, current knowledge and careful checks on your particular property remain important when choosing an agent.

Sources: RETIO’s examination overview and Tokyo’s guidance on qualification cards.

What does a takkenshi do at the contract stage?

For an ordinary consumer purchase or rental handled by a brokerage, a takkenshi gives the statutory Explanation of Important Matters, or juyo jiko setsumei (重要事項説明), before the contract is concluded. This explains required information about the property and transaction so you can consider it before committing.

• Explain the important matters: the Article 35 explanation is a duty reserved to a takkenshi.
• Add their name to the disclosure document: the Article 35 document must carry the takkenshi’s name.
• Add their name to the required contractual-terms document: the Article 37 document also requires a takkenshi’s name.

The takkenshi must show their qualification card when giving the important-matters explanation. These requirements concern the specialist’s role; they do not mean a handwritten signature or seal is always required. Compliant electronic documents and video explanations are possible under the applicable conditions.

This section describes ordinary consumer transactions; different rules apply when the recipient is itself a licensed brokerage. Source: MLIT’s guidance and reproduced Articles 35 and 37.

Ask who can explain the details to you in English

A viewing may focus on the rooms, commute and neighbourhood. Before you commit, the conversation also needs to cover the documents, conditions and practical consequences for your plans. Useful questions include:

• What does the contract say happens if my mortgage is not approved, and which deadlines apply?
• What do the road access, zoning and property records mean for my intended use?
• Which rental charges are refundable, and what does the agreement say about renewal or moving out?
• What has been checked, what is still uncertain, and who will confirm the remaining points?

Working directly with an English-speaking takkenshi gives you a qualified contact to discuss these questions with as your search develops. A team using a qualified specialist and an interpreter can also provide a good service. What matters is knowing who is advising you, who checks the information and how your questions will be answered.

Language ability and professional qualifications are separate things. Check both with the individual who will handle your case, along with their experience of transactions like yours.

Five questions to ask before choosing an agent

1. Which licensed brokerage will handle my transaction? Ask for the legal business name and licence number.
2. Are you personally a takkenshi with a current qualification card? An agency licence and an exam pass certificate answer different questions.
3. Who will give the important-matters explanation? Confirm the person and the arrangements for English communication.
4. Have you handled situations like mine? Discuss your location, property type, residency, financing and timetable.
5. How will you explain the costs and unresolved issues? Ask for clear written follow-up on the points that affect your decision.

The qualification is one useful check, alongside the quality of the answers you receive. Building condition, specialist tax issues and legal disputes may need an architect, tax adviser or lawyer; a takkenshi does not replace those professionals.

Clear fees are part of choosing your agent

For our standard brokerage service, consultations, property searches, viewings and English support carry no separate service fee. Our service charge is the agreed success-based brokerage commission. Property costs and third-party charges remain separate.

Before choosing an agent, understand their charges and any restrictions in the agency agreement. Our separate fees page explains what is included, other property costs and what to check before signing an exclusive buyer agreement.

Speak directly with an English-speaking takkenshi at Asiascape

Yoshiaki Tokunaga, known as Yoshi, is our branch manager and a qualified takkenshi. He grew up in Itabashi and attended Aoba-Japan International School and St. Mary’s International School in Tokyo, with classes in English, before studying liberal arts at Doshisha University.

You can discuss your plans with Yoshi in English or Japanese, from choosing an area to understanding the questions to resolve before a contract. Our approach combines local knowledge with clear explanations of documents, procedures and property-specific checks. Read Yoshi’s full profile.

Tell us whether you are buying, renting or selling, your budget or property location, and what you would like help understanding. You do not need to have every detail decided before getting in touch.

Already own a property? Ask about selling in English ↗

Official sources and further reading

The explanation of Japan’s qualification and licensing system is based on the following Japanese-language sources, checked on 24 October 2026. Asiascape’s English explanations are summaries, not official translations.