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.

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Quick summary

To legally operate a minpaku in Japan, you must:

• Register under the Private Lodging Business Act (Minpaku Law)

• Install required fire-safety equipment

• Limit operations to 180 days/year (unless using Hotel License / Special Zone Minpaku)

• Submit bi-monthly usage reports

• Follow strict ID verification rules (passport copy for foreign guests)

Minpaku is usually the easiest path for homeowners, but local rules can limit or even prohibit rentals in certain cities.

Major 2026 update: the "zero-day regulation" policy shift

If you've seen headlines about Japan cracking down on minpaku, here's what actually changed.

On June 17, 2026, the Japan Tourism Agency announced it will now allow municipalities to adopt what's called a "zero-day regulation" (ゼロ日規制) through local ordinance. This means a city or ward can reduce the number of days per year a minpaku is allowed to operate in a given neighborhood down to zero, a local ban in all but name. The agency had previously declined to approve this kind of restriction, on the basis that it defeated the purpose of the Private Lodging Business Act.

The reason behind the shift is a rise in noise and garbage complaints tied to the growth of minpaku near residential areas. Shinjuku alone saw complaints climb from 70 in fiscal 2021 to 924 in fiscal 2025.

What this doesn't mean: this is not a nationwide ban on minpaku, and the national 180-day rule itself hasn't changed. What it means is that individual municipalities now have significantly more room to restrict or effectively prohibit minpaku in specific neighborhoods through their own ordinances, on top of the base national rule.

If you already have a registered property, does this affect you?

It depends entirely on your ward or city, there's no single national answer.

Some municipalities are grandfathering in existing properties under the old rules, others aren't.

Two real examples from Tokyo: Shibuya Ward drew the line at registration date, properties registered by June 30, 2026 keep the previous rules, while anything registered after faces the new, stricter conditions. Toshima Ward went the opposite direction, its cut from 180 to 120 operating days, effective December 16, 2026, applies to every property, including ones already registered and operating, with no exemption.

If you have an existing minpaku, don't assume you're automatically protected. Check your specific ward or city's ordinance directly, or ask them, to find out whether new restrictions apply to properties registered before the change or only to new registrations going forward.

Several Tokyo wards have already acted on this (see the Tokyo section below for specifics). If you're considering a minpaku property, checking your specific ward or city's current ordinance, not just the national law, is now more important than ever.

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?

Minpaku refers to short-term private lodging in residential properties, similar to Airbnb.

Under the Private Lodging Business Act, homeowners can legally rent rooms or whole homes to travelers after registering with the local government.

What is the Private Lodging Business Act?

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, on June 15, 2018, Japan's Private Lodging Business Act took effect, allowing homeowners to operate vacation rentals through a registration and notification process with the appropriate government offices, rather than the permit process required for a hotel license.

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 homes with relative ease.

To do this, they need to meet the requirements listed in the Private Lodging 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?

Classification	Description	Requirements
Owner-on-premise (家主居住型)	Owner lives on-site during stays	Easiest approval; lighter fire safety requirements
Owner-absent (家主不在型)	Owner does not live on-site OR guest rooms exceed 50㎡	Must hire a licensed management company; stricter fire safety

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, to qualify as "general housing" (一般住宅) under the Fire Service Act (消防法令), the total floor area of the accommodation rooms must be less than 50㎡. This classification determines the fire safety measures required for those operating 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 the area of the guest rooms in the house exceeds 50㎡, or if the owner is absent during guests' stays, the property is classified as owner-absent.

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, your property will fall under this specific classification. It will also determine the fire safety measures you must install before you can receive permission from the government to start your business.

 

Step-by-step: 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.

How local rules affect minpaku (Tokyo/Kyoto/Osaka)

Local governments often add stricter rules on top of national law.

Here are the most important markets:

Tokyo

Tokyo is not one market, it's 23 wards, each with the ability to add its own restrictions on top of the national law, and most of them have. As of April 2026, Kita and Edogawa are the only two of Tokyo's 23 wards without any additional ordinance restrictions beyond the national 180-day rule.

Some recent examples of what "additional restrictions" actually looks like in practice:

• Toshima Ward is cutting the allowed operating days from 180 to 120, effective December 16, 2026, and this applies even to properties already registered and operating.

• Sumida Ward now requires properties without a resident manager to operate weekends only (Friday noon through Sunday noon).

• Katsushika Ward bans weekday operation for properties without a resident manager.

• Shibuya Ward grandfathered in properties registered by June 30, 2026 under the old rules, but anything registered after that date faces stricter conditions that have effectively ended the fully-outsourced, investment-style minpaku model there.

Enforcement has also increased. In November 2025, Shinjuku issued business suspension orders to 16 facilities and 9 operators for violations, and Arakawa conducted a home search tied to an ordinance violation. This is a city government that is actively enforcing its rules, not just writing them.

Beyond ward-specific day and scheduling restrictions, expect additional requirements for neighborhood notification, and some buildings and condo associations prohibit minpaku entirely through their own management rules, separate from any government regulation.

Result: Minpaku in Tokyo is possible, but the specific ward matters enormously. Check your target ward's current ordinance directly before assuming the national 180-day rule is the only limit you'll face.

Kyoto

• Historically the strictest city in Japan

• In many residential areas, Minpaku is allowed only mid-January to mid-March

• Additional noise and garbage rules

• Frequent in-person inspections

• Many HOA/condo associations prohibit Minpaku entirely

Result: In Kyoto, Minpaku is difficult unless located in a permitted commercial/tourist area, and it's expected to get harder. Kyoto is reportedly preparing a further regulation-tightening ordinance sometime during fiscal year 2026, on top of already being one of the strictest cities in Japan for this business.

Osaka

• Historically one of the most minpaku-friendly cities in Japan, with faster approval timelines and clear municipality guidance

• Some zones previously allowed Special Zone Minpaku (特区民泊), available only in designated National Strategic Special Zones, with no annual operating-day cap and a minimum stay of just 2 nights/3 days. That minimum stay is worth noting either way, as it makes Special Zone Minpaku a poor fit for guests who just want a single night, since they legally can't book one.

• Important update: Osaka City decided on September 30, 2025, to stop accepting new Special Zone Minpaku applications, following a rise in resident complaints and repeated violations of the minimum-stay rule. Already-accredited properties can continue operating, but new entry into this specific program isn't currently possible.

• Standard minpaku (under the Private Lodging Business Act) registration is unaffected by this and remains open to new applicants

Result: Osaka's standard minpaku process is still relatively straightforward, but if you were counting on Special Zone Minpaku specifically for its lack of a 180-day cap, that door has closed to new applicants for now. Check current availability directly before assuming this route is open to you.

What's the difference between minpaku and hotel licensing options in Japan?

Feature	Minpaku (民泊）	Hotel Business License (Ryokan Law)	Special Zone Minpaku
Operating Days	Max 180 days/year	365 days/year	Unlimited (depending on zone)
Where Allowed	Residential zones (with restrictions)	Commercial, hotel, mixed-use zones	Approved “special zones” only
Fire Safety Requirements	Moderate	Strict	Moderate–strict
Owner Presence	Optional	Not required	Not required
Application Difficulty	Easiest	Hardest	Medium
Best For	Second homes, occasional rentals	Full-time Airbnb business	Properties in designated special zones
Example Use Case	Vacation home shared part-time	Guesthouses, hotels	Designated special zones (availability varies, some areas like Osaka have closed new applications)

One important structural difference is that the Private Lodging Business Act operates on a notification system (届出制). Homeowners register and notify the government rather than seeking approval, whereas the Hotel Business Act requires an actual permit (許可) from the local health department, a meaningfully higher bar. Special Zone Minpaku sits in between, requiring accreditation under the National Strategic Special Zones Act, with no annual day limit but a minimum stay requirement, typically 2 nights/3 days in areas that currently accept new registrations.

If you don't meet the minpaku requirements, you must obtain a hotel license. 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:

• FAQ about Japan's minpaku system

• Hotel Business Act (English Translation)

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).

Separately from the passport rules below, minpaku operators are legally required to create and maintain a guest register (宿泊者名簿) for every guest, Japanese and foreign alike, not just foreign travelers. This register must be kept on file and made available if requested by authorities.

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:

1. Verify each guest's identity before their stay begins

2. 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.

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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.

What is the "zero-day regulation" everyone's talking about?

It's a June 2026 policy shift from the Japan Tourism Agency that allows municipalities to reduce a neighborhood's permitted minpaku operating days down to zero through local ordinance, effectively a local ban in specific areas. It's not a nationwide ban, and the national 180-day rule is unchanged, but it gives cities and wards significantly more room to restrict minpaku locally. Several Tokyo wards have already acted on this.

Will the zero-day regulation affect a minpaku I already have registered?

It depends on your specific ward or city, there's no single national rule on this. Some municipalities grandfather in existing properties under the old rules, others don't. For example, Shibuya Ward only applies its stricter rules to properties registered after June 30, 2026, while Toshima Ward's cut from 180 to 120 days applies to every property, including ones already registered, with no exemption. Check directly with your ward or city office to find out how a new ordinance treats properties registered before versus after the change.

Which Tokyo wards have the fewest minpaku restrictions?

As of April 2026, Kita and Edogawa are the only two of Tokyo's 23 wards without additional ordinance restrictions on top of the national law. Every other ward has added some combination of day limits, weekday or weekend restrictions, or notification requirements beyond the base 180-day rule.

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 in Japan is more achievable than it used to be, but "easy" increasingly depends on where your property is. National registration under the Private Lodging Business Act remains a straightforward notification process, but local rules are tightening in real time, from Tokyo's ward-by-ward restrictions to Osaka's closed special zone program to Kyoto's stricter conditions. There are still several steps to take before starting your business, and checking your specific municipality's current rules matters more now than it did even a few months ago.

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)