Frequently Asked Questions

A Japanese tax representative (納税管理人, nōzei kanrinin) is a Japan-based individual or company legally authorized to receive tax notices, correspondence, and payments on behalf of a non-resident property owner. They act as your official point of contact with Japanese tax authorities — so that notices sent to your property don't go unread while you're abroad.

No — these are two different roles. A tax accountant (税理士) prepares and files your tax returns and provides tax advice. A tax representative (納税管理人) receives official notices on your behalf and ensures you don't miss deadlines. Japan YES acts as your tax representative. If you also need a tax accountant, we can introduce you to a qualified 税理士.

Yes, legally any Japan-resident individual can serve as your tax representative. However, this places a significant administrative burden on them — receiving and forwarding official documents, tracking deadlines, and liaising with tax offices. Many overseas owners prefer a professional service to avoid putting that responsibility on personal relationships.

Yes. Under Article 117 of Japan's National Tax Act (国税通則法), any non-resident who owns taxable property in Japan is required to appoint a tax representative. This applies regardless of whether you rent out the property or leave it vacant.

Without a tax representative, property tax notices are sent to your Japanese property address — where no one is receiving them. Unpaid taxes accumulate penalties, and Japanese local governments have the legal authority to seize (差し押さえ) your property to recover unpaid obligations. Appointing a tax representative is the simplest way to prevent this.

You should appoint a tax representative before or shortly after you leave Japan. There is no strict grace period defined in law, but tax notices begin arriving on your property's registered address immediately. The sooner you appoint a representative, the lower the risk of missing a notice.

Yes. The obligation is tied to property ownership and non-residency status — not to whether you generate rental income. Even a vacant property held as a second home or future investment requires a tax representative.

We register with your local tax authority as your official 納税管理人. From that point, all property tax notices, fixed-asset tax bills, and municipal correspondence are sent to our Japan address. We scan each document within 3 business days, upload it to your dashboard, and provide an AI-generated English summary. You stay informed without needing to be in Japan.

No. Japan YES is not a licensed tax accountant (税理士) and does not prepare or file tax returns, calculate tax amounts, or provide tax advice. Our tax representative service is limited to receiving notices on your behalf. If you need a tax accountant, we are happy to introduce you to a qualified 税理士.

Yes. Every paid plan includes both roles — we register as your official 納税管理人 with tax authorities and also serve as your domestic contact address for property-related correspondence from management companies, local governments, and other institutions.

Yes. Japan YES serves overseas property owners worldwide. While our marketing focuses on clients in Taiwan, Hong Kong, and Singapore, our service is fully available to owners residing anywhere outside Japan.

Sign up for any paid plan (Plan A, B, or C) and complete the onboarding form with your property details. We handle the rest — preparing and submitting the 納税管理人届出書 (tax representative notification form) to your local tax office on your behalf. The entire process takes less than 10 minutes on your end.

You will need the following:

• Your property address in Japan
• Your current overseas address
• A copy of your property registration (登記簿謄本) or purchase agreement
• Your contact email and preferred language

If you are unsure about any of these, our team is happy to guide you through the process.

Yes. Switching is straightforward — you submit a new 納税管理人届出書 naming Japan YES as your representative, which automatically supersedes the previous appointment. We can walk you through the process after you sign up.

Onboarding takes less than 10 minutes. Once your details are submitted, we register with your local tax office and activate your dashboard within 3 business days. From that point, all incoming mail is handled by Japan YES.

Many Japanese institutions — local governments, property management companies, banks, and utility providers — require a Japan-based mailing address and contact point. Starting April 2026, Japan's revised condominium law also introduces a domestic manager (国内管理人) framework for overseas owners. Japan YES provides our address as your official contact point, so institutions can always reach "you" in Japan.

Yes. By registering our address with Japanese institutions, your personal overseas address stays off public-facing documents and correspondence. All mail arrives at our office and appears in your dashboard.

They are related but distinct. The tax representative (納税管理人) is a formal registration with tax authorities specifically for tax matters. The domestic contact address covers everything else — management companies, utilities, local government correspondence. Japan YES provides both in every paid plan.

All mail sent to your registered address with us is collected, scanned within 3 business days, and uploaded to your secure dashboard. Each item includes an AI-generated English summary, so you immediately understand what arrived — whether it's a tax notice, an HOA meeting announcement, or a utility bill.

Original documents are stored according to your plan: 30 days (Plan A), 3 months (Plan B), or 6 months with annual forwarding (Plan C). You can request domestic or international forwarding for any item directly from your dashboard before the storage period ends.

AI-powered summaries are provided for all scanned mail as standard. For legally important documents — court notices, contracts, official government correspondence — professional human translation is available on request.

Time-sensitive items are flagged in your dashboard and you receive an instant notification by email. Our team monitors for documents requiring urgent action — such as payment deadlines or legal notices — so nothing slips through.

Japan YES holds funds on your behalf and pays your Japanese bills — property taxes, management fees, utilities — directly from our account. You top up via international credit card, and every payment is recorded in your dashboard with clear separation between our service fees and actual costs.

Yes. Client funds are managed separately from our operating accounts, and your dashboard shows a transparent record of every deposit and payment, including receipts.

Many Japanese contractors, suppliers, and local services only accept domestic bank transfer (銀行振込) — no international credit cards. Without a Japanese bank account, paying them from overseas is difficult and expensive. We pay on your behalf and charge the actual amount plus a small bank transfer fee.

Yes. Setting up Japanese utilities typically requires phone calls and paperwork entirely in Japanese. We handle the full process — electricity, gas, water, and internet — for a fixed fee of ¥33,000 (utilities) with internet setup available in Plan C. You never need to make a single phone call in Japanese.

Yes. We can manage utility transfers when tenants move in or out, coordinating directly with providers and your property management company in Japanese.

Yes. We research local vendors, gather quotes, communicate in Japanese, and coordinate the work from start to finish. You give instructions in English; we handle everything locally. The fee is 5% of the contractor invoice up to ¥1,000,000 (3% on amounts above that), with a minimum fee of ¥11,000.

Yes. With licensed real estate expertise and experience in minpaku research, we can coordinate renovation quotes, inspections, and vendor management for owners converting properties to short-term rental use.

Through our invoice payment service. Most Japanese contractors only accept bank transfer, so we pay them directly and bill you the actual amount plus the coordination fee — all visible in your dashboard.

Our founder is a licensed 宅地建物取引士 (Real Estate Transaction Specialist) — Japan's national real estate license. We can advise on property law, buying and selling procedures, market conditions, and ownership obligations for non-residents. Consultation is included in every paid plan.

Yes. As a licensed real estate professional affiliated with Keller Williams, our founder handles transactions for overseas clients — from property search and due diligence to contract review and closing, all bilingually.

Yes. Property valuation requests are available even on the Free Plan (1 per month). For owners considering a sale, we provide market analysis based on licensed real estate expertise.

Yes — that's exactly what we're built for. You give instructions in English (or Chinese), and we communicate with tax offices, management companies, utility providers, and local authorities entirely in Japanese. Your dashboard is available in English, Japanese, and Chinese.

Yes. Many Japanese institutions only handle matters by phone, in Japanese, during business hours. Our team makes those calls for you and reports back in English through your dashboard.