A Periodic Survey of Specified Buildings is a regular inspection system required to ensure building safety and comply with laws and regulations. This survey is intended to protect the safety of building users and the surrounding environment, and it applies to buildings that meet certain conditions. This article explains the outline of Periodic Surveys of Specified Buildings, as well as the buildings subject to the survey and the survey items.

 

What Is a Periodic Survey of Specified Buildings?

A Periodic Survey of Specified Buildings is a regular survey conducted under Japan's Building Standard Law for buildings of a certain scale or use. This system was established to maintain building safety and ensure public safety, and it is mainly implemented for buildings used by an unspecified large number of people and large-scale buildings.

Periodic Surveys of Specified Buildings are conducted under Article 12 of Japan's Building Standard Law. Under this law, building owners and managers are obligated to carry out regular inspections. They are also required to report the implementation status and results of those inspections to the specified administrative agency. If an inspection has not been conducted or defects are found, administrative guidance or necessary measures may be taken.

The survey must be conducted by a first-class architect, second-class architect, or a person who has been issued a Specified Building Surveyor Qualification Certificate. This ensures the accuracy and reliability of the survey. In addition, the report recording the survey results clearly states the current condition of the building and areas requiring improvement, serving as a guideline for owners and managers to proceed with proper maintenance.

 

Four Periodic Inspections Prescribed by Article 12 of Japan's Building Standard Law

Article 12 of Japan's Building Standard Law is an important provision established to ensure building safety. Based on this provision, four types of periodic inspections and reporting obligations are prescribed according to the scale and use of buildings. These are known as "Article 12 inspections," and their scope includes not only buildings but also installations and equipment.

 

1. Periodic Survey of Specified Buildings

1. Periodic Survey of Specified Buildings

The Periodic Survey of Specified Buildings is the system covered throughout this article and applies to specified buildings. It is conducted to maintain the safety of buildings used by an unspecified large number of people. The survey includes checks of the site and ground, the interior and exterior of the building, the rooftop and roof, evacuation facilities, and emergency access openings.

 

2. Periodic Inspection of Building Equipment

The Periodic Inspection of Building Equipment is mainly conducted to ensure the safety and functionality of equipment inside the building. The four types of equipment subject to inspection are plumbing systems, ventilation equipment, emergency lighting, and smoke exhaust equipment.

Because much of the equipment covered by the Periodic Inspection of Building Equipment is used on a daily basis, regular inspections are required to detect failures and problem areas early and to carry out prompt repairs.

 

3. Periodic Inspection of Elevators and Similar Equipment

The Periodic Inspection of Elevators and Similar Equipment focuses on ensuring the safety of vertical and other transportation equipment such as elevators and escalators. It includes checks of safety devices and operation.

 

4. Periodic Inspection of Fire Prevention Equipment

The Periodic Inspection of Fire Prevention Equipment is conducted to confirm whether fire doors, fire shutters, and similar equipment will reliably operate in the event of a fire and whether they properly interlock with detectors.

 

Difference Between Special Buildings and Specified Buildings

Systems for conducting periodic surveys and reporting on buildings include various classifications according to the nature and use of the buildings covered. Among them, "special buildings" and "specified buildings" are easily confused, but their legal definitions and treatment differ.

Category	Definition
Special building	Defined under Article 2, Paragraph 2 of Japan's Building Standard Law as a building with a special structure or use. Specific examples include schools, hospitals, theaters, museums, hotels, apartment buildings, and similar facilities. Because ensuring safety is especially important for these buildings, particularly strict standards are required for building structures and fire-prevention and evacuation facilities.
Specified building	A building, including a special building, that is designated under either of the following two criteria: Buildings designated uniformly nationwide by the national government Buildings designated individually by the specified administrative agency according to local circumstances Periodic surveys and reporting are mainly required under Article 12 of Japan's Building Standard Law.

 

Buildings and Conditions Subject to a Periodic Survey of Specified Buildings

There are legally prescribed criteria for buildings that require a Periodic Survey of Specified Buildings. If these criteria are not properly understood, required surveys may be missed, or unnecessary procedures may arise.

Buildings designated as specified buildings by the national government are the buildings that fall under the table below

Building use	Building scale / conditions, etc.
Theaters, cinemas, variety halls	Located on the third floor or above Audience seating area of 200 m2 or more Main floor not located on the first floor Located in a basement
Viewing stands, public halls, assembly halls	Located on the third floor or above Audience seating area of 200 m2 or more Located in a basement
Hospitals, clinics with beds, ryokan inns, hotels, welfare facilities for sleeping accommodation*	Located on the third floor or above Second-floor area of 300 m2 or more Located in a basement
Gymnasiums, museums, art museums, libraries, bowling alleys, ski areas, skating rinks, swimming pools, sports practice facilities *excluding those attached to schools	Located on the third floor or above Floor area of 2,000 m2 or more
Department stores, markets, exhibition halls, cabarets, cafes, nightclubs, bars, dance halls, amusement facilities, public bathhouses, waiting rooms, restaurants, and stores including retail businesses	Located on the third floor or above Second-floor area of 500 m2 or more Floor area of 3,000 m2 or more Located in a basement

 

*What are welfare facilities for sleeping accommodation?

These include serviced senior housing, group homes for elderly people with dementia, group homes for people with disabilities, maternity homes, infant homes, guide dog training facilities, relief facilities, and various types of nursing homes. They are designated as subject to periodic reporting from the perspective of ensuring evacuation safety for users.

Specified buildings designated by specified administrative agencies must be confirmed on the websites of the respective specified administrative agencies or similar sources.

 

Survey Items for a Periodic Survey of Specified Buildings

When conducting a Periodic Survey of Specified Buildings, the building's safety is checked from various perspectives. Survey items are broadly classified into "site and ground," "building interior," "building exterior," "rooftop and roof," and "evacuation facilities and emergency access openings." The details of each are introduced below.

 

Survey of the Site and Ground

The survey of the site and ground checks how the land on which the building stands and the surrounding environment affect safety and durability. Specifically, the following items are covered.

Subject	Main survey details
Site	Site drainage conditions: Whether rainwater or domestic wastewater is accumulating on the site Whether drainage ditches or side gutters are clogged or damaged Whether the difference in height from surrounding ground causes rainwater to flow toward the building Safety of passages and traffic lines: Whether approaches to the building (sidewalks, driveways, parking spaces, etc.) can be used safely Whether there are noticeable depressions or cracks in the road surface Safety of site boundaries: Whether walls or fences are leaning or at risk of collapse Whether retaining walls installed at boundaries (reinforcing structures for slopes, etc.) are properly maintained Presence of obstacles and hazardous materials: Whether dangerous objects are present on the site Whether garbage, materials, or similar items have been left unattended Securing evacuation routes: Whether safe evacuation routes are secured for emergencies such as fires and earthquakes Whether vehicles, plants, sheds, or other obstacles are blocking entrances, exits, or evacuation routes
Ground	Signs of differential settlement: Whether there are signs that part of the building is sinking or appears to be leaning Whether there are level differences, heaving, fissures, or cracks in the ground around the building Ground depression, sinking, or loosening: Whether localized depressions have occurred in the ground Whether poor drainage has caused long-term weakening of the ground

 

Survey of the Building Interior

To check the safety and functionality inside the building, surveys are conducted on structural and finishing components.

Survey item	Details
Structural members	Whether structural members such as columns and beams have deteriorated, and whether there are cracks, deformation, or corrosion
Interior finishes	Whether wall, ceiling, and floor finishes show peeling, damage, or deterioration
Lighting fixtures	Whether there is rust, corrosion, deformation, or any risk of falling
Ventilation equipment	Whether there are abnormalities in the operation of ventilation equipment

 

Survey of the Building Exterior

The survey of the outside of the building checks parts exposed to rain and wind and the overall condition of the building exterior.

Survey item	Details
Foundations and exterior walls	Whether there are cracks, peeling, loose tiles, or risk of falling materials
Sashes and windows	Whether there is corrosion, deformation, or defective operation

 

Survey of the Rooftop and Roof

The condition of the rooftop and roof is directly linked to the durability and waterproofing performance of the entire building.

Survey item	Details
Rooftop	Whether there are cracks, curling, damaged expansion joints, overgrown weeds, or similar issues
Rooftop installations	Whether cooling towers, elevated water tanks, and similar installations are firmly fixed, and whether there is rust on the main body or fixed parts
Roof	Whether roof covering materials and similar components are damaged or missing

 

Survey of Evacuation Facilities and Emergency Access Openings

Evacuation facilities and emergency access openings are essential facilities for protecting human life in an emergency.

Survey location	Survey details
Width of evacuation routes and exits	Whether the minimum required width is secured and whether there are no obstacles
Emergency doors	Whether they can open and close without abnormality and whether the area in front of the doors is not blocked by obstacles
Smoke exhaust equipment	Whether it is properly installed and operates correctly
Stairs	Whether the width specified by the Enforcement Order is secured, whether there are any obstacles, and the status of handrail installation

 

Flow of a Periodic Survey of Specified Buildings

To properly conduct a Periodic Survey of Specified Buildings and ensure legal compliance, it is important to understand the process accurately. The general flow of a Periodic Survey of Specified Buildings, from checking the notification to submitting the report, is explained below in an easy-to-understand manner.

 

Checking the Notification from the Specified Administrative Agency

A Periodic Survey of Specified Buildings begins when a notification is issued to the owner or manager by the "specified administrative agency." A specified administrative agency refers to the head of the local public entity (administrative body) that operates and enforces Japan's Building Standard Law. This notification states that a survey is required and includes information on the building subject to the survey.

After receiving the notification, the building manager must promptly check its contents and prepare a survey schedule. If the notification is overlooked, this may constitute a violation of laws and regulations and may become subject to penalties.

 

Requesting the Survey from an Inspection Company

After checking the notification, the next step is to request the survey from an inspection company that has a qualified building surveyor on staff. A person with one of the following qualifications may conduct a Periodic Survey of Specified Buildings.

• First-class architect or second-class architect
• A person who has completed the prescribed training and has been issued a Specified Building Surveyor Qualification Certificate by the national government

 

Conducting the Survey

Conducting the survey involves detailed on-site inspection work at the building. All inspection items are carried out strictly in accordance with laws and regulations, and the building's safety and suitability for use are evaluated.

 

Preparing the Report

After the survey is completed, the inspection company prepares a report. Because the report must accurately reflect the current condition of the building, appropriate descriptions by the surveyor are required.

 

Submitting the Report to the Specified Administrative Agency

Finally, the completed report is submitted to the specified administrative agency. If the report is not submitted properly, this may lead to guidance or corrective orders from the supervisory authority.

 

Summary

This article provided a detailed explanation of Periodic Surveys of Specified Buildings. A Periodic Survey of Specified Buildings is an important inspection and reporting system based on Article 12 of Japan's Building Standard Law and is intended to ensure the safety of specified buildings. The buildings subject to the survey are mainly highly public buildings used by many people, and the survey items cover a wide range of areas, including the site, the building interior, and evacuation facilities.

For inquiries regarding Periodic Surveys of Specified Buildings, please contact AMCON.