Last updated: May 2026
Hello everyone, and welcome! If you’ve just arrived here after watching my video, The Renovation Plans for Our 150-Year-Old Japanese House, thank you for stopping by.
This page is where I’ll be documenting our akiya renovation journey, including our renovation roadmap, project progress, and a running cost tracker. I’ll be updating it regularly as our plans evolve, new challenges appear, and we make progress on bringing this 150-year-old Japanese house back to life.
Because this renovation is still in its early stages, we’ve included an overview of the house’s current layout, our long-term vision for the property, and the roadmap we’re currently following.
As with any renovation project—especially one involving a 150-year-old house—plans will undoubtedly change along the way. We’ll continue updating this page as we make decisions, complete projects, and learn more about what this old house needs.
Feel free to bookmark this page and check back periodically for the latest updates, renovation costs, and progress reports.
Download the Costs Tracker here (xlsx file)
Thanks for following along with the journey!
Our Renovation Journey at a Glance
| Phase | Status |
|---|---|
| Property Cleanup | 🟡 In Progress |
| Land Survey | 🟡 In Progress |
| Road Access Design | 🟡 Planning |
| Utilities Planning | ⚪ Not Started |
| Structural Renovation | ⚪ Not Started |
| Roof Replacement | ⚪ Not Started |
| Interior Restoration | ⚪ Not Started |
| Engawa Rebuild | ⚪ Not Started |
| Garden & Orchard | 🟡 Planning |
Current House Layout
The house currently has a rectangular footprint consisting of:
- Two traditional tatami rooms
- A kitchen
- Bathroom and toilet
- A newer sewing room addition
- An engawa hallway/veranda running along part of the house
One of our primary goals is to retain as much of the original character of the house as possible, including the exposed soot-darkened beams that have been naturally preserved over the years of use.
What We Want To Do Next
Our long-term vision is to transform the house into a more functional home while preserving its traditional character.
Subject to permits and approvals, the current plan includes:
- Extending the house into an L-shaped layout
- Removing the sewing room
- Relocating the kitchen to the former sewing room area
- Moving the bathroom and toilet to the rear of the house
- Consolidating water services onto a single plumbing system
- Raising the old kitchen floor to match the tatami room level
- Creating a traditional doma (土間) entrance space
- Preserving and showcasing the original exposed beams
- Rebuilding damaged sections of the engawa
- Adding insulation throughout the house
- Potentially introducing sections of the original mud walls
- Replacing the roof
- Maintaining the traditional tatami rooms
- Removing the old outhouse
- Constructing a larger wraparound engawa deck
- Developing the agricultural land into gardens and, eventually, a small orchard
Renovation Roadmap
The order of work will likely change as we uncover new challenges, but our current roadmap looks something like this:
Phase 1: Site Access & Planning
Before major renovation work can begin, we need to solve the property’s biggest challenge: road access.
The house sits on a raised terrace behind a stone retaining wall, and obtaining permits for future work will likely require upgraded vehicle access.
Current options include:
- Rebuilding the retaining wall entirely
- Constructing a cantilever-style driveway supported by concrete pillars
This phase also includes:
- Land survey
- Boundary verification
- Permit investigations
- Site clearing and vegetation removal
Status: In Progress
Phase 2: Property Cleanup
Before construction begins, we need to continue clearing decades of overgrowth.
Projects include:
- Brush removal
- Tree trimming and removal
- Clearing around the retaining wall
- Improving access around the property
- Preparing the site for surveyors and contractors
Status: Ongoing
Phase 3: Structural Investigation & Services
Once access issues are resolved, we’ll focus on the property’s infrastructure.
Projects include:
- Septic system planning
- Water supply upgrades
- Electrical planning and upgrades
- Structural inspections
- Final floor plan development
Status: Planned
Phase 4: Major Structural Renovation
This will be the largest phase of the project.
Projects include:
- Stripping the interior back to the frame
- Removing the sewing room
- Constructing the L-shaped extension
- Relocating the kitchen
- Relocating the bathroom and toilet
- Repairing structural elements where necessary
- Rebuilding damaged sections of the engawa
Status: Planned
Phase 5: Roof & Weatherproofing
Before interior finishes can begin, the house needs a reliable exterior envelope.
Projects include:
- Roof replacement
- Exterior repairs
- Insulation installation
- Window and weatherproofing improvements
Status: Future
Phase 6: Interior Restoration
Once the structure is secure, we’ll focus on bringing the interior spaces back to life.
Projects include:
- Preserving exposed beams
- Flooring repairs and adjustments
- Tatami restoration
- Doma construction
- Interior wall finishes
- Carpentry and joinery work
Our goal is to do as much of this work ourselves as possible.
Status: Future
Phase 7: Engawa & Outdoor Living Spaces
One of the features we’re most excited about is rebuilding and expanding the engawa.
Projects include:
- Engawa reconstruction
- Extended wraparound deck
- Outdoor seating areas
- Garden integration
Status: Future
Phase 8: Agricultural Land & Orchard
The land below the house is zoned for agricultural use, so we’ll gradually begin putting it back into production.
Projects include:
- Soil preparation
- Garden beds
- Seasonal vegetables
- Fruit trees
- Future orchard expansion
Status: Future
Cost Tracker
I’ll be updating this section regularly with actual renovation costs as work progresses.
Current categories include:
- Surveying and permits
- Site clearing
- Road access construction
- Structural repairs
- Utilities and services
- Roofing
- Interior renovation
- Agricultural development
Thank you for following along with our renovation journey. I’ll keep this page updated as the project progresses and this old akiya gradually transforms into our future home.
