Under the Measurement Act, condominium water meters are legally required to be replaced every 8 years. Despite penalties for non-compliance, many landlords are unaware of this requirement.
This article covers the role of water meters, the difference between public and private meters, who bears the replacement cost, the step-by-step replacement process, and cases where replacement can be difficult.
What Is a Water Meter?
A water meter is an instrument that measures water consumption. Its primary functions are calculating water bills based on meter readings and detecting leaks. You can determine whether a leak is present by checking whether the pilot (rotating mechanism) inside the meter is spinning.
Direct-Read vs. Dial-Read Meters
| Direct-Read | Dial-Read | |
|---|---|---|
| Appearance | Numeric counter display | Six circular dials with black pointers |
| How to Read | Read the white numbers from left to right | Read each pointer clockwise starting from the bottom left |
| Advantages | Usage is visible at a glance | — |
| Prevalence | Most common today | Found in older buildings |
Water Meter Locations by Building Type
| Building Type | Location | Notes |
|---|---|---|
| Condominium | Near the entrance of each unit (inside pipe shaft) | May be locked. Managed by property management company or landlord |
| Apartment Building | Underground on the property (buried type) | All unit meters grouped in one location. Take care not to confuse them |
| Detached House | Along the sidewalk or road outside the property | Installed in an easily accessible location for meter reading |
| Commercial Building | In a less obvious location | To prevent tampering. Location known only to the building manager |
Public vs. Private Water Meters
| Public Meter | Private Meter | |
|---|---|---|
| Installed By | Water authority | Landlord |
| Billing | Water authority bills each unit directly | Landlord pays in bulk, then collects from each unit |
| Replacement Cost | Replaced at no cost by the water authority | Borne by the landlord |
| Advantages | No billing management required | Lower upfront cost (no construction or connection fees) |
| Disadvantages | Construction to meet building standards plus water connection fee required | Significant management burden for reading, invoicing, and collection |
To reduce the management burden of private meters, engaging a property management company allows you to delegate billing and collection responsibilities as well.
The 8-Year Legal Replacement Requirement for Water Meters
Expiration Period Under the Measurement Act
Under the Measurement Act administered by the Ministry of Economy, Trade and Industry, the valid service life of a water meter is 8 years. There are two key reasons replacement is required:
- Extended use may cause measurement accuracy to deteriorate
- Changes in usage patterns may cause flow rates to exceed the meter's capacity, leading to degradation
Penalties for Non-Compliance
Failure to replace the meter may result in imprisonment of up to 6 months or a fine of up to 500,000 yen. Both penalties may be imposed simultaneously.
Valid Service Life of Other Measuring Instruments
| Instrument | Valid Service Life |
|---|---|
| Water Meter | 8 years |
| Hot Water Meter / Heat Integrating Meter | 8 years |
| Gas Meter | 7–10 years |
| Electricity Meter | 5–10 years |
How to Check the Expiration Date
The expiration date is printed on the inside of the meter cover, the seal cap, or a sticker on the side. For example, "10/12" indicates the end of December in year 10 of the Reiwa era. More recently, dates are increasingly displayed in Western calendar year and month format.
Public Meter Replacement Process
- Notice Delivered — A notification from the contracted contractor stating the scheduled replacement date
- Installation Work — Water shutoff → meter replacement → water restored. If a meter bypass unit is in place, no interruption to water supply is required
- Completion Notice — A card is delivered showing the replacement date, the old meter's final reading, and the new meter's initial reading
For outdoor installations, no attendance is required. For indoor installations, the occupant must be present.
Private Meter Replacement Process
- Remove Old Meter — Confirm the unit number, remove the frost protection cover, and shut off water with the valve. Take care with residual water inside the meter
- Clean Pipe and Install New Meter — Flush the pipe to remove debris. Verify the installation direction (arrow) before fitting the new meter
- Verify Water Flow — Open the valve slowly (to prevent water hammer). Check all connections for leaks
5 Cases Where Replacement Can Be Difficult
- Broken shutoff valve — Work cannot proceed if water cannot be stopped. Contact a licensed plumber for repair
- Corroded water pipes — Impact during replacement may damage the supply pipe. Pipe repair must come first
- Items stored on top of the meter — Insufficient workspace prevents access. Items must be moved in advance
- No access to the property — A locked gate, for example. Arrange for the contractor to have access on the replacement day
- Personal belongings inside the pipe shaft — Contractors cannot be held responsible for damage, making work impractical
Meter Box Guidelines: What to Communicate to Residents
- Keep the area clear — Clutter obstructs meter reading and can cause misreadings
- Do not store items inside — Risk of electrical short, shock, or fire from contact with wiring
- Do not use it to store valuables — Can lead to theft or loss disputes
What to Note After Replacement
- Water may temporarily appear cloudy or discolored
- Before using toilets, water heaters, or water purifiers, run water from a faucet until it runs clear
- For issues such as no water flow, contact the contractor or water authority. Attempting to fix it yourself may cause secondary problems
Summary
Condominium water meters are legally required under the Measurement Act to be replaced every 8 years, and failure to do so carries penalties. Public meters are replaced free of charge by the water authority, but private meters are the landlord's financial responsibility—making it essential to track expiration dates carefully. Be sure to inform residents about keeping the area around the meter box clear to ensure smooth replacement when the time comes.
INA&Associates Co., Ltd. offers comprehensive rental property management services, including water meter management. Please feel free to reach out with any questions regarding equipment and facilities management.
