Minpaku in Japan: An Easy Guide for Property Owners
Ever dream of listing your property in Japan as a vacation rental?
Internet platforms, such as Airbnb and Booking.com, offer low barriers to entry, but government regulations can be a stopping point for many people.
Thankfully, things are getting easier.
In this article, we'll explain the New Private Lodging Law (民泊新法 = minpaku shinpō), aka minpaku law, and how to register your property and get a minpaku license in Japan.
Understanding minpaku law in Japan
There's been a couple of 民泊 or minpaku laws in Japan. But first let's explore the meaning of minpaku.
What is minpaku?
In Japanese, minpaku refers to private lodging where owners allow travelers to stay for a short period of time.
What is the minpaku law in Tokyo?
Before the minpaku law, only hotels, inns, and hostels and other business accommodations were allowed to rent out their properties to travelers. However, the new minpaku law now allows homeowners in Japan to rent out their property.
What is the new Private Lodging Law?
In the past, there were primarily 2 ways to run an accommodation business in Japan:
Get a license under the Hotel Industry Law.
Receive a special permit for designated zones.
However, in June 2017, the Japanese government passed a new law that allowed homeowners to operate vacation rentals by receiving permission from the appropriate government offices.
Before the new law, lodging businesses in Japan were limited to hotels, inns, hostels, and boarding homes.
Additionally, to open a lodging business, one had to go through the difficult task of acquiring a license from the local government.
But with the new private lodging law, policies have been simplified. Homeowners can now rent out their property with relative ease.
To do this, they need to meet the requirements listed in the Residential Accommodation Business Act (住宅宿泊事業法 = jūtaku shukuhaku jigyō hō).
Image. Responsible parties when renting out a property in Japan, from Minpaku Portal Site.
How to rent out a house in Japan with minpaku
To rent your house as a minpaku in Japan, you must register your property at a local public health center. In addition, you must also satisfy the conditions in the New Private Lodging Law.
The main requirements in the private lodging law are detailed below:
1. Vacation rentals/private lodgings must fall into one of the following categories
Owner's presence/absence during the stay
Total floor area of accommodation rooms
Building type (detached house/housing vs. apartment/dormitory)
2. Business is limited to 180 days out of a year
With a minpaku license, you are only allowed to run your house rental 180 days per year. If you plan on running your business for more than 180 days, you must get a hotel license. See our article "Minshuku in Japan" for more on this type of lodging.
👉 Note: Some cities have short-term rental regulations that restrict operations to less than 180 days.
3. The house must have basic living facilities
Basic living facilities include a kitchen, bathroom, toilet, and bathing area with 3.3m2 of space per person in each room.
👉 Note: These structures do not need to exist independently. For example, unit baths, in which one facility has multiple functions, are also acceptable.
4. The owner must have appropriate fire prevention measures in place
Fire prevention steps may vary by area. Check with the local fire department for specific details for your area.
Owner-on-premise vs. owner-absent: How are they different?
There are two ways to run a vacation rental in Japan under the minpaku law, based on if the owner stays on the property or uses a management company to run their rental.
a. Owner-on-premise type (家主居住型 = yanushi kyojū gata)
The owner is present during guests' stays and is responsible for managing the property.
Duties include the following:
Maintaining hygiene
Securing the safety of guests
Providing comfort and convenience to guests
Keeping a guest list
Providing explanations on how to prevent damage to the surrounding areas
Handling complaints
Additionally, the total floor area of the accommodation rooms must be less than 50㎡ in order for the house to considered under the definition of "General housing" (一般住宅), under the Fire Service Act (消防法令), which specifies the type of fire safety measures one must take if you are in the lodging business.
Getting the minpaku license as an owner-on-premise type is the easiest method for securing a minpaku license. The fire safety installation requirements are less strict than the owner-absent type (see the following section).
b. Owner-absent type (家主不在型 = yanushi fuzai gata)
If either the square area of the guest rooms in the house is over 50㎡ or if the owner is absent during guests' stays, the property falls into the owner-absent type.
This type of vacation rental must employ a management company to handle the above mentioned duties.
To summarize, a third-party business registered with the Minister of Land must handle upkeep if the owner is absent.
If you do not plan to be present on the property when guests stay at your rental, then this is the type of classification your property will have, which will dictate the fire safety measures you must install before you receive permission from the government to commence business.
How to get a minpaku license in Japan
This step-by-step guide outlines how to get a vacation rental license in Japan.
Step 1. Schedule a preliminary consultation.
Book a consultation with your local fire department to understand the required procedures for registering your vacation rental.
Before this consultation, do the following:
Prepare a blueprint showing the square area that the guests will occupy, which will further determine whether your property classifies as an owner-present or owner-absent type.
Mark on the blueprint the presence of smoke detectors, heat detectors, escape signs & emergency lighting*, fire extinguishers, and the escape route for all guest accommodations.
*Note: Escape signs and emergency lighting are necessary additions to the house if you plan on an owner-absent type of rental property.
Step 2. Complete all pre-notification instructions.
During your consultation, the fire department will look at the blueprint you have prepared and ascertain the type of rental you are allowed to run based on the square area available to guests. They will also let you know whether the proposed safety measures on your blueprint are sufficient for the type of license you are going for.
Depending on your city and prefecture, you may also receive further pre-notification instructions, such as the following:
Notify neighbors of your intention to start a lodging business.
Ensure safety measures are in place.
Confirm whether there are rules for renting out your residence.
Outsource the vacation rental operation to a management company (if the owner is absent).
How to coordinate with the health department and fire department, and other agencies per Japan's Fire Safety Act.
Once your blueprint has been approved and you have implemented any changes suggested by the fire department, there will be an on-premise inspection of your rental by the fire department. At this point, if the fire department approves of the various safety measures, you will be issued a Fire Law Conformity Notification Letter or Certificate (消防法令適合通知書 = Shōbō Hōrei Tekigō Tsūchisho). This paper must be submitted along with your minpaku application.
Step 3. Submit your papers through the Minpaku Portal Site.
You must submit the following documents:
Fire Law Conformity Certificate
A notification form, downloadable from a city's official website.
A certificate proving the applicant is not bankrupt.
A written oath confirming the applicant does not fall under any grounds for disqualification.
Floor plan of the residence, etc.
👉 Note: The papers you need to attach will depend on the property type and whether you'll be on-premise during a guest's stay. You can also hire a company to file the paperwork on your behalf for a fee.
Step 4. Receive a private lodging business certificate from the city ward.
If your application passes, you'll receive a sign from the city. You must display it near the front door or other easily recognizable locations. Once you have posted it, you're ready to start your business!
Image. Example of a Private Lodging Business sign from Minpaku Portal Site.
What's the difference between a hotel license vs. vacation rental registration in Japan?
You must obtain a hotel license if you don't meet the vacation rental requirements. For example, if you operate your business for over 180 days in a year.
To further explain, a hotel license is needed if the conditions below apply:
The facility works beyond socially regular acts in one's life.
The business operates continuously (over 180 days).
It is not a permanent place of residence.
Additionally, some areas don't allow you to operate a vacation rental business due to government restrictions. In that case, you may want a hotel business license to start your business.
Other helpful links:
What are the reporting requirements for minpaku owners?
Minpaku owners have specific periodic reporting requirements to the prefectural governor (or equivalent local authority).
Here are the key details about these reporting requirements:
Who reports: Residential lodging business operators.
To whom: The prefectural governor.
When: The report must be submitted by the 15th of every even month (February, April, June, August, October, December).
What period: The report covers the preceding two months.
What information is reported: The report must include the following details for the reporting period, including the number of days the property was used for lodging, the number of guests, the total number of overnight stays, and a breakdown of guests by nationality.
Reporting is required even if the number of days the property was used for lodging is zero (e.g., during rental or closure).
Note: all foreign travelers staying at Airbnb or other short-term rentals in Japan who do not have an address in Japan must present their passport to the accommodation operator. This is a legal requirement, not optional.
The law specifically requires that operators:
Verify each guest's identity before their stay begins
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For foreign guests without a Japanese address:
Collect and record their nationality and passport number in the guest register
Request to see their passport
Make and keep a copy of the passport
The passport copy can serve as an alternative to manually recording the guest's name, nationality, and passport number in the register.
Operators can verify identity either in person or through digital means that allow clear visual confirmation of the guest's face and passport. This requirement applies to all foreign guests, including children.
If a foreign guest refuses to show their passport after being informed of this legal requirement, operators are instructed to contact the nearest police station, as this may constitute a violation of Japan's passport carrying requirements for foreign visitors.
Frequently asked questions
What does Minpaku mean?
Minpaku refers to a private stay accommodation or private lodging, similar to Airbnb lodging.
What is the trend of Minpaku in Japan?
The trend of using Minpaku for accommodation is gradually growing among foreigners visiting Japan. It also provides an opportunity for Japanese people to earn some additional income by renting out their properties.
What are the regulations for Minpaku in Japan?
The Minpaku law categorizes the owners of Minpaku properties as residential accommodation operators. It also requires Minpaku run by third-party operators to have a supervisor living within a certain distance of the property.
👉 Need an English-speaking real estate lawyer? Check out MailMate’s MailMate's bilingual lawyer directory.
What are the advantages and disadvantages of using Minpaku?
The advantages of using Minpaku include lower costs compared to traditional hotels and the opportunity to experience living in a local residential area. However, the quality and services provided can vary greatly from one property to another, and there may be language barriers with the property owners.
How has the new Minpaku law affected Airbnb in Japan?
The new Minpaku law has led to some property owners having to stop offering their properties on Airbnb. However, it has also led to the establishment of official standards, which can provide more assurance to guests about the quality of the accommodation.
Can I legally rent out my home in Japan when I'm not living there, like on Airbnb?
Yes, you can legally rent out your home in Japan when you're not living there, under the Minpaku law. However, you must register your property at a local public health center and satisfy certain conditions.
Must guests follow minpaku law airbnb passport requirements in Japan?
Yes, all foreign guests without a Japanese address must comply with Japan's Minpaku Law passport requirements when staying at Airbnb or other short-term rentals in Japan. This is a mandatory legal obligation, not optional.
In closing
Listing your property as a vacation rental and getting a minpaku license in Japan is easier than ever. But there are still several steps to take before starting your business. To ensure you have the information you need to get started, check out the government's Portal Website for Private Lodging (available in English). You can learn more about the Inns and Hotels Act and a detailed comparison of the different systems here.
Also, consider signing up for a virtual mail service for automated mail and utility management of your minpaku property!
MailMate's bilingual staff will be your communication bridge for you, your property, utilities liaison, and other companies. Here's a rundown of the bilingual services MailMate provides:
Receive and pay your property tax bills without a Japanese bank account.
Register MailMate as your Domestic Point of Contact at the time of your property purchase.
Receive your Japanese Mail digitally with English summaries & an interactive Mail Concierge.
Local point of contact and bill pay for your condo or building association.
Local point of contact for utility set-up and ongoing bill-pay.
Get fiber optic internet set-up at your property (inclusive of monthly internet fees)
Spending too long figuring out your Japanese mail?
Virtual mail + translation services start at 3800 per month. 30-day money-back guarantee.
