Step-by-Step Guide to Choosing a Safe Apartment in Tokyo (Disaster Preparedness Edition)

Tokyo: Understanding Natural Disaster Risks

Tokyo is prone to natural disasters – from earthquakes to typhoons – so it's crucial to choose your apartment with safety in mind. This comprehensive guide walks you through the process, from initial research to selecting an apartment, with special sections for renters and buyers. We'll focus on Tokyo's 23 wards (especially central areas like Chiyoda, Chuo, Minato, Shibuya, Shinjuku, Bunkyo, etc.), highlighting tsunami hazard zones and other risks (earthquakes, flooding, etc.), and introduce tools (in Japanese) that can help identify hazards by address. Let's get started!

Before apartment hunting, familiarize yourself with the types of hazards Tokyo faces and how they vary by area. The city's geography and history influence its risk profile:

Earthquakes:

Tokyo lies near multiple tectonic plate boundaries and active faults. All 23 wards have a high probability of strong shaking in the coming decades. In fact, official data from the Japan Meteorological Agency predicts that every ward in Tokyo has over a 26% chance of experiencing a JMA seismic intensity of 6 Lower (震度6弱) or higher within 30 years. In other words, no part of central Tokyo is immune to earthquakes. What differs by location is how the ground responds (e.g. solid bedrock vs. soft fill) and the building density/age (which affects fire and collapse risk). Tokyo has experienced devastating quakes in the past (1923 Great Kanto quake, 2011 Tohoku quake shaking, etc.), so preparedness is key.

Topography – High vs. Low Ground:

Central Tokyo can be divided into the Musashino Plateau (Yamanote area) in the west and the Tokyo Lowlands (Shitamachi area) in the east. The plateau (e.g. areas around Shinjuku, Bunkyo, western Minato, Shibuya) is higher elevation with sturdy ancient ground – fewer floods and generally more stable during quakes. The lowlands (eastern wards like Chuo, Taito, Koto, Edogawa, etc., and coastal reclamations in Chuo/Minato) are flat, low-lying lands often built on former marshes or filled land from the Edo period onward. These low areas are more exposed to flooding, tsunamis, and liquefaction (soil turning to mush in a quake). Historically, many eastern neighborhoods were a maze of old wooden houses, making them prone to fire spread and building collapse in a major quake. A Tokyo Metropolitan Government study noted that parts of Adachi, Arakawa, Katsushika, Sumida, and Koto wards (all in the lowlands along the Arakawa/Sumida rivers) have the highest risk of house collapse and fire in a large earthquake, due to the concentration of old wooden homes and soft alluvial soil that would amplify shaking. By contrast, central "plateau" wards tend to have more modern, fireproof buildings and firmer ground.

Tokyo's geology influences its hazards. The western Musashino Plateau (green area) covers central wards like Bunkyo and Shinjuku, characterized by higher elevation and stable soil, while the eastern Tokyo Lowland (bright green, right) includes reclaimed and riverine areas in wards like Chuo and Koto. Living on higher ground generally means less flood and liquefaction risk, whereas low-lying areas require extra caution.

Tsunamis & Storm Surges:

Being on Tokyo Bay, coastal wards face some tsunami risk, though the bay's shape limits wave height compared to Pacific coastal regions. Still, a large offshore earthquake (e.g. in the Sagami Trough or similar to the 1703 Genroku quake) could send a large tsunami into Tokyo Bay. Official simulations estimate maximum tsunami inundation heights around 2–3 meters in low-lying parts of Tokyo's bayside wards. For example, Chuo Ward could see ~2.4 m, Minato ~2.3 m, Koto ~2.6 m, etc., of flooding above ground level in a worst-case event. Storm surges (高潮) from powerful typhoons can similarly raise water level. Low coastal neighborhoods (e.g. Tsukiji, Tsukishima in Chuo; Shibaura and Odaiba in Minato; Toyosu in Koto) are marked on tsunami hazard maps with predicted inundation depth. The good news: many high-rise apartment towers in these areas are built robustly, and Tokyo has coastal defenses (sea walls, floodgates). However, those defenses might fail under extreme conditions (ground subsidence from quakes, etc.), so you should never ignore tsunami or coastal flood zones on maps. If you live in a coastal ward, you must have an evacuation plan (e.g. know the nearest designated "tsunami evacuation building" or high ground). Many wards (like Minato City) officially designate certain tall, strong buildings as tsunami evacuation shelters for people to evacuate vertically. Bottom line: coastal living can be safe if your building is high and strong, but it demands awareness.

River Flooding (洪水) & Inland Flooding (内水氾濫):

Tokyo has several rivers (Sumida, Arakawa, Kanda, Meguro, etc.) and an extensive drainage network. Flood risk depends on neighborhood elevation and proximity to rivers. Eastern Tokyo (Koto, Edogawa, Arakawa, Adachi, Katsushika wards) contains low-lying basins that were historically floodplains – they rely on levees and flood control, but if those overflow or break, large areas could flood deeply. Central wards like Chuo and Taito border the Sumida River; while levees are strong, a massive upstream overflow could inundate areas outside the levees. Even inland flooding is a concern: intense downpours (ゲリラ豪雨) can overwhelm storm drains and cause temporary street floods in low areas away from rivers. For instance, parts of Shibuya (around the station, which sits in a valley) have seen flash floods during cloudbursts. Tokyo's flood hazard maps show both types: wide-area river flood zones and localized "internal" water buildup zones. Generally, if an area is significantly lower than surrounding areas or near a known floodway, it's at risk of flooding. Always check if an apartment is in a designated inundation area on ward maps – these maps indicate expected water level (e.g. 0.5m, 1.0m, 2.0m, etc.) for a given flood scenario. A low-lying area can be made safer (to an extent) by infrastructure, but as recent events have shown across Japan, extreme weather can overwhelm defenses. (Note: Since 2020, real estate agents are legally required to inform prospective tenants/buyers if a property is in a designated flood zone before signing a contract. More on this later, but it means this info should be available – make sure you hear it!)

Landslides (土砂災害):

Within the 23 wards, landslide risk is relatively low, as there are no mountains – but there are some hills and cliffs at the edges of plateaus. A few neighborhoods on hillsides (parts of Meguro, Setagaya, or Bunkyo near Kanda River valley, etc.) have zones marked as 土砂災害警戒区域 (landslide caution zones). These are usually small areas below steep slopes or old cliffs. If you're eyeing a unit at the base of a hill or on a steep slope, check the ward's hazard maps (marked in yellow or red). Generally, central wards' hazard maps do include any slope failure zones, but they are limited in scope. For most apartment hunters in central Tokyo, landslides won't be a primary concern unless the building is adjacent to a significant slope or embankment.

Fire After Earthquake:

An often overlooked risk in dense urban areas is fire following a major quake. Tokyo's worst disaster scenario involves not just shaking but widespread fires, especially in older wooden house districts. When evaluating an area, consider the age and structure of surrounding buildings: Are you in a warren of old wooden homes (which could collapse or catch fire)? Or a neighborhood of modern concrete buildings? The Tokyo Metropolitan Government publishes a "Regional Disaster Risk" rating by district, which factors in building collapse and fire spread risk. Many east-side districts historically have high fire risk due to wood structures. For example, the TMG's 2018 assessment found that parts of Arakawa, Adachi, Sumida, etc., have the highest fire/collapse risk, whereas areas with wider roads and newer buildings fare better. For your safety, if you love a quaint old neighborhood, at least ensure your building is fire-resistant and that there are accessible evacuation routes.

In summary, each part of Tokyo has its own blend of risks. Below is a quick comparison of hazard profiles in a few central wards (for illustrative purposes):

Ward (Central Tokyo)	Terrain & Elevation	Water Hazard Risk (Flood/Tsunami)	Earthquake Risk & Notes
Chiyoda (e.g. Iidabashi, Imperial Palace)	High ground (Musashino Plateau). Some low areas by Kanda River.	Low: No coastal exposure (inland ward). Minor river flood risk along Kanda River (mapped inundation mostly under 0.5 m).	High quake risk (as in all wards), but many buildings are modern and fire-resistant (government offices etc.). Overall a relatively safe ward (also very small).
Chuo (e.g. Nihonbashi, Tsukiji)	Very low, flat land. Includes reclaimed land (Tsukishima, Harumi).	High: Coastal tsunami/storm surge risk (~2.4 m inundation worst-case). Flood risk from Sumida & Kanda Rivers (levees present, but maps show deep flooding possible if levees breach).	High quake risk; soft soil and reclaimed islands will amplify shaking and may liquefy. Many high-rise condos here are new (built to strict code), but older low-rise pockets exist. Fire risk is moderate (mixed old and new).
Minato (e.g. Roppongi vs. Odaiba)	Mixed: Western Minato is hilly (Roppongi, Azabu uplands), eastern part is reclaimed bayfill (Shibaura, Odaiba).	Medium: Areas along Tokyo Bay have tsunami risk (~2.3 m) and could flood in extreme storms. Hilltop areas are safe from flooding. Few large rivers (only small Meguro River on border).	High quake risk citywide. Upland neighborhoods on bedrock will shake less and have almost no liquefaction risk; waterfront areas on artificial islands will shake more and could see liquefaction. Many buildings are high-end with seismic engineering. Fire risk generally low (wide roads, newer buildings) except in a few older enclaves.
Shinjuku (west side of Tokyo)	High ground (plateau) with some gentle hills/valleys.	Low: Landlocked ward, no tsunami risk. Only moderate risk of flooding (small Kanda and Myoshoji Rivers – overflow areas are limited and mapped shallow).	High quake risk. As a business center, Shinjuku has mostly modern high-rises built to code. Western Shinjuku (skyscraper district) is very earthquake-resistant. Eastern Shinjuku has some older dense districts (around Kagurazaka or Golden-gai) – there, fire is a concern. Overall quite safe structurally, but one must still prepare for shaking.
Shibuya (Yoyogi, Daikanyama vs. Shibuya Station area)	High ground (Yoyogi/Uehara) and valley lowlands (around Shibuya, Ebisu).	Low to Medium: No bay coastline. Flood risk mainly from inland rain floods in low parts (e.g. Shibuya Stream area can flood during cloudbursts). Some mapping for overflow along small Shibuya River and Meguro River.	High quake risk. Stable on the uplands; the low-lying areas (built over former riverbeds) might shake a bit more. Building stock is modernizing, but check age – e.g. older buildings in Ebisu or Jingumae could be less quake-resistant. Fire spread not a huge issue in most of Shibuya due to less wooden housing.
Bunkyo (Hongō, Koishikawa)	High ground (plateau) with some steep slopes and small valleys.	Low: No tsunami risk; minor flood zones along small rivers (e.g. along Kanda River at ward edge). Mostly safe from flooding.	High quake risk, but Bunkyo is largely residential/educational with many modern structures. Some wooden houses remain in pockets. Pay attention to any slope areas (landslide zones exist in a few spots). Fire risk low to moderate.

Table: Examples of terrain and hazard levels in central Tokyo wards. (All areas of Tokyo have significant earthquake risk, so "High quake risk" is constant. Water-related risks and ground stability vary widely by location.)

2. Use Hazard Maps and Online Tools for Preliminary Research

Your best ally in choosing a safe location is the hazard map (ハザードマップ). Hazard maps visually show areas that are expected to be affected by various disasters and the severity of potential damage. Tokyo's local governments and the Japanese government provide detailed maps for floods, tsunamis, storm surges, landslides, and earthquakes. Before you even visit an apartment, do the following:

Explore the Hazard Map Portal:

The Japanese Ministry of Land, Infrastructure, Transport and Tourism (MLIT) offers a one-stop "Hazard Map Portal Site" (国土交通省ハザードマップポータルサイト), which has two main features: "Overlay Hazard Map (重ねるハザードマップ)" and "My Town Hazard Map (わがまちハザードマップ)".

The Overlay Hazard Map lets you view multiple disaster risks on one interactive map for any location in Japan. You can turn on layers for floods, tsunamis, landslides, etc., all at once. For example, you could check both tsunami and flood layers for an address in Chuo Ward to see if it's in either inundation zone.

The My Town Hazard Map feature allows you to pull up official hazard maps published by each municipality (in Tokyo's case, each ward). This is useful because each ward often has its own PDF maps with more detail, and you can find them by selecting 東京都 (Tokyo) and then the ward.

Tokyo's hazard map portal in action. In this example from the Overlay Hazard Map, multiple layers are turned on. Areas with color shading indicate hazard zones – for instance, the pink and red zones on the right are low-lying coastal areas at risk of tsunami or coastal flooding, and the yellow patches highlight landslide-prone slopes. The interface (in Japanese) lets you toggle icons for flood (川の洪水), tsunami (津波), storm surge (高潮), landslide (土砂), etc., and then shows the combined risk on the map. You can use the address search (住所検索) at the top to find a specific location.

How to read the map: Colored areas = hazard zones. Generally, darker colors mean higher severity or probability. For water hazards (flood, tsunami, surge), color intensity usually corresponds to inundation depth or likelihood – e.g. on many flood hazard maps, light yellow might indicate ~0.5m water, orange ~1-2m, red/brown >3m. For landslides, yellow often marks caution zones and red marks high-risk areas (特別警戒区域). If an area has no color, that means it's not in an officially projected hazard zone – but caution: unshaded doesn't guarantee zero risk. Hazards beyond the official scenario or mapping resolution can still occur, especially right outside a colored area. So, treat uncolored as "generally safer, but still prepare," not as "absolutely safe".

The hazard maps also show evacuation sites and routes. Symbols like triangles or squares might mark evacuation centers (避難場所) such as parks or schools. It's worth noting these – if you move there, you should know where to go in the event of a disaster. Many ward maps include instructions (in Japanese) on what to do in each scenario. For example, tsunami maps often say "Evacuate to higher ground or tall building above 3rd floor within 70 minutes" (as we saw for Minato's map). While those details are for after you've moved in, seeing them now gives you a sense of the community's disaster prevention plan.

Check Multiple Hazards:

Don't just check one type of hazard. Look at all that apply. For Tokyo apartments, the big three to check are: Earthquake (shaking & liquefaction), Flood (river and inland), and Tsunami/Storm Surge if near the bay. Tokyo's maps are typically separated by hazard type, so you might need to look at a few maps for the same location. On the Overlay Hazard Map, you can simply turn on, say, "洪水 (flood)", "津波 (tsunami)", and "液状化 (liquefaction)" layers together and see them combined.

Tokyo's official earthquake risk maps include a seismic intensity probability map (often from J-SHIS, the "Earthquake Hazard Station") and a liquefaction map (液状化マップ). The probability map will show the expected shaking level in future quakes – but since, as noted, all of central Tokyo is generally high (e.g. 26%+ for intensity 6- within 30 years), the more practical thing to glean is whether the ground is categorized as "very soft" vs "hard" (which influences shaking). Liquefaction maps highlight filled land (e.g. most of Koto ward lights up on those).

As an apartment hunter, you don't need to quantify everything – just identify if the location has any significant flags (like "below sea level and could flood 2m" or "built on reclaimed land that might liquefy" or "surrounded by old wooden houses that could burn").

Use Local Ward Maps:

The hazard map portal's "My Town" section will link you to each ward's hazard map PDFs or webmaps. For central Tokyo wards, some have English versions available. For instance, Minato City provides an English tsunami hazard map and Taito Ward has an English flood map. Others may not have official English, but you can still interpret them via color legends. (The Japan Times notes that unfortunately most local maps are Japanese-only; usually dark blue indicates highest flood risk on these maps, and you should rely on the numeric depth markers if you can't read the text.)

If you're not comfortable reading Japanese, consider asking a Japanese-speaking friend to help go over the maps, or use online translation for the PDF. The key parts to look at are usually the map legend (look for numbers like 0.5m, 3.0m next to colors, which tell flood depths) and any notes about your specific neighborhood.

Tokyo Metropolitan "Disaster Prevention" Information:

The Tokyo Metropolitan Government (TMG) also provides interactive tools like the "Tokyo Disaster Preparedness Map" (東京マイ・被害想定 or 東京防災Web) and publishes a Regional Danger Rank (地域危険度) for each small district. On the TMG Urban Development website, the "あなたのまちの地域危険度" (Your community's risk level) tool can show you scores for building collapse risk, fire risk, evacuation difficulty, etc. at a block-by-block level. If you can navigate Japanese sites, this is worth checking, especially if you suspect the area is old. For example, if a neighborhood is rated rank 5 (highest) for fire, you might reconsider living in its center. (Often these coincide with the wooden house areas mentioned earlier.)

Online Real Estate Platforms with Hazard Layers:

Major real estate search sites in Japan have started integrating hazard map data into their listing maps, due to rising public awareness and new regulations. For example, LIFULL HOME'S added a "Flood Hazard Map" toggle to its map search in 2020, and by 2021 incorporated flood, landslide, and earthquake hazard info into property detail pages. SUUMO and AtHome have similar features. If you're using these sites, look for a button or checkbox on the map view (sometimes labeled "ハザードマップ" or specific like "洪水リスク") and turn it on. This can give a quick visual cue: the map will shade the area around the listing if it's in a risk zone. However, still double-check with official sources, as the integrated maps might simplify things. It's also wise to cross-reference the exact address on the official hazard map, especially if the building lies near the edge of a hazard zone.

Learn to Interpret Key Indicators:

Hazard maps provide a wealth of info. Here are a few tips on what to look for:

• Flood maps (洪水・内水): Check the 浸水想定深さ (expected inundation depth) for the address. Is it white (none) or colored? If colored, note the depth: e.g. yellow might mean "up to 0.5 m", red could mean "3+ m". Even 0.5 m of water can ruin a ground-floor unit, while 3 m is life-threatening. Also see if the map indicates flood probability or scenario (some maps show the level for a once-in-100-year rain vs. a once-in-1000-year). If the property is in an 内水 (inland water) flood zone, it means heavy local rainfall could cause ponding there.

• Tsunami maps (津波): These often use similar color scaling for depth of flooding. They might also mark how far inland waves could reach. If your place is in a colored tsunami zone, you'll want to be on a higher floor or a building strong enough for vertical evacuation, or consider choosing a different area. Check if the ward has designated that building or nearby building as a tsunami refuge (some ward maps mark "津波避難ビル").

• Earthquake risk maps: There are a few types: shaking intensity maps (地震危険度), often showing expected JMA intensity in a big quake (most of Tokyo is 6- or 6+), and liquefaction maps which highlight filled or sandy soils. If you see "液状化の可能性: 高" for your site, know that the ground may behave poorly in a quake. Additionally, some maps or data (like from J-SHIS) provide the probability of upper 5, 6-, 6+ shaking in X years. Again – Tokyo is uniformly high, so use these mainly to confirm that there's no unusual risk (e.g. near an active fault line like the Tachikawa fault outside central Tokyo).

• Landslide (土砂) maps: Look for any thin areas in yellow or red if you're near an upslope. If none, you're clear of this risk.

• Fire risk and emergency access: These might not be on standard hazard maps, but you can gauge them. Some ward disaster prevention maps or TMG data highlight 木造密集地域 (dense wooden structure areas). If your prospective home is there, understand the evacuation might be through narrow alleys. You can often identify these areas visually on Google Maps (tightly packed small rooftops vs. organized larger buildings).

Remember, the goal is to identify deal-breakers early. If multiple severe hazards overlap on one location – e.g. it's both in a deep flood zone and on soft reclaimed land with high liquefaction risk – you might decide to rule it out. On the other hand, a place with no flood/tsunami shading and on solid ground is ideal. Most locations will have some hazard (even the plateaus will shake in quakes), so it's about informed compromises. As one disaster prevention expert put it: completely avoiding all risk in Tokyo might be impossible, so the key is to "know the risks in advance and prepare or adapt accordingly".

Once you've used hazard maps to narrow down candidate areas or buildings, the next step is on-the-ground (or street-level) evaluation of the neighborhood. This is where you confirm what the maps told you and look for practical safety features or issues:

3. Evaluate Neighborhood Safety and Infrastructure

Once you've used hazard maps to narrow down candidate areas or buildings, the next step is on-the-ground (or street-level) evaluation of the neighborhood. This is where you confirm what the maps told you and look for practical safety features or issues:

Check the Elevation:

It's useful to know roughly how high above sea level your prospective building is. Tokyo ward offices sometimes install elevation markers on utility poles or walls (look for small signs saying 海抜○m). You can also use a smartphone map (e.g. Google Earth or MAPS.ME) to get elevation. Compare that number to flood map info. For instance, if an area is 3 m above sea level and the flood map predicts up to 2 m of inundation, it could be safe from shallow floods (assuming the building's floor is a bit above ground level) – but not from something larger. As a rule of thumb, central Tokyo areas above say 5-10 m elevation are generally safe from even extreme floods/tsunami (most of the worst-case inundations are under 5 m). Many high-ground neighborhoods carry names like "坂 (saka, hill)" or "台 (dai, elevation)" – e.g. Ichigaya Yanagi-cho (literally "Willow town", a low spot) vs. Ichigaya Yamabushi (with bushi meaning warrior, but on a hill). Local topography clues like this can be telling.

Proximity to Rivers or Canals:

Being next to a river has its charm, but ask: Is there a history of that river flooding? Tokyo's major rivers (Sumida, Arakawa) have controlled floodways – if you're right outside a levee, understand the risk if that levee were topped. Smaller rivers (Meguro, Kanda) can flood certain spots. On a visit, note the height of riverbanks relative to the street. If the river is sunken below street level, flooding is less likely to spill over there (it might flood downstream). If the river is at or above street level (as is true in some areas with levees), a breach could send water your way. Also, find the nearest bridge or high ground – just in case you did need to evacuate from a flood.

Road Width and Access:

In a post-earthquake scenario, roads are your lifelines (for evacuating and for fire trucks/ambulances to reach you). Tokyo has some very narrow alleyways in older districts. Ideally, you want your building to face a relatively wide road (enough for vehicles to pass). This reduces the chance of being trapped by collapsed houses or fire. While touring the area, imagine a disaster: can people evacuate easily? Is there an open space nearby (like a park or school ground) to shelter? SUUMO's advice is to check if your building is on a road accessible to emergency vehicles and if there are multiple routes out of the neighborhood. A building on a cul-de-sac in a densely populated area might be problematic.

Surrounding Buildings:

Look at the construction of neighboring structures. Are they modern apartments or old wooden houses? A sturdy new apartment might itself be fine in a quake, but if it's adjacent to an old brick wall or a crumbling house, that could collapse onto your property or block your exit. If you're moving to a charming shitamachi lane with 1950s houses – be aware of that context. Conversely, if you're on the 10th floor of a tower in a modern development, you're largely isolated from whatever the neighbors are.

Area History & Drainage:

Try to find out if the area has experienced flood disasters before. Sometimes local ward websites or signage indicate past floods ("水害記念碑" plaques or high-water marks). If you see pumps or large drainage gates, that area might have had a known water issue. Also, note the drainage on the street – are there plenty of storm drains? (Tokyo in general has good drainage, but low spots can still pool.) One tip from hazard experts: check old maps or aerial photos (the hazard portal even lets you overlay old aerial imagery). If the area was literally a river, lake, or swamp a few decades ago, then it's more likely to have water problems or soft soil now. For example, much of Odaiba was ocean before being filled; some parts of Shinjuku were marsh (the name Nishi-Shinjuku "Tsukudai" means marsh) – these indicate higher water table or weaker ground.

Infrastructure and Lifelines:

Consider how quickly services might be restored after a disaster. Central wards usually prioritize restoring power and water and electricity, but areas on the edges or across bridges might take longer. If the apartment is on a small island (like Tsukishima) or separated by river channels, think about what if bridges are damaged. Also, some neighborhoods have backup emergency facilities: e.g. a community center that doubles as coordination point, or emergency storage boxes. It's a plus if you spot those, as it shows local preparedness.

Elevation of Building Entrance:

If you're looking at ground-floor or first-floor units in a low area, check if the building is slightly elevated from street level (many newer buildings in flood-prone zones are built on a raised foundation or have a few steps up to the lobby). A raised foundation of even 50 cm can prevent water from minor flood waters from entering. If the lobby is flush with the street in a known flood zone, that's a bit concerning (though they might have flood barriers – worth asking).

Community Preparedness:

Sometimes you can gauge this by seeing if the community displays tsunami evacuation route signs (common in coastal areas), or neighborhood association boards mentioning disaster drills. A community actively preparing is safer to live in. For example, in eastern Koto Ward you'll see signs on street poles showing which direction to head for high ground. In central wards, look for bilingual disaster prevention information posters in residential areas (since there are many foreign residents, some wards like Minato provide these).

By thoroughly assessing the neighborhood, you'll complement the "on paper" hazard data with real-world context. Ideally, you want a neighborhood that: is not in a deep flood basin, is on solid ground (or the building compensates for soft ground), has decent access and not overly crowded with old structures, and has clear evacuation options. If you find a place that checks those boxes, you're on the right track.

4. Evaluate Building Safety and Construction

Even in a high-risk area, a well-built building can protect you – and conversely, in a low-risk area, a flimsy old building can still be a deathtrap in a quake or fire. So, investigating the building itself is crucial. Here are steps to evaluate an apartment building's safety:

Check the Building's Construction Year:

Japan's building code standards have improved drastically over time, often in response to past quakes. The most important cutoff is 1981. Buildings that got their construction approval from June 1, 1981 onward meet the modern "New Seismic Standard" (新耐震基準). Under this standard, a building should not collapse in a severe earthquake (shindo 6+ or 7) – it might be damaged, but lives can be saved. Pre-1981 buildings were built to an older code that was less strict, meaning they have a higher chance of collapse or heavy damage in a big quake. So, prefer apartments built in 1981 or later. If it's a newer high-rise (1990s, 2000s), even better, as engineering continued to advance.

In 2000, the code was revised again (mainly affecting wooden houses, but also improving structural calculation methods for concrete buildings). Many experts suggest that buildings built after 2000 have marginally better seismic resilience (and things like fire safety, elevator safety, etc., improved). However, 1981–1999 condos are generally fine if properly maintained.

If you consider a pre-1981 "旧耐震" property, find out if it has undergone a seismic retrofit (耐震補強工事) to meet new standards. Retrofits (adding structural braces, walls, etc.) can significantly improve an older building's performance. If a retrofit was done, there may be a certificate of seismic conformity (耐震基準適合証明書) available – which is actually required if you want certain housing loan benefits. For a condo building, the owners' association would have had to agree to such work.

Construction Material and Structure Type:

In Tokyo's 23 wards, most apartment buildings are either reinforced concrete (鉄筋コンクリート, RC), steel-frame (鉄骨造), or for smaller 2-3 story ones, wooden (木造) or light steel. Each has different implications:

• Reinforced Concrete (RC): Common for mid-rise and high-rise apartments. Generally very strong in quakes if built to code. Heavy, rigid structure. RC buildings fared relatively well in recent quakes (no RC building built to 1981 code or later collapsed in the 1995 Kobe quake, for example). One thing to check: if it's a very old RC (60s or early 70s), corrosion of rebar or weaker concrete could be issues – but if it's that old, it's likely pre-1981 anyway. Modern RC is safe, though you might experience strong shaking on higher floors (the building won't collapse, but the swaying can be scary).

• Steel Frame (S or SRC): Many high-rises use steel or a combination of steel and concrete (SRC = steel-reinforced concrete). These are also quite safe, and often more flexible (which is good for dissipating quake energy). If it's a skyscraper (20+ stories), it likely has steel elements and possibly seismic dampers or base isolation (more on those below). Steel's downside is fire – but modern steel buildings are coated for fire resistance. Light-gauge steel (as in some cheap 2-story apt) can be less sturdy, so distinguish between heavy structural steel and thin steel used in small buildings.

• Wooden (Wood frame): Few high-rise apartments are wood in central Tokyo, but you might find two-story wooden apartment buildings (アパート) or older houses for rent. Wooden houses built after 1981 can be safe in quakes if properly designed (and after 2000, wood house codes got stricter). However, wood buildings face big fire risks. In a neighborhood fire, a wooden house (especially older) is more likely to ignite from nearby flames. Also, if built before 1970s, it might not have shear walls needed for quakes. Proceed with caution on old wooden properties – they're charming, but evaluate if they've been strengthened. For a house, you can hire an inspector to check.

• Hybrid & others: There are also buildings with first floor RC (or “piloti”) and upper floors wood – check for any known issues (some of these collapsed in quakes due to weak first story). If that type, see if first floor has shear walls or braces.

Building Height and Quake Design

Consider the building’s height relative to quake safety. Lowrise buildings (under 3 floors) tend to move with the ground, high-rises sway more. Modern high-rises in Tokyo are engineered for quakes – often with flexible damping systems or even base isolation (免震構造) that greatly reduce what you feel. For example, many newer condos advertise “制震” (vibration damping) or “免震” features. These are excellent for disaster prevention: a base-isolated building will feel far less shaking and is less likely to have interior damage. If you’re buying a condo and can afford one with such features, it’s a big plus.

One thing to note: very tall buildings (30+ stories) can experience long-period shaking from distant quakes (swaying slowly) – it’s usually not dangerous structurally, but can cause motion sickness and will toss around furniture if not secured. This happened in some Shinjuku towers during the 2011 quake (they swayed but were fine). If you plan to live very high up, secure your furniture and be mentally prepared for that sensation.

Foundation and Flood Measures

If the building is in a known flood hazard zone, check what flood protections it has. Is there a basement? (If yes, flooding could cripple electrical/mechanical systems – in some flood-prone areas, newer buildings avoid basements or seal them). Look for water barriers or the ability to place them at entrances. Some condos have removable flood plates they can install if a typhoon is coming. If it’s a house, is it on raised ground or stilts? A smart design is to have the living space on the 2nd floor and use the 1st floor for parking/storage, in areas that are expected to flood.

As a renter, you might not get to see these plans, but you can ask the landlord/agent if the building has any flood countermeasures.

Fire Safety Features

Important in any multi-unit building. Key things: sprinklers (usually in high-rises or large buildings), fire alarms, fire doors, and emergency stairs. If it’s a high-rise, does it have a backup generator for emergency lights/elevators? Many towers have a private generator to run one elevator and hallway lights for a few hours after a power outage – good for peace of mind (imagine being on 25th floor with no power).

Check if the hallways are indoor or outdoor – enclosed hallways may contain smoke unless there are proper fire vents. Newer buildings have to meet strict fire codes, so generally anything post-2000s is well-equipped. In older small apartments, see if each unit has a fire extinguisher or if there’s one on the floor. Also, in a densely populated area, consider if there’s a clear buffer around the building – a little separation can prevent fire from adjacent structures jumping onto yours.

Maintenance and Build Quality

A building that’s poorly maintained can be less safe. Look for cracks in the walls, rust, water damage – these could indicate structural or foundational issues. For a condo, ask for the annual building inspection report (定期報告). Professional inspections might flag any structural deterioration.

If the building was constructed during the late 1990s “construction rush,” ensure it wasn’t by a discredited builder (rare, but e.g. the Aneha scandal of 2005 found some buildings with faked quake resistance data – those were mainly outside Tokyo and have been dealt with, but awareness doesn’t hurt).

Seismic Evaluation

If you’re buying, see if the seller has done a 耐震診断 (seismic evaluation). Some older condos will have a report on whether they meet the new standard or not, and what strengthening is needed if any. If you really want assurance, you can hire a structural engineer to evaluate the building (there are services that do a “disaster risk assessment” for a fee, examining the specific address/building).

Plan for Utilities

Consider post-disaster living: Does the building have water tanks? (Many large apartments have a roof tank that can supply a day or two of water if mains are cut, or at least for fire fighting.) Does it have emergency stock of food or equipment? Some upscale condos have a storage of emergency kits for residents. While this might not be a deciding factor, it’s part of the overall preparedness of the building.

Parking Structure

If the building has an automated parking garage (mechanical stacker), know that these often shut down in quakes and require inspection before use again. If you have a car and need it in emergencies, a flat parking lot might be better.

Checklist: Building Safety Features to Look For

• Year built ≥1981 (New Seismic Code)? If older, has it been retrofitted?
• Structure type: Reinforced Concrete (RC) or Steel (preferred for quake/fire) vs. old Wood?
• Tsunami/Flood hazard measures: Elevated foundation? No critical equipment in basement? Flood gates available?
• Earthquake and tsunami engineering: Any mention of base isolation (免震) or damping (制震) technology? (Often in building pamphlets)
• Fire safety: Sprinklers in hallways and units? Fire alarms? Fire doors? At least two stairwells/exits for escape?
• Emergency power & water: Generator or battery for lights/elevator? Water storage tank? (Common in high-rises)
• Maintenance: Well-maintained exterior (no big cracks or tilts). Active management (e.g. regular inspections)?
• Location of unit: If on ground floor in flood hazard maps zone, extra caution – consider higher floor. If high floor in quake, secure furniture due to sway.

Lastly, talk to the building manager or superintendent (管理人) if possible. They can be a treasure trove of info: ask if the building had any issues in past quakes or storms, how they handle emergencies, etc. A well-run building will have clear procedures (some distribute a disaster prevention manual to residents). If you sense any evasiveness or lack of knowledge, that’s a red flag.

Now, having covered general steps and considerations, let’s address specifics for renters vs. buyers, as their concerns and abilities to act can differ.