Vacant Home Management in Kyoto for Overseas Owners｜Monthly Visits, English Support｜Sukima Inc.

For Overseas Owners of Vacant Homes in Kyoto

Hello. We are Sukima Inc., a real estate management company based in Kyoto.

“I inherited my parents’ house in Kyoto, but I live overseas and cannot even visit once a year…”
“Our precious kyoto machiya — I worry it may be slowly deteriorating while no one is there…”

We hear these concerns often from owners living outside Japan. 

You may feel hesitant to ask family members in Japan for help, yet leaving the property unattended feels equally uncomfortable. Our service is designed for exactly this situation.

A Home Without Residents Deteriorates Faster Than You Might Think

The climate in Kyoto is not gentle on buildings. Humid rainy seasons, hot summers, and cold winters take their toll. When no one lives in a home, the natural cycles of ventilation, water flow, and cleaning stop — and the house begins to decline surprisingly quickly.

Overseas owners often face these issues:

• ● Humidity and mold: Rooms kept closed can develop mold on tatami and walls after just one rainy season
• ● Drain odors: When water isn’t run for long periods, drain traps dry out, allowing sewer odors and insects to enter
• ● Termite damage: Traditional wooden buildings in Kyoto, especially machiya, are vulnerable to termites. Late discovery can mean damage to structural beams and posts
• ● Accumulating mail: An overflowing mailbox signals a vacant property, creating a security risk
• ● Property tax notices: Annual notices arriving in Japan are easy to miss when you live overseas
• ● Damage after typhoons or earthquakes: News reports don’t tell you what happened to your home

Managing all of this from abroad is simply not realistic.

Sukima Inc.'s Vacant Home Management Service

¥11,000/month (tax included) — Annual Contract, Paid Yearly

For owners living overseas, we provide the following service for ¥11,000 per month (tax included).

The contract is on an annual basis, paid once per year. One annual payment of ¥132,000 (tax included) covers a full year of peace of mind.

1. Monthly on-site visits by a building professional

Once a month, our staff visits your property and performs the following:

• Ventilation (opening windows throughout the house)
• Running water (kitchen, bathroom, washbasin, and toilet — protecting drain traps)
• Checking electrical fixtures
• Visual inspection of exterior walls, roof, gutters, and garden
• Sorting and managing mail
• Interior condition check

2. A photo-based report delivered every month

After each visit, we send you a detailed report with photos and notes. 

Even from abroad, you can see the condition of your home every month.

Reports are available in English or Japanese, delivered by email.

3. Repairs handled by contractors experienced with traditional buildings

If we notice issues — a displaced roof tile, a loose gutter, a crack in the wall — we report to you immediately and coordinate with contractors who specialize in machiya and traditional Kyoto architecture.

This is important: many general contractors are not equipped to handle the unique needs of these buildings.

4. Termite response included

Termite damage is one of the greatest risks for older wooden buildings. When signs are detected during our visits, we report immediately and arrange for professional inspection and treatment.

Services Especially Valued by Our Overseas Clients

✅ Have property tax notices delivered directly to us

One of the most common headaches for overseas owners is the annual property tax notice from the Kyoto City government. 

How do you receive and review a document sent to a Japanese address, when you live abroad?

Sukima Inc. can be designated as the delivery address for your property tax notice. 

When it arrives, we notify you of the contents and share a PDF of the document. 

No more “the notice went to the old family home and I never saw it.”

✅ English communication is available

All reports and communications are available in English. 

Whether you are the owner yourself or a family member raised overseas, language will not be a barrier.

• Monthly reports: choose Japanese or English
• Email and video calls: English available
• Contracts: Japanese original with English summary

Why Overseas Owners Choose Us

Our strength at Sukima Inc. is our deep knowledge of architecture, building systems, and traditional Japanese gardens. 

Older Kyoto buildings, especially machiya, have unique structures — and misjudging a repair can be costly.

• ● Deciding what needs immediate repair versus continued observation
• ● Selecting appropriate contractors at fair prices
• ● Understanding the characteristics of traditional Kyoto architecture
• ● Advising on garden pruning schedules and long-term garden care

These judgments are made by staff with backgrounds in architecture. 

For owners who cannot inspect their property in person, this expertise makes all the difference.

Frequently Asked Questions

Q. How is the contract structured?
A. Our contract is annual, paid once per year (¥132,000/tax incl.). One payment covers 12 months of service.

Q. Can everything be handled in English?
A. Yes. Emails and video calls can all be conducted in English. The contract itself is in Japanese with an English summary provided.

Q. Can we discuss selling or renting the property in the future?
A. Absolutely. Sukima Inc. also has extensive experience in rental brokerage and rental management. 

We can help you consider timing for a future sale or rental while continuing to manage the property.

Q. Can you make emergency visits after typhoons or earthquakes?
A. Yes. Emergency visits are available (additional fee). After major events, we will also proactively contact you with a status update.

Q. Personal belongings and family memorabilia are still inside the house. Can you still manage it?
A. Yes. Many of our overseas clients wish to preserve the home as it is.

Q. Is there a fee for the initial consultation?
A. Initial consultations are free of charge. We are happy to speak with you over video call.

Preserving Your Kyoto Home for the Next Generation

Even from far away, your home in Kyoto remains a place that matters — the home where your parents lived, where you spent your childhood, or a treasured investment you carefully chose.

Many homes in Kyoto sit unattended, simply because their owners are too far away. 

But with just one careful visit each month, a home can be preserved beautifully for many years.

Sukima Inc. will visit your home on your behalf.

Please feel free to contact us in Japanese or English.

日本語の記事はこちら