Inside the Ghost Investigation Company Specializing in Stigmatized Properties

The sealed room where residents had consecutively died by hanging

Among the ongoing boom in the horror genre, stigmatized properties remain a staple. The book Kokuchi Jikou Ari: Sono Jikobukken de Okiru Koto (Disclosed Matters: What Happens in Stigmatized Properties), written by Kazutoshi Kodama and published by Imagica Infos (distributed by Shufu no Tomosha) in late January, focuses precisely on this theme. Since its release, the book has topped sales rankings in multiple bookstores and was even adapted into a drama aired on Fuji TV on March 7 and 14.

One reason for the book’s popularity is that, unlike the recent trend of mockumentaries—fiction that mimics documentary techniques to enhance realism—its stories are entirely based on the real-life experiences of the author. Kodama, who has inspected 7,000 properties in his real estate career, has encountered numerous terrifying incidents. Through these experiences, he eventually founded Kachimode Inc., an entity investigation company specializing in paranormal property cases. How did he come to start this unique business, and what kind of investigations does he conduct? We spoke to Kodama to find out.

Kodama’s vast experience inspecting properties stems from his early career in real estate. In 2007, as an industry newcomer, his main task was securing property management contracts. This required him to visit and assess various properties at the request of brokers and property owners. Among them were those with ominous histories that were anything but ordinary.

One such case, The Talisman Room, which was also adapted for television, involved an inspection request for Units 102 and 202 in a certain apartment building. Upon initial inspection, both units appeared normal. However, the truth was far more unsettling. The unit directly above, 302, had a gruesome history—two previous tenants had died by hanging. After these incidents, the previous owner had sealed off the room with talismans, turning it into a forbidden space.

Despite being aware of the unit’s history, the owner decided to purchase the property. However, tenants in the units below kept moving out one after another, leading to the decision to sell.

“The broker who requested my inspection undoubtedly knew about the history of Unit 302. However, at the time, my company had a policy of not managing properties identified as stigmatized, so they chose not to disclose the full truth. Back then, there was still an attitude of ‘If you don’t say anything, no one will find out,’” Kodama explained.

The fact that an incident occurred will never disappear?

As he inspected properties daily, Mr. Kodama encountered many mysterious rooms, but at the time, his job was simply to determine whether a property could be managed. He did not conduct any further investigations. The turning point that led him to establish the “Ghost Investigation Company” in 2022 came from a comment made by the owner of an incident property.

“In my second company, I was responsible for handling cases when an incident occurred in a managed property. After all the repairs, renovations, and special cleaning were completed, the owner would ask me, ‘Why do I have to lower the rent when the room has been made so clean?’

Incident properties are considered to have a psychological defect (a flaw that causes psychological discomfort or aversion despite no structural or equipment issues), which is why it is customary to notify potential tenants and lower the rent or selling price for three years. Even after three years, if a customer asks about it, the incident must still be disclosed. They would say, ‘Doesn’t that mean it never really disappears?’

This was the same phrase I had heard when I first encountered an incident property. Even after 14 or 15 years, I had no counterargument. That was when I decided to pursue work that could address psychological defects.”

Kodama founded “Kachimode” in December 2022. The idea stemmed from wondering what would happen if he started a ghost investigation company like those in the UK, but his ultimate goal was to restore the value of incident properties. The company’s name, “Kachimode,” derives from the word value (価値, kachi).

Investigations involve staying overnight in incident properties from late at night to early morning, recording video and audio, measuring temperature, humidity, electromagnetic waves, air pressure, and using thermography to check for any abnormalities. Based on the investigation results, a certificate is issued stating that the room has no abnormalities, has been fully renovated, and is suitable for living.

But can such a certificate truly eliminate a psychological defect?

 

“I believe that the concept of psychological defects is related to the unique sense of emotional distance that Japanese people have. If the emotional distance is that of a complete stranger, it only evokes fear and disgust. However, if the distance becomes too great—such as with celebrities or historical figures—the fear diminishes and transforms into curiosity, making people want to see it. On the other hand, if the person was a close family member or a good friend, the feeling changes to ‘I want them to appear’ or ‘I want to see them again.'”

The realization of this came from an experience investigating an incident property in August 2024.

How to shorten the emotional distance

“During the investigation of a room where a woman had taken her own life, I had the opportunity to speak with her family. When I called her father, he abruptly said, ‘Let me know immediately if she appears,’ and then hung up.

After the investigation, I found nothing unusual. I reported this to the property owner and also informed the father, saying, ‘There were no abnormalities.’ To my surprise, he responded with, ‘Thank you.’

When I asked, ‘What are you thanking me for?’ he explained that he had been visiting the apartment every month on his daughter’s death anniversary to pay his respects. He said, ‘Just knowing that my daughter isn’t in that apartment is a relief. From now on, I’ll only pray for her at our family altar at home.’

The impression of the deceased from the property owner’s perspective and from the father’s perspective were completely different.”

This experience led Mr. Kodama to reconsider his ghost investigations as a way to shift the emotional distance, potentially offering a solution to psychological defects.

“If we can respectfully listen to the bereaved families and understand why the person passed away, it can bring them emotionally closer to the deceased. From the perspective of a property management company, if we can ensure through complete renovations and cleaning that nothing from that time remains, and if we can communicate this clearly to potential tenants through investigation reports and certifications, then I believe the concept of psychological defects can be resolved.”

 

The scariest thing is human betrayal

What happens if the investigation concludes that a ghost is present? In such cases, Kachimode leases the property for further investigation and discusses future utilization with the owner.

“If there really is a ghost, that should create a kind of rarity value. For instance, we could market it as a haunted room and use it as a venue for events. We’re currently exploring various ways to make use of such properties. In fact, we have already leased some, and we are monitoring them while keeping in touch with the owners and bereaved families.”

Kodama has experienced numerous terrifying encounters. The stories in Kokuchi Jikou Ari. alone suggests he has been through some truly frightening situations. But is he afraid of investigating ghosts?

“Of course, I feel scared. However, in my case, I don’t just stay overnight randomly—I conduct a thorough investigation beforehand. This naturally brings me closer, in a way, to whatever presence might be there.

So, for example, if Mr. Tanaka passed away in a room and his ghost appeared, I wouldn’t be scared. But if someone other than Mr. Tanaka showed up, that would be incredibly terrifying. Still, inside the property, ghosts aren’t supposed to be there in the first place, so I feel like I have the upper hand somehow.

The scariest thing is when I ask people involved what happened at a property, and their attitude suddenly shifts. Someone who was previously friendly turns cold and says, ‘That’s none of your business.’ That kind of drastic change suggests something serious. Not knowing what really happened in a property—that’s the most frightening thing of all.”

Perhaps, more than ghosts, the most terrifying thing is people themselves.