The jūtaku shukuhaku jigyō-hō: a notification, not a licence
The Private Lodging Business Act, the jūtaku shukuhaku jigyō-hō (jūtaku-shuku nuitsjigyō-hō), also called the minpaku shinpō, in force since 2018, legalised short-term rentals in residential homes. Unlike the ryokan gyō (hotel business, ryokan-gyō) licence, it is not a discretionary permit but a simple notification, the todokede, filed with the competent prefecture or city. A complete, compliant file gets you a notification number (todokede bangō, todokede bangō) — the number Airbnb, Booking.com and every other platform will ask for.
Three regimes coexist for tourist rentals in Japan: registered minpaku (180 nights), the ryokan gyō simple-lodging licence known as kan'i shukusho (kan'i shukusho) (365 days) and the tokku minpaku (tokku minpaku) special-zone regime in Osaka (365 days, 2-night minimum). Minpaku is the quickest to obtain — and the most restricted.
The 180-night cap and how it is counted
The ceiling is 180 rented nights per year, counted from noon on 1 April to noon on the following 1 April. Only nights actually sold count — an open but empty calendar consumes nothing.
- At the ADR of a well-located house, 180 nights can already cover costs and taxes — test your own numbers with the immoJapon yield simulator (real ADR and occupancy by city).
- Many owners run minpaku in high season and furnished monthly rentals (manshurī, monthly) the rest of the year, which fall outside the act.
- Municipalities can shrink the cap further by local jōrei (ordinance, jōrei) — see below: 180 is a national maximum, not a guaranteed right.
Your obligations once registered
Registration comes with ongoing duties, monitored by the prefecture:
- Guest register, the shukuhakusha meibo (-shuku nuits-sha meibo): identity, nationality and passport copies for non-resident guests, kept for 3 years.
- Official hyōshiki sign (hyōshiki) displayed at the entrance with your notification number.
- Bimonthly teiki hōkoku report (teiki hōkoku): nights sold and guest counts, filed with the prefecture every two months.
- Licensed manager, the jūtaku shukuhaku kanri gyōsha (jūtaku-shuku nuitskanri gyōsha) — mandatory if you do not live on site or are away during stays, i.e. every overseas investor. Managers are paid as a share of revenue.
- Fire safety: automatic alarms, extinguishers and evacuation lighting depending on the layout, certified by the shōbō hōrei tekigō tsūchisho (fire-code compliance notice, shōbō hōrei tekigō tsūchisho) issued by the fire department.
- Condo bylaws: in a condominium (manshon, mansion (copropriété)), the kanri kiyaku bylaws (kanri kiyaku) must explicitly allow minpaku — most buildings ban it, so check before you buy.
Zoning, bylaws and fire compliance all belong in your pre-offer due diligence, just like the condition of the building itself.
Local jōrei ordinances: Kyoto, Tokyo and beyond
The national act lets municipalities restrict minpaku by jōrei, zone by zone and season by season. This is what kills unprepared business plans:
- Kyoto: in exclusive residential zones (jūkyo sen'yō chiiki, jūkyo sen'yō chiiki), minpaku may only operate from roughly mid-January to mid-March — outside the tourist season. In Kyoto, the real vehicle is the ryokan gyō kan'i shukusho licence.
- Tokyo: each ward sets its own rules. Several (Shinjuku, Nakano, Chūō…) restrict operation to weekends in residential zones; Ōta-ku regulates minpaku but offers the tokku minpaku regime instead.
- Elsewhere: school-term bans, minimum distances from schools, excluded districts — every city hall publishes its own map.
Before any offer, check both the municipal jōrei and the property's yōto chiiki (zoning category, yōto chiiki). The immoJapon curated listings state the zoning and licence potential of every selected property.
The todokede filing, step by step
- Check the framework: yōto chiiki zoning, the local jōrei and, for condos, the kanri kiyaku bylaws.
- Pre-consultation with the prefecture or city minpaku desk and the fire station, the shōbōsho (shōbō-sho): each authority spells out its requirements.
- Bring the home up to code: automatic fire alarms, extinguishers, emergency lighting, multilingual evacuation plan.
- Obtain the shōbō hōrei tekigō tsūchisho (fire-code compliance notice) after the fire department's inspection.
- Contract a licensed jūtaku shukuhaku kanri gyōsha manager (mandatory for absent owners): the kanri jutaku keiyaku (kanri jutaku keiyaku) delegation contract.
- File the notification on the national minpaku portal (minpaku seido un'ei shisutemu, minpakuseido un'ei system) or at the counter, attachments included.
- Receive your todokede bangō, put up the hyōshiki sign, then publish your listing (platforms require the number).
- Operate by the book: shukuhakusha meibo guest register, bimonthly reports, and keep an eye on the 180-night counter.
A complete file is usually processed within weeks; most of the lead time comes from fire-safety works and condo approval.
Required documents: the checklist table
| Document | Japanese name | Where to get it |
|---|---|---|
| Notification form | todokedesho (todokedesho) | Minpaku seido un'ei shisutemu portal |
| Property registry certificate | tōki jikō shōmeisho (tōki jikō shōmeisho) | Legal Affairs Bureau, the hōmukyoku (hōmukyoku) |
| Floor plan (areas, exits) | jūtaku no zumen (jūtakuの図面) | Architect, agent or seller |
| Fire-code compliance notice | shōbō hōrei tekigō tsūchisho (shōbō hōrei tekigō tsūchisho) | Fire station (shōbōsho) |
| Management contract (absent owner) | kanri jutaku keiyakusho no utsushi (kanri jutaku keiyaku書の写し) | Jūtaku shukuhaku kanri gyōsha manager |
| Condo bylaws approval (manshon) | kanri kiyaku no utsushi (kanri kiyakuの写し等) | Owners' association, the kanri kumiai (kanri kumiai) |
| Landlord's consent (if subleasing) | chintaishaku keiyakusho + shōdakusho (chintaishaku keiyakusho＋shōdakusho) | Landlord |
Filing itself is free of charge; most investors have a gyōsei shoshi (administrative scrivener, gyōsei shoshi) assemble the file. And if you want support from property search to first booking, there is immoJapon's tailored assistance.
Frequently asked questions
Can I exceed 180 nights with a minpaku registration?
No. The jūtaku shukuhaku jigyō-hō cap is absolute and enforced through the bimonthly reports. To rent year-round you need the ryokan gyō kan'i shukusho licence or, in Osaka, the tokku minpaku regime.
Is the licensed manager (jūtaku shukuhaku kanri gyōsha) really mandatory?
Yes — whenever the owner does not live in the home or is absent during stays, which covers every investor living outside Japan. Only live-in hosts are exempt.
How much does a minpaku registration cost?
Filing is free. The real costs: fire-safety works, a gyōsei shoshi for the paperwork (commonly ¥100,000–200,000, about €667–1,333), then the licensed manager paid as a share of revenue.
Can a non-resident register a minpaku in Japan?
Yes: there is no nationality or residency condition. You will need a licensed local manager — and note that Japanese mortgages are reserved for residents employed in Japan, so non-residents buy in cash.
Does Airbnb require the notification number?
Yes. Since 2018, platforms only publish Japanese listings that carry a number (todokede bangō, a ryokan gyō licence or a tokku minpaku nintei certification). Unnumbered listings are taken down.
Official sources
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