Land and House Investigator
What do Land and House Investigators do?
1.Land and House Investigators conduct investigative and survey work concerning land and buildings in order to register descriptions of real estate.
As specialists in the investigation and survey of land and buildings as necessary in order to register descriptions of real estate, we as Land and House Investigators carry out such investigative and survey work as is necessary in order to ensure that descriptions of real estate are recorded in a way that accurately reflects the physical condition of the underlying asset. Specifically, we conduct investigative and survey work to accurately assess the condition of real estate (land or buildings); for example, if registering a subdivision of a piece of land, we would review the legal boundaries of the land based on information including materials such as maps and land surveys submitted to the registry office, site conditions, and information from the adjacent owners and then survey the land in accordance with our findings.
2.We also complete applications and procedures related to the registration of descriptions of real estate on behalf of landowners.
Owners are required to apply to register descriptions of real estate, but those procedures are extremely complex and difficult for the average person to understand.
As Land and House Investigators, we complete applications to register descriptions of real estate on behalf of, and in accordance with the wishes of, our clients. In order to accurately reflect the physical condition of real estate in the register, we apply to register descriptions of newly constructed buildings and subdivided land based on the results of our investigative and survey work.
As Land and House Investigators, we complete applications to register descriptions of real estate on behalf of, and in accordance with the wishes of, our clients. In order to accurately reflect the physical condition of real estate in the register, we apply to register descriptions of newly constructed buildings and subdivided land based on the results of our investigative and survey work.
3.We request reviews of registered descriptions of real estate on behalf of clients.
Such reviews are requested when an individual who believes that action taken by the property registrar with regard to the registration of a description of real estate was inappropriate. Specifically, they take the form of a complaint filed against the head of the ( Regional) Legal Affairs Bureau.
4.We complete procedures related to parcel boundary demarcation on behalf of clients.
Parcel boundary demarcation procedures* are procedures related to the system by which property registrars identify land boundaries based on the opinions of outside experts at the request of landowners.
*These procedures provide an administrative basis for determining the boundaries that define a piece of land.
Under this system, which was put in place by the Real Property Registration Act, the locations of parcel boundaries are identified in response to an application by the titleholder of a piece of land based on the opinions of outside experts known as Parcel Boundary Examiners after an official known as a parcel boundary demarcation registrar offers the applicant and other stakeholders an opportunity to submit opinions and materials.
Many Land and House Investigators have gone on to serve as Parcel Boundary Examiners, reflecting their expertise in the determination of parcel boundaries.
*These procedures provide an administrative basis for determining the boundaries that define a piece of land.
Under this system, which was put in place by the Real Property Registration Act, the locations of parcel boundaries are identified in response to an application by the titleholder of a piece of land based on the opinions of outside experts known as Parcel Boundary Examiners after an official known as a parcel boundary demarcation registrar offers the applicant and other stakeholders an opportunity to submit opinions and materials.
Many Land and House Investigators have gone on to serve as Parcel Boundary Examiners, reflecting their expertise in the determination of parcel boundaries.
5.We complete procedures on behalf of clients to resolve private disputes involving civil affairs caused by unclear parcel boundaries.
Only Land and House Investigators certified by the Minister of Justice as having the skills necessary to complete procedures related to private dispute resolution on behalf of clients (known as alternative dispute resolution-certified, or ADR-certified, Land and House Investigators are permitted to offer this service, which they provide jointly with attorneys. Land and House Investigators’ Associations operate Alternative Dispute Resolution Centers to offer guidance in boundary issues at 50 locations across Japan, with at least one in each prefecture.)
*Land and House Investigators also provide consultation as related to duties 1-5 above.
*Land and House Investigators also provide consultation as related to duties 1-5 above.
Japan Federation of Land and House Investigators’ Association（Overview）
| Organization name | Japan Federation of Land and House Investigators’ Association |
| Address | 1-2-10 Misaki-cho, Kanda, Chiyoda-ku, Tokyo 101-0061 Land and House Investigator Hall Tel:+81-03-3292-0050 Fax:+81-03-3292-0059 |
| Objective | To offer services related to the guidance and coordination of Land and House Investigators’ Associations and their members and to the registration of Land and House Investigators with the goal of maintaining the quality and integrity of the members of such associations and facilitating the improvement of the services they offer. Land and House Investigators’ Associations are established in individual jurisdictions of the Legal Affairs Bureau and Regional Legal Affairs Bureau (one in each prefecture plus four in Hokkaido, for a total of 50), and they collectively organized Japan Federation of Land and House Investigators’ Associations. |
| Date of Official Establishment | November 13, 1950 |
| Regulatory Agency | Ministry of Justice |
| Land and House Investigator Members | Individual Members: 16,240 Corporate Members: 385 as of April 1, 2020 |
| Land and House Investigator Day | July 31 *Established June 22, 2011 (Established to commemorate the passing of the Land and House Investigator Act at the 8th Extraordinary Diet Session on July 31, 1950) |