How can you solve the disadvantages of having vacant rental units in a building you own for a long period of time?
賃貸経営において、空室が続く（デッドストック化する）ことはオーナーにとって最も避けたい事態ですよね。「ただ家賃が入らないだけ」と思われがちですが、実は目に見えないところでもダメージが蓄積していきます。
In rental property management, the last thing an owner wants is for their property to remain vacant (becoming dead stock). While it may seem like “you’re just not receiving rent,” the damage actually accumulates in ways that are not visible to the naked eye.
主なデメリットを「経済的損失」「物件の劣化」「心理・資産価値」の3つの視点で整理しました。
We have organized the main disadvantages from three perspectives: “economic loss,” “deterioration of the property,” and “psychology/asset value.”
1. Direct economic damage: This is the most immediate impact and puts pressure on cash flow.
家賃収入のゼロ化と当然ですが、空室期間中の収入は0円です。しかし、ローンの返済や管理費、固定資産税などの支払いは止まりません。
Naturally, rental income will be zero, and income during vacant periods will be zero. However, payments for loan repayments, management fees, property taxes, etc. will not stop.
維持コストの負担や入居者がいなくても、共用部の電気代や清掃費などの「維持費」は発生し続けます。
Even if there are no tenants or maintenance costs, maintenance fees such as electricity bills for common areas and cleaning fees will continue to be incurred.
広告費・成約報酬の増加: 長期空室を解消するために、仲介会社への広告料（AD）を上乗せしたり、フリーレント（数ヶ月家賃無料）を導入したりと、リーシングコストが膨らみます。
Increased advertising costs and commissions: In order to eliminate long-term vacancies, leasing costs increase as advertising fees (AD) are increased for real estate agents and free rent (several months of rent-free) is introduced.
2. Physical Damage to the Property itself: A home that is not occupied deteriorates surprisingly quickly.
設備の固着・故障: 水回り（パッキンの乾燥や配管の錆）や給湯器、エアコンなどは、動かさない期間が長いほど故障しやすくなります。
Fixation and breakdown of equipment: The longer you leave plumbing equipment (dried gaskets and rusted pipes), water heaters, air conditioners, etc. unused, the more likely they are to break down.
悪臭と害虫の発生: 配管の「封水（トラップの水）」が蒸発すると、下水の臭いやゴキブリなどの害虫が室内に侵入しやすくなります。
Bad odors and pest infestation: When the “seal water” in your pipes evaporates, it becomes easier for sewage odors and pests such as cockroaches to enter your home.
カビ・湿気の充満: 換気が行われないため、特に押し入れや北側の壁面などにカビが発生し、退去時以上の修繕費用がかかるケースがあります。
Mold and humidity: Because there is no ventilation, mold can grow, especially in closets and on the north-facing walls, which can result in repair costs that are higher than when you moved out.
3. Loss of asset value and image: Once labeled “unpopular,” it’s not easy to remove it.
「事故物件・不人気物件」という疑念の元 募集サイトに長期間掲載され続けると、客付け業者や入居希望者から「何か問題があるのでは？」と敬遠されるようになります。
If a property remains listed on a property recruitment site for a long period of time, it will become suspected of being an “accident property” or “unpopular property,” and tenant recruitment agents and prospective tenants will start to shy away from it, wondering if there is something wrong with it.
周辺相場の下落への対応が長引くほど「家賃を下げる」という選択肢を迫られ、一度下げると物件全体の収益性（利回り）が永続的に低下します。
The longer it takes to respond to the decline in surrounding market prices, the more you will be forced to choose to lower the rent, and once you do, the profitability (yield) of the entire property will permanently decline.
防犯リスク・ポストにチラシが溜まったり、夜間に明かりがつかない部屋が目立つと、不法投棄や空き巣のターゲットになりやすくなります。
Security risks: If flyers pile up in your mailbox or if rooms are noticeably left unlit at night, you may become an easy target for illegal dumping and burglaries.
1ヶ月 通常の入れ替え範囲 募集条件が相場とズレていないか確認
3ヶ月 要注意 写真の撮り直し、内見時のスリッパ設置など演出強化
半年以上 危険信号 大幅な設備更新（リノベ）やADの増額を検討するべきです。
Checklist for each vacancy period, assess the situation, and take recommended actions.
1 month: Normal replacement range. Check that the listing conditions are in line with the market.
3 months: Caution. Improve the presentation by taking new photos and providing slippers during viewings.
6 months or more: Warning signal. Consider major renovations and increasing advertising costs.
空室が続くと焦りますが、まずは「なぜ内見が来ないのか（集客の問題）」、あるいは「なぜ内見に来るのに決まらないのか（物件力の問題）」を切り分けて考えるのが解決の近道です。また、仲介者への「無料査定」なども依頼したり工夫をこらすようにしてみてはいかがでしょうか？
It can be frustrating when a property remains vacant for a long time, but the quickest way to solve the problem is to first separate the reasons: “Why aren’t people coming to view the property (a problem attracting customers)?” and “Why are people coming to view the property but not deciding (a problem with the property’s quality)?” Also, why not try to be more creative and request a “free appraisal” from the real estate agent?
【広告】
