Off base housing.. questions

[watzitoou]

I have been looking into off base housing, a friend who is AD just got a 4bdrm house for 40,000 yen per mo. Are there deals out there like that? Or is he full FoBS?

Does anyone know if houses are harder to come by vs apts.? I am looking for a house. I have been calling housing agency's but once they tell me all they have is apts. or housing over 200,000 yen - I am not interested.

My Okinawan friends have been showing me houses close to where they live that are for rent, but does the house have to be approved by military housing or how does all that work?

[socalheart]

The residence must be "SOFA" approved for you to receive money from them to pay rent. Availability of houses are fewer than apartments. A house for Y40,000 is something I would raise the BS flag on, because not even government "project" housing that size is that inexpensive. Most houses that are "SOFA" approved are at least Y350,000; starting at 2BR/1BA (2LDK) style.

We had married friends recently move off base from their on base residence. They had to borrow against their paycheck to pay the required rents and security deposits upfront. Payments are automatically withdrawn from their paychecks, as they're both active duty, over the next year. They also were responsible for the cost of transporting their household goods.

[Asshat]

Many years ago I was able to get housing to come inspect a house I found that was not on thier approved list.

40K even for a 3LDK apartment is down there in price.

[TheLastDon]

You can find them some apartments for 40K but they will be old and extremely small.

However one of my friends rented an old guyjin Jutaku (not sure of the spelling) but thats old American housing for 40K.

[watzitoou]

Do I need to go to housing office on base and tell them I want to move or do I need to go thru housing agency first? Sorry, I ask lots of questions, but spouse still deployed.

So where do I start and how long is the process?

[nana24]

Do I need to go to housing office on base and tell them I want to move or do I need to go thru housing agency first? Sorry, I ask lots of questions, but spouse still deployed.

So where do I start and how long is the process?

u can just go in camp courtney and ask them what to do.they have also places in TOMIYA HOUSING AGENCY big houses and apartments and less cheaper than the rest of these SOFA houses and , the only thing though,those apartments are for non sofa and service member,unless if u have a good friend that is willing to put their name on contract and monthly u gonna have to pay the rent on your own,must be japanese resident that'll be able to sponsor to do all that.Just an opinion

[Daniela]

You qualify for whatever your sponsors rank allows; i.e. whatever rank, so many dependents, x amount of yen. The housing agencies usually know what your cap is. If the rent is less you don't get to pocket it so they usually charge the maximum. Then you get an allowance for utilities. Ours is 612,- a month.
I just moved off base and it cost us 6000,-. we chose not to get the advance for the one month deposit so that is money we get back at the end.
Is it worth it? Hell yes: I wake up and look at the ocean, I go to sleep and hear the ocean, I don't feel like I am locked up in a cement box. I can finally breath. If I calculate that over the next 2 years it will cost me 70 cents a day. I say money well spent!!!

[watzitoou]

You qualify for whatever your sponsors rank allows; i.e. whatever rank, so many dependents, x amount of yen. The housing agencies usually know what your cap is. If the rent is less you don't get to pocket it so they usually charge the maximum. Then you get an allowance for utilities. Ours is 612,- a month.
I just moved off base and it cost us 6000,-. we chose not to get the advance for the one month deposit so that is money we get back at the end.
Is it worth it? Hell yes: I wake up and look at the ocean, I go to sleep and hear the ocean, I don't feel like I am locked up in a cement box. I can finally breath. If I calculate that over the next 2 years it will cost me 70 cents a day. I say money well spent!!!

My hubby's OHA would be - 180,000 yen utilities $612.00

The house my friends told me about is 130,000 yen. Total fees would be 347,000 yen to move in. So we wouldn't get the difference if the OHA is based on 180,000 yen.

[Daniela]

Right, you don't get the difference. 347.000 sounds about right. Which area of the island is the house in? Have you been here a while and know where you want to be?

[gunny8511]

Instead of relying on "I heard about a house..." try going to some of the housing agencies; they'll let you look at houses that are close to your OHA cap. Many of the owners will negotiate as well, and end up accepting what your cap is (or close to it).

We had a four bedroom house, and the owner negotiated to our cap (190K at the time).

The housing inspection is probably just an elaborate palm greasing operation, since our house had been "inspected" a month before we moved in, and we discovered that the place had a hell of a termite infestation. It wasn't hard to spot the signs once we figured out what to look for (the inspectors probably know what to look for, so that tells me that the probably just checked to make sure the place had running water..).

The housing agencies are a good place to start, just to find out what's out there. The housing office can answer your procedural questions. You will indeed have to move at your own expense unless some sort of change in your situation causes you to rate a move (promotion from enlisted to officer for example).

[Daniela]

Also, if you are in on base housing now you have to live there for at least a year or get a letter of exception to policy. We were 2 weeks early and they threw a fit.

[OtisPMerriweather]

The best way to go about it (assuming your family is USMC) is to go to the housing office first. I would suggest going to Kinser or I think someone else suggested Courtney (I wasn't aware they had an office). The reason for this is that Kadena Housing office is ALWAYS crowded, because they deal with all branches, and the offices on the MC base are the same thing but typically are only frequented by Marines. Plus, they have an appointment system at Kadena and the ladies that work there are really snippy if you are even 5 minutes late and you will have to make another appointment.

Anyways, go to the office and ask them for "the list". Every week they print out an updated list of houses/apts. that are already approved for military use. This is important because if you go to the housing agency first, they may show you a house that you like, but of that house is not already approved, they have to come inspect, and as a general rule, if the house would have passed inspection, it would already have been on the list. Plus, you can narrow your search depending on what part of the island, house or apt., and rent (negotiable).

Get that list, and you can go house-hunting on your own, and once you find a decent house, then you can go to the housing agency and ask them for a tour. The area of the island and rank really matters. I live in a 2 story, 2bdrm house in Am. Village, and my rent alone is 190,000. My next door neighbor has the same size house and his rent is 210,000. I have another friend that lives out by Courtney- his house is in the middle of nowhere, but it's HUGE and his rent is less than mine.

All that said, the entire move-in process (for Marines) takes about a month because there are many trips back and forth to IPAC before everything gets settled. If you want more detailed info, let me know, I worked in that office about two years.

[watzitoou]

Here is my fast rundown!

We have lived on KAB for 3yrs. I am tired of going to Kadena housing office and requesting my house be checked for mold in the vents. Why live on base if I am never on base?

For the house my friends told me about... I was at my friends house, on the torri gate or by it, there was a sign in japanese and I asked what did it say. Basically there is a house for rent. We walked down the street its a nice japanese house, close to my friends.

I have been to Kadena housing office, totally unorganized, they have no clue why people are there and then they tell you to come back later or tomorow.

[IkoIko]

I currently pay 40,000yen/month for my apartment (or "room") as it should be described.....its tiny and old....so if someone is telling you that a whole house is the same price, my thinking is that they left of a zero, as 400,000/month sounds more realistic.

Do keep in mind that real estate agents here in Okinawa that have any dealings with the military know exactly how much money they can get out of you and they will do so happily. A house that a military family pays 400,000/month for would never be rented at such a high price to a Japanese family, so if you're looking at non-approved places, keep that in mind.

[Daniela]

But, if the place is not approved how do you get the OHA? I don't think you can.
My house had to be inspected and I waited 3 weeks for it to be ready. The people had just moved out the day before. I don't think the cleaning took that long, it was most likely the housing office.
The owner is now doing upgrades to it and we are getting a new roof and a paint job.
Still there are certain steps you have to go through . The housing agencies will tell you exactly what you have to do. I see no sense in negotiating a lower price when we can't keep the difference.
That is why they are charging as much as they can. Sunnys was good to me. They pick you up and drive you around the island.

[watzitoou]

I went to housing office and got the off base house listing's.. Out of 23 pages only 2 were a house/3bdrm that were at or less than 180,000 yen per mo. :thumbdown:

Housing office chic, said I needed to get a 3 or 4 bedroom house/apt. She wasn't helpful at all. :cursing:

[okisteve]

The housing agencies will tell you exactly what you have to do. I see no sense in negotiating a lower price when we can't keep the difference.
That is why they are charging as much as they can. Sunnys was good to me. They pick you up and drive you around the island.

I guess you never pay US taxes, Daniela. Economists call this "moral hazard", just like people with good health insurance will go see a doctor for a small scratch.

[Daniela]

Just to make you feel better; I negotiated it down 40.000 yen.
Thanks for questioning my morality. I would call it a flaw in the system that should be changed from above. I get right on writing that letter to your congressman. I don't have one, but I let the German government know they are pretty good at wasting money too.

[okisteve]

Just to make you feel better; I negotiated it down 40.000 yen.
Thanks for questioning my morality. I would call it a flaw in the system that should be changed from above. I get right on writing that letter to your congressman. I don't have one, but I let the German government know they are pretty good at wasting money too.

Well, actually I do feel much better about it now. :w00t: You're right - it is a flaw in the system because the extra money would be much better in the pockets of the individual than the landlord.

The term "moral hazard" is not mine, but is an old economics unit, I guess from back when economists believed in morals.

[gunny8511]

I see no sense in negotiating a lower price when we can't keep the difference.
That is why they are charging as much as they can.

My only reason for mentioning the negotiation process is for those houses that are listed with rent above your cap. If your cap, for example, is 180K, and the house is listed at 200K, the owner will often accept your cap if the housing agent asks them. Yes, it's undoubtedly a racket, but the service member will benefit by negotiating down to the amount of the cap.

[slickmetal]

Ive never had a problem with Kadena Housing. Mostly always helpful....depends on how you act with them and you need to be patient.

The prices in that package of papers for those places is BS. Thats the registered price. If theres something with in 20-40,000 higher of your cap, they more than likely negotiate. The price listed is the registerted price and its the highest they can go. So don't be afraid to look at something a little above your cap.

Also, if your looking for an off-base jouse, just call up the various housing agencies. If your authorized off-base living, then the agency fee is refundable. They will pick you up and take you around as well.

[OtisPMerriweather]

I agree with Gunny- you can negotiate downward from that if they know your cap. I think for a cap of 180,000 you could probably look at a house that was somewhere in the 200,000-250,000 range. Anything higher than that you can forget, cause there are always officers that will move into those places, and they don't even have to be married to move off.

If you find a house that is not on the list, it is possible to get it approved for OHA, there is an inspection process. But the system is designed to exclude a lot of properties. It takes about a month for the inspector to look at your property, during which time someone else may already have rented the place, and you can't "roll" the appointment over to a new house. They will give you the inspection criteria, which is a packet about 10 typed pages long and VERY restrictive, which is odd, because some of the houses/apts I've seen people living in aren't all that, but they wouldn't pass my wife's brand-new condo style apartment because we lived on the third floor and there was no fire escape! Then, if they fail the house, you will have to make another appt. for re-inspection after discrepancies have been fixed. A lot of times, the housing agency (or house's owner) is unwilling to pay for any additional work to the house, so you are still stuck. Better just go with the houses that are already listed if you want to save yourself a lot of time and headache.

The other (unethical) course of action is that some of the housing agencies will give you a lease overstating the cost of the house. For instance, they will give you a lease for 180,000, but only charge you 140,000. You give them a little taste of the overage and pocket the rest. I would strongly suggest you not do this cause if you do happen to get caught, the military will attempt to recover the overage, and they will collect it in lump sum. (if they don't charge your sponsor). That will hurt much more than the extra you are getting, but I do know several people who do this. Some people also take on "unofficial" roommates to get extra money as well to afford a bigger house, but obviously you can run into problems with that as well.

Just sharing the tricks of the trade...

[watzitoou]

The one's on the off base housing list states owner not agency. Is it easier to go thru an agent vs owner or is it about the same?

[Daniela]

I thought it was easier to go through an agent.
The house I rented was prior AD, but had to be inspected again. I paid the agency fee in order for them to hold the house for me and not show it to anybody else.
I agree, look at something a little higher and then ask them to go down to your cap. Most of them will.

Oh Oki, sorry for being sarcastic. My stomach did a number on me last night.
You have a point, but it would only work if everybody does it. If no one would rent then they would have to lower the prices. If the government would pay less, they would have to lower their prices.

[watzitoou]

Can someone tell me where these streets are at?

City - Location -
Okinawa Hiyagon
Okinawa Koja

[Asshat]

Can someone tell me where these streets are at?

City - Location -
Okinawa Hiyagon
Okinawa Koja

Those are areas, not streets.

Hiyagon- Awase area
Koja- Gushikawa area...near Jusco

[watzitoou]

Those are areas, not streets.

Hiyagon- Awase area
Koja- Gushikawa area...near Jusco


Thanks...
Those are the only places I couldn't find on the 23 pages of apts/houses! I was checking out houses before calling housing agency's!

[Asshat]

Thanks...
Those are the only places I couldn't find on the 23 pages of apts/houses! I was checking out houses before calling housing agency's!

Which area do you prefer? Do your kids go to DoD schools?

[watzitoou]

Which area do you prefer? Do your kids go to DoD schools?

I have 2 kids who go to KES, hubby works KAB, and my little one will be going to Koza Seibo in April. The area really doesn't matter, I spend most of my time in Yomitan and Gushikawa area!

[Daniela]

The buses go pretty far out in Yomitan, but the kids have to leave about an hour before school starts.
I love Yomitan. Plenty of local restaurants and shopping. Nice beaches...

[watzitoou]

I called several agency's yesterday, went to several places. They were dives, a total dump! They were worse than the projects! I would never recommend those places to anyone! This one agency I don't know what part she didn't understand, I told her I wanted a single house no duplex or apt. Here she took me to an apt. WTF?? My oldest daughter asked her if it was going to fall apart! :scared: Here the agent said it hasn't been rented out for several years, well I can see why! :ohmy: Here she kept looking at her watch and kept asking me if I would take it.. I told her I want a house.. then she told me there is a house available but its Japanese house and I wouldn't be interested. She will show me that house monday. When I asked for the price of it, she wouldn't tell me, she kept changing the subject.
:cursing: :thumbdown:

I got rid of her and called another housing agency, Nissin, the guy basically told me for military family I could only get a apt. He wasn't helpful. Then I called Peace housing, she gave me lots of info. I meet her today @ 0930.

I did call Joy-housing on Monday but they haven't returned my call and same with Central housing. I never thought it would be so hard to find a house to rent.

At midnight my Okinawan friend called and he is thinking of buying a house and renting it out to me! :w00t: He said he was just thinking about it at work, and told me what he was thinking, before asking his wife if its possible for them to buy a house. :ohmy:

[Daniela]

It's gonna sound like I am working for them; have you tried Sunnys?
I think they are big and have more than apartments for rent. I went with another before and they had mostly apartments in the American Village area.
I am not sure how easy it is to find a single house, but Sunnys showed me one in Yomitan with ocean view. I just couldn't work with the kitchen and I had the "on the beach" requirement.

[Tempestuous]

We utilized a couple agencies without much luck. Actually ended up with an apt due to word of mouth. Friend told us which agency had the apt, we went by, filled out paperwork- they gave us key & we didn't even have to have an agent go with us.

We liked it & went back and accepted it.

Tell ya, some of the places we looked at w/agents. *gag!!!*
One place there were sink holes in certian parts of the floor, I have no idea how that place passed inspection, had a broken door that had to be opened a special way.
One place smelled to high heaven *some body musta been dead and stuffed in a closet in there*
One joint you had to preform 2 illegal driving maneuvers to get in the drive way.
It was actually comical some of the 'adventures' we had.

[DoctorP]

One other question for you...not sure if it was addressed or not...but did your sponsor forward you the form so that you can be added to the waiting list now for base housing? They should have.

[Takako]

I think your going to have a very difficult time finding a "decent" house for 180,000 Yen, especially now since its not PCS season. Pickings are gonna be slim. I go through Tokozato housing and their great.

[watzitoou]

I think your going to have a very difficult time finding a "decent" house for 180,000 Yen, especially now since its not PCS season. Pickings are gonna be slim. I go through Tokozato housing and their great.

Tokozato housing - thats the one that took us to the worse than project housing! I am in no hurry to get off this base.. I would love to get off this base ASAP, but I can wait for something decent!

The house I looked at yesterday thru peace housing, it was better than Tokozato housing agency! It even had a 2 car garage and a view on top of garage for 140,000 yen. Then she said the house is filled with mold you know which turned to 2nd thoughts..I am trying to get out of a moldy house and I don't want to move into another moldy house..but then she was trying to get me to take the house..telling me the paperwork is all ready for me to take the house. :ohmy:

[watzitoou]

One other question for you...not sure if it was addressed or not...but did your sponsor forward you the form so that you can be added to the waiting list now for base housing? They should have.

I live on base and need to get to a mold free house off base!!

[DoctorP]

Tokozato housing - thats the one that took us to the worse than project housing! I am in no hurry to get off this base.. I would love to get off this base ASAP, but I can wait for something decent!

The house I looked at yesterday thru peace housing, it was better than Tokozato housing agency! It even had a 2 car garage and a view on top of garage for 140,000 yen. Then she said the house is filled with mold you know which turned to 2nd thoughts..I am trying to get out of a moldy house and I don't want to move into another moldy house..but then she was trying to get me to take the house..telling me the paperwork is all ready for me to take the house. :ohmy:

Tokuzato is one of the fastest growing agencies on island. A few years ago they were small, now they are building homes all over the place, and not just homes, but entire communities (cul de sacs). Not sure why they would show you such an old home.

As for the mold in the other house...that will happen when it has been empty for a bit...have them clean it, then move in. Better yet, have them clean it, then paint it...which they should have done once the old tennants moved out. Still better than where you are. On base the mold get's into the vents and base is not going to clean it out. You could hire someone to come do it though. Off base there are no vents for it to hide in, and once the walls, floors, and ceilings are cleaned, then as long as you stay on top of it, shouldn't be a problem.

[TheLastDon]

There is unfortunate syndrome(for lack of a better word) lately with the housing agents and housing owners. The housing agents tend to show you the older and not as nice apartments and houses first. I think the agents get a bigger kick back from the owners of the older places. It's getting to be a cutthroat business among the various agents. There is a lot of new inventory on the market now and the owners want to make the most money.

My best advice would be to stay with a one housing agency and keep bugging them to show you the best house or apartment for your allowance.

[watzitoou]

Tokuzato is one of the fastest growing agencies on island. A few years ago they were small, now they are building homes all over the place, and not just homes, but entire communities (cul de sacs). Not sure why they would show you such an old home.

As for the mold in the other house...that will happen when it has been empty for a bit...have them clean it, then move in. Better yet, have them clean it, then paint it...which they should have done once the old tennants moved out. Still better than where you are. On base the mold get's into the vents and base is not going to clean it out. You could hire someone to come do it though. Off base there are no vents for it to hide in, and once the walls, floors, and ceilings are cleaned, then as long as you stay on top of it, shouldn't be a problem.

Yeppers the mold is in the vents, and housing office doesn't give a shignit if your kids are always sick with pneumonia!

[yokozuna]

Got a beautiful place in Hamby Town through Joy Housing.

[watzitoou]

Got a beautiful place in Hamby Town through Joy Housing.

I called them, then emailed them, then called them again on Friday. They said they will have someone call me back. I called them, cuz I found a house for rent that had joy housing agency sign on it and down the road was also a sign.

Once they ask how many in family, I say 5, they say it will take some time to find something. I don't care how small it is, anything beats this studio we live in!! Currently have 3bdrm on base house, downsized to a studio apt.!!

[Daniela]

I didn't believe how much mold was in my on base house until I called in a work order to have the stove exhaust replaced. They took the old one down, sealed the vent, black with mold I was horrified, and but up an exhaust that doesn't utilize a vent. I could tell the difference instantly. No more sneezing in the kitchen.
I do feel much better here now. I even sleep better, but that might be because husband has his own room to go to when he starts snoring:thumbup1:

[watzitoou]

I didn't believe how much mold was in my on base house until I called in a work order to have the stove exhaust replaced. They took the old one down, sealed the vent, black with mold I was horrified, and but up an exhaust that doesn't utilize a vent. I could tell the difference instantly. No more sneezing in the kitchen.
I do feel much better here now. I even sleep better, but that might be because husband has his own room to go to when he starts snoring:thumbup1:

We have black mold all over the vents and in bathroom ceiling. Below kitchen sink is black mold. The stove vent also black mold. I got some sink spots in kitchen floor! The AC unit outside is so rusty, its been breaking apart!

I did get housing out here after many calls, to paint over the mold in bathroom ceiling, but now its moved down the tiles. :thumbdown: You can still see the black mold on ceiling. It looks like its coming back. :ohmy: The outlets on the wall some have black around them and on breaking apart. The vents downstairs the screws have fell out and are coming apart.

[Daniela]

You should bleach it yourself. The bathroom cabinets will get mold because the air doesn't circulate in there. Clean it with bleach and go to the self help store to get those dry airz things. You put them under the sink and it keeps it dry. No more mold.
I think it states in the regulations that you are responsible for mold on the wall and ceiling. Keep your bathroom fan on 24/7

[gunny8511]

I use two dehumidifiers (one downstairs, and one upstairs), and that seems to keep the mold down really well. There was some when we moved in, but we got rid of it.

The dehumidifiers really work, if you use them.

[watzitoou]

You should bleach it yourself. The bathroom cabinets will get mold because the air doesn't circulate in there. Clean it with bleach and go to the self help store to get those dry airz things. You put them under the sink and it keeps it dry. No more mold.
I think it states in the regulations that you are responsible for mold on the wall and ceiling. Keep your bathroom fan on 24/7

I go thru gallons of bleach, I spray bleach all thru this house daily to several times a day. I also have dry airz under sinks. My friends have brought over Japanese stuff for mold, nothing is working on it. Housing did paint the ceiling after I showed them pics of when we moved in to present. We moved in their was mold on bathroom ceiling.

My oldest daughter has severe alleries to mold and many other things. Once she is out of this house she does so much better.

[okisteve]

The black mold is worst during the late spring rainy season (tsuyu) because of the temperatures and humidity then. So if you have problems with it now, you better try hard to solve them and then get your dehumidifiers working by late May. That stuff really adheres to surfaces and you need to use a very stiff brush to get as much as possible loosened up. Then use bleach. I hope you aren't breathing bleach fumes.

[wenjam]

I live on base and need to get to a mold free house off base!!

You will never get a mold free house living by the water....it is just not going to happen...always moisture in the air...lived by the beach all my life, and you will always find mold somewhere even if it is just a little bit.

[P_chan]

I've only hear bad about Joy housing. They were really trying to dick my buddy over once it was time for him to PCS. Anyone else here anything similar about them?

I had good experiences with both central and sunny's. But the one american guy at sunny's is kinda a dick.

[watzitoou]

You will never get a mold free house living by the water....it is just not going to happen...always moisture in the air...lived by the beach all my life, and you will always find mold somewhere even if it is just a little bit.

Anything will beat what we have now. a family of 5 sleeping on livingroom floor for past 3yrs!

[Rollin_J's]

So far I have dealt with two housing agencies. Takara Housing (1 of the 2) has been a pleasure to work with. I will be able to see how much of a true pleasure when I move out of my home on the 22nd. Let's see if they try to stiff me on stuff. But overall Takara Housing really works hard to find you a suitable home. They worked with us (Wife and I) for an entire week and got us into the house we currently occupy.

[htran804's slave]

Anything will beat what we have now. a family of 5 sleeping on livingroom floor for past 3yrs!

That statement resembles what another person said. I think she went by the user name 'cold noodles'. Whats the deal with on-base housing?

[watzitoou]

Well, good news my friend is going to buy a house and rent it out to me!!
:thumbup::w00t::w00t::thumbup: forget housing agency's!!

[wenjam]

Anything will beat what we have now. a family of 5 sleeping on livingroom floor for past 3yrs!

If it is that bad, housing has all the maintenance repairs, and mold issues that you have called about....They have to move you....Write to the General...I am sure that is all it would take...Glad you are getting something you want though....
When We were here last time, My husband, me, and my 3 y/o lived in a 2br/1ba..when I found out I was pregnant again, they put us on the list for a 3br,...8 months went by, I had the baby, and I called housing...they said another 6 month wait...that was 2 weeks after I had my baby...I e-mailed the General, and received a phone call the next day from the General himself, and we got in a 3br the next week....it does work...they should have moved you to a different house for all those troubles.