Free check / Demolish or keep

Demolish the old house, or keep it?
A builder's 1-minute check

What decides it is not the age of the house but whether the post-and-beam frame is still sound. Answer eight questions to see whether your house is closest to "repair and use", "sell as-is", "demolish and sell the land" or "have it seen on site first". No sign-up. It works for a house in any region.

Eight questions show which way suits your house

Just tap a button for each answer. If you do not know, choose "Not sure". We do not ask for your name or phone number.

Your result

* This is a rough guide made without photos or a visit. It cannot give a price. What to actually do is decided after a free on-site survey of the frame. We cover Toyama Prefecture, Ishikawa Prefecture and northern Gifu (Hida).

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Your browser has JavaScript turned off, so all eight questions are listed together. Choose your answers, then read the matching result in "Four possible results" below.

  1. Will anyone live in or use the house from now on?

    • Yes (I or my family will live in or use it)
    • No
    • Not decided

  2. What state are the posts and beams (the frame that holds the house up) in?

    • Solid. No visible sagging or rot
    • Some rot or sagging in places
    • Mostly rotten or broken
    • Not sure

  3. How are the roof and leaks?

    • No leaks
    • Ceiling stains, or it leaks
    • Part of the roof has fallen in, or there is a hole
    • Not sure

  4. Are there termites or rotting wood?

    • None that I can see
    • Spongy floors, or holes or earth tubes at the base of posts
    • Eaten up into the beams or the central pillar
    • Not sure

  5. Does the house tilt?

    • No tilt that I notice
    • Doors stick, or a marble rolls
    • It tilts visibly from outside
    • Not sure

  6. What is the road in front of the house like?

    • It faces a wide road cars can use
    • The road is too narrow for heavy machinery
    • Less than 2 m of road frontage, or told it is non-rebuildable
    • Not sure

  7. Where is the house?

    • In a town or residential area on the plains
    • In a farming village, or by the sea
    • In the mountains, or a snowy area

  8. Did you inherit the house?

    • Yes, less than three years ago
    • Yes, three or more years ago
    • No, or not yet inherited

* The check is a guide based on general principles. It is not a price promise.

Four possible results

The result is one of these four. Whichever it is, knowing the as-is sale price once before you demolish keeps you from losing out.

Result 1

It can likely be repaired and used

When your answers are like thisSomeone plans to live there and the frame shows no major damage.

If someone plans to live there and the frame shows no major damage, it is worth repairing rather than demolishing. Hokuriku farmhouses were built with thick timber to carry snow, and many are structurally sound even after 80 years. You do not have to fix everything at once: work that just stops a leak starts from a few hundred thousand yen.

Result 2

Selling as-is suits this house

When your answers are like thisNobody plans to live there and the frame is sound. Damage or belongings left inside are fine.

If nobody plans to live there and the frame is sound, selling as-is without demolishing usually leaves you more money. You do not pay for demolition up front, and you can sell with the belongings still inside. Even a house an agent valued at "¥0" may get a price from an appraisal that assumes it will be kept.

Result 3

Consider demolishing and selling the land

When your answers are like thisMost of the posts and beams are rotten or broken. The land does have road frontage.

When most of the posts and beams are rotten, repairs cost more than the house is worth. In that case the way forward assumes demolition. But you pay for demolition yourself up front, and the land's property tax rises from the year after it is cleared, so before you demolish, put the demolition quote side by side with the as-is sale price.

Result 4

Have the frame seen on site first

When your answers are like thisYou do not know the state of the frame. The damage has reached the beams or the roof. Or the land has no road frontage and the frame is damaged too.

When you do not know the state of the frame, or the damage has reached the beams or the roof, the answers alone cannot decide it. Even when termites have climbed into the beams, whether it can be fixed depends on how far the damage goes. On site, four places (the roof frame that holds up the roof, the base of the posts, the sill and the footing stones set under the posts, and how dry the underfloor is) more or less settle what the frame is worth.

Notes added depending on your answers

  • If the land has less than 2 m of road frontageLand without 2 m of frontage on a road at least 4 m wide is non-rebuildable (once the house is demolished, no new house can be built). Because it cannot be rebuilt, "repair and use" is the only way out. Before you demolish, find out whether someone will buy it with the building.
  • If the road is narrow or it is in the mountainsWhere the road is too narrow for heavy machinery, more of the work is done by hand. Even for a house of the same size, demolition quotes over ¥3 million are not unusual.
  • If it is in a snowy areaWhen nobody clears the roof, the weight of the snow bends the beams and the eaves sag. Leaving a vacant house through the winter shortens its life directly.
  • If it is in a town on the plainsVacant houses on the plains are damaged by water more than snow. Once nobody lives there, damp builds up and the sill and the base of the posts rot first. The state of the underfloor is what decides it.
  • If it is on the plains on a wide roadWhere the road is wide and many people want to rebuild, cleared land can sell for more. Our free appraisal gives you both the as-is price and a rough figure for demolishing.
  • If it is in a farming village or by the seaLand is cheap in old villages and coastal settlements, so an appraisal that subtracts demolition from the land value easily comes out at zero or below. An appraisal that assumes the house is kept can give a different answer.
  • If the roof leaks or is damagedThe longer a leak is left, the further water reaches into the beams. Just stopping a leak starts from a few hundred thousand yen; re-roofing (replacing the whole roof) is about ¥2–4.5 million. You do not need to fix it before selling.
  • If there are termites or rotIf the damage stops at the sill and the foot of the posts, splicing (replacing only the rotten base of a post with new wood) fixes it without demolition. You can also sell it as it is, without pest treatment.
  • If the house tiltsThere are four causes: ground settlement, shifted footing stones, distortion from roof snow, and a rotten sill. The fix depends on the cause. It helps to put a spirit-level app on your smartphone on a few spots on the floor and note the direction and the numbers.
  • If it is less than three years since the inheritanceIf you sell by December 31 of the year in which three years have passed since the inheritance, and by December 31, 2027, you may be able to use the ¥30 million deduction for vacant houses (a special rule that lets you subtract up to ¥30 million from the profit on a sale to reduce tax). It covers houses built on or before May 31, 1981 (Showa 56), among other conditions, and renting it out before the sale rules it out.
  • If you chose "Not sure"Even if you cannot get inside, the roof, the foot of the posts and the underfloor vents seen from outside give a good idea of the frame. Send us five photos, such as the outside, the roof, an underfloor vent and a ceiling stain, and we will reply with a first view before visiting.

How the decision runs: first the frame, then who will live there, then the road

Is the frame (posts, beams) sound? Anyone to live or use it? At least 2 m of road frontage? Sound Not sure Mostly rotten Yes No Yes No Repair and use Sell as-is See it on site first Demolish, sell the land Whatever the result, get an appraisal before demolishing, clearing out or applying for a subsidy
The frame comes first. If it is sound, whether someone will live there splits the answer into "repair and use" or "sell as-is". For a house that is mostly rotten, we look at road frontage.

The check itself is simple. First the frame, then who will live there, and last the road.

If the frame is sound, the house is kept, not demolished: repaired and used if someone will live there, sold as-is if not. If most of the frame is rotten, demolition is considered. But on land without 2 m of road frontage, no new house can be built once you demolish, so in that case we look on site before deciding. The roof, termite, tilt, location and inheritance questions add notes to these three answers.

Houses better demolished

Demolition of a wooden houseA wooden house mid-demolition, walls and ceilings stripped to expose the frame of posts and beams
* Illustrative photo (not a property we handled) Photo: melvil, "Demolition work in japan" (CC BY-SA 4.0), cropped

Even when we assume a house will be kept, some houses are better demolished. The clearest case is a house where most of the main posts and beams have rotted away.

Damage to the finishes and damage to the structure (the posts, beams and other parts that hold the house up) are different things. Walls, tatami, kitchens and bathrooms can be fixed. But when the main posts and beams have rotted away, repairs cost more than the house is worth.

  • Houses whose posts and beams are mostly rotten. The same goes for a house whose roof frame has fallen in. Even careful dismantling leaves no usable timber
  • Houses on the plains on a wide road. Where many people want to rebuild, cleared land (land with the building removed and nothing on it) can sell for more
  • Houses too damaged to repair and live in. If the beams and posts are still sound, careful dismantling can pass them on to the next house as reclaimed timber

There is an order even after you decide to demolish. Most demolition subsidies require you to apply before work starts and to finish within the fiscal year, and they assume the land will be cleared. Once you apply, your way of selling is fixed, so get an appraisal first. For a house damaged right through the frame and beyond repair, we too give an appraisal that assumes cleared land, along with a demolition quote.

Careful dismantling takes the beams, posts and fittings off by hand, in order, so they are not damaged, and passes them on to the next house as reclaimed timber. Ordinary demolition knocks the house down with heavy machinery and throws it away. See Reclaimed timber and careful dismantling. If only the storehouse or barn is starting to collapse, see What to do with a collapsing storehouse or barn.

Houses better kept

Tatami room before renovation (our project)Kominka turned into a guesthouse: the tatami room before renovation
Into a stairwell with exposed beamsKominka opened as a minpaku guesthouse: the stairwell with exposed beams (after)

One of our kominka restorations. Before, it was a tired Japanese-style room, but the frame of posts and beams was sound, so we removed the ceiling to expose the beams as a stairwell and opened it as a minpaku (private lodging). Four months of work, construction cost ¥9 million. → See this project in detail

The houses worth keeping are the ones whose frame is in better shape than they look. Even with leaks, termites or tilting, if the structural timber (the posts, beams and other timber that hold the house up) is sound, you can repair it or sell it as-is.

  • Houses whose posts and beams stand dry. Even with peeling walls, rotten tatami and a fallen ceiling, the house can be fixed
  • Houses with leak marks but a sound roof frame. Re-roofing stops the leaks
  • Houses where termites or rot stop at the sill and the foot of the posts. Splicing new wood onto the post bases fixes them without demolition
  • Houses that tilt because of the sill or the footing stones. That is within what can be fixed. See Can a tilting house be fixed?
  • Houses on land without 2 m of road frontage. Because they cannot be rebuilt, "repair and use" is the only way out
  • Houses with thick beams, a central pillar or a waku-no-uchi. A waku-no-uchi (a hall framed with thick posts and beams in a grid) uses timber and joinery that modern houses cannot reproduce

Keeping a house does not mean you have to live in it. If nobody plans to, you can sell it as-is to a buyer who also puts a price on the building. A mountain house easily ends up in the red when the sums assume demolition, but the answer changes when a buyer values the building too. The differences between the plains and the mountains are in Toyama family homes: the right answer differs on the plains and in the mountains.

What demolition adds: property tax, and the ¥30 million deduction conditions

Demolition means paying money to raise your tax every year.

Land with a house on it gets the "residential land relief" (a rule that lowers property tax on land with a house), which cuts the tax base (the amount the tax is calculated from) to as little as one-sixth. Demolish and clear the land, and from the following year the relief ends and the land tax rises several times over. Demolishing with no buyer in sight is the most costly order of all.

Leaving it standing and untouched is not safe either. If an unmanaged vacant house receives a recommendation (a strong warning from the city or town) as a designated hazardous vacant house (one the city has judged dangerous) or a poorly managed vacant house (one the city has warned will become dangerous if left), the relief ends just the same. The answer is: do not demolish, do not neglect it, and act early. Taxes on inherited homes are covered in Property tax on an inherited vacant house.

The demolition cost itself also goes out first. Guide figures:

  • Demolishing a wooden house (main work)about ¥30,000–50,000 per tsubo (3.3 ㎡)
  • 130 ㎡ houseabout ¥1.5–2 million and up
  • 200 ㎡ farmhouseabout ¥2.5–4 million and up
  • Outbuildings: storehouse, barn, garagefrom a few hundred thousand yen each

These are Toyama guide figures. Besides the total floor area (all floors added together), the cost rises when the road in front is too narrow for heavy machinery, the neighbours are close, or there is a septic tank (equipment that treats waste water where there is no sewer) or a well. Including a storehouse, barn and windbreak grove (the trees planted around a house against the wind), the total often goes over ¥3 million. Before demolition, an asbestos survey (asbestos is an old building material harmful to health) is required for almost any job. The breakdown is in Demolition costs for vacant houses.

If the house was inherited, also look at the conditions of the ¥30 million deduction for vacant houses.

The ¥30 million deduction for vacant houses (a special rule that lets you subtract up to ¥30 million from the profit on a sale to reduce tax) requires, among other things, a house built on or before May 31, 1981 (Showa 56), sold by December 31 of the year in which three years have passed since the inheritance, and by December 31, 2027. From 2024, you can sell with the house still standing and use it, as long as the buyer demolishes it or makes it earthquake-resistant by February 15 of the year after the sale. The seller does not need to pay for demolition first. If you demolish it yourself first, this "buyer demolishes" route is no longer open. Renting it out before the sale, including minpaku and monthly rentals, also rules it out. The full list of conditions is in The ¥30 million special deduction for vacant houses.

The order to follow when unsure

Whatever the result, the order is the same. Leave the steps you cannot undo until last.

1. Get an appraisalAn appraisal is possible with belongings still inside and before the inheritance registration. It puts the as-is price next to a rough figure for demolishing.
2. Compare side by sideSell as-is, demolish and sell, or demolish and keep only the land. Compare the three options side by side.
3. Demolition, clearing out and subsidies come afterEach of these cannot be undone once done. If you are thinking of renouncing the inheritance, touching the belongings can make renunciation impossible, so leave everything and go to a judicial scrivener (a specialist who handles registration procedures for you).

If you already got a demolition quote, you have lost nothing as long as work has not started. A quote actually makes it easier to line up the three options. Send us a photo of it and we will explain with it in mind. How a house told "¥0" or "minus" gets a price is covered in Demolition-based and keep-the-house appraisals.

FAQ

Does a house over 60 years old have to be demolished?＋−

No. Age does not decide it. What we look at is the condition of the frame: posts, beams, foundation and roof. Hokuriku farmhouses were built with thick timber to carry snow, and many are structurally sound even after 80 years. If the main structural timber has rotted away, we will guide you toward demolition instead.

Is it better to demolish and then sell, or to sell as-is?＋−

It depends on the house and the place. On the plains, on a wide road where many people want to rebuild, cleared land can sell for more. But you pay for demolition and clearing first, and from the following year the residential land relief ends and the land tax rises several times over. Lots on narrow roads, non-rebuildable lots and terraced houses (buildings that share a wall with the house next door) stay unsold even when cleared. Before you demolish, compare it with the price for selling as-is.

I heard there is a demolition subsidy. Should I apply first?＋−

Get an appraisal before you apply. Most demolition subsidies require you to apply before work starts and to finish within the fiscal year, and they assume the land will be cleared. Once you apply, your way of selling is fixed. Even with a subsidy you still pay part yourself, and cleared land means higher property tax. Schemes change every year, so check the conditions with your city or town office.

Do I need to demolish the house first to use the ¥30 million deduction?＋−

No. From 2024, you can sell with the house still standing and use it, as long as the buyer demolishes it or makes it earthquake-resistant by February 15 of the year after the sale. Who the buyer is does not matter, so a sale to us also qualifies if the conditions are met. Conditions include a house built on or before May 31, 1981 (Showa 56), sold by December 31 of the year in which three years have passed since the inheritance, and by December 31, 2027. For your own case, ask the tax office or a tax accountant.

My result was "have it seen on site first". Does that cost anything?＋−

No. The on-site survey and appraisal are free, and there is no charge if you decline. Even if belongings remain or you live outside the prefecture, we can hold the keys and visit for you. Within a week of the survey we tell you in writing how much and why. We cover Toyama Prefecture, Ishikawa Prefecture and northern Gifu (Hida).

Can I use this check for a house outside Toyama, Ishikawa and Hida?＋−

Yes. The frame, roof, termite, tilting and road checks apply to old wooden houses anywhere. Demolition costs do not vary much across Japan, while land prices vary a lot by region. Only the snow and mountain questions reflect Hokuriku conditions. We can visit only Toyama Prefecture, Ishikawa Prefecture and northern Gifu (Hida), so elsewhere, please ask a local builder who can assess the frame.

If I decide to demolish, do the beams and posts have to be thrown away?＋−

If the beams and posts are sound, there is careful dismantling. Ordinary demolition knocks the house down with heavy machinery and throws it away. Careful dismantling takes the beams, posts and fittings off by hand, in order, so they are not damaged, and passes them on to the next house as reclaimed timber. Storehouses, fittings and old timber can have a value: demolish them and it is zero, keep them and they count. A house whose posts and beams are mostly rotten does not qualify, because the timber cannot be used.

→ All 49 questions on selling and renovation

The check on this page is a guide based on general principles. Prices and work are decided by an on-site survey of each property. Demolition figures are Toyama guide figures, and taxes and subsidies change by year and municipality. Ask a tax accountant or your tax office about tax, and a judicial scrivener about registration and contracts. Where they differ, the official information from the National Tax Agency and each municipality is correct. Information as of October 2026.

Before you demolish, get the figure that assumes you won't.

A photo and the location of the house are enough. Even if belongings remain, before the registration, or from outside the prefecture. The appraisal is free, and there is no charge if you decline.

Send photos on LINE Request a free appraisal
By phone (Japanese only) 9:00 - 17:00 After 17:00, site manager (Japanese only)

Also read alongside this.

The breakdown of demolition costs, how a house valued at zero gets a price, how to read a damaged house, and the plains versus the mountains: everything you need to decide.

Demolition costs, and before you demolish → Why a house valued at zero can get a price → Damaged houses: fixable or not → Plains and mountain family homes →

Written by Kota Makimura, Hokuriku Homes Updated

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