Real estate: Preparation of important matters manual
What is a government investigation? Basic summary
Updated: July 2026, 8
What you'll learn in this article
What you'll learn in this article
✓Reasons why government office investigations are necessary when preparing important information disclosures
✓Key points to keep in mind when conducting on-site visits or obtaining official documents
✓ Main items to check, such as urban planning, roads, and various infrastructure.
✓Actual procedures for inquiries and investigations, as seen in the example of a specific local government.
In this article, we will introduce how to prepare important information documents, which are necessary for real estate sales and custom home design."Government Office Investigation"I am explaining about.
Please use this as a manual for government office investigations!
In real estate transactions, the rights and transaction conditions are extremely complex compared to transactions in movable property, and if you conclude a contract without thoroughly investigating and confirming these, you may not be able to use the land as originally planned, or the terms of the contract may not be met. You may suffer unexpected damage due to not knowing this.
In order to prevent the possibility of such disputes arising and to give buyers, etc. an opportunity to fully understand and conclude a contract, real estate transaction companies with specialized knowledge, experience, and research ability are required to provide explanations. It is something that exists.
legal provisions
・A real estate broker must have the transaction manager provide the other party with a written explanation of important matters related to the transaction (*) before the contract is concluded. (Article 35, Paragraph 1)
(*) The law stipulates the minimum matters that must be explained, such as the rights under private law or public law regarding the transaction property, the state of development of urban facilities, and transaction conditions.
Methods and points of government investigation
A government inspection is essential when investigating real estate.
A government investigation is the process of investigating the rights and legal restrictions regarding land, buildings, roads, etc.
When preparing the important matters explanation document, it is particularly important for the government office to obtain official documents (evidence) and confirm the government office's opinion, so information must be collected from city halls, ward offices, etc.
There are a wide variety of items to be investigated, but here we will focus on six basic items and explain how to do it and what to be careful of using a government investigation sheet.
Please use this as a checklist for government office investigations!
During your research, we recommend that you thoroughly do the following two things:
・Leave evidence. Be sure to get all the materials you can get. When you ask the person in charge for information, be sure to write down their department and name.
- Prepare in advance before visiting. If you do not have at least a residential map, legal affairs bureau materials, and local photographs, there is a risk that you will not be able to extract sufficient information. Please note that depending on the local government, it may not be possible to issue the certificate on the same day, or a reservation may be required.
*The (copy) at the end of the material name will be omitted below.
① Urban planning survey
Example of department name: City Planning Division/Town Development Division
Here, we will investigate items related to the City Planning Act, such as the zoning, usage zone, and shading regulations of the location of the target real estate.
No matter what type of property you own, city planning always requires investigation. Obtain materials such as "City Planning Information Map" that show the zoning area.
In particular, in the case of land and buildings in adjustment zones, thorough investigations are required into the construction grounds and the feasibility of rebuilding. Also, if there is a city planning road nearby, there is a possibility that the surrounding environment will change significantly after the project proceeds.
If there is a separate department in charge of development, they will also need to obtain a development register.
By the way, in addition to the City Planning Act, the same division may also be in charge of investigating laws such as the Act on the Protection of Cultural Properties and the Act on Special Measures Concerning Urban Renaissance.
②Architectural survey
Example of department name: Architectural Guidance Division/Architectural Inspection Division *Sometimes the department is integrated with urban planning.
Here, we mainly conduct research related to the Building Standards Act. Obtain building confirmation documents for new construction to obtain an overview of the building and information on the roads it faces.
Specifically, obtain the following materials:
・Certificate of items listed in building confirmation register
・Architectural plan summary
・Designated road map (material showing road types according to the Building Standards Act)
In addition, if the target real estate is adjacent to a designated road (Article 42, Paragraph 1, Road No. 5 of the Law), it is also necessary to obtain information on the designated road.
By the way, there are cases where a government official punches out and issues a ledger entry certificate on the spot, so there are rare typographical errors. When you receive it, you must check it on the spot.
③Road survey
Example of department name: Road Division, Road and Waterway Management Division, River Civil Engineering Division
Inspect the road in front of the property. Obtain road registers and certified route network maps to confirm route names, certified widths, and current widths.
We will also confirm the status of public-private boundaries. If the public-private boundaries have been determined, obtain a boundary determination map.
Frontage roads are one of the most difficult items to investigate in real estate research. It is especially important to proceed with the investigation carefully if the front road of the target property is less than 1m wide or if it is a private road.
By the way, if the intersecting road is a national highway or prefectural highway, you will need to visit the national highway office or construction office separately.
④Water supply survey
Example of department name: Water and Sewerage Division/Water Supply Office
Here you can mainly research public water supplies.
Obtain a diagram of underground water supply pipes and check the presence and diameter of service pipes to the target property.
If you wish to investigate the condition of the plumbing in your home, you will need a power of attorney from the owner.
If it is not possible to confirm whether the water is connected to the target property, it is likely that private pipes or well water will be used.
⑤Sewage investigation
Example of department name: Water and Sewerage Division/Sewerage Division
④ Similar to water supply, you can check the presence and diameter of sewer pipes leading to the target property.
You will need to obtain a diagram of buried sewer pipes (sewer ledger), but depending on the local government, you can check this via the internet.
There are two types of sewage: sewage/gray water and rainwater. Please note that there are cases where these can be drained together (combined type) and cases where they must be drained separately (separate type).
If sewage pipes are not yet in place, septic tank treatment or pumping will be required.
⑥Investigation of other laws and regulations
In addition to the City Planning Act and Building Standards Act, there are other laws and regulations that should be investigated.
For example, if the target real estate is located within a land readjustment project area, the department in charge will obtain a replacement map and temporary replacement land certificate.
In addition, if the target real estate is farmland, an investigation of the Agricultural Land Act is required by the Agricultural Commission, etc. In some cases, notifications may have been made to the Agricultural Commission in the past, so it is necessary to check the ledger records.
In addition, we will obtain hazard maps, buried cultural property materials, etc., and conduct legal investigations of the target real estate.
Actual government office investigation counter and points to note
From here, we will introduce actual local government investigation counters and points to note as examples.
Please note that the information below is as of February 2024, so please check the government office website for the latest information.
Check with the Development Guidance Division to see if the product has been developed.
Survey cost: [Urban planning] 1 yen per sheet
*Confirmation of some of the restrictions based on the Building Standards Act that apply to the next section ② Building inspection (zoning, floor area ratio, building coverage ratio, fire prevention zone, altitude zone, district planning, etc.) ⑥ Investigation of other laws and regulations ``Urban Renaissance Special Measures Act'' (Urban Function Guidance Area/Residence Guidance Area)” can also be checked using the urban planning information service terminal.
②Architectural survey
Departments in charge: City Planning Division (West Building 4th floor), Architectural Guidance Division (West Building 2nd floor), Development Guidance Division (West Building 2nd floor)
Research method:
[Retaining wall related]
First, check to see if it is within the area designated by the Building Construction Act.
In Nagoya City, parts of Chikusa Ward, Showa Ward, Mizuho Ward, Moriyama Ward, Midori Ward, Meito Ward, and Tenpaku Ward fall into this category ("Nagoya City Architectural Information Map").
If there is a retaining wall over 2m in the residential construction area, please check with the Building Land Regulation Section of the Development Guidance Division to see if you have permission to construct the property.
If a permit has been obtained, ask for the permit number, date, completion number, and date (information cannot be printed).
[Height restrictions]
High-rise zones can be identified through the survey described in ① above. Information regarding shadow regulations can be found in "Shadow Regulations for Mid- and High-Rise Buildings."
[Architectural plan summary, ledger entry certificate, etc.]
In Nagoya City, you cannot obtain a ledger entry certificate without a power of attorney.The preservation status of architectural plan summaries and disposal summaries varies depending on the year. the detail is right below.
Architectural plan summary: Those for which a confirmation application was submitted after April 8, 4, and a confirmation certificate was issued.
Summary of disposition, etc.: Items for which a confirmation application was submitted after April 4, 4, and a confirmation certificate was issued.
Ledgers dated before March 4, 3 are not kept and cannot be viewed or confirmed (even if confirmation has been applied for).
Although these items cannot be investigated by city planning information services, they are important items related to building restrictions, so they must be investigated without exception.
In addition, on the above site, you can also research ⑥ Other laws and regulations such as "Regular Land Development Control Area (old law)".
Acquisition cost: 1 yen per page for printing fee
③Road survey
Departments in charge: Architectural Guidance Division (West Building 2nd floor), Road Register Service Center (Naka Civil Engineering Office Building 3rd floor)
City roads: Route names, route width information, and approximate width information for each section can be found online. (See "Nagoya City Road Designation Map")
*Road registers can be obtained at the Road Register Service Center, Green Policy and Civil Engineering Bureau, Nagoya City Hall (5-8-XNUMX Chiyoda, Naka-ku, Nagoya).
Please be aware that we are available during lunch breaks, as we are available from 9:00 to 12:00 and from 13:00 to 17:00 on weekdays.
National highways: Please contact Nagoya National Highway Office Management Division 052 (phone number 853-7324-XNUMX).
[Other than Paragraph 43 No. XNUMX roads, setbacks, roads as provided in Article XNUMX of the Building Standards Act, etc.]
If you have any doubts, please contact the Road Inspection Section at the Architectural Guidance Division.
Survey cost: [Road ledger] 1 yen per sheet
④Water supply survey
Department in charge: Water Supply and Drainage Equipment Division (West Building 7th Floor) or Nagoya City Water Supply and Sewerage Bureau sales centers and sales offices *Please check the department in charge.here
Research method:
Check the drawing number on the drawing confirmation map at the counter.
Find the drawing from the relevant file and request the person in charge to print the drawing and investigate buried pipe information.
Main pipe, service pipe, and meter diameter can be investigated. It is not possible to print out the lead-in pipes, so you will need to take notes yourself.
However, for inspections of private pipes (buried pipes installed on premises or in private roads), a power of attorney and identification card of the person visiting the agency are required.
Survey cost: 1 yen per sheet
⑤Sewage investigation
④The survey method is the same as the water supply survey. You can also check the classification of public sewerage drainage methods (combined type/separate type) on the map installed at the counter. The city of Nagoya is divided into three categories: branch type, combined type (1), and combined type (2).
Usage Guide
Elimination method
Method of elimination
Applicable area
Merging ceremony (1)
Drain both sewage and rainwater into sewer pipes.
Nakamura Ward, the entire Naka Ward, and some areas of Chikusa Ward, Higashi Ward, Kita Ward, Nishi Ward, Showa Ward, Mizuho Ward, Atsuta Ward, Nakagawa Ward, Minato Ward, Minami Ward, Moriyama Ward, and Tenpaku Ward
Merging ceremony (2)
Drain wastewater into the sewer pipe. Rainwater will flow into rainwater removal facilities such as U-shaped gutters. However, if this facility is not available, it will be flushed into the sewer pipe.
Some areas of Chikusa Ward, Higashi Ward, Showa Ward, Mizuho Ward, and Nakagawa Ward
Separate flow type
Drain wastewater into the sewer pipe. Rainwater will flow into rainwater removal facilities such as U-shaped gutters.
All of Meito Ward and some areas of Chikusa Ward, Kita Ward, Nishi Ward, Atsuta Ward, Nakagawa Ward, Minato Ward, Moriyama Ward, Midori Ward, and Tenpaku Ward
unplanned area
Quoted from Nagoya City Water and Sewerage Bureau
The above information can be roughly checked on the internet.
Please contact Support Administrative Scrivener Corporation for preparation of important essays.
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