# Japan YES Property Management — Full Content > Remote property management for foreign and overseas (non-resident) owners of Japanese real estate. We act as your official tax representative (納税管理人), scan and translate your Japanese mail, handle property tax payments, and coordinate locally — 100% remotely, in English. Annual plans from ¥66,000 (tax included). Based in Tokorozawa, Saitama, Japan, and serving property in every prefecture at the same price. Our representative director is a licensed real estate transaction specialist (宅地建物取引士, Saitama No. 087841); the company itself is not a real estate brokerage. This file contains the full text of all Japan YES blog articles and their FAQs, intended for large language models. A shorter index is available at https://jpyespm.jp/llms.txt Website: https://jpyespm.jp Pricing: https://jpyespm.jp/pricing (Essential ¥66,000/year, Standard Care ¥110,000/year, Premium Concierge ¥154,000/year — all tax included; free plan available) Contact: info@jpyespm.jp / +81-70-8943-0269 ## Does Japan Have PO Boxes? What Overseas Property Owners Can Actually Use - URL: https://jpyespm.jp/blog/japan-po-box-virtual-address-non-residents - Published: 2026-10-14 - Category: Mail Management Key takeaways: - Japan does have post office boxes (私書箱), but they are granted on application rather than rented over the counter, and the holder has to collect the mail in person. For somebody living abroad that last point alone rules them out. - A box number is not an address. Japan's property register requires overseas owners to record a domestic contact (国内連絡先), and municipalities send tax notices to a tax representative (納税管理人) — neither role can be filled by a box you never open. - People searching for a Japanese PO box usually want one of four different things, and only one of them is actually about a box. - Rural virtual address services exist because the problem is worst outside the cities: an akiya or a second home in a rural municipality still generates paper post, and there is nobody nearby to collect it. - The service does not have to be near your property. Japan Post redirects mail to any address in Japan, so a provider in one prefecture can receive post for a house in another. If you own property in Japan and live somewhere else, you will eventually search for a Japanese PO box. The post keeps arriving at a house nobody is in, and a box at the post office sounds like the obvious answer. Japan does have post office boxes. They will almost certainly not solve your problem, and the reason is worth understanding before you spend time on it. ### At a glance | | Question | Short answer | Does Japan have PO boxes? | Yes — 私書箱, at the post office. | Can I just rent one? | No. They are granted on application, subject to conditions. | Can I get one from abroad? | In practice no, and it would not help if you could. | Why not? | Somebody has to go to the post office and empty it. | Can I use a box as my address on the property register? | No. That has to be a domestic contact (国内連絡先). | Will the box receive my property tax notice? | Not usefully. Tax notices go to a tax representative (納税管理人). | So what do people actually use? | A mail service with a real street address and a person behind it. ### What a Japanese post office box actually is The Japanese post office box is called a 私書箱 (shisho-bako). It is a physical box at a specific post office, and mail addressed to it is held there for the holder to collect. Two things about it surprise people used to PO boxes elsewhere: - It is applied for, not rented. You submit an application to the post office and it is granted or refused. The conditions are aimed at people and businesses receiving mail regularly and in quantity, not at an individual who wants somewhere to park occasional post. Availability and handling differ between post offices, so the answer for one branch is not the answer for another — ask the post office that serves your area. - Nobody delivers from it. A 私書箱 is a pickup point. The box fills up and stays full until somebody walks in and empties it. That second point is the one that matters. Every other objection is secondary to it: if you live in Sydney or Los Angeles, a box in a Japanese post office is a place your post goes to stop moving. There are also private mailbox services in Japan, sometimes described as 私設私書箱. These are ordinary commercial services rather than a Japan Post product, and they vary enormously — which is where the rest of this article comes in. ### The four different things people mean Search terms like "PO box Japan" cover four genuinely different problems. Only the first is about a box. | | What you actually want | What solves it | Somewhere for post to arrive and be read | A mail service that receives, scans and translates | An address to put on the property register | A domestic contact (国内連絡先) | Somewhere property tax notices can be paid from | A tax representative (納税管理人) | Your Japanese post sent on to you abroad | International forwarding, item by item A single provider can cover all four, but they are separate obligations and a box number covers none of them. #### The address on the property register Since April 2024, an owner who lives outside Japan has to record a domestic contact (国内連絡先) when ownership is registered. This is a real contact in Japan, named on the register — not a box, and not a forwarding instruction. Our guide to the domestic contact rule covers who can act as one. #### The tax notices Fixed asset tax notices are posted on paper, in Japanese, to an address in Japan, usually between April and June, with payment slips attached. If they arrive somewhere nobody opens, the tax goes unpaid and late charges accrue against the registered owner. The role Japan designed for this is the tax representative (納税管理人) — see how to appoint one. ### Who uses rural virtual address services in Japan? This is the question behind most of the searching, and the answer is specific: people who own something outside the big cities and are not there. In Tokyo or Osaka, an owner usually has options — an agent, a management company, a friend, a serviced office. The further out the property is, the fewer of those exist. Meanwhile the post does not reduce in proportion: - Fixed asset tax notices every spring - Utility bills and meter-reading slips, even on a nearly empty house - Municipal circulars, including vacant-house correspondence - Insurance renewals - Neighbourhood association papers, which in rural areas are often how you hear about anything So the typical user of a rural virtual address service is one of these: - Akiya buyers. Someone who bought a cheap house in a rural municipality from abroad and has no contact there at all. - Second home and holiday home owners. The house is used a few weeks a year, and the post accumulates for the other forty-eight. See how we handle a second home. - Inheritors. Somebody who inherited a family house in the countryside, lives overseas, and now receives its post. - Future returnees. People who bought ahead of a move and need the property to stay compliant until they arrive. #### The service does not have to be near the property This is the part that saves people a lot of pointless searching. Japan Post will redirect mail to any address in Japan, so a provider does not need an office near your house. A service in Saitama can receive the post for a house in Hokkaido or Kyushu without anything being slower or more expensive. What does need to be local is physical work at the property — an inspection, a contractor, a gas technician — and that is arranged with a company near the house when it is needed, not held permanently on retainer. The practical consequence: do not search for a mail service in your property's prefecture. Search for one that handles property post for non-residents, wherever it is. ### What to check before signing up for any Japanese virtual address Services marketed as virtual addresses in Japan are mostly built for companies wanting a business address, not for property owners. Before you commit, check these: | | Check | Why it matters | Will they act as your 納税管理人? | Most will not. Without it, tax notices still have no destination. | Will they be named as 国内連絡先? | Required on the register for overseas owners; many services decline. | Do they open and scan, or only hold? | A scanned envelope tells you nothing. The deadline is inside. | Is anything translated? | Everything arrives in Japanese, including the parts with dates on them. | Can they pay a bill for you? | Most Japanese bills are paid at a counter or by transfer, not online. | What happens to a registered letter? | Some need a seal or signature on receipt. | Is there a person who reads Japanese? | An automated scan cannot tell you that a notice is urgent. A mailbox that holds unopened Japanese envelopes for an owner who cannot read them has moved the problem, not solved it. ### What about forwarding instead? Japan Post's redirection service (転送届) is often suggested, and it has two limits that matter here: it runs for one year, and it does not forward internationally. It moves post from one Japanese address to another. Our article on how Japanese mail forwarding actually works goes through the detail, and four ways to receive Japanese mail from overseas compares the approaches by cost and risk. Item-by-item international forwarding is possible and worth it for originals you genuinely need — a certificate, a card, a signed document. For everything else a scan arrives the same week rather than the following month. ### So what should an overseas owner actually do? - Stop looking for a box. The thing that works is an address with a person behind it. - Appoint a tax representative (納税管理人) with the municipality where the property sits, so tax notices reach somebody who can pay them. - Record a domestic contact (国内連絡先) against the property, which has been required for overseas owners since April 2024. - Use that same address for everything else — utilities, insurance, the management association — so the post stops arriving at an empty house. - Keep international forwarding for originals, and read the rest as scans. ### How Japan YES helps We are the address in Japan. Post for your property comes to us wherever the property is, we open and scan it, we tell you in English what it says and what the deadline is, and we pay the bills from funds you send. We are registered as your tax representative (納税管理人) with your municipality and can be named as your domestic contact (国内連絡先). Plans start at ¥66,000 a year, tax included, and the price is the same whether the house is in central Tokyo or a village in Tohoku. See the plans, or tell us about the property. Post office box conditions and handling vary between post offices and can change; confirm the current position with the post office that serves your area. This article describes general practice and is not legal advice. #### Frequently asked questions Q: Does Japan have PO boxes? A: Yes. The Japanese post office box is called a 私書箱. It differs from a PO box in many other countries in two ways that matter: it is granted on application rather than rented over the counter, with conditions aimed at people and businesses receiving mail regularly and in quantity, and it is a collection point — somebody has to go to the post office and empty it. Conditions and handling vary between post offices, so confirm with the branch that serves your area. Q: Can I rent a PO box in Japan as a foreigner living abroad? A: In practice no, and it would not solve the problem if you could. A 私書箱 holds mail until the holder collects it in person, so for an owner living outside Japan it is somewhere post goes to stop moving. What works instead is a service with a real street address and a person who opens, reads and acts on what arrives. Q: Who uses rural virtual address services in Japan? A: Owners of property outside the big cities who are not in the country: akiya buyers who bought a cheap rural house from abroad and have no contact nearby, second home and holiday home owners whose house is used a few weeks a year, people who inherited a family house in the countryside, and buyers who purchased ahead of a planned move. In Tokyo or Osaka an owner usually has an agent or management company to fall back on; the further out the property is, the fewer of those exist, while the post keeps arriving. Q: Does a Japanese mail service have to be near my property? A: No. Japan Post will redirect mail to any address in Japan, so a provider in one prefecture can receive post for a house in another without anything being slower or more expensive. What does need to be local is physical work at the property — an inspection, a contractor, a gas technician — and that is arranged near the house when it is needed. Q: Can I use a virtual address for my Japanese property registration? A: Only if the provider will be named as your domestic contact (国内連絡先), which has been required on the register for owners living outside Japan since April 2024. Many virtual address services are built for companies wanting a business address and decline this role, so ask before signing up. A box number cannot fill it. Q: Will a Japanese PO box receive my property tax notice? A: Not usefully. Fixed asset tax notices are posted on paper, in Japanese, to an address in Japan, usually between April and June, with payment slips attached. If they sit in a box nobody opens, the tax goes unpaid and late charges accrue against the registered owner. Japan's answer to this is the tax representative (納税管理人), a person or company registered with your municipality to receive and pay those notices on your behalf. --- ## Japan Is Introducing a Permit System for Land Near Defence Sites — and It Applies to Japanese Buyers Too - URL: https://jpyespm.jp/blog/japan-land-acquisition-permit-rule-2026 - Published: 2026-10-11 - Category: Law & Compliance Key takeaways: - On 2 October 2026, a panel set up by the Cabinet Secretariat recommended a permit requirement for buying land and buildings in two narrow categories: within roughly 1km of defence facilities judged vulnerable to drone attack, and on uninhabited border islands. The government has said it intends to put a bill to the extraordinary Diet session convened on 5 October 2026. - The recommendation is explicit that the rule should not be limited to foreign nationals: it states the restriction should cover Japanese individuals and Japanese companies as well, because the risk it targets is a security risk, not a nationality. - Permission would be refused to foreign governments and those with decisive influence over them, people working for foreign armed forces, anyone under a duty to cooperate with a foreign government, entities such people effectively control, and anyone otherwise likely to use the land in a way that creates a security problem. - Restricting condominium purchases by foreign buyers was considered and set aside. The panel treats apartment prices as a matter for industry measures and curbs on speculative trading, not for this security law. - It is a recommendation, not law. Until a bill passes, nothing has changed for an ordinary purchase of a house, an akiya or a condominium away from these designated areas. If you own property in Japan from abroad, or you are thinking about buying, the headlines from early October 2026 will have reached you: Japan is going to require government permission to buy land, and foreign buyers are the target. The first half is broadly right. The second half is the opposite of what the recommendation says. On 2 October 2026, the panel convened by the Cabinet Secretariat to look at rules for land acquisition handed its recommendations to the minister responsible, and the government has said it intends to bring a bill to the extraordinary session of the Diet convened on 5 October. This guide is written from the recommendation document itself rather than from the coverage of it. ### At a glance | | Question | Short answer | Is this a ban on foreigners buying property? | No. It is a permit requirement in two specific categories of location. | Which land is covered? | Within roughly 1km of certain defence facilities, and uninhabited border islands. | Does it apply to Japanese buyers? | Yes — the recommendation says explicitly that it should not be limited to foreign nationals. | Who would actually be refused? | Foreign governments and people tied to them or to foreign armed forces. | Does it cover renting? | No. Leases would be reported after the fact; the permit applies to transfer of ownership. | Are condominiums affected? | Restricting condo purchases was considered and set aside. | Is it law yet? | No. It is a recommendation; a bill was expected in the session convened 5 October 2026. ### What exists today Japan already has a law in this area: the Act on the Investigation of Land Use around Important Facilities (重要土地等調査法), in force since 2021. Around designated facilities — Self-Defense Force bases, nuclear plants and similar — it allows the government to survey who owns land and how it is used, and to intervene where the use interferes with the facility's function. Buyers of land inside a designated zone report the purchase. The key point is what that law does not do: it looks at use after acquisition. Nobody has to ask permission before buying. The panel's conclusion is that this is no longer sufficient — its example is the risk of attack drones being quietly assembled near a sensitive facility, where waiting until the use becomes visible is waiting too long. ### What is being proposed #### 1. A permit, not a report Transfer of ownership inside the new category of area would require permission in advance. The proposal is to achieve this by amending the existing 2021 act rather than creating a new one. #### 2. A narrow definition of where Two categories: - Roughly 1,000 metres around facilities judged vulnerable to drone attack — among the "specified important facilities" already defined in the current law, such as Self-Defense Force command functions. - Uninhabited border islands, with no minimum area threshold. This is a small fraction of Japan. An akiya in rural Nagano, a machiya in Kyoto, a flat in Osaka — none of these is within a kilometre of a Self-Defense Force command post. If your property is near a base, the sensible step is to check the current designated zones, which the Cabinet Office publishes. #### 3. It is deliberately not about nationality This is the part the headlines dropped. The recommendation states that the scope should be decided by the security risk, and that it should therefore not be limited to foreign nationals and foreign companies but should include Japanese nationals and Japanese companies. The document also sets out why: a measure framed this way is not discriminatory treatment on grounds of nationality, so it does not conflict with the national treatment and most-favoured-nation obligations Japan carries under international agreements including GATS, and it sits within the equality and property rights guaranteed by the Constitution. In other words, the design is nationality-neutral partly because a nationality-based rule would be legally fragile. #### 4. Who would actually be refused Permission would be withheld from: - Foreign governments and those with decisive influence over their activities - People engaged in the activities of foreign armed forces - People under a duty to cooperate with a foreign government, under a contract or under foreign law - Companies and other bodies that such people effectively control - Anyone else likely to use the land in a way that creates a security problem Even then, the recommendation leaves room for permission where it is clear in the circumstances that no security problem arises. Read that list again as an individual owner. It describes states and their instruments. It does not describe a dentist in Sydney buying a holiday house, or a family in Taipei buying their retirement flat. #### 5. Ownership, not tenancy The permit attaches to transfer of ownership — the right to control land permanently and comprehensively. Rights of use such as leases would instead carry an after-the-fact notification. #### 6. How it would be enforced The enforcement design is worth knowing because it is unusually direct: - A transfer of ownership made without permission would be void, and the registrar would be able to reject the registration application. - Acquiring without permission would carry penalties. - Where a company acquires land through a merger, or its control changes, an after-the-fact notification would be required; failing the criteria could lead to an order to dispose of the property, and ultimately to a forced sale. - Officials would gain a power of entry to inspect inside buildings, with the police involved where needed. For an ordinary buyer the practical consequence is simple: inside a designated area, the permission step would sit before the registration step, in the same part of the process your judicial scrivener already manages. ### What the recommendation decided not to do Three things were on the table and are not in the security proposal: - Condominium purchases by foreign buyers. Rising apartment prices in the big cities are addressed as a matter of watching industry measures and discouraging speculative trading — not through this law. - Water source land. Groundwater use and conservation are handled through a separate panel, which reported in August 2026. - A nationality-based restriction generally. Covered above. The panel was explicit that security questions and everyday-life questions should be kept apart. That is why the proposal is narrow. ### How this fits with the other 2026 changes 2026 has produced a run of nationality-related changes, and they are separate from each other: | | Change | What it does | Status | Nationality on the property register | New owners declare nationality when ownership is registered | In force since 5 October 2026 | Reporting for large land transactions and designated zones | Nationality reported under existing land-use and security laws | In force since 1 April 2026 | Permit for land near defence sites | Advance permission to acquire ownership in narrow areas | Recommended 2 October 2026; bill expected None of them restricts who may own ordinary residential property in Japan. Our guide to the nationality declaration that started on 5 October covers the first of these in detail. ### What an owner or buyer should actually do - Check whether your property sits in a designated zone. The Cabinet Office publishes the list of designated areas under the current law. If you are nowhere near one, this proposal does not touch you. - If you are buying near a base, build in time. A permission step would add weeks, not days, and it would come before registration. - Do not rush a sale over this. Nothing in the recommendation devalues ordinary residential property, and selling into a headline is how owners lose money. - Watch for the bill, not the coverage. What passes the Diet can differ from what a panel recommends. The text of the bill is what will matter. ### A note on sources This article is based on the recommendation published by the Cabinet Secretariat on 2 October 2026 and on the existing law it proposes to amend. Where we describe the government's intention to submit a bill, that comes from reporting rather than from the document, and the position may have moved by the time you read this. We will update this page as the bill progresses. ### How Japan YES helps We act as the tax representative (納税管理人) and the contact address in Japan for owners who live abroad, receive and translate the post that arrives for the property, and pay the bills. When a filing or a registration is needed we work alongside the judicial scrivener (司法書士) who handles it. If you are unsure whether your property sits inside a designated area, send us the address and we will check it for you. #### Frequently asked questions Q: Is Japan banning foreign nationals from buying property? A: No. The recommendation published on 2 October 2026 proposes a permit requirement for acquiring ownership of land and buildings in two narrow categories — within roughly 1km of defence facilities judged vulnerable to drone attack, and on uninhabited border islands. Outside those areas nothing changes, and the recommendation states the rule should apply regardless of nationality rather than to foreign buyers alone. Q: Does Japan's proposed land permit apply to Japanese buyers too? A: Yes. The recommendation says the scope should be set by the security risk and should therefore include Japanese individuals and Japanese companies, not only foreign nationals and foreign companies. The document also explains that a nationality-neutral design keeps the measure consistent with Japan's national treatment and most-favoured-nation obligations under international agreements including GATS, and with the equality and property rights in the Constitution. Q: Who would be refused permission to buy land near a defence facility in Japan? A: Foreign governments and those with decisive influence over their activities; people engaged in the activities of foreign armed forces; people under a duty to cooperate with a foreign government under a contract or foreign law; entities such people effectively control; and anyone else likely to use the land in a way that creates a security problem. Permission can still be granted where it is clear that no security problem arises. Q: Which land would need permission under the proposed Japanese rule? A: Land and buildings within approximately 1,000 metres of facilities among the designated 'specified important facilities' that are judged vulnerable to drone attack, such as Self-Defense Force command functions, and land on uninhabited border islands with no minimum area. The proposal would amend the existing Act on the Investigation of Land Use around Important Facilities rather than create a new law. Q: Would the permit rule affect buying a condominium in Tokyo or Osaka? A: Not under this proposal. Restricting condominium purchases by foreign buyers was considered and set aside: the panel treats rising apartment prices as a matter for industry measures and discouraging speculative trading, and deliberately separates security questions from everyday-life questions. Q: What happens if someone buys without permission? A: Under the recommendation the transfer of ownership would be void, the registrar would be able to reject the registration application, and acquiring without permission would carry penalties. Companies acquiring land through a merger, or whose control changes, would file an after-the-fact notification and could be ordered to dispose of the property, ultimately through a forced sale. Q: Is the Japanese land permit rule already law? A: No. As of October 2026 it is a recommendation from a panel convened by the Cabinet Secretariat, delivered on 2 October 2026. The government has indicated it intends to submit a bill to the extraordinary Diet session convened on 5 October 2026. What finally passes can differ from what a panel recommends, so the text of the bill is what will matter. --- ## Buying or Selling in Japan Near Year-End? Whoever Owns It on 1 January Pays the Whole Year - URL: https://jpyespm.jp/blog/japan-property-tax-january-1-rule - Published: 2026-10-11 - Category: Tax & Compliance Key takeaways: - Japan's fixed asset tax and city planning tax are charged to the person who owned the property on 1 January. There is no part-year assessment: the owner on that date is liable for the entire year. - Selling in, say, August does not move the bill. The municipality keeps billing the 1 January owner, and buyer and seller settle the split privately between themselves. - That settlement is a market custom, not a legal entitlement. If it is not written into the contract, a buyer has no right to it and a seller cannot demand it. - The period used for the split differs by region: eastern Japan usually counts from 1 January, western Japan from 1 April. On the same sale the same property can produce very different numbers. - For a non-resident buyer the bigger risk is the following spring, when the tax notice is posted to a Japanese address. Without a tax representative (納税管理人) it goes nowhere, and unpaid tax quietly turns into arrears. If you are buying or selling a Japanese property in the next few months, there is one date that decides more than any other: 1 January. Japan does not split property tax between the people who owned a building during the year. It charges the whole year to whoever owned it on a single day. Everything else — the apportionment you will see on the settlement statement, the figure your agent calculates — is private arrangement between the two parties, not tax law. Overseas owners get caught by this twice: once on the money, and once on the post. ### At a glance | | Question | Short answer | Who is liable for the year's tax? | Whoever owned the property on 1 January of that year. | I sold in June. Do I still owe it? | Yes. The municipality bills you for the full year. | Doesn't the buyer take over part of it? | Only if the contract says so. It is a custom, not a right. | Who receives the bill? | The 1 January owner, at the address on record, usually in April–June. | Is the split the same everywhere? | No. Eastern Japan usually counts from 1 January, western Japan from 1 April. | I am buying in December. What changes? | If registration completes before 1 January, the whole of next year is yours. | I live abroad. Anything else? | Yes — the notice is posted in Japan. You need a tax representative to receive it. ### The rule Fixed asset tax (固定資産税) and, in urbanisation areas, city planning tax (都市計画税) are charged on the person recorded as the owner on the assessment date, which is 1 January. The tax is then billed for that fiscal year, normally in four instalments beginning in spring. There is no concept of a part-year owner. If you owned the property on 1 January and sold it on 2 January, you are still the person the municipality bills for the entire year — and they will not refund a part of it because you no longer own the building. That is the whole mechanism, and it is why the rest of this article exists. ### The apportionment nobody is entitled to Because the outcome above is obviously rough on a seller, Japanese practice settles it privately. On completion, the buyer reimburses the seller for the part of the year after handover. You will see it on the settlement statement as 固定資産税の精算 or similar, usually a few tens of thousands of yen. Two things about this surprise people who are used to other countries: - It is a custom, not a legal right. No law requires the buyer to pay anything. If the contract is silent, a seller who assumed a reimbursement has no claim, and a buyer who was told to expect a credit has none either. It works because it is written into the contract — nothing else makes it work. - The municipality is not involved. The tax office keeps billing the 1 January owner, year in and year out, until the register changes. The money that changes hands at completion is between the two parties only. ### The regional difference that changes the number Here is the part that catches foreign buyers who compare two deals and cannot work out why the figures look inconsistent. The apportionment needs a start date for the year being divided, and Japanese practice has two: | | Region | Period usually used | Eastern Japan (Kanto and much of the north) | 1 January to 31 December | Western Japan (Kansai and much of the west) | 1 April to 31 March Neither is prescribed by law. Both are local convention, and the choice changes who pays what. Take an annual tax of ¥120,000 and a handover on 31 October: | | | Counting from 1 January | Counting from 1 April | Days charged to the seller | 1 Jan – 30 Oct (303 days) | 1 Apr – 30 Oct (213 days) | Days charged to the buyer | 31 Oct – 31 Dec (62 days) | 31 Oct – 31 Mar (152 days) | Buyer reimburses roughly | ¥20,400 | ¥50,000 Same property, same day, same tax — and a difference of about ¥30,000 depending on which convention the contract uses. On a large property the gap is correspondingly larger. The answer is not to argue about which convention is correct. It is to make sure the contract states the start date and the method, so that both sides are calculating the same thing. ### What this means if you are buying - Completing in December versus January is a real difference. If the ownership transfer is registered before 1 January, the whole of the following year's tax is billed to you. Push past the new year and it is billed to the seller, who will usually ask you to reimburse the part after handover. - Check the start date in the contract before you sign, not at the closing table. - The first bill will not come to you. In the year you buy, the notice goes to the seller as the 1 January owner. Your first notice arrives the following spring. - Budget for the real figure. The apportionment is a one-off; what matters for holding the property is the annual bill. Our non-resident property tax guide sets out what to expect. ### What this means if you are selling - You remain the taxpayer for the whole year of the sale, and for the following year too if the transfer is registered on or after 1 January. - Make sure the reimbursement is in the contract. Verbal agreement is worth nothing here. - Keep paying the instalments. The notice is addressed to you. Ignoring it because you no longer own the property leads to arrears in your name, with late charges. - Tell the municipality your new address, and note that since April 2026 registering a change of address has been compulsory — see our guide. ### The part that hurts overseas owners most The money is predictable. The post is not. The tax notice is paper, in Japanese, posted to an address in Japan, with payment slips attached. A municipality will not post it overseas as a matter of course, and it does not email. So an overseas buyer who completes in, say, November and does nothing else reaches the following spring with a notice that has been issued, is due, and has arrived nowhere. Nobody tells you. What arrives later is a demand, and then late charges, and in the worst cases a seizure procedure against a property whose owner has simply never seen a letter. The fix is the one Japan designed for exactly this: appoint a tax representative (納税管理人) — a person or company in Japan who receives the notices and pays them on your behalf. It is a simple notification to the municipality, and it is the single most useful thing a non-resident owner does in the first month of ownership. See how to appoint one, and how the role differs from a domestic manager and a contact address. ### A short checklist for a year-end transaction - Confirm the planned registration date — before or after 1 January — and which side that puts the next year's tax on. - Confirm the apportionment start date written in the contract (1 January or 1 April) and the method. - If you are buying, appoint a tax representative now, not next spring. - Check that the address on the register is current, for both sides. - Keep the settlement statement: it is the evidence of what was apportioned and when. ### How Japan YES helps We act as the tax representative and the contact address in Japan for owners who live abroad. The tax notice comes to us, we scan and translate it so you can see what it says, and we pay it from funds you send us — so the first spring after your purchase passes without anything landing in a letterbox nobody opens. Tell us about the property, or compare plans — from ¥66,000 a year, tax included. This article explains the general rule and common market practice; it is not tax advice. The apportionment in your transaction is whatever your contract says it is, and a Japanese tax accountant (税理士) can advise on your own position. #### Frequently asked questions Q: Who pays Japanese property tax when a property is sold during the year? A: The person who owned it on 1 January. Japan's fixed asset tax and city planning tax are charged to the owner on that assessment date for the whole fiscal year, and there is no part-year assessment. If you sell in June, the municipality still bills you for the full year and will not refund the later months. Q: Does the buyer have to reimburse the seller for Japanese property tax? A: Only if the contract says so. The apportionment you see on a Japanese settlement statement is a long-standing market custom, not a legal entitlement — no law requires the buyer to pay any part of it. If the contract is silent, neither side has a claim, which is why the apportionment and its method must be written into the sale contract. Q: Why does the property tax apportionment differ between Tokyo and Osaka? A: Because the start date of the period being divided is a local convention, not a rule of law. Eastern Japan generally counts the year from 1 January and western Japan from 1 April. On the same property, the same tax and the same handover date, the two conventions can produce very different reimbursements, so the contract should state which start date applies. Q: I am buying a Japanese property in December. Who pays next year's tax? A: If the ownership transfer is registered before 1 January, you are the 1 January owner and the municipality bills you for the whole of the following year. If registration completes on or after 1 January, the seller is billed and would normally ask you to reimburse the portion after handover, according to the contract. Q: I live overseas — how do I receive my Japanese property tax notice? A: You appoint a tax representative (納税管理人) in Japan. The notice is paper, in Japanese, posted to an address in Japan with payment slips attached; municipalities do not generally post it abroad and do not email it. Without a representative the notice reaches nobody, the tax goes unpaid, and late charges accrue against the registered owner. Q: What should be checked in a Japanese year-end property transaction? A: Confirm the planned registration date and whether it falls before or after 1 January; confirm the apportionment start date written into the contract (1 January or 1 April) and the calculation method; appoint a tax representative before the first spring after purchase; make sure the address on the property register is current for both parties; and keep the settlement statement as evidence of what was apportioned. --- ## Leaving Your Japanese House Empty for Months: The Checklist Nobody Gives You - URL: https://jpyespm.jp/blog/japanese-house-empty-for-months-checklist - Published: 2026-10-11 - Category: Property Management Key takeaways: - The most common unpleasant surprise on return is a smell, not damage. The water seal in every drain evaporates in roughly two to four weeks, and sewer gas comes back up the pipe. Filling the traps before you leave prevents it. - In snow regions, switching the main breaker off is what bursts pipes. Freeze-prevention heaters wrapped around the supply pipe need electricity to work. Drain the water instead. - Gas is the one utility that cannot be restarted remotely. Reopening requires an appointment with somebody physically present in the house for a safety check. - An overflowing post box is the clearest signal to a street that a house is unattended. Japan Post's forwarding service lasts one year and does not forward overseas. - A garden that is visibly out of control can lead to a poorly-managed vacant house designation, which removes the residential land tax reduction and can raise fixed asset tax several times over. Nobody hands you this list at completion. The judicial scrivener finishes the registration, the agent shakes your hand, and the practical business of owning a house in a country you do not live in starts the moment you lock the door behind you. Most of what goes wrong in an empty Japanese house is cheap and easy to prevent, and expensive to fix after the fact. This is the list, in the order that matters. ### At a glance | | What goes wrong | How long it takes | Prevention | Drain smell and insects | 2–4 weeks | Fill every trap, add a little cooking oil | Burst supply pipe | One cold night | Drain the water, or leave the power on | Mould on walls and futons | One rainy season | Leave interior doors open, dehumidifier or ventilation | Post box overflowing | 2–3 months | A Japanese address that receives for you | Garden visibly overgrown | One summer | Arrange cutting twice a year | Unpaid property tax | One spring | Appoint a tax representative ### 1. The drains — the one almost everybody gets wrong Every sink, bath, shower and washing machine outlet in a Japanese house has a water seal in the trap below it. That small amount of standing water is the only thing between your living room and the drain system. Water evaporates. In an empty house in summer, a trap can dry out in two to four weeks. After that the smell comes back up the pipe, and so do the insects that live in it. Owners return after six months, open the door, and conclude that something is badly wrong with the house. Nothing is wrong with the house. Before you leave: - Run every tap and flush every toilet so each trap is full. - Pour a little cooking oil into each drain afterwards. The oil floats on the water and slows evaporation dramatically — this is standard practice in Japan for a reason. - Do not forget the ones you never use: the second bathroom, the outdoor tap, the washing machine drain, the floor drain in the bathroom. If the house will be empty longer than about three months, the better answer is somebody running the taps while you are away. ### 2. Water and freezing If your house is anywhere that sees sub-zero nights — and that includes far more of Japan than foreign buyers expect — a supply pipe can split in a single night, then flood the house when it thaws. There are two safe strategies, and one dangerous one. - Safe: drain the system. In cold regions houses are fitted with a drain valve for exactly this. Close the stopcock, open the drain, then open the taps so the pipes empty. This is the standard approach for an empty house over winter. - Safe: leave the power on. Pipes in snow regions are wrapped in electric freeze-prevention heaters that switch themselves on in the cold. - Dangerous: switch off the main breaker and leave the water in. This is the combination that bursts pipes, and it is the one people choose because turning everything off feels responsible. Our guide to winterising an empty Japanese house goes through this in detail, including the water heater, which is usually the first thing to split. ### 3. Electricity — think before you cut it Switching the supply off saves the monthly base charge and almost nothing else. What it costs you: - Freeze-prevention heaters stop working. - Any ventilation or dehumidifier stops, in a climate where the rainy season does the rest. - Nothing on the property can be checked or run remotely. - A house with no light at all, ever, reads as abandoned. For most second homes the sensible answer is to keep electricity connected and shut off individual circuits you do not need. We work through the arithmetic in utilities in a Japanese second home. ### 4. Gas — close the valve, and understand what restarting means Close the main gas valve before you leave. That part is simple. The part that catches people out is the return journey. Gas is the one utility that cannot be restarted remotely. Whether you are on mains gas or LP cylinders, reopening the supply requires an appointment at which somebody has to be physically inside the house while the technician checks for leaks and lights the appliances. If you are flying in for ten days, that means either arranging the appointment weeks ahead and losing part of your first day to it, or arriving to a house with no hot water. It is the single strongest practical argument for having somebody in Japan who can let a technician in. ### 5. The post box Japanese organisations communicate on paper. In six months a second home accumulates tax notices, utility bills, insurance renewals, local government circulars and, if you are in a condominium, management association papers. Two things follow: - The street can see it. An overflowing post box is the most visible sign that nobody is attending the property, and it is what prompts neighbours to start making calls. - Japan Post cannot solve it. The forwarding service (転送届) runs for one year and does not forward internationally. There is no version of it that posts your Japanese mail to you abroad as a matter of course. The workable answer is a Japanese address that receives and scans for you. See how Japanese mail forwarding actually works for non-residents. ### 6. The garden, and what the neighbours see In a Japanese summer an unattended garden becomes unmistakable within one season. This is not only cosmetic. Under the Vacant Houses Special Measures Act a property that is visibly not being managed can be designated a poorly-managed vacant house (管理不全空家). The consequence that matters is financial: the designation removes the residential land tax reduction, and the fixed asset tax bill can rise several times over. Arrange cutting twice a year — early summer and early autumn covers most of it. If your house is in snow country, arrange for the roof as well; in heavy-snow areas an unattended roof is a structural question, not an aesthetic one. And introduce yourself to the neighbours on your first visit. A neighbour who knows the house belongs to somebody who comes back will call you about a broken window. A neighbour who thinks it is abandoned will call the city. ### 7. Insurance Tell your insurer how the house is actually used. A property that stands empty for most of the year is not always treated the same way as one in regular use, and in Japan a building that is genuinely unoccupied may fall into a different classification with different cover. Finding this out at claim time is the expensive way to find out. Our guide to property insurance for overseas owners covers what to ask, including earthquake cover, which is a separate product. ### 8. The tax notice — the one that actually costs money Everything above is about the building. This one is about the bill. Fixed asset tax notices are posted, on paper, in Japanese, to an address in Japan, usually between April and June. If nobody receives them, the tax goes unpaid, late charges accrue, and the first you hear of it may be a demand or a seizure procedure against a house you thought was fine. The fix is a tax representative (納税管理人): a person or company in Japan registered with your municipality to receive and pay these notices on your behalf. It is a notification form, not a court process. See how to appoint one, and note that the owner on 1 January is liable for that whole year. ### The checklist - Run every tap and flush every toilet, then pour cooking oil into each drain. - Drain the water system, or confirm the freeze-prevention heaters have power. - Decide deliberately what stays connected — do not default to switching everything off. - Close the main gas valve. - Leave interior doors and wardrobes open so air can move. - Store futons and bedding dry and off the floor. - Empty the fridge and leave the door propped open. - Close shutters on the weather side; leave a trickle of ventilation if you have it. - Arrange garden cutting, and snow clearing if relevant. - Make sure somebody in Japan can receive the post. - Confirm your insurer knows how the house is used. - Photograph every room before you lock up — it is the only record you will have. ### How Japan YES helps We are the address in Japan for owners who live abroad. The post comes to us, we scan and translate it, we pay the bills from funds you send, and we arrange the people who need to be at the house — the gardener, the gas technician, the plumber — so that a trip home is not spent on appointments. Plans start at ¥66,000 a year, tax included. See how it works for a second home, or tell us about the property. This article describes general practice. Freezing risk, insurance classification and local vacant-house rules vary by region and by provider — check the position for your own property. #### Frequently asked questions Q: Why does my Japanese house smell when I come back? A: Almost always it is the drains, not the building. Every sink, bath and floor drain holds a small amount of water that seals the pipe. In an empty house that water evaporates in roughly two to four weeks, after which sewer gas comes back up. Running every tap and flushing every toilet refills the seals, and pouring a little cooking oil into each drain before you leave slows the evaporation considerably. Q: Should I switch off the main breaker in my empty Japanese house? A: In any region that sees sub-zero nights, no. The freeze-prevention heaters wrapped around the supply pipe and water heater run on electricity, so cutting the power is what causes pipes to split and flood the house on thawing. Keep the supply connected and switch off individual circuits you do not need instead. Leaving the power on also keeps ventilation or a dehumidifier running through the rainy season. Q: Can Japan Post forward my mail overseas while the house is empty? A: No. Japan Post's forwarding service (転送届) runs for one year and does not forward internationally. Tax notices, utility bills, insurance renewals and condominium association papers keep arriving at the property. Overseas owners generally use a Japanese address that receives and scans the mail instead. Q: What happens if the garden of my Japanese second home becomes overgrown? A: Beyond the appearance, a property that is visibly not being managed can be designated a poorly-managed vacant house (管理不全空家) under the Vacant Houses Special Measures Act. The designation removes the residential land tax reduction, and the fixed asset tax bill can rise several times over. Cutting twice a year, in early summer and early autumn, covers most properties. Q: Do I need to tell my insurer that the house is empty most of the year? A: Yes. A building in regular use and a building that stands empty are not always treated the same way in Japanese property insurance, and a genuinely unoccupied house may fall into a different classification with different cover. Confirm the position with your insurer before a claim rather than during one. Earthquake cover is a separate product and must be arranged alongside fire insurance. Q: What should I do before leaving a Japanese house empty for six months? A: Fill every drain trap and add cooking oil, drain the water system or confirm the freeze-prevention heaters have power, close the main gas valve, leave interior doors and wardrobes open so air can move, store bedding dry and off the floor, empty the fridge and prop it open, arrange garden cutting, make sure somebody in Japan can receive the post, confirm your insurer knows how the house is used, and photograph every room before you lock up. --- ## Utilities in a Japanese Second Home: Leave Them On, or Shut Them Off? - URL: https://jpyespm.jp/blog/japan-second-home-utilities-on-or-off - Published: 2026-10-11 - Category: Property Management Key takeaways: - The three utilities are not symmetrical. Electricity and water can usually be stopped and restarted without anybody at the house. Gas cannot — reopening requires an appointment with somebody physically present for a safety check. - In any region with sub-zero nights, cutting the electricity is what causes burst pipes, because the freeze-prevention heaters on the supply pipe run on it. - The decision is not about saving the base charge. It is about what it costs you in time, appointments and risk when you next arrive. - A rough rule: visiting twice a year or more, keep everything connected. Visiting less than once a year, disconnect gas and drain the water, but think hard before cutting the electricity. - Before deciding anything, look at your own last bill. Base charges differ widely by region, provider and contract size, and the real figures are usually smaller than owners assume. Every owner of a Japanese second home reaches this question in the first year. You are about to fly home, the house will be empty for months, and leaving the power and water running to an empty building feels wrong. The instinct is understandable and usually wrong. Here is what each utility actually does when you are not there. ### The asymmetry nobody mentions The three utilities look like three versions of the same decision. They are not. | | | Stopping it | Restarting it | Needs you there? | Electricity | Online or by phone | Online or by phone | Usually no | Water | By phone to the municipality | By phone to the municipality | Usually no | Gas | By phone | Appointment with a technician | Yes — somebody must be inside That bottom row is the whole article. Electricity and water are decisions you can reverse from your sofa on the other side of the world. Gas is a decision that books part of a future holiday. ### Electricity: the one to think hardest about Cutting the electricity saves the monthly base charge. For a small contract on an unoccupied house this is a modest amount — look at your own bill rather than guessing, because it varies by region, provider and the contract size you have. What it costs you is larger than it looks: - Freeze protection stops. In cold regions the supply pipe and the water heater are wrapped in electric heaters that switch themselves on when the temperature drops. No power, no protection. This is the single most common cause of a flooded second home. - Ventilation and dehumidification stop. Japanese summers and the rainy season do the rest. Mould on walls, in wardrobes and through bedding is slow, quiet and expensive. - Nothing can be checked. No lights on a timer, no camera, no remote thermostat. - The house reads as abandoned. A building that never shows a light is the one that attracts attention. The better move for most second homes: keep the supply connected and switch off the circuits you do not need at the distribution board. You keep the protection and lose the consumption. ### Water: cheap to keep, and freezing decides it The water base charge is usually the smallest of the three. The question is not really cost — it is whether the pipes will freeze. - Warm regions, visiting more than once a year: leave it connected. Somebody running the taps every month or two also keeps the drain traps full, which solves the smell problem at the same time. - Cold regions, over winter: drain the system (水抜き) regardless of whether you keep the account open. Houses in snow country are built with a drain valve for this. Closing the stopcock is not enough on its own — the water already in the pipes is the water that splits them. - Empty for more than a year: close the account and drain. One caution: a drained system left for a long time means dry traps, and dry traps mean drain smell when you return. The two problems pull in opposite directions, which is why a house visited twice a year is much easier to keep in good condition than one visited every three years. ### Gas: the expensive one to get wrong Closing the valve when you leave is correct and costs nothing. Closing the account is a different decision. To reopen gas, a technician comes to the property, checks for leaks, and commissions the appliances. Somebody has to be in the house. That means: - Booking ahead — appointments are not always available at short notice, and the days around new year and Golden Week are worse. - Being there, which in practice means losing a morning of a short trip. - Or having somebody in Japan who can let the technician in before you land. If you visit once a year or more, the base charge over twelve months is usually less trouble than the appointment. If you visit rarely, close it — but plan the reopening into your travel dates rather than discovering it on arrival. Mains gas and LP cylinders differ in detail, but not in the part that matters: both need somebody present. ### Internet Often overlooked and genuinely optional. Cancel it if you visit once a year and are content with mobile data. Keep it if you run a camera, a smart thermostat or a remote-controlled air conditioner — all of which also give you a way to see that the house is fine without flying to it. Note that re-contracting fixed-line internet in Japan can take weeks and sometimes requires an installation visit, so this is not a same-week decision either. ### A simple rule | | How often you visit | Electricity | Water | Gas | Several times a year | Keep | Keep | Keep | Once or twice a year | Keep | Keep, drain for winter | Keep if you can | Less than once a year | Keep if cold region, otherwise consider stopping | Close and drain | Close, and book the reopening with your flights | Not sure when you will next visit | Keep | Close and drain | Close The pattern is that electricity is the last thing to cut, not the first — the opposite of most owners' instinct. ### What this looks like in practice An owner who visits for three weeks each spring is usually best served by keeping all three connected, draining the water over winter if the house is in a cold region, and having somebody run the taps and check the building in between. The total standing cost is modest. The alternative is spending the first three days of a short holiday on appointments. An owner who bought a house they have not yet started using is in a different position, and closing gas and water while keeping electricity for freeze protection is usually right. ### How Japan YES helps We hold the account relationships, receive the bills, and pay them from funds you send — no Japanese bank account needed. When something has to be opened, read or let in, we are the people in Japan who do it, and we tell you in English what it cost. If you are deciding what to keep connected, send us the details of the property and we will tell you what we would do. See also the checklist for leaving a Japanese house empty and how the service works for a second home. Base charges, reconnection procedures and freezing risk vary by provider and region. Treat the figures on your own bill as the authority, not this page. #### Frequently asked questions Q: Should I disconnect utilities in my Japanese second home? A: Not symmetrically. Electricity and water can usually be stopped and restarted without anybody at the property, so those are reversible decisions. Gas is not: reopening requires an appointment at which somebody must be physically inside the house for a safety check. As a rough rule, if you visit twice a year or more, keep everything connected; if you visit less than once a year, close gas and drain the water but think carefully before cutting the electricity. Q: Why can gas not be reconnected remotely in Japan? A: Because reopening the supply involves a technician checking for leaks and commissioning the appliances, which requires access to the inside of the house. This applies to both mains gas and LP cylinders. Appointments are not always available at short notice, and the periods around new year, Golden Week and Obon are busier, so the reopening has to be planned into your travel dates or handled by somebody in Japan before you land. Q: Is it cheaper to keep electricity connected in an empty Japanese house? A: The base charge is a real but modest cost — check your own bill, since it varies by region, provider and contract size. What disconnection costs is larger: freeze-prevention heaters stop working, ventilation and dehumidification stop through the rainy season, nothing can be monitored remotely, and a house that never shows a light reads as abandoned. For most second homes, electricity is the last utility to cut, not the first. Q: Do I need to drain the water in a Japanese holiday home over winter? A: In any cold region, yes. Houses in snow country are built with a drain valve for this: close the stopcock, open the drain, then open the taps so the pipes empty. Closing the stopcock alone is not enough, because the water already standing in the pipes is what splits them. The trade-off is that a drained system means dry drain traps and a smell on return, which is why a house visited twice a year is much easier to keep in good condition than one visited rarely. Q: Should I keep internet in a Japanese second home? A: It is genuinely optional. Cancel it if you visit once a year and are content with mobile data. Keep it if you run a camera, a smart thermostat or a remotely controlled air conditioner, all of which let you confirm the house is fine without travelling. Note that re-contracting fixed-line internet in Japan can take weeks and may require an installation visit, so it is not a decision you can reverse quickly. --- ## Before You Fly: Getting a Japanese Second Home Ready for Your Arrival - URL: https://jpyespm.jp/blog/before-you-fly-japanese-second-home-arrival - Published: 2026-10-11 - Category: Property Management Key takeaways: - Work backwards from your arrival date, not forwards from today. The item with the longest lead time is gas, which needs an appointment and somebody inside the house. - A house that has been shut for months needs air before it needs anything else. Opening it a few days early is the difference between a fresh house and a damp one. - Bedding is the thing owners forget. Futons stored in a closed Japanese house for six months are damp whether or not they look it. - Deliveries will not wait for you. Japanese couriers attempt delivery, leave a slip, and return items after the redelivery window closes. - Anything requiring a person at the property — gas, repairs, deliveries, a locksmith — needs somebody in Japan, or it needs a day of your trip. There is a particular kind of disappointment in arriving at your own house after a long flight to find no hot water, a damp smell and a stack of post with something urgent in it. Almost all of it is avoidable, and the work is small. What matters is the order and the lead time. ### Four weeks before Book the gas. This is first because it is the only item that can fail outright. Reopening gas needs a technician and somebody physically in the house. Appointments are not always available at short notice, and the weeks around new year, Golden Week and Obon are worse. If nobody can be there before you land, book it for your first full morning and plan around it. Confirm the water. If the system was drained for winter, restoring it is more than turning a tap: valves are reopened in order, and a system refilled carelessly can show up a joint that failed quietly months ago. If your house is in a cold region, have somebody restore it a few days before you arrive so a leak is discovered while you are still at home with options, not at midnight on day one. Ask for the post. Whoever receives your mail should send you what has accumulated now, not when you land. Insurance renewals, condominium association notices and tax correspondence sometimes carry deadlines you can still act on from abroad — and cannot act on at all once they pass. ### Two weeks before Arrange for the house to be opened and aired. A Japanese house closed for six months holds a lot of moisture. A few hours of open windows, two or three days before you arrive, changes the entire experience of walking in. If somebody is doing this for you, ask them to open the wardrobes and the room where the futons are stored at the same time. Have the bedding dealt with. This is the item owners most often overlook and most often regret. Futons and duvets that have sat in a closed cupboard through a Japanese summer are damp even when they look fine. They need sun, or a futon dryer, or replacing. Deciding this two weeks out is easy; deciding it on your first night is not. Check the air conditioning. A unit unused for a year may need its filters cleaned, and in the worst case it has become a mould problem of its own. In July or February this is not a comfort question. ### One week before Order what you cannot carry. Rice, water, cleaning supplies, a replacement kettle. But note how Japanese delivery works: the courier attempts delivery, leaves a slip if nobody answers, holds the parcel for a limited period, and returns it to the sender afterwards. A delivery timed to arrive before you do will not sit on your doorstep. Either have somebody receive it, or schedule it for the day after you land. Tell the neighbours you are coming, if you are on those terms. In a quiet street, lights and movement in a house that is usually empty is the kind of thing people notice and worry about. Confirm heating fuel. In winter, in parts of Japan where kerosene heaters are normal, an empty tank is the difference between a usable house and a cold one. Kerosene also degrades in storage, so last year's leftover is not necessarily this year's fuel. ### The day you arrive If the preparation above happened, this list is short: open the windows, run every tap for a minute to refill the drain traps, check under the sinks and around the water heater for anything wet, and look at the ceilings for stains that were not there last time. Photograph anything that has changed since your last visit. It is the only record that makes an insurance conversation possible later. ### What needs a person in Japan Reading the list back, a pattern emerges. Almost every item that can go badly wrong is an item that requires a human being at the property: | | Task | Can it be done from abroad? | Reopening gas | No — somebody must be inside | Restoring a drained water system | No | Airing the house | No | Receiving a delivery | No | Meeting a repair technician | No | Reading the post | Only if somebody scans it | Paying a Japanese bill | Difficult without a Japanese account | Booking appointments in Japanese | Difficult This is the practical reason a second home in Japan is harder to run from abroad than a second home in a country where you speak the language and hold a bank account — and the reason the solution is a person, not an app. ### While you are there: the three things worth doing - Deal with anything you have been postponing. A dripping tap, a sticking lock, a tile that moved. These are ten-minute jobs while you are in the country and major undertakings when you are not. - Introduce yourself, or say hello again. The neighbour who knows the house is yours is your early warning system for the next eleven months. - Leave the house properly. Everything in the empty-house checklist applies on the way out, and the ten minutes it takes decides what you find next time. ### The administrative items that do not wait Two obligations exist whether or not you are in the country, and both are solved once rather than every year: - A tax representative (納税管理人) registered with your municipality, so property tax notices reach somebody who can pay them. See how to appoint one. - A domestic contact (国内連絡先) recorded against the property, required for owners who live abroad. See how the roles differ. ### How Japan YES helps Before you fly, we open the house, air it, restore the water, meet the gas technician and tell you what we found — with photographs. While you are away, the post comes to us and the bills get paid. You arrive to a house that works. See how it works for a second home, or tell us about the property and your next trip. Utility procedures, delivery rules and heating practice vary by provider and region. Confirm the position for your own property and providers. #### Frequently asked questions Q: How far ahead should I prepare a Japanese second home before arriving? A: About four weeks. The item with the longest lead time is gas, which needs an appointment and somebody inside the house. Two weeks out, arrange for the house to be opened and aired and for the bedding to be dried or replaced. One week out, order supplies and confirm heating fuel. Working backwards from the arrival date rather than forwards from today is what keeps the gas appointment from landing in the middle of a short trip. Q: Why does a Japanese house need airing before I arrive? A: A house closed for months holds a great deal of moisture, particularly through the rainy season and summer. A few hours of open windows two or three days before arrival changes the whole experience of walking in, and opening wardrobes and the cupboard where futons are stored at the same time lets those dry as well. It is the single cheapest improvement to a return visit. Q: Can I have deliveries sent to my Japanese house before I arrive? A: Not reliably. Japanese couriers attempt delivery, leave a slip if nobody answers, hold the parcel for a limited redelivery period, and then return it to the sender. A parcel timed to arrive before you do will not wait on the doorstep. Either have somebody in Japan receive it, or schedule delivery for the day after you land. Q: What can I not do from abroad for a Japanese second home? A: Anything that needs a person at the property: reopening gas, restoring a drained water system, airing the house, receiving a delivery, and meeting a repair technician. Reading the post requires somebody to scan it, paying Japanese bills is difficult without a Japanese bank account, and booking appointments generally has to be done in Japanese. This is why running a Japanese second home from overseas usually needs a person rather than an app. Q: What administrative steps does a non-resident second home owner need in Japan? A: Two, and both are arranged once rather than every year. A tax representative (納税管理人) registered with the municipality, so property tax notices reach somebody who can act on them, and a domestic contact (国内連絡先) recorded against the property, which has been required for owners living abroad since April 2024. --- ## Winter-Proofing an Empty House in Japan: The Job Nobody Tells Overseas Owners About - URL: https://jpyespm.jp/blog/winterize-empty-japanese-house - Published: 2026-09-28 - Category: Property Management Key takeaways: - Water left sitting in the pipes of an unheated Japanese house will freeze, expand and split them. The damage shows up as flooding when the thaw comes, often weeks later and long after anybody could have stopped it. - The job that prevents it is 水抜き — draining the system at the drain valve (水抜き栓) that most houses in cold regions have. Sapporo's waterworks runs its public campaign on one number: minus 4°C is the signal to drain. - Closing your water account does not drain the pipes. The water utility shuts your billing and your meter, not the water already sitting in the plumbing inside the house; draining is the owner's job. - In a condominium, a burst pipe does not stay in your unit. Water runs into the flat below, and you are liable for their ruined ceiling and belongings as well as your own. - The deadline is set by geography, not by the calendar you keep at home: mid-November in Hokkaido, early December through Tohoku, Hokuriku and the mountains, and any hard cold snap elsewhere. An empty house in Japan does not sit still over winter. Water expands by about nine percent when it freezes, and a copper or resin pipe full of still water in an unheated house is a pipe that splits. The cruel part is the timing. Nothing happens on the night it freezes. The split stays plugged with ice until the thaw, and then the house floods — at three in the morning, in February, with the owner eight thousand kilometres away and nobody holding a key. This guide covers the one maintenance job that matters most for an empty Japanese house, when it is due, and how to get it done when you are not in the country. ### At a glance | | Question | Short answer | What is the job called? | 水抜き (mizunuki) — draining the water out of the plumbing. | When does it need doing? | Before the first hard freeze. Mid-November in Hokkaido; early December in Tohoku, Hokuriku and mountain areas. | What temperature is the trigger? | Sapporo's waterworks uses minus 4°C, or a day that stays below zero, as the signal. | Doesn't closing the water account handle it? | No. Stopping the account stops the billing. The water already inside the house stays there. | What does it cost? | Usually a small call-out for a local plumber, and far less than one burst pipe. | What if the house is in Tokyo or further south? | Lower risk, not zero. Outdoor taps, water heaters and exposed pipework still burst in a cold snap. | Can it be arranged from overseas? | Yes — somebody local has to enter the house, but you do not. ### Why an empty house is the dangerous case A house somebody lives in is defended by ordinary life. The heating runs, taps are used, and a drip or a cold radiator gets noticed the same day. An empty house has none of that. The building cools to the outside temperature, the water in the pipes has been standing still for months, and nobody is there on the morning the ceiling comes down. A leak that a resident would catch in ten minutes runs for six weeks. Japanese municipalities in cold regions treat this as a routine seasonal hazard rather than an exotic one. Sapporo City Waterworks runs a public campaign each winter on a single line — minus 4°C is the signal to drain — and warns that freezing is most likely when the outside temperature drops below minus 4°C, when a day stays below zero, and when water has not been used for a long period. An empty house ticks the third box permanently. ### The one job: 水抜き (draining) Houses in cold parts of Japan are built with a drain valve (水抜き栓), usually a handle or a rod in the floor, in a cupboard, or in a box outside. Turning it shuts the supply and lets the water in the indoor pipes run out, so there is nothing left to freeze. Done properly the job covers: - The drain valve itself, then opening the taps so the lines empty rather than hold a vacuum. - The water heater — a tank left full is the single most expensive thing to split. - The toilet: the cistern and, on many models, the trap, which is usually protected with antifreeze rather than left dry. - The washing machine hose, the outdoor tap and any garden line. - The kitchen, basin and bath traps, which need antifreeze if they are to be left for months. This is a ninety-minute job for somebody who has done it before, and a bad job done in a hurry is worse than none — half-drained pipes still burst. #### The trap that catches overseas owners Many owners close the water account when they leave, and reasonably assume that settles it. It does not. Sapporo's waterworks states the position plainly: when you stop your water service, the utility does not close the stop valve at the meter, and customers are asked to drain the pipes themselves using the drain valve. Stopping the account stops the bills. It does not empty the house. ### When it is due The deadline is set by where the house is, not by when you happen to be thinking about it. | | Region | Do it by | Notes | Hokkaido | Mid-November | Freezing nights can start in October. Do not cut it fine. | Tohoku, Hokuriku, Nagano and mountain areas | Early December | Snow arrives with the cold; access gets harder as the season goes on. | Inland Kanto, Chubu, inland Chugoku | Early December | Sub-zero nights are normal away from the coast. | Tokyo, coastal Kansai, Kyushu, Shikoku | Watch the forecast | Whole-system draining is often unnecessary, but outdoor taps, water heaters and exposed pipes still need protecting. | Okinawa | Not a concern | Damp and typhoons are your winter problem, not ice. Access is the reason to go early. The plumber who will do this in November for a routine fee is, in January, doing emergency call-outs on burst pipes all day and cannot reach a house up an unploughed road. ### What a burst pipe actually costs The repair to the pipe is the cheap part. What follows is not: - Water running for weeks. A supply line that splits keeps delivering until somebody notices. The bill lands on the account holder, and utilities are often reluctant to write off consumption that was genuinely delivered. - The building. Soaked walls, ruined flooring, ceilings down, and then mould through a house that nobody is airing. - In a condominium, your neighbour's flat. Water finds the floor and keeps going. The unit below loses its ceiling, its lighting and whatever was underneath, and the owner above is liable. - Your insurance position. Policies commonly cover water damage from a burst pipe, but an insurer looking at an unoccupied, unmaintained house asks harder questions — and an empty house may not be insured the way you assume. See our guide to fire and earthquake insurance for overseas owners. ### The rest of the winter list While somebody is in the house, the same visit should cover: - Snow on the roof. Wet snow is heavy, and in heavy-snow regions clearing it is a normal part of owning a building. It is also genuinely dangerous work — it kills people in Japan every winter — so it is a job for a contractor, never for a visiting owner on a ladder. - Gutters and downpipes. Blocked with autumn leaves, they freeze solid and push water back under the roof edge. - Anything that can blow away. Winter storms on the Sea of Japan side are as strong as typhoons. - The post box. An overflowing post box tells every passer-by that the house is empty — and the tax notices and municipal letters inside it are the ones you cannot afford to miss. - A look around inside. Damp, animal entry and a small roof leak are all cheap in November and expensive in April. There is a legal edge to this as well. Since the 2023 amendment to the Vacant Houses Special Measures Act, a municipality can designate a poorly maintained property as a 管理不全空家, and once a recommendation is issued the residential land discount on fixed asset tax is withdrawn. A house with a collapsing roof and a burst-pipe flood inside is exactly the kind of building that attracts attention — see the risks of leaving a Japanese property unmanaged. ### Doing it from overseas You cannot drain a house from abroad, but you do not need to be there. What has to happen locally is: somebody gets in, does the work, and tells you it is done. The practical route is: - Decide now who holds a key. This is the step that stalls everything else in December. - Book before the cold. October and early November for the north; November for everywhere else that needs it. - Ask for photographs. A drained system looks like nothing at all, so the record of the visit is what you are paying for. - Check the insurance at the same time. Some policies expect a property left empty to be declared. - Diarise the re-opening. Water turned back on in a drained house needs somebody present — taps get left open during draining, and an unattended re-opening floods the building just as thoroughly as a freeze. ### How Japan YES helps We arrange this with a company near the property, agree the scope and the quote with you first, and send you the photographs afterwards. The same visit can pick up the snow, the gutters and a general look over the building. Alongside it we act as your tax representative (納税管理人) and your contact address in Japan, so the water bill, the insurance paperwork and the municipal notices reach somebody who reads Japanese and can act before a deadline passes. If your property will be empty this winter, tell us where it is and we will tell you what needs doing and by when. #### Frequently asked questions Q: What is 水抜き and why does an empty house in Japan need it? A: 水抜き (mizunuki) means draining the water out of a building's plumbing. Water left standing in the pipes of an unheated house freezes, expands and splits them, and the flooding appears at the thaw — often weeks later, with nobody there. Houses in cold parts of Japan have a drain valve (水抜き栓) for exactly this purpose, and draining before the first hard freeze is the single most important winter job on an empty property. Q: When should an empty house in Japan be drained for winter? A: By mid-November in Hokkaido, and by early December in Tohoku, Hokuriku, Nagano and inland areas that regularly drop below zero. Sapporo City Waterworks uses minus 4°C, or a day that stays below freezing, as the signal to drain. In Tokyo, coastal Kansai and further south, full draining is often unnecessary, but outdoor taps, water heaters and exposed pipework still need protecting during a cold snap. Q: If I close the water account, are the pipes safe? A: No. Closing the account stops the billing, not the freezing. Sapporo City Waterworks states that when water service is stopped it does not close the stop valve at the meter, and asks customers to drain the pipes themselves using the drain valve. The water already sitting inside the house stays there unless somebody drains it. Q: What happens if a pipe bursts in my empty Japanese house? A: Water runs until somebody notices, which in an empty house can be weeks. You face the water bill for everything delivered, soaked walls and floors, and mould in a building nobody is airing. In a condominium the water runs into the flat below, and you are liable for the neighbour's ceiling, lighting and belongings as well as your own damage. Q: Can I arrange winter preparation for my Japanese property from overseas? A: Yes. You do not need to be in Japan, but somebody local has to enter the building, do the work and confirm it is done. Japan YES arranges the visit with a company near the property, agrees the scope and quote with you first, and sends photographs afterwards — and the same visit can cover the roof snow, the gutters and a general check of the building. Q: What else should be done at an empty Japanese house before winter? A: Clear the gutters so they do not freeze and push water under the roof edge, arrange snow clearing in heavy-snow regions (contractor work, not owner work — it kills people every winter), secure anything that can blow away in a winter storm, empty the post box so the property does not advertise that it is empty, and check inside for damp, animal entry and small roof leaks while they are still cheap to fix. --- ## Fire and Earthquake Insurance on a Japanese Property You Own from Abroad - URL: https://jpyespm.jp/blog/japan-property-insurance-overseas-owners - Published: 2026-09-28 - Category: Property Management Key takeaways: - Fire insurance (火災保険) in Japan does not pay for earthquake damage. Earthquake cover is a separate, government-backed policy (地震保険) that can only be attached to a fire policy — you cannot buy it on its own. - Earthquake insurance is deliberately capped. You insure 30–50% of the fire insurance sum, up to ¥50 million for the building and ¥10 million for contents, and it pays in four bands: 100%, 60%, 30% or 5% of that amount depending on the assessed damage. - An empty house is the problem case. Insurers commonly treat a property nobody lives in as a commercial-type risk rather than a home, which raises the premium, narrows the cover, and can make earthquake insurance unavailable altogether. - In a condominium, the risk that actually bites is water. A burst pipe or an overflowing bath runs into the flat below, and the liability is yours — which is what personal liability cover (個人賠償責任) exists for. - Every part of a claim happens in Japanese and on paper: the insurer writes to the registered address, an adjuster visits, and deadlines apply. An overseas owner needs someone in Japan who receives the post and can let the adjuster in. Insurance is the part of owning Japanese property that overseas owners are least likely to have checked, and the part where the assumptions they bring from home are most likely to be wrong. Two of those assumptions cause most of the trouble. The first is that a fire policy covers natural disasters generally — in Japan it does not cover earthquakes. The second is that a policy taken out when the house was occupied still applies now that it sits empty — often, it does not apply in the way the owner thinks. This guide sets out what the two policies actually do, what changes when nobody lives in the building, and what a claim looks like from eight thousand kilometres away. ### At a glance | | Question | Short answer | Does fire insurance cover earthquakes? | No. Earthquake damage, and fire caused by an earthquake, need 地震保険. | Can I buy earthquake insurance on its own? | No. It is attached to a fire policy, so the fire policy comes first. | How much can I insure against earthquake? | 30–50% of the fire insurance sum, capped at ¥50 million (building) and ¥10 million (contents). | Is insurance compulsory? | Not by law. A lender will require fire insurance, and a condominium's rules often do too. | Does it matter that nobody lives there? | Yes — a great deal. Tell the insurer; do not assume. | Are typhoons and floods covered? | Wind and hail usually yes; flood (水災) is frequently an option you have to select. | Can I claim from overseas? | Yes, but somebody in Japan has to receive the paperwork and meet the adjuster. ### Fire insurance: broader than the name, with one large hole A Japanese 火災保険 is really a property policy. Beyond fire it normally deals with lightning, explosion, wind and hail, water damage from burst plumbing, and damage caused by third parties, with flood (水災) and theft often offered as options rather than included. The hole is earthquakes. A standard fire policy pays nothing for a building shaken down by an earthquake — and nothing for a fire that an earthquake started, which is the part owners find hardest to believe. In a country where the fire risk after a large quake is the headline risk, that exclusion is the whole reason the second policy exists. ### Earthquake insurance: government-backed, and deliberately limited Earthquake insurance in Japan is not an ordinary commercial product. It is operated jointly by the insurance industry and the government, which reinsures the enormous losses a major quake would produce. That is why the terms are identical whichever company sells it to you — there is nothing to shop around for except the underlying fire policy. Three consequences follow from the design: #### 1. It attaches to a fire policy You cannot hold earthquake cover on its own. If the fire policy lapses, so does the earthquake cover. #### 2. It is capped You insure between 30% and 50% of the fire insurance sum, up to ¥50 million for a building and ¥10 million for contents. Earthquake insurance is designed to help you restart life after a disaster, not to rebuild the house to its former value. An owner expecting full reinstatement will be disappointed, and it is better to know that now than in the week after an earthquake. #### 3. It pays in four bands, not on a repair estimate Rather than pricing each repair, the assessor places the damage in one of four categories, and the payout is a fixed share of the insured amount: | | Assessment | Pays | Total loss (全損) | 100% of the earthquake sum insured | Major half loss (大半損) | 60% | Minor half loss (小半損) | 30% | Partial loss (一部損) | 5% Damage below the partial-loss threshold pays nothing. The system is built for speed across hundreds of thousands of claims at once, and it trades precision for it. ### The empty-house problem This is the point that catches akiya buyers and inheriting families, and it is worth reading twice. Japanese fire insurance is sold in classes. A home somebody lives in is a residential risk (住宅物件). A building nobody lives in is frequently not accepted as one, and insurers commonly place an empty house in a general risk class (一般物件) — the same class as a shop or a warehouse — or decline it altogether. The consequences are practical: - The premium rises, sometimes sharply, for cover that is often narrower. - Earthquake insurance may become unavailable, because it is meant for buildings used as residences. An empty house insured as a general risk typically cannot have it attached. - A policy bought when the house was lived in may not respond once it is empty, if the change was never declared. Insurers ask how a building is used because the answer changes the risk they priced. There are specialist products for empty houses, and a property that is furnished, visited and maintained is treated more favourably than one that is abandoned. What does not work is silence. If your Japanese property is empty, or is about to be, tell the insurer and get the position in writing — including what they expect of you over winter, when a house left empty can burst its own pipes. ### The risks that actually materialise Earthquakes dominate the conversation. Claims are dominated by water. - Water damage from plumbing. A pipe splits in a freeze or a joint fails, and the house floods while nobody is there. Policies commonly cover the resulting damage; the pipe repair itself is sometimes excluded. Check which yours does. - Damage to the flat below. In a condominium this is the expensive one. Your water ruins somebody else's ceiling, lighting and belongings, and they look to you. Personal liability cover (個人賠償責任) is the rider that deals with it, and it is cheap; owners of condominium units should check they have it. - Typhoons. Wind and hail damage is normally included. Flood (水災) often is not — it is an option, and for a property near a river or on low ground it is the option that matters. Your municipality's hazard map is the honest guide to whether you need it. - Heavy snow. Snow-load damage to a roof is usually within the wind-hail-snow cover, and it is a real risk for an unmaintained house in the north. ### Claiming when you live overseas A Japanese claim is not an online form. It runs on post, paper and a site visit, and every piece of it is in Japanese. The sequence is roughly: - Notify the insurer promptly. Policies require notification without delay, and there is an outer limit — insurance claims in Japan are generally subject to a three-year limitation period from the event. - Photograph everything before anything is cleaned up. This is the single most useful thing a local contact can do on the first day. - An adjuster inspects the property. Somebody has to let them in and answer questions about the building. - Paperwork goes back and forth by post, to the address the insurer has on file. - Payment is made to a Japanese bank account in the policyholder's name, which is its own problem if you do not have one. Three things quietly decide whether this works: whether the insurer's letters reach a human being who reads Japanese, whether someone can open the building for the adjuster, and whether your registered address is current. Since April 2026, registering a change of address has been compulsory for property owners, and overseas owners cannot use the automatic route available to residents — see our guide to address change registration. ### A short annual check - Do you still hold a live fire policy? Ask for the current certificate. Policies bought at purchase for five or ten years quietly expire. - Is earthquake cover attached, and at what sum? If it matters to you, confirm the figure rather than assuming the maximum. - Does the insurer know the house is empty? - Is flood cover selected, and does the hazard map say you need it? - Do you have personal liability cover? Essential in a condominium. - Where does the insurer send post? If the answer is an address you left years ago, fix that before you need them. ### How Japan YES helps We are not an insurance broker and we do not sell policies. What we do is make the paperwork work from overseas: we act as your contact address in Japan and your tax representative (納税管理人), receive and scan the insurer's letters, translate them so you can see what is being asked, and coordinate access when an adjuster or a contractor needs to get into the building. If you are not sure what cover your Japanese property currently has, send us what paperwork you can find and we will read it and tell you what it says — or compare plans, from ¥66,000 a year, tax included. This article explains how these policies are structured in general terms and is not insurance advice. The wording of your own policy governs what it pays. #### Frequently asked questions Q: Does Japanese fire insurance cover earthquake damage? A: No. A Japanese fire policy (火災保険) does not pay for damage caused by an earthquake, and it does not pay for a fire that an earthquake started. Earthquake damage requires separate earthquake insurance (地震保険), which is operated jointly by the insurance industry and the government and can only be attached to a fire policy — it cannot be bought on its own. Q: How much does earthquake insurance in Japan pay out? A: You insure 30–50% of the fire insurance sum, capped at ¥50 million for a building and ¥10 million for contents. Payment is made in four bands rather than on a repair estimate: total loss pays 100% of the insured amount, major half loss 60%, minor half loss 30% and partial loss 5%. Damage below the partial-loss threshold pays nothing. It is designed to help you restart, not to rebuild the property to its former value. Q: Can an empty house in Japan be insured? A: Often, but not on ordinary terms. Insurers commonly treat a building nobody lives in as a general risk (一般物件) rather than a residential one (住宅物件), which raises the premium and narrows the cover, and some decline it. Earthquake insurance is meant for buildings used as residences, so an empty house placed in the general class typically cannot have it attached. Specialist vacant-house products exist. What does not work is failing to tell the insurer the property is empty. Q: Are typhoons and floods covered by Japanese fire insurance? A: Wind, hail and snow damage are normally included in a fire policy. Flood cover (水災) is frequently an option you have to select, and for a property near a river or on low ground it is the option that matters most — your municipality's hazard map is the practical guide to whether you need it. Q: What insurance do I need if I own a condominium in Japan? A: The building's shared structure is covered by the management association's own policy, but the inside of your unit and your liability are yours. The rider that matters most is personal liability cover (個人賠償責任): if a burst pipe or an overflowing bath in your unit damages the flat below, you are liable for their ceiling, lighting and belongings. It is inexpensive and frequently missing from the policies of owners who bought years ago. Q: How do I make an insurance claim on a Japanese property from overseas? A: Notify the insurer without delay, photograph everything before anything is cleaned up, and expect an adjuster to inspect the property in person. The paperwork goes back and forth by post, in Japanese, to the address the insurer holds, and payment is made to a Japanese bank account. Claims are generally subject to a three-year limitation period. An overseas owner therefore needs someone in Japan who receives the post, reads Japanese and can let the adjuster in. --- ## Renting Out Your Japanese Property as a Non-Resident: The 20.42% Nobody Warns You About - URL: https://jpyespm.jp/blog/renting-out-japanese-property-non-resident - Published: 2026-09-28 - Category: Tax & Compliance Key takeaways: - Rent paid to a landlord living outside Japan is subject to withholding tax of 20.42%. The tenant deducts it from the rent and pays it to the tax office by the 10th of the following month. - There is one large exception: no withholding is required where the tenant is an individual renting the property as a home for themselves or a relative. A company tenant, or an individual renting for business, must withhold. - Withholding is not the final tax. It is taken from the gross rent, before any expenses, so it is usually more than you actually owe — you file a Japanese tax return, deduct your costs, and a refund is common. - Filing from abroad requires a tax representative (納税管理人). The return period is 16 February to 15 March for the previous calendar year, and the tax office corresponds on paper, in Japanese, to a Japanese address. - Residential rent is exempt from consumption tax, and a genuine tenancy also takes a property out of Kyoto's empty home tax — but Japanese tenancy law makes an ordinary lease very hard to end, so choose the lease type before you sign, not after. Letting the property is the obvious answer to an empty house in Japan. It covers the holding costs, it keeps the building in use, and it stops the slow decay that empty houses suffer. Then the first rent arrives and it is about a fifth short. Nothing has gone wrong. Japan taxes rent paid to a landlord living overseas at source, and the tenant is the one who has to do it. This guide explains who withholds, who does not, what you get back, and what else changes when you become a non-resident landlord. ### At a glance | | Question | Short answer | How much is withheld? | 20.42% of the rent (income tax plus the reconstruction surtax). | Who takes it out? | The tenant, or the agent paying the rent to you. Not you. | When is it paid over? | By the 10th of the month following payment. | Is anyone exempt? | Yes — an individual renting the property as a home for themselves or a relative. | Is that the end of the tax? | No. You file a return and settle up; a refund is common. | Do I need a tax representative? | Yes, to file and pay from outside Japan (納税管理人). | Is consumption tax charged on rent? | Not on residential rent. It is exempt. | Can I get the property back when I want it? | Not easily under an ordinary lease. Consider a fixed-term lease instead. ### The rule Rent for real estate in Japan is Japanese-source income, and Japan collects tax on it from a non-resident at the point of payment. The payer — your tenant, or whoever pays the rent to you — deducts 20.42% and sends it to the tax office by the 10th of the following month. You receive the remaining 79.58%. The rate is 20% income tax plus the 2.1% reconstruction surtax levied on top of it, which is where the odd-looking 0.42% comes from. It applies to rent for land and buildings, and it is the tenant's legal obligation, not a courtesy. A company that fails to withhold is liable for the tax itself, which is why corporate tenants get this right. ### The exception that decides your situation The National Tax Agency states it directly: withholding is not required where the rent is paid by an individual who rented the property as a home for themselves or a relative. So the practical dividing line is: | | Your tenant | Withholding? | A family renting your house to live in | No — you receive the full rent | An individual renting it for a business, or as an office | Yes, 20.42% | A company, whatever it uses the property for | Yes, 20.42% | A company renting it as housing for an employee | Yes — the payer is a company | A sublease or master-lease operator paying you | Yes — the payer is a company That last row matters more than it looks. Many owners let through a management company on a master lease (サブリース), where the company rents the property from you and lets it on. In that arrangement the payer is a company, so 20.42% comes out — even though the person living there is an ordinary family. Being exempt from withholding does not make the income tax-free. It only means nothing is taken in advance; the tax is settled on your return. ### Getting it back Withholding is taken from the gross rent. Your actual tax is charged on the net — rent minus the costs of earning it. Since the costs are real and often substantial, the amount withheld is frequently more than the tax due, and the difference comes back as a refund when you file. Deductible costs typically include: - Management and letting fees - Repairs and maintenance - Fixed asset tax and city planning tax - Building insurance - Depreciation of the building (not the land) - Loan interest attributable to the property - Fees paid to professionals, including a tax accountant Depreciation is the one overseas owners most often overlook. It is a deduction you take without spending cash in that year, and on an older wooden house the annual figure can be large relative to the rent. #### The filing itself The Japanese tax year is the calendar year, and the return is filed between 16 February and 15 March for the year before. Real estate income is assessed with your other Japanese-source income at progressive rates, the tax already withheld is credited against the result, and any excess is refunded to a Japanese bank account. Filing from outside Japan is where the practical problem sits: the tax office deals in paper, in Japanese, with a Japanese address, and a refund is paid to a Japanese account. That is what a tax representative is for. ### You will need a tax representative A non-resident who has Japanese tax obligations appoints a 納税管理人 — a person or company in Japan who receives correspondence from the tax office, files on your behalf and pays on your behalf. The appointment is made by filing a notification with the tax office that covers the property. Most overseas owners already need one for fixed asset tax, which arrives every spring as a paper notice with four payment slips. Letting the property adds the income tax return to the same arrangement. Our guides explain how to appoint a tax representative and how the role differs from a domestic manager and a contact address. ### Three more things that change when you let #### 1. Consumption tax: residential rent is exempt Rent for residential accommodation is exempt from Japan's consumption tax, so you are not adding 10% to a family's rent and you are not filing consumption tax returns on it. Rent for offices, shops and other non-residential use is a different matter and is taxable. #### 2. Japanese tenancy law protects the tenant, strongly Under an ordinary lease (普通借家契約), the tenant has a statutory right to renew, and a landlord who wants the property back needs "just cause" — a demanding test that usually involves months of notice and, in practice, a payment to the tenant. The contract saying it runs for two years does not mean you get the house back in two years. The alternative is a fixed-term lease (定期借家契約), which genuinely ends on its end date. It has to be set up correctly — in writing, with a separate written explanation given to the tenant before signing — or it collapses back into an ordinary lease. If there is any chance you will want the property for yourself, or to sell it with vacant possession, decide this before the first tenant moves in. #### 3. It changes your position on the empty-home rules A property that is genuinely let is not an empty house. That matters for Kyoto's incoming non-resident housing tax, where property in business use — including a property that is rented out — falls outside the tax, and it takes the building well away from the national rules on neglected vacant houses. ### What it looks like in practice An illustration, using round numbers rather than a real case: | | | Company tenant | Family renting it as their home | Monthly rent | ¥120,000 | ¥120,000 | Withheld at 20.42% | −¥24,504 | — | You receive each month | ¥95,496 | ¥120,000 | Withheld over the year | ¥294,048 | ¥0 | Annual rent | ¥1,440,000 | ¥1,440,000 | Costs (management, repairs, tax, insurance, depreciation) | −¥700,000 | −¥700,000 | Taxable income | ¥740,000 | ¥740,000 | At filing | Tax due is well under what was withheld — the balance is refunded | Tax is paid with the return Two owners, the same property, the same final tax position — but one of them lends the tax office ¥294,048 for a year without meaning to, and only gets it back by filing. The lesson is not to avoid company tenants; it is to expect the cash flow and to file. ### Before you let - Decide the lease type. Ordinary or fixed-term. This is the decision that is expensive to change later. - Ask who will be paying the rent — an individual, or a company. That determines whether 20.42% comes out. - Appoint a tax representative before the first rent is paid, not in the following February. - Keep every receipt. Deductions you cannot evidence are deductions you do not get. - Check the insurance. A let property is a different risk from an owner-occupied one, and the insurer needs to know — see fire and earthquake insurance for overseas owners. - Work out how the money reaches you, and what the transfer costs, before you set the rent. ### How Japan YES helps We act as your tax representative (納税管理人) and your contact address in Japan: the tax office's letters, the fixed asset tax notices and the management company's post come to us, we scan and translate them so you can see what they say, and we pay what needs paying from funds you send us. We are not a tax accountant, and a rental income return is work for a 税理士 — we will introduce one and work alongside them rather than pretend otherwise. Tell us about the property and what you are planning, or compare plans — from ¥66,000 a year, tax included. This article explains the rules in general terms and is not tax advice. Your own position depends on the tax treaty between Japan and where you live, and on the facts of your case. #### Frequently asked questions Q: Is rent paid to an overseas landlord in Japan taxed at source? A: Yes. Rent for Japanese real estate paid to a non-resident is subject to withholding tax of 20.42% — 20% income tax plus the 2.1% reconstruction surtax. The tenant, or whoever pays the rent, deducts it and pays it to the tax office by the 10th of the following month, and the landlord receives the remaining 79.58%. Q: When is withholding not required on rent paid to a non-resident? A: The National Tax Agency exempts rent paid by an individual who rented the property as a home for themselves or a relative. So a family renting your house to live in pays you the full rent, while a company tenant — including a company renting it as housing for an employee — must withhold 20.42%. An individual renting for business purposes must withhold too. Q: Can I get the 20.42% withholding back? A: Usually a large part of it. Withholding is taken from the gross rent, while tax is actually charged on the net — rent less management fees, repairs, fixed asset tax, insurance, building depreciation and loan interest. You file a Japanese tax return between 16 February and 15 March for the previous calendar year, the tax withheld is credited against the tax due, and the excess is refunded to a Japanese bank account. Q: Do I need a tax representative to rent out property in Japan from abroad? A: Yes. A non-resident with Japanese tax obligations appoints a 納税管理人 — a person or company in Japan who receives the tax office's correspondence, files the return and pays the tax on your behalf. Most overseas owners already need one for fixed asset tax; letting the property adds the annual income tax return to the same arrangement. Q: Is consumption tax charged on rent in Japan? A: Not on residential rent, which is exempt from consumption tax. Rent for offices, shops and other non-residential use is taxable, and different rules then apply depending on the scale of the income. Q: Can I get my Japanese property back from a tenant when I want it? A: Not easily under an ordinary lease (普通借家契約). The tenant has a statutory right to renew and the landlord needs just cause to refuse, which in practice means long notice and often a payment to the tenant — a two-year contract does not mean you get the property back in two years. A fixed-term lease (定期借家契約) genuinely ends on its end date, but it must be set up correctly in writing with a separate written explanation given before signing, or it reverts to an ordinary lease. Q: Does renting out a property affect Japan's empty home rules? A: Yes, favourably. A property that is genuinely let is not an empty house. That takes it outside Kyoto's incoming non-resident housing tax, which exempts property in business use including rented property, and well away from the national rules on neglected vacant houses under the Vacant Houses Special Measures Act. --- ## Kyoto's Empty Home Tax: Who Pays, How Much, and When It Really Starts - URL: https://jpyespm.jp/blog/kyoto-vacant-home-tax - Published: 2026-09-20 - Category: Tax & Compliance Key takeaways: - Kyoto City's empty home tax is officially the 非居住住宅利活用促進税 (Non-Resident Housing Utilisation Promotion Tax). It is the first tax of its kind in Japan. - It starts in fiscal year 2030 (令和12年度), judged on how the property is used as at 1 January 2030. The city postponed it by a year from FY2029 because of the time needed to build the assessment system — many articles online, in Japanese and in English, still give 2026. - It applies inside Kyoto City's urbanisation promotion area (市街化区域) to housing where nobody has their residence registered. Holiday homes and second homes are included; there is no special break for them. - The tax has two parts: the building's assessed value multiplied by 0.7%, plus the land value per square metre multiplied by the building's floor area and by 0.15%, 0.3% or 0.6% depending on how the building is assessed. It is charged on top of the ordinary fixed asset tax and city planning tax. - Nothing is charged where the building is assessed below ¥300,000 — and below ¥1,000,000 for the first five years — or where the property is genuinely used in a business, such as being rented out. Marketing it for sale or rent only exempts it for one year from the start of the marketing. If you own a house or an apartment in Kyoto and it sits empty between your visits, you have probably seen a headline about Kyoto taxing empty homes. You may also have read that it starts this year. It does not, and the gap between what the city has decided and what the internet says about it is wide enough to cause bad decisions. This guide is built from Kyoto City's own published material: what the tax is, who pays it, what it costs, what gets you out of it, and what an owner living abroad should do about it. ### At a glance | | Question | Short answer | What is it called? | 非居住住宅利活用促進税 — the Non-Resident Housing Utilisation Promotion Tax. Informally, 空き家税. | When does it start? | Fiscal year 2030 (令和12年度), judged on the situation as at 1 January 2030. | Was it not supposed to start earlier? | Yes — FY2029. The city postponed it by one year to build the assessment system. | Where does it apply? | Kyoto City only, and only inside the urbanisation promotion area (市街化区域). | What is taxed? | Housing in which nobody has their residence registered — vacant homes, holiday homes and second homes. | Is it instead of fixed asset tax? | No. It is charged in addition to fixed asset tax and city planning tax. | How is it paid? | In four instalments a year, by the owner. | Is there a minimum? | Yes. No tax where the building is assessed below ¥300,000 — below ¥1,000,000 for the first five years. ### Why you may have read "2026" The ordinance was passed by the city assembly in 2022 and cleared by the national government in March 2023, with the city publishing it in April 2023. At that stage the earliest possible start was described as being from around 2026, and a large number of articles were written on that basis. They were never updated. Kyoto City's current position, stated at the top of its own page on the tax, is that taxation is scheduled to begin in 令和12年度 — fiscal year 2030, based on how each property is being used as at 1 January 2030, and that this is a one-year postponement from FY2029 caused by the work of building the system that assesses it. That is four years away at the time of writing. It is long enough that nobody should be selling a Kyoto property in a hurry because of it, and short enough that it belongs in any plan for a property you intend to keep empty. ### What counts as a non-resident home The test is not whether the building looks abandoned. It is whether anybody has their residence registered there. A house that is beautifully kept, visited twice a year and registered to nobody is squarely within the tax. Two points on how it is measured: - For a condominium registered as separate units, each unit is judged on its own. - For an apartment building or a rental house held as one property, the building is judged as a whole, and it falls within the tax only where there is no resident at all in it. Holiday homes and second homes get no special treatment. This is deliberate: the stated purpose of the tax is to push housing in a city with very tight supply back into use as housing. ### How much it costs The tax has two components, added together. | | Component | Base | Rate | 家屋価値割 — building value | The building's assessed value for fixed asset tax | 0.7% | 立地床面積割 — location and floor area | Land assessed value per m² × the building's total floor area | 0.15% where the building is assessed under ¥7m0.3% from ¥7m to under ¥9m0.6% at ¥9m and above The second component is the one that bites. It multiplies the land value by the building's floor area, so a modest building on expensive central Kyoto land produces a much larger bill than the same building elsewhere in the city — which is the intended effect. #### Three illustrations These use assumed assessed values to show how the arithmetic works. They are not quotes, and assessed values are rarely what you paid. | | | Old machiya | Renovated machiya | Central condominium | Building assessed value | ¥800,000 | ¥5,000,000 | ¥10,000,000 | Land value per m² | ¥150,000 | ¥200,000 | ¥300,000 | Floor area | 60 m² | 80 m² | 70 m² | Building value part | ¥5,600 | ¥35,000 | ¥70,000 | Location and floor area part | ¥13,500 | ¥24,000 | ¥126,000 | Annual tax | ¥19,100(but nothing for the first five years — see below) | ¥59,000 | ¥196,000 Two things follow from the table. A small, old, low-value machiya is barely touched, and may pay nothing at all for years. A well-restored property in a good street pays a real annual amount, every year, on top of the fixed asset tax it already pays. ### What gets you out of it #### The minimum threshold (免税点) Where the building's assessed value for the year is under ¥300,000, no tax is charged. For the first five years of the tax that figure is ¥1,000,000. A great many genuinely old Kyoto townhouses are assessed below that, which is why the city expects the early years to fall mainly on higher-value property. #### Business use (事業用) Property genuinely used in a business is exempt. The clearest case is a property that is rented out — including a rental property that is temporarily between tenants. Property used by a company as an office or for staff accommodation can also qualify. What matters is that a real activity is taking place for proper consideration, not that a use has been declared on paper. #### Marketing it for sale or rent — for one year only A property being advertised for rent or for sale is exempt, but only within one year of the marketing starting. This is the trap for an absent owner. Listing a property indefinitely at a price nobody will pay does not keep it out of the tax; the exemption runs out and the tax starts. #### Personal circumstances The city's published questions and answers also recognise a limited set of personal situations — for example a temporary absence, admission to hospital or care, or a property recently received on a death. The list is specific and has its own conditions, so check the city's current guidance against your own facts rather than assuming you are covered. ### What this means if you live outside Japan Four practical consequences. - Keeping it empty for your own use is now a priced decision. That may still be the right decision — a place in Kyoto you can walk into whenever you like is worth something. It simply stops being free. - Renting it out is the exemption with substance. A genuine tenancy takes the property out of the tax and produces income against the holding costs. It also brings a Japanese tax return, a management company and a filing obligation, so it is a change of plan rather than a trick. - The bill arrives on paper, in Japanese, four times a year. A city tax notice goes to the registered owner at their registered address. If that address is abroad, or out of date, the notice does not reach you — and a demand that was never opened still becomes arrears. - You will need a tax representative. Japan expects an owner living overseas to appoint a 納税管理人 to receive and pay local tax on their behalf. Most Kyoto owners abroad already need one for fixed asset tax; this simply adds to what that person handles. Our guide explains how to appoint a tax representative, and how it differs from a domestic manager and a contact address. ### The national picture: the direction of travel is the same Kyoto is the first city in Japan with a tax aimed squarely at empty homes, and no other municipality has one in force. But the national rules have been moving in the same direction for longer. Since the 2023 amendment to the Vacant Houses Special Measures Act, a municipality anywhere in Japan can designate a poorly maintained property as a 管理不全空家 — a step below the long-standing 特定空家 designation for dangerous buildings. Once a recommendation is issued on a designated property, the residential land discount that holds down fixed asset tax is withdrawn, and the land tax bill can multiply several times over. The two mechanisms are different: Kyoto taxes emptiness, the national rules penalise neglect. The lesson for an overseas owner is the same one either way. A Japanese property that nobody visits, maintains or receives post for becomes progressively more expensive to hold — see our guide to the risks of leaving a Japanese property unmanaged. ### What to do now - Find your assessed values. The building value and the land value per square metre are on the fixed asset tax notice you receive each spring. They decide whether this tax will cost you ¥20,000 or ¥200,000 a year, and you can work it out today. - Diarise 2029, not 2030. The snapshot is taken on 1 January 2030, so a decision to let, sell or move someone in has to be made and completed during 2029. - Check that your registered address in Japan is current. Since April 2026, registering a change of address has been compulsory, and overseas owners cannot use the automatic update route available to residents — see our guide to address change registration. - Make sure the post actually reaches you. Every part of this — the assessment, the exemption application, the instalment notices — arrives as Japanese paper mail. ### How Japan YES helps We act as the tax representative (納税管理人) and the contact address in Japan for owners who live abroad. The tax notices come to us, we scan and translate them so you can see what they say, we pay them from funds you send us, and we tell you when something needs a decision rather than a payment. If you own property in Kyoto that sits empty, tell us about it and we will look at where you stand, or compare plans — from ¥66,000 a year, tax included. This article explains a municipal tax in general terms and is not tax advice. Kyoto City publishes the ordinance and its guidance in full, and a Japanese tax accountant (税理士) can advise on your own position. #### Frequently asked questions Q: When does Kyoto's vacant home tax start? A: Kyoto City's non-resident housing utilisation promotion tax (非居住住宅利活用促進税) is scheduled to start in fiscal year 2030 (令和12年度), based on how each property is being used as at 1 January 2030. The city postponed it by one year from fiscal 2029 because of the time needed to build the assessment system. Many articles still give an earlier date, including 2026, which was the earliest possible start discussed when the ordinance was published in 2023. Q: Does Kyoto's empty home tax apply to second homes and holiday homes? A: Yes. The test is whether anybody has their residence registered at the property, not whether it looks abandoned. A well-kept holiday home or second home in Kyoto City's urbanisation promotion area (市街化区域) that nobody is registered at falls within the tax, and there is no special exemption for second homes. Q: How much is the Kyoto vacant home tax? A: It has two parts added together: the building's assessed value for fixed asset tax multiplied by 0.7%, plus the land's assessed value per square metre multiplied by the building's total floor area and by 0.15%, 0.3% or 0.6% — the rate rising where the building is assessed at ¥7 million or more, and again at ¥9 million or more. It is charged on top of fixed asset tax and city planning tax, and is paid in four instalments a year. Q: Is there a minimum value below which Kyoto's vacant home tax is not charged? A: Yes. No tax is charged where the building's assessed value for the year is under ¥300,000, and that threshold is ¥1,000,000 for the first five years of the tax. Many genuinely old Kyoto townhouses are assessed below that figure. Q: How can an owner avoid Kyoto's vacant home tax? A: The tax is not charged on property genuinely used in a business — most obviously a property that is rented out, including one temporarily between tenants — or on property with a concrete plan to start such use within the year. Property being marketed for rent or for sale is exempt only within one year of the marketing starting, so an indefinite listing does not keep it out of the tax. A limited set of personal circumstances is also recognised in the city's published guidance. Q: Do other cities in Japan have a vacant home tax? A: No. Kyoto City is the first municipality in Japan to introduce a tax aimed at empty homes, and no other city has one in force. Separately, though, the nationwide Vacant Houses Special Measures Act lets any municipality designate a poorly maintained property as a 管理不全空家; once a recommendation is issued, the residential land discount on fixed asset tax is withdrawn and the land tax bill can multiply several times over. Q: I live overseas and own a property in Kyoto. What should I do about this tax? A: Check the assessed values on your fixed asset tax notice, since they decide whether the tax would cost you tens of thousands of yen or hundreds of thousands a year. Plan any change of use during 2029, because the snapshot is taken on 1 January 2030. Make sure your registered address is current and that Japanese post actually reaches you, and appoint a tax representative (納税管理人) to receive and pay the notices — most overseas owners already need one for fixed asset tax. --- ## What a Japanese Home Inspection Actually Checks — and What It Misses - URL: https://jpyespm.jp/blog/japan-home-inspection-what-it-checks - Published: 2026-09-20 - Category: Buying Property Key takeaways: - Two different things are called an inspection in Japan. The regulated one, 建物状況調査, is a visual, non-destructive survey carried out by an architect who has completed national training (既存住宅状況調査技術者), and it is limited to the structural parts of the building and the parts that keep rain out. - It does not price repairs, predict how long the house will last, confirm the building is legal, or test the boiler, plumbing and wiring. Those are separate checks you have to ask for by name. - The expensive problems — rot, termite damage, long-running leaks — are found under the floor and in the roof space. Entry into those spaces is normally a paid option, not part of the standard survey. - Most akiya are sold as-is with the seller's liability for defects excluded (契約不適合責任免責). Once you sign, a defect is your problem, which makes the inspection the only real protection you have. - Defect insurance for a second-hand purchase (既存住宅売買瑕疵保険) requires the house to pass an inspection and, as a rule, to have been built under the post-June 1981 earthquake code — one more reason the build date decides what a house is worth. Every guide to buying property in Japan, including ours, tells you the same thing: get the house inspected before you commit. Very few explain what you actually receive for the money — and that gap is where overseas buyers get hurt. A buyer who orders "an inspection" in Japan and assumes it works like a full structural survey at home can end up with a short report saying the visible parts of the house look normal, no idea what anything costs to fix, and no comeback against the seller when the bathroom floor gives way eighteen months later. This guide sets out what the standard Japanese survey covers, what it deliberately leaves out, what to add, and how to arrange the whole thing from outside Japan. ### At a glance | | Question | Short answer | What is the standard inspection called? | 建物状況調査 (also 既存住宅状況調査) — a building condition survey. | Who is allowed to carry it out? | A licensed architect (建築士) who has completed the national training for inspection technicians. | What does it look at? | The structural parts of the building and the parts that stop rain getting in. | Is anything opened up? | No. It is visual and measurement-based, without breaking into the structure. | Does it tell me what repairs cost? | No. Repair estimates come from a builder, separately. | How long does it take? | Usually two to three hours on site for a detached house, with the report about a week later. | What does it cost? | Commonly ¥50,000–¥100,000 for the standard survey on a detached house, plus options. | Can it be done while I am abroad? | Yes. You do not need to attend — but someone has to arrange access and read the report. ### The two things people call an inspection in Japan #### 1. 建物状況調査 — the regulated survey This is the one written into Japanese real estate law. Since 2018, an agent handling a second-hand home has had to ask the seller and the buyer whether they would like an inspector introduced, and to set out the results of any survey carried out in the previous year in the formal explanation of the property (重要事項説明) given before contract. It has to be performed by an 既存住宅状況調査技術者: a licensed architect who has completed the training registered by the Ministry of Land, Infrastructure, Transport and Tourism, working to a national method standard. That last point matters. It means the survey is consistent from one inspector to the next — and it also means the inspector will not simply go further than the standard because you asked nicely. The scope is two things: - The parts that hold the building up (構造耐力上主要な部分) — foundation, columns, beams, load-bearing walls, floor structure. - The parts that keep rain out (雨水の浸入を防止する部分) — roof, external walls, openings. The method is visual inspection and measurement, without destructive testing. The inspector looks, photographs, measures cracks and slopes, and records what can be seen from places a person can reach. #### 2. A fuller home inspection Everything else is a commercial service on top: entering the crawl space under the floor, getting into the roof space, moisture readings, a termite investigation, a floor-level survey across the whole house, checking the boiler and the plumbing, and a written view on what the work is likely to cost. None of that is unusual — it is simply not part of the regulated survey, and it is not included unless you ask for it by name and pay for it. ### What the standard survey will not tell you | | You might assume it covers | Reality | What the repairs will cost | Not included. The survey records condition; a builder prices the work. | How many years the house has left | Not included, and no honest inspector will give you a number. | Whether the building is legal | Not included. Unpermitted extensions and buildings that exceed the allowed floor area are a documents question, not a visual one. | Boiler, plumbing, wiring, air conditioning | Not in the structural scope. Ask for an equipment check separately. | Termites | Only so far as damage is visible. A proper termite investigation means going under the floor. | Asbestos | Not included. Suspected materials in older buildings need sampling and laboratory analysis. | The boundary and the land | Not included. Boundary markers and any dispute with a neighbour are a land survey and title matter. | Whether you should buy it | Not the inspector's job. They report condition; the decision is yours. ### Why this matters more for an akiya than for a normal house Two things come together in a way overseas buyers rarely see coming. First, almost every akiya is sold as-is with the seller's liability excluded. Japanese law gives a buyer rights when what is delivered does not match the contract (契約不適合責任), but in a private sale those rights can be contracted away — and in practice they usually are, because the seller is an elderly owner or an heir who has never lived in the house and will not stand behind it. Where a professional dealer is the seller the law requires a minimum period of liability, but that is not the situation in most akiya sales. So the moment you sign, the roof is yours, the rot is yours, and the termite colony is yours. Second, you are usually buying without standing in the building. Photographs are taken to sell. They are taken in good light, from the corner of the room that still looks intact, and they do not smell of damp. The inspection is the one step that puts an independent professional inside the house on your behalf before the money moves. Skipping it to save ¥80,000 on a ¥3,000,000 house is the worst trade in the entire process — see our guide to what renovating an akiya really costs for what turns up when nobody looked first. ### The defects that actually decide a Japanese house An inspector is looking for a short list of problems that change the number at the bottom of your budget. - Water coming in. Stains on ceilings and at the top of walls, a roof that has slipped or split, gutters that stopped working years ago. A leak that has run for years has usually already rotted something structural. - Termites. Japan has them nearly everywhere. They eat from the bottom up: sill plates, the base of columns, the frame under the bathroom. The damage is often invisible from inside the room and obvious from under the floor. - Rot around wet rooms. Older Japanese bathrooms were built directly against the ground-floor structure. A long-running leak there is one of the most common reasons a house that "only needs cosmetic work" turns into a structural job. - The house is out of level. Floors are measured for slope. A consistent lean across the building points at the foundation or at the ground beneath it, which is the one category of problem that is genuinely expensive to correct. - Foundation condition. Many older houses sit on unreinforced concrete, or on stones. Cracks are read for pattern and width, not merely for presence. - Earthquake standard. Not a defect as such, but the single biggest divider of value. More on the dates below. ### 1981 and 2000: the two dates that decide the price Japan tightened its earthquake code twice in ways that still set the market: - 1 June 1981 — the new earthquake standard (新耐震基準). Buildings whose permit was granted on or after this date were designed to a materially stronger standard. This is the line used by lenders, by insurers and by several tax reliefs. - June 2000 — the wooden-house revision. For timber houses, the rules on foundation design, metal connectors and the balance of load-bearing walls were tightened again. A wooden house from 2000 onwards is a different proposition from one built in 1985. Both dates refer to the building permit rather than the completion date, and the permit date is the one to check on the paperwork. ### The insurance angle nobody mentions Japan has a defect insurance product for second-hand sales: 既存住宅売買瑕疵保険. It covers repair costs if a defect later appears in the structure or in the parts that keep rain out, typically for one to five years depending on the product. Two conditions matter to an akiya buyer: - The house has to pass an inspection to be insurable. Where the inspection finds problems, they have to be repaired and re-checked before cover can start. - As a rule the house has to meet the post-1981 earthquake standard. An older house qualifies only where it is shown to meet the standard, which usually means a seismic assessment and, often, retrofitting work. So the inspection is not only how you avoid a bad purchase — it is also the gate to the only meaningful protection available after completion. For a house that clears it, that is worth having. For a cheap pre-1981 house, it is a realistic reason to expect no cover at all and to budget accordingly. ### What it costs, and when to do it As a guide to the current market, the regulated survey on a detached house commonly runs ¥50,000–¥100,000. Going under the floor and into the roof space is normally charged as an option, often in the region of ¥20,000–¥50,000 for the pair, and a distant property attracts the inspector's travel time. Condominium units are usually cheaper than houses, because the structure belongs to the building rather than to you. Set against the purchase price, the renovation budget and the cost of being wrong, this is the least expensive part of the transaction. On timing, there are two workable patterns in Japan: - Before you make an offer. Cleanest, and the strongest position to negotiate from. It needs the seller's permission to enter, which an agent can usually arrange for a serious buyer. - After the offer, before the contract. The common local practice. You make the application (申込み), the inspection happens in the window before signing, and you still have room to renegotiate or withdraw. What does not work is inspecting after the contract is signed. At that point you own the problem. One question worth asking the agent at the outset: has a building condition survey already been done? If the seller had one carried out within the past year, its results must be set out in the pre-contract explanation, and you may not need to repeat it. ### Arranging it from overseas You do not have to be in the country, but somebody has to do four things on the ground: agree access with the agent or the seller, be there when the inspector is, read a Japanese report, and turn it into a decision. The way we run it for clients is: - You send us the listing and whatever building documents the agent holds. - We book an inspection technician near the property and agree a date for access with the agent. - The survey is carried out with the options you have chosen — under-floor and roof-space entry are the ones we recommend for anything older. - You get the report translated into plain English, with the findings ranked by what they mean for you: urgent, budget for it, live with it. - Where work is needed, we obtain builder quotes, so you are negotiating with a number rather than a worry. Fees depend on the property and where it is, so we quote per case rather than publishing a flat price — send us the listing and we will come back with the cost and the earliest date. ### If the report comes back bad A bad report is not wasted money. It has three honest uses: - Renegotiate. A documented defect with a builder's quote attached is the strongest argument for a price reduction that exists in a Japanese negotiation. - Walk away. Nothing obliges you to proceed, and a house with a foundation problem is a house to leave to somebody else. - Proceed with your eyes open. Plenty of buyers go ahead knowing the roof has three years left in it. That is a decision; discovering it afterwards is an accident. ### How Japan YES helps We are not a brokerage and we do not sell you the house. We coordinate the inspection, translate what comes back, obtain the repair quotes, and then look after the property side once you own it — acting as your tax representative (納税管理人) and your contact address in Japan, receiving and translating the post, and paying the bills on your behalf. See our one-time services if you only need help with this step, or tell us what you are looking at and we will tell you what we would check first. #### Frequently asked questions Q: What is a 建物状況調査 (building condition survey) in Japan? A: It is Japan's regulated home inspection for second-hand houses. It must be carried out by a licensed architect (建築士) who has completed the national training for existing-home inspection technicians (既存住宅状況調査技術者), working to a method standard set by the Ministry of Land, Infrastructure, Transport and Tourism. The survey is visual and measurement-based, without destructive testing, and covers the parts of the building that carry structural load and the parts that keep rain out. Q: What does a Japanese home inspection not cover? A: The regulated survey does not price repairs, estimate how many years the building has left, confirm that the building is legally compliant, or test equipment such as the boiler, plumbing, wiring and air conditioning. Termites are covered only so far as damage is visible, asbestos needs separate sampling and analysis, and boundaries are a land survey matter. Anything beyond the standard scope — entering the crawl space or the roof space, moisture readings, a floor-level survey — is an option you have to request and pay for. Q: How much does a home inspection cost in Japan? A: For a detached house, the standard building condition survey commonly runs ¥50,000–¥100,000, with entry into the under-floor and roof spaces typically adding in the region of ¥20,000–¥50,000, plus the inspector's travel for a distant property. Condominium units are usually cheaper because the structure belongs to the building rather than to the individual owner. Expect two to three hours on site and the report about a week later. Q: Can I have a house in Japan inspected if I live abroad? A: Yes, and you do not need to attend. Someone in Japan has to agree access with the agent or seller, be present for the inspection, and read the Japanese report. Japan YES arranges the inspection near the property, adds the under-floor and roof-space options where the house is old, translates the report into English with the findings ranked by urgency, and obtains builder quotes where work is needed. Q: Can I claim against the seller if a defect appears after buying an akiya? A: Usually not. Japanese law gives a buyer rights where what is delivered does not match the contract (契約不適合責任), but in a private sale those rights can be excluded by the contract, and akiya are typically sold as-is with the seller's liability excluded. Where a licensed dealer is the seller a minimum liability period applies, but that is not the position in most akiya sales — which is why an inspection before signing is the only real protection. Q: Does a Japanese house have to pass an inspection to get defect insurance? A: Yes. Defect insurance for second-hand sales (既存住宅売買瑕疵保険) requires the property to pass an inspection before cover can start; where problems are found they must be repaired and re-checked. As a rule the house must also meet the post-June 1981 earthquake standard, so an older house qualifies only where it is shown to meet that standard, usually after a seismic assessment and retrofitting. Q: Why do the years 1981 and 2000 matter for Japanese houses? A: Japan tightened its earthquake code on 1 June 1981 (新耐震基準), and tightened the rules for wooden houses again in June 2000, covering foundation design, metal connectors and the balance of load-bearing walls. Both dates refer to the building permit rather than completion. They set the market: lenders, insurers and several tax reliefs use the 1981 line, and a timber house built from 2000 onwards is a materially different proposition from one built in the 1980s. --- ## Japan's Nationality Rule for Property Registration Starts October 5, 2026: What Changes for Foreign Buyers — and What Doesn't - URL: https://jpyespm.jp/blog/japan-property-registration-nationality-october-2026 - Published: 2026-09-14 - Category: Law & Compliance Key takeaways: - From October 5, 2026, anyone who becomes the registered owner of real estate in Japan must declare their nationality when the ownership registration is filed at the Legal Affairs Bureau (法務局). It applies to Japanese and foreign nationals alike. - It is a disclosure requirement, not a restriction. Foreign nationals can still buy land, houses and condominiums in Japan with the same ownership rights as Japanese citizens, and there is no residency or visa requirement to buy. - Nationality is recorded in the Legal Affairs Bureau's internal search-information file (検索用情報), not on the public property register, so it does not appear on a certified copy of the register (登記事項証明書) that other people can obtain. - Foreign nationals prove nationality with a passport copy plus a Japanese translation, a residence card (在留カード), a special permanent resident certificate, or a resident record (住民票) that shows nationality. Japanese nationals use a resident record showing their registered domicile, or a koseki supplement (戸籍の附票). - It is one of several nationality-disclosure changes in 2026. Since April 1, 2026, nationality must also be reported for large land transactions under the National Land Use Planning Act and for certain acquisitions near sensitive sites — and none of these rules prevent a foreign national from buying. Search for news about Japanese property in 2026 and you will find a run of headlines suggesting Japan is closing its doors to foreign buyers. If you are considering a purchase, or you are about to inherit a Japanese property, that is an unsettling thing to read. The reality is narrower and much less dramatic. From October 5, 2026, the form used to register ownership of Japanese real estate gains one new item: the owner's nationality. You will need to prove it with a document. That is the change. Nothing about who is allowed to buy, what they are allowed to own, or what it costs is affected by it. This guide sets out exactly what the rule requires, what it does not do, and how it sits alongside the other nationality reporting rules that came into force earlier in 2026 — several English-language sources have mixed these up, and some give the wrong start date. ### At a glance | | Question | Short answer | When does it start? | For ownership registrations filed on or after October 5, 2026. | Who has to declare nationality? | Every individual who becomes a registered owner — Japanese and foreign nationals alike. | Does it stop foreigners buying property in Japan? | No. There is no ban, no approval step, and no change to ownership rights. | Will my nationality be public? | No. It is held in an internal file, not shown on the public register. | What do I submit as a foreign national? | A passport copy with a Japanese translation, a residence card, a special permanent resident certificate, or a resident record showing nationality. | Does it apply to inheritance? | Yes. Registering an inherited property in your name is an ownership registration too. | I already own property. Do I have to do anything? | Not because of this rule. Existing owners may file the information voluntarily. ### What exactly changes on October 5, 2026 Japan registers ownership of land and buildings at the Legal Affairs Bureau. When ownership is first recorded (所有権保存登記) or passes to a new owner (所有権移転登記), the new owner is named on the register. Since April 21, 2025, that application has already had to include a set of search information (検索用情報) about the new owner: full name, the reading of the name (romanised for foreign nationals), address, date of birth and an email address. The Legal Affairs Bureau uses this information behind the scenes to identify owners and keep their records current. It is not printed on the register. From October 5, 2026, the Ministry of Justice adds nationality (国籍等) to that set. The word 等 ("and similar") exists because the field also covers regions defined in Japan's immigration law rather than countries — Taiwan, and the West Bank and Gaza Strip, are recorded in this way. So the practical effect for a buyer is one more piece of information on the application, and one more document in the bundle your judicial scrivener (司法書士) prepares. ### Who it applies to - Individuals, not companies. The declaration is made for natural persons who become registered owners. Companies are handled under separate rules, described below. - Japanese nationals as well as foreign nationals. Everyone registering ownership declares nationality. The rule does not single out foreign buyers at the registration stage. - Every route into ownership. A purchase, an inheritance and a gift all end in an ownership registration, so all of them are covered from October 5. - Not retroactive for existing owners. If you are already on the register, this rule does not require you to do anything. An existing owner may choose to file search information, including nationality, as a standalone application. If you are an overseas heir, note the interaction with inheritance registration, which has been mandatory since April 2024. An inheritance registered after October 5, 2026 will include the nationality declaration as a matter of course — see our guide to inheritance registration for foreign heirs for the rest of that paperwork. ### What you have to submit The nationality has to be supported by a document. Which one depends on your nationality, not on where you live. | | If you are | Accepted proof of nationality | A Japanese national | A copy of your resident record (住民票) showing your registered domicile (本籍), or a copy of your koseki supplement (戸籍の附票) | A foreign national | Any one of: a copy of a resident record that shows your nationality or region; a copy of your passport together with a Japanese translation; your residence card (在留カード); or your special permanent resident certificate (特別永住者証明書) For most foreign buyers living outside Japan, the passport copy with a Japanese translation will be the practical route, because a residence card and a resident record exist only for people resident in Japan. This is separate from proving your address. A foreign national living abroad already has to supply proof of address when registering as an owner — either an official address certificate issued by the government of their home country or country of residence, or a notarised affidavit together with a copy of the passport pages showing their name, photograph and validity. The nationality document is an additional item, not a replacement. ### Will your nationality be made public? No. This is the point most worth clarifying, because it is the one people worry about. Japan's property register is a public record: anyone can obtain a certified copy of it (登記事項証明書) for a fee, and it shows the owner's name and registered address. Nationality is not added to that record. It is stored in the Legal Affairs Bureau's search-information management file (検索用情報管理ファイル), which is an internal administrative file rather than part of the published register. In other words, a neighbour, an estate agent or a curious member of the public looking up your property will not see your nationality. ### What the rule does not change Because the coverage has been alarmist, it is worth stating plainly what stays the same. - Foreign nationals can still buy. Japan does not restrict ordinary residential purchases by nationality. Land, houses and condominiums can be owned outright, including the land beneath them. - No residency or visa is required to buy. You can purchase while living abroad, and without ever having held a Japanese visa. - There is no approval or screening step. The declaration is recorded, not reviewed as a condition of ownership. - Ownership rights are identical. A foreign owner can sell, let, mortgage (where a lender agrees) and leave the property to heirs on the same terms as a Japanese owner. - Taxes are unaffected. Fixed asset tax, acquisition tax and registration tax are calculated the same way regardless of nationality. ### Japan's other 2026 nationality rules — and why they get confused Much of the confusion comes from the fact that several separate rules requiring nationality information took effect in 2026. They apply to different transactions and have different start dates. | | Rule | What triggers it | In force from | Affects a typical home buyer? | Nationality declaration at property registration (不動産登記) | Registering ownership of any real estate | October 5, 2026 | Yes — every buyer and heir | National Land Use Planning Act notification (国土利用計画法) | Large land transactions above area thresholds | April 1, 2026 | Rarely — thresholds are well above ordinary residential plots | Important Land Survey Act (重要土地等調査法) | Acquisitions within designated zones around defence facilities, border islands and similar sites | April 1, 2026 | Only if the property is inside a designated zone. For companies, the nationality of the representative and of anyone holding a majority of directors or voting rights is also reported | Foreign Exchange Act report (外為法) | A transaction that crosses the resident / non-resident boundary | An existing obligation | Often — due within 20 days of acquisition. See our guide to the 20-day FEFTA report Forest land and farmland have their own notification regimes as well, but those matter only if you are buying forest or agricultural land specifically. If you read that nationality reporting "started in April 2026", that is true of the land-use and designated-zone rules. The requirement that reaches every ordinary property buyer is the registration change on October 5. ### Why Japan is doing this Two long-running policy concerns meet here. The first is owner identification. Japan has a well-documented problem with land whose owners cannot be traced — property that was never re-registered after a death, or whose registered address is decades out of date. In April 2024 the government made inheritance registration mandatory and began asking overseas owners to name a domestic contact; from April 2026 it also made the registration of address changes compulsory. Collecting consistent owner information, including nationality, is part of the same effort. The second is visibility of foreign land ownership. There has been political pressure to understand how much land is held by foreign individuals and companies. The response so far has been to measure, not to restrict — which is exactly what a disclosure requirement does. Whether future governments go further is a political question nobody can answer with certainty. What can be said is that the rules actually in force as of 2026 require information, not permission. ### What a foreign buyer should do - Keep your passport valid and to hand. A copy with a Japanese translation is the most practical proof of nationality for a buyer living abroad. - Ask your judicial scrivener early what they need. The nationality document joins the proof of address and identity documents. Collecting certified documents abroad is the slowest part of any purchase, so plan it alongside those rather than as an afterthought. - Plan the address proof at the same time. If you live outside Japan, your proof of address is a notarised affidavit or an official certificate from your home country — usually the longer lead-time item. - Arrange a domestic contact. Since April 2024, an owner living abroad is asked to register a contact in Japan (国内連絡先) — a person or company that can be reached about the property — or to state that there is none. - Check whether a FEFTA report is due. If the purchase crosses the resident / non-resident boundary, a report to the Minister of Finance via the Bank of Japan is due within 20 days. - Diarise address changes. Once you own the property, any change of address must be registered within two years. Owners living overseas cannot rely on the automatic update available to Japanese residents — see our guide to address change registration. ### A note on advice This article explains the rule in general terms so you know what to expect. It is not legal advice. Property registration in Japan is handled by judicial scriveners (司法書士), who will confirm the exact documents your case requires — particularly where nationality, residence and the route of acquisition interact, or where the property sits inside a designated zone. ### How Japan YES helps We are not a law firm and we do not file registrations. We work alongside the judicial scrivener who does, handling the ongoing side of owning Japanese property from overseas. We can act as your domestic contact and your tax representative (納税管理人), receive and scan the post that arrives for the property, translate it into English so you can see what needs attention, and pay bills on your behalf. When you need a judicial scrivener for the purchase or a later registration, we introduce you to one rather than pretending to be one. Tell us about the property you are considering, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: Can foreigners still buy property in Japan after October 5, 2026? A: Yes. The rule that starts on October 5, 2026 requires nationality to be declared when ownership is registered; it does not restrict who can buy. Foreign nationals can still own land, houses and condominiums in Japan with the same rights as Japanese citizens, with no residency or visa requirement and no approval step. Q: What is Japan's nationality declaration for property registration? A: From October 5, 2026, the Ministry of Justice requires the nationality of every individual who becomes a registered owner of Japanese real estate to be declared as part of the ownership registration filed at the Legal Affairs Bureau (法務局). It is added to the search information (検索用情報) — name, reading of the name, address, date of birth and email address — that has been required with ownership registrations since April 21, 2025. Q: Will my nationality appear on the Japanese property register? A: No. Nationality is recorded in the Legal Affairs Bureau's internal search-information management file (検索用情報管理ファイル), not on the public register. A certified copy of the register (登記事項証明書), which anyone can obtain, shows the owner's name and registered address but not nationality. Q: What documents prove nationality for Japanese property registration? A: A foreign national can submit any one of: a copy of their passport with a Japanese translation, a residence card (在留カード), a special permanent resident certificate (特別永住者証明書), or a copy of a resident record (住民票) that shows nationality. A Japanese national submits a resident record showing their registered domicile (本籍) or a copy of their koseki supplement (戸籍の附票). For buyers living outside Japan, the passport copy with a translation is usually the practical option. Q: Does the October 2026 nationality rule apply to inherited property in Japan? A: Yes. Registering an inherited property in an heir's name is an ownership transfer registration, so an inheritance registered on or after October 5, 2026 includes the nationality declaration. It applies to purchases and gifts in the same way. Q: Do existing owners of Japanese property have to declare their nationality? A: No. The requirement applies to ownership registrations filed on or after October 5, 2026. People who are already registered owners are not required to do anything because of it, although an existing owner may choose to file search information, including nationality, as a standalone application. Q: What other nationality reporting rules for Japanese land started in 2026? A: From April 1, 2026, nationality must also be reported for large land transactions under the National Land Use Planning Act (国土利用計画法) and for acquisitions within designated zones under the Important Land Survey Act (重要土地等調査法), where companies also report the nationality of their representative and of anyone holding a majority of directors or voting rights. Separately, a Foreign Exchange Act report is due within 20 days when a transaction crosses the resident / non-resident boundary. None of these rules prevent a foreign national from buying. --- ## Moved Abroad? Japan Now Requires You to Update Your Property Registration — and the Free Automatic Fix Doesn't Apply to You - URL: https://jpyespm.jp/blog/japan-address-change-registration-overseas-owners-2026 - Published: 2026-09-14 - Category: Law & Compliance Key takeaways: - Since April 1, 2026, owners of real estate in Japan must register a change of address or name within two years of the change. Missing the deadline without a valid reason can lead to an administrative fine of up to ¥50,000. - The rule reaches back: if your address or name changed before April 1, 2026 and the property register still shows the old details, you have until March 31, 2028 to update it. - Owners living in Japan can have the Legal Affairs Bureau update the register automatically through smart change registration (スマート変更登記). Owners living outside Japan are excluded — the Ministry of Justice states that overseas residents must file the change themselves, even if they have submitted search information. - The filing itself is inexpensive: registration and licence tax of ¥1,000 per registered property, so a house on its own plot is usually ¥2,000. Most of the effort goes into proving your new overseas address. - A Japanese national abroad proves the address with a certificate of residence (在留証明) from a Japanese embassy or consulate. A foreign national uses an official address certificate from their government, or a notarised affidavit with a passport copy, plus a Japanese translation of the relevant parts. You bought a flat in Tokyo while working there, or inherited your parents' house, and then moved abroad. The property register still shows the address you had when the ownership was recorded. For years that did not matter to anyone. Since April 1, 2026, it does. Japan now requires owners to keep the address and name on the property register up to date, with a deadline and a fine. For owners living in Japan the government has also built an almost effortless way to comply: the Legal Affairs Bureau can update the register automatically. If you live outside Japan, that automatic route is not available to you. This guide explains why, what the rule asks of you, and how to deal with it without flying to Japan. ### At a glance | | Question | Short answer | What must I do? | Register any change to the address or name recorded for you on the property register. | By when? | Within two years of the change. If the change happened before April 1, 2026, by March 31, 2028. | What if I miss it? | An administrative fine of up to ¥50,000, normally after a written demand from the registrar. | Can the Legal Affairs Bureau do it for me? | Only if you live in Japan. Overseas residents must file themselves. | How much does it cost? | ¥1,000 registration tax per registered property, plus a judicial scrivener's fee if you use one. | Do I need to visit Japan? | No. You can file by post, or through a judicial scrivener using a power of attorney. ### What the new rule says The obligation sits in Japan's Real Estate Registration Act, as amended in 2021 and brought into force on April 1, 2026. It applies to the registered owner of any land or building (所有権の登記名義人) and is short: - If your address or name changes, you must apply to register the change within two years of the date it changed. - If you fail to do so without a valid reason, you can be fined up to ¥50,000. - Changes that happened before April 1, 2026 are covered too. For those, the deadline is March 31, 2028. "Name" matters as well as "address". Marriage, divorce or a legal change of name that altered how you are recorded is caught by the same rule. The retroactive element is the part that surprises people. Moving abroad five or ten years ago does not put you outside the rule; it puts you on the 2028 deadline. ### How the fine actually works The fine is not automatic, and it is not the first thing that happens. Under the Ministry of Justice's published approach, when a registrar becomes aware that an owner has not complied, the registrar first sends a written demand (催告書) telling the owner to register the change. The fine comes into consideration only if that demand is ignored without good reason. The Ministry lists situations that count as a valid reason, including: - the address changed only because of an administrative boundary change; - the owner is seriously ill or otherwise unable to act; - the owner is a victim of domestic violence and disclosure of the address would put them at risk; - the owner cannot afford the cost of registering because of financial hardship. Living abroad is not on that list. Neither is not having known about the rule. The realistic risk for most overseas owners is therefore not a sudden fine but a letter in Japanese, sent to the out-of-date address on the register — which is precisely the address you no longer read. ### The free automatic update, and why overseas owners are left out To make the new obligation painless for most people, Japan introduced smart change registration (スマート変更登記). It works like this. When ownership is registered, the owner supplies a set of search information (検索用情報) — name, the reading of the name, address, date of birth and an email address. It has been a required part of ownership registrations since April 21, 2025, and existing owners can file it separately. The Legal Affairs Bureau then checks Japan's resident registry network (住基ネット) at least once every two years. If it finds that the owner has moved, it contacts the owner, and with their consent updates the register itself. The owner files nothing and pays nothing. For owners resident in Japan, having filed search information also counts as a valid reason under the fine rules, because the bureau has taken on the job of noticing the change. The weak point is the resident registry. It only records people with an address in a Japanese municipality. Once you move abroad, it no longer tracks where you live, so the Legal Affairs Bureau has nothing to check against. The Ministry of Justice addresses this directly: overseas residents are not covered by the automatic update even if they have filed search information, and must apply to register a change of name or address themselves within two years of the change. Many Japanese-language guides to the new rule lead with "you can do it for free, automatically". For an owner living abroad, that advice is simply wrong. ### Why an out-of-date address causes real problems The fine is the reason the rule exists. It is rarely the most expensive consequence of an out-of-date register for someone living overseas. - You cannot sell cleanly. When a property is sold, the seller's identity documents must match the owner recorded on the register. If the addresses do not match, the address change has to be registered first, as part of the sale — at exactly the moment a buyer and their lender are waiting. - People who look you up cannot reach you. The register is the public record of who owns a property and where they can be found. Anyone relying on it — a neighbour dealing with a boundary issue, a buyer's agent, a lawyer, a municipal office — writes to an address you left years ago. - It compounds on inheritance. If an owner dies with an out-of-date address on the register, the heirs have to connect the registered address to the person who died before the inheritance can be registered. Old addresses in another country are harder to evidence the longer they are left. None of these are hypothetical for overseas owners. They are the practical reasons that a ¥1,000 filing is worth doing before anyone asks you to. ### What you need to file An address change registration needs evidence of your new address and, where relevant, evidence that connects it to the old one. What counts as evidence depends on your nationality, not on the country you live in. | | If you are | Proof of your current overseas address | A Japanese national living abroad | A certificate of residence (在留証明) issued by the Japanese embassy or consulate that covers where you live | A foreign national living abroad | An official certificate of address issued by the government of your home country or country of residence; or, where none exists, a notarised affidavit stating your name and address, together with a copy of the passport pages showing your name, photograph and validity Documents issued outside Japan are submitted with a Japanese translation. The Ministry of Justice has confirmed, for the equivalent proof used when a foreign national registers as an owner, that the whole document does not need translating — the parts that matter, such as the title, name, address and date of issue, are sufficient. #### If you moved more than once The registrar needs to see a continuous link from the address on the register to your current one. If you moved within Japan before leaving, or between countries afterwards, a single certificate showing today's address may not be enough on its own. This is the most common reason an application from abroad is returned, and it is worth asking a judicial scrivener to look at your address history before you start collecting documents. ### How to file without travelling to Japan You have two realistic options. - File it yourself by post. An address change registration is one of the simpler registrations, and applications can be sent to the Legal Affairs Bureau that has jurisdiction over the property. The Ministry of Justice publishes the application form and guidance. The difficulty for someone abroad is not the form but getting the evidence right first time, because every exchange by international post adds weeks. - Appoint a judicial scrivener (司法書士). You sign a power of attorney (委任状) and send your address evidence; they prepare and file the application and deal with any queries from the registrar. For most overseas owners, especially anyone with several moves to account for, this is the faster route overall. ### Cost and timeline | | Item | Typical cost | Typical time | Registration and licence tax (登録免許税) | ¥1,000 per registered property — a house on its own land is usually two properties (¥2,000) | Paid when filing | Certificate of residence from a Japanese consulate | A small consular fee | Often days, depending on the consulate's appointment system | Notarised affidavit (foreign nationals) | Notary fee in your country | Usually one appointment | Japanese translation | Priced per document | About one to two weeks | Judicial scrivener (optional) | Set by the firm | Registration usually completes a few weeks after filing If your name and address both changed, registering them together in a single application costs the same ¥1,000 per property as registering one of them. Filing them separately doubles the tax. ### What to do first: an order of operations - Check what the register actually says. Obtain a certified copy of the register (登記事項証明書) for each property — land and building separately. Do not assume you know which address is recorded. - Work out your deadline. A change before April 1, 2026 is due by March 31, 2028. A change on or after that date is due two years after it happened. - Map your address history. List every address between the one on the register and where you live now. Gaps are what cause rejections. - Get your address evidence. A certificate of residence from a Japanese consulate if you are Japanese; an official address certificate or a notarised affidavit with your passport copy if you are not. - Translate anything issued abroad. The relevant parts, into Japanese. - File — by post or through a judicial scrivener. If you are also changing your name, include it in the same application. - Put the next change in your diary. Because the automatic update does not apply to you, every future move abroad starts a new two-year clock. ### Related obligations for overseas owners The address change rule is one of a series of changes to how Japan keeps track of property owners. Three others are worth checking at the same time. - A domestic contact (国内連絡先). Since April 2024, when ownership is registered for someone living abroad, the application asks for a contact in Japan — a person or company, such as a property manager or judicial scrivener — or a statement that there is none. - A tax representative (納税管理人). This is a tax obligation rather than a registration one, but it is what ensures fixed asset tax notices reach someone who will act on them. See our guide to tax representatives, and how it differs from a domestic manager and a domestic contact. - Nationality at registration. From October 5, 2026, ownership registrations include a declaration of nationality. It does not require existing owners to do anything, but it will apply to any future purchase or inheritance — see what the October 5 rule changes. If you inherited the property and it was never registered in your name, that is a separate and more urgent problem, with its own deadline of March 31, 2027 for older inheritances. Our guide to inheritance registration for foreign heirs covers it. ### A note on advice This article explains the rule and the usual procedure so you know what to expect. It is not legal advice. Registrations are handled by judicial scriveners, and the evidence required can differ with your nationality, your address history and the country documents were issued in. Confirm the details for your own property before filing. ### How Japan YES helps overseas owners We are not a law firm and we do not file registrations. What we do is make sure you find out about obligations like this one — and the letters that follow them — before they become a problem. We act as your tax representative (納税管理人) and domestic contact, receive and scan the post that arrives for your property, translate it into English so you can see what is urgent, and pay bills on your behalf. When a registration needs to be filed, we introduce you to a judicial scrivener who works with overseas clients. Ask us to check what your registration needs, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: Is address change registration mandatory for Japanese property? A: Yes, since April 1, 2026. The registered owner of land or a building in Japan must apply to register any change of address or name within two years of the change. Failing to do so without a valid reason can lead to an administrative fine of up to ¥50,000. Q: What is the deadline to update the address on a Japanese property register? A: Two years from the date the address or name changed. If the change happened before April 1, 2026 and the register still shows the old details, the deadline is March 31, 2028. Q: What is the fine for not registering an address change in Japan? A: An administrative fine of up to ¥50,000. It is not automatic: when a registrar identifies an owner who has not complied, the registrar first sends a written demand (催告書) to register the change. Valid reasons for not registering include serious illness, domestic violence risk, financial hardship, or an address change caused only by an administrative boundary change. Living abroad is not a valid reason. Q: Can owners living overseas use smart change registration (スマート変更登記) in Japan? A: No. Smart change registration lets the Legal Affairs Bureau update an owner's address automatically by checking Japan's resident registry network (住基ネット), which only records people with an address in Japan. The Ministry of Justice states that overseas residents are not covered even if they have filed search information, and must apply to register a change of name or address themselves within two years. Q: How does a foreigner living abroad prove their address for Japanese property registration? A: With an official certificate of address issued by the government of their home country or country of residence, or, where none exists, a notarised affidavit stating their name and address together with a copy of the passport pages showing name, photograph and validity. Documents issued outside Japan are submitted with a Japanese translation of the relevant parts. A Japanese national living abroad uses a certificate of residence (在留証明) from a Japanese embassy or consulate instead. Q: How much does it cost to register an address change for Japanese property? A: The registration and licence tax (登録免許税) is ¥1,000 per registered property. A house on its own land is usually two registered properties — the land and the building — so ¥2,000. Registering a change of name and address together costs the same as registering one of them. A judicial scrivener's fee applies if you use one. Q: Do I need to travel to Japan to change the address on my property registration? A: No. An address change registration can be sent by post to the Legal Affairs Bureau with jurisdiction over the property, or filed by a judicial scrivener (司法書士) acting under a power of attorney. The usual difficulty for overseas owners is providing address evidence that links the address on the register to their current one, particularly after several moves. --- ## Before You Buy a Japanese Condo: How Will You Actually Pay the Monthly Fees? - URL: https://jpyespm.jp/blog/pay-japan-condo-fees-from-overseas - Published: 2026-09-01 - Category: Buying Property Key takeaways: - Nearly every Japanese condominium association collects management fees (管理費) and repair reserve contributions (修繕積立金) by automatic bank debit (口座振替) from a Japanese bank account. Convenience-store payment slips are rare. - Overseas credit cards are not accepted, and non-residents generally cannot open a Japanese bank account, so many foreign buyers complete the purchase with no way to pay the monthly bills. - The fees continue whether or not anyone lives in the unit. They are the owner's obligation from the day of settlement. - Unpaid fees attach to the unit itself: under Article 8 of the Act on Building Unit Ownership the association can demand them from whoever buys it next, which is why arrears surface at sale and reduce your price. - The workable options are a Japan-resident family member, a domestic manager (国内管理人), or a management service that holds a deposit and pays on your behalf. Some associations will agree to monthly bank transfer instead of direct debit if you ask before completion. Most guides to buying a Japanese apartment stop at completion. You sign, you pay, you get the keys. What almost nobody explains is the question that arrives about four weeks later: The management fee is due. How do you pay it? It sounds trivial. It is not. For an overseas buyer it is one of the few problems in a Japanese purchase that has no obvious answer, and it is far easier to solve before completion than after. ### Japanese condos collect by automatic debit — almost only by automatic debit Every condominium in Japan is run by an owners' association (管理組合), which collects two monthly charges from each unit: - 管理費 (kanrihi) — the management fee, covering cleaning, lighting, lifts, the on-site manager and the management company's own fee - 修繕積立金 (shuzen tsumitatekin) — the repair reserve, a compulsory savings pot for the building's long-term repair plan Together they typically run from around ¥15,000 to ¥40,000 a month for an ordinary unit, and they are collected on a fixed day each month by 口座振替 — automatic debit from a Japanese bank account. This is where overseas owners hit a wall, because in practice: - Overseas credit cards are not accepted. Card payment is uncommon for condo fees generally, and where it exists it is tied to a Japanese card issuer. - Convenience-store payment slips are rare. Utilities often offer them. Condo associations usually do not. - The debit must come from a Japanese bank account in a form the association's bank will process. ### And you probably cannot open a Japanese bank account Japanese banks generally require a residential address in Japan and, in most cases, a residence card. Buying property does not qualify you. A short visit does not qualify you. Some banks will consider non-residents with substantial deposits or an existing relationship, but for the ordinary overseas buyer the answer is no. So the sequence many buyers walk into is this: they complete the purchase, they become liable for the monthly fees from that day, and they have no mechanism to pay them. ### What happens if the fees go unpaid This is the part worth understanding before you buy, because the consequences are not limited to a late-payment notice. The obligation does not pause for an empty flat. Management fees and repair reserves are owed by the owner regardless of whether anyone lives there, whether it is let, or whether you have ever seen the building. Arrears attach to the unit, not just to you. Under Article 8 of the Act on Building Unit Ownership (区分所有法第8条), the association can claim unpaid charges from a subsequent owner — a "specific successor" (特定承継人). The association also holds a statutory lien over the unit under Article 7. The practical effect appears at resale. A buyer's agent will ask the management company for a statement of the unit's account. Arrears show up there, and they come off your price or stop the sale. Owners who assumed a few missed months were a private matter between them and the association discover otherwise at the worst moment. It also affects your standing in the building. Associations can and do restrict the voting rights of owners in arrears, and persistent non-payment can end in legal action — in serious cases, a court-ordered sale of the unit. ### The four ways overseas owners actually solve this #### 1. A family member or friend in Japan The association debits their account and you reimburse them. It is free and it works — until it doesn't. The amount changes when the repair reserve steps up under the long-term plan, which it will. Your relative moves, changes bank, or simply forgets. And you are asking someone to carry an open-ended monthly liability on your behalf, which strains the relationship far more than people expect. #### 2. Keep a Japanese bank account open If you lived in Japan and still hold an account, this is the cleanest option — provided the bank permits non-resident use. Many will close or restrict accounts once you deregister your address, so confirm your bank's position rather than assuming. You also need a way to top the account up from abroad, and international transfer fees on a ¥25,000 monthly charge are not trivial. #### 3. Appoint a domestic manager (国内管理人) Since April 2026, Japan's revised condominium law allows associations to require overseas owners to appoint a Japan-based domestic manager who can attend meetings, receive correspondence and pay the fees. If your building requires one, this is not optional. See our guide to the domestic manager rule for what the role covers. #### 4. A management service that holds a deposit and pays on your behalf You transfer funds in advance; the service pays the association each month and shows you what was paid. This is what Japan YES does, and it is worth explaining the mechanics because they matter. We are registered with the association as the payer on the 口座振替依頼書 (direct debit request form), so the monthly charge is collected from our account, and we settle it against the deposit you hold with us. Where an association is willing to accept monthly bank transfer instead of direct debit, we negotiate for that — it is simpler and leaves a clearer record on both sides. Not all associations will agree, which is why the direct debit route has to exist as well. The deposit is the part to plan for. Payment comes out of funds you have already transferred, so the balance has to be topped up before it runs down. We flag it in advance rather than after a payment has been missed. ### What to do before you complete Three questions to put to the seller's agent or the management company before settlement, while you still have leverage and everyone is still responsive: - What are the current monthly management fee and repair reserve, and when do they next change? The long-term repair plan (長期修繕計画) usually schedules increases. Ask to see it. A reserve that doubles in year three changes your numbers. - Which payment methods does this association accept? Specifically: is monthly bank transfer possible, or is it direct debit only? Getting a yes here before completion is much easier than after. - Are there any arrears on this unit? Because under Article 8 they may become yours. None of this is a reason not to buy a Japanese apartment. It is a reason to decide how the fees will be paid before you own it, rather than in the month after — which is when most overseas buyers start looking for an answer, and when the options are narrowest. #### Frequently asked questions Q: How do Japanese condominium associations collect management fees? A: Almost always by automatic bank debit (口座振替) from a Japanese bank account, on a fixed day each month. Convenience-store payment slips are rare for condo fees, unlike utilities, and card payment is uncommon and tied to Japanese issuers when it exists. Some associations will accept a monthly bank transfer instead if asked, but it has to be agreed with the association rather than assumed. Q: Can I pay Japanese condo management fees with a foreign credit card? A: No. Japanese condominium associations do not accept overseas credit cards for management fees (管理費) or repair reserve contributions (修繕積立金). Collection is set up as a direct debit from a Japanese bank account, so the payment method has to be resolved separately from how you funded the purchase. Q: Can a non-resident open a Japanese bank account to pay condo fees? A: Usually not. Japanese banks generally require a residential address in Japan and, in most cases, a residence card. Owning property does not by itself qualify you. Some banks will consider non-residents with an existing relationship or substantial deposits, but the ordinary overseas buyer should not plan on opening an account after completion. Q: What happens if condo management fees go unpaid in Japan? A: The association can pursue the arrears, restrict voting rights, and in serious cases seek a court-ordered sale of the unit. Under the Act on Building Unit Ownership the association holds a statutory lien over the unit (Article 7) and can claim unpaid charges from a subsequent owner as a specific successor (Article 8, 特定承継人). In practice arrears surface when you sell, because the buyer's agent obtains a statement of the unit's account from the management company. Q: Do I still owe management fees if the apartment is empty? A: Yes. Management fees and repair reserve contributions are owed by the owner from the day of settlement regardless of whether the unit is occupied, let, or ever visited. They fund the building's shared costs and long-term repair plan, not your use of the flat. Q: Who can pay Japanese condo fees on behalf of an overseas owner? A: A Japan-resident family member, a domestic manager (国内管理人) appointed under the 2026 condominium law revision, or a management company that holds a deposit and pays the association each month. In the last arrangement the service is registered with the association as the payer on the direct debit request form (口座振替依頼書), and payments are settled against funds the owner has transferred in advance. Q: What should I ask before buying a Japanese condo as a foreigner? A: Three things, before completion: the current management fee and repair reserve and when they are scheduled to increase under the long-term repair plan (長期修繕計画); which payment methods the association accepts, and specifically whether monthly bank transfer is possible instead of direct debit; and whether the unit has any existing arrears, since those can pass to you as the next owner. --- ## Will or No Will: How It Changes a Japanese Inheritance for Overseas Families - URL: https://jpyespm.jp/blog/japan-inheritance-will-vs-no-will-foreign-heirs - Published: 2026-08-25 - Category: Law & Compliance Key takeaways: - Without a will, every heir must sign and certify a division agreement. One unreachable heir stops the entire estate, which is why scattered families take so long. - With a will, a named executor (遺言執行者) can act for the estate, so the property and bank accounts can be dealt with without collecting every signature. - A handwritten will normally needs a family court verification step (検認) before it can be used, which adds months. A notarial will, or a handwritten will lodged with the Legal Affairs Bureau under the storage system, skips it. - A will does not override everything: close family have a reserved share (遺留分) they can claim in money if the will leaves them too little. - For a foreign national, Japan's conflict-of-laws rules generally point to the law of the deceased's nationality to govern succession — but Japanese registration and tax procedure still apply to the Japanese property. Families dealing with a Japanese estate from abroad usually discover the importance of a will in the worst possible way: months in, when the process has stopped because a cousin in a third country will not return a signed form. This article sets out what actually differs between an estate with a will and one without, in the specific context of overseas heirs and Japanese real estate. It also covers the question that foreign families almost always miss — which country's law governs the succession in the first place. ### At a glance | | Question | No will | With a valid will | Who decides who gets what? | All heirs, unanimously | The deceased, in the will | Whose signature is needed? | Every heir, certified | The executor, if one is named | What stops the process? | One heir who will not or cannot sign | Rarely anything procedural | Is a court step involved? | No, unless heirs go to mediation | Verification for a handwritten will, unless it was lodged with the Legal Affairs Bureau | Can close family still claim? | They take their statutory share | Yes — a reserved share, claimed in money | Typical elapsed time, overseas family | 6 months to several years | Often 2 to 6 months ### What happens with no will If there is no will, Japanese law sets out who the heirs are and what fraction each takes. Those shares are the starting point, not the outcome: the heirs are free to divide the estate differently if they all agree. Agreement is recorded in a division agreement (遺産分割協議書). Every heir must sign it and certify their signature. A partly signed agreement is not partly effective — it has no effect at all. For a family living in one country, this is a Sunday afternoon and a trip to a local office. For a family spread across three countries, each heir must find a notary or a Japanese consulate, certify their signature, and post certified originals to Japan. Every additional heir adds a country, a postal round trip, and a chance that a document is rejected and has to be redone. Two situations make it worse. If an heir has died, their own heirs step into their place, so the number of signatures grows with every generation that passes. And if an heir lacks legal capacity, a court-appointed representative must be involved before anything can be signed. #### The 2024 partial remedy Japan made inheritance registration compulsory in April 2024, and introduced a stopgap filing — heir reporting registration (相続人申告登記) — that a single heir can file alone. It records that you are an heir and satisfies the registration obligation, so the fine does not apply while the family is still negotiating. It does not transfer ownership and it does not let you sell. It buys time. We cover it, and the document substitutes foreign heirs need, in our guide to inheritance registration for foreign heirs. ### What changes when there is a will A valid will replaces the unanimous-agreement requirement with an instruction. That single change is why estates with wills move so much faster. The bigger practical gain is the executor (遺言執行者). If the will names one, that person has authority to carry out the will — dealing with the registration of the property, and with banks — without gathering signatures from every heir in every country. For an overseas family this is the difference between one person completing a task and eight people coordinating across time zones. If you are advising an older relative who owns Japanese property and has family abroad, naming an executor is the single most useful thing they can do. ### The three types of Japanese will, and the one that saves months | | Type | How it is made | Court verification needed? | Handwritten (自筆証書遺言) | Written by hand by the testator | Yes — unless lodged with the Legal Affairs Bureau under the storage system | Notarial (公正証書遺言) | Made at a notary office with witnesses; the original is kept there | No | Sealed (秘密証書遺言) | Contents kept secret, existence certified by a notary | Yes #### Verification (検認) is not approval A handwritten will normally has to go through verification at the family court before it can be used. This is commonly misunderstood: verification records the form and content of the document and prevents later alteration. It does not decide whether the will is valid. What matters to an overseas family is the practical effect. Verification requires the court to notify all heirs, which means assembling the same proof-of-heirship documents you were trying to avoid, and waiting. It is normal for this to add months. Opening a sealed handwritten will without the court is also a mistake — the will is not automatically void, but there is a penalty, and it complicates matters. #### The storage system removes that step Since 2020 a handwritten will can be lodged with the Legal Affairs Bureau under a formal storage system. The bureau checks the formal requirements, stores the original, and a will held this way does not require court verification. For a Japanese national with family abroad who does not want the cost of a notarial will, this is the practical middle path: cheaper than a notarial will, and it removes the step that hurts overseas heirs most. ### What a will cannot do: the reserved share A will does not give complete freedom. Close family members — broadly the spouse, children, and in some circumstances parents — have a reserved share (遺留分). Siblings do not. Since the 2019 reform, a reserved share claim is a claim for money, not for a piece of the property itself. This is a significant improvement for anyone dealing with real estate: a disappointed heir can no longer end up as an unwanted co-owner of a house you are trying to sell. They are owed a sum instead. The claim is also time-limited, and the periods are short — measured from when the person learns of the inheritance and of the gift or bequest that reduces their share. If you think you may be affected, on either side, take advice early rather than assuming silence has settled it. ### The question foreign families always miss: whose law applies? Everything above describes Japanese succession law. Whether Japanese succession law governs your case at all is a separate question. Japan's conflict-of-laws statute — the Act on General Rules for Application of Laws — points, for succession, to the national law of the deceased. So if the person who died was a citizen of another country, the law of that country may govern who inherits and in what shares, even though the house is in Japan. Three consequences follow. - A will valid abroad may work for the Japanese property. It is not automatic, and how it is proved to a Japanese registry is a technical question, but a foreign will is not simply disregarded. - The shares may not be the Japanese ones. If the deceased's national law gives different shares, that is what applies to the succession, not the Japanese fractions. - Procedure stays Japanese regardless. Whoever inherits, the property is registered under Japanese registration procedure, on Japanese deadlines, with Japanese documents. Japanese inheritance tax rules also apply on their own terms — see our inheritance tax guide for who is actually liable. There is a further wrinkle. Some countries' rules point back to the law of the place where the property sits, which can return the question to Japanese law for the real estate. This is genuinely specialist territory. The useful takeaway is not the doctrine but the instruction: if the deceased was not a Japanese national, ask a lawyer which law governs before anyone starts drafting a division agreement. Families have completed an entire agreement under the wrong assumption and had to start again. ### If you are planning ahead rather than reacting Much of the difficulty described here is avoidable at the drafting stage. For an owner of Japanese property whose family lives abroad: - Name an executor. The largest single saving in time and stress. - Use a notarial will, or lodge a handwritten one with the Legal Affairs Bureau. Either removes the court verification step. - Deal with the Japanese property explicitly. A will that covers assets in general, drafted in another country, may leave the Japanese registry unsure what to do with a specific parcel of land. - Tell the family where the will is. A perfect will nobody can find is worth nothing, and the storage system includes a way for heirs to check whether one exists. - Keep a list of Japanese assets. Bank accounts, the property, and the location of the deeds. Heirs abroad frequently do not know what exists. ### A note on advice This article describes general principles so you know what to expect and what to ask about. It is not legal advice. Which law applies, whether a foreign will can be used for Japanese property, and how reserved shares work in your family all depend on specific facts. Wills and succession disputes are handled by lawyers, and property registration by judicial scriveners (司法書士). Confirm your position with an appropriate professional before acting. ### How Japan YES helps We are not a law firm and we do not draft wills. What we do is hold the practical side together while the legal process runs. We act as your tax representative (納税管理人) and Japanese contact address, receive and scan the post that arrives for the property, translate it so you can see what is urgent, and pay bills on your behalf. When you need a lawyer, a judicial scrivener or a licensed tax accountant, we introduce you to one. Tell us about your situation and we will tell you what needs attention now, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: What happens to a Japanese estate if there is no will? A: Japanese law sets out who the heirs are and their statutory shares, but the heirs can divide the estate differently if they all agree. That agreement is recorded in a division agreement (遺産分割協議書), which every heir must sign and certify. A partly signed agreement has no effect at all, so a single unreachable or unwilling heir stops the entire estate. Q: How does a will speed up a Japanese inheritance for overseas heirs? A: A will replaces the requirement for unanimous agreement with an instruction from the deceased. More importantly, if the will names an executor (遺言執行者), that person can carry out the will — including registering the property and dealing with banks — without collecting certified signatures from every heir in every country. For a family spread across several countries this is usually the difference between a few months and a few years. Q: Does a handwritten Japanese will have to go to court? A: Normally yes. A handwritten will (自筆証書遺言) requires verification (検認) at the family court before it can be used, and the court must notify all heirs, which adds months. There are two ways to avoid it: a notarial will (公正証書遺言) needs no verification, and since 2020 a handwritten will lodged with the Legal Affairs Bureau under the storage system is also exempt. Q: What is the reserved share (遺留分) in Japanese inheritance? A: It is a minimum entitlement for close family — broadly the spouse, children and in some circumstances parents — that a will cannot remove. Siblings do not have one. Since the 2019 reform the claim is for money rather than for a share of the property itself, so a disappointed heir cannot become an unwanted co-owner of a house you are trying to sell. The claim is subject to short time limits. Q: Which country law applies when a foreign national who owned Japanese property dies? A: Japan conflict-of-laws statute points, for succession, to the national law of the deceased. So if the person who died was a citizen of another country, that country law may govern who inherits and in what shares, even though the property is in Japan. Some countries rules point back to the location of the property, which can return the question to Japanese law. Whatever the answer, Japanese registration procedure and Japanese tax rules still apply to the Japanese property, so confirm which law governs before drafting any agreement. Q: Can a will made outside Japan be used for Japanese property? A: It is not automatically disregarded. Where the deceased national law governs the succession, a will valid under that law can be relevant to the Japanese property, but how it is proved to a Japanese registry is a technical question that depends on the document and the country. Take specialist advice rather than assuming either that a foreign will works or that it does not. Q: What should someone with Japanese property and family abroad put in their will? A: Name an executor, which is the single largest saving in time and stress. Use a notarial will or lodge a handwritten one with the Legal Affairs Bureau so that court verification is not needed. Deal with the Japanese property explicitly rather than relying on a general clause about assets. Tell the family where the will is, and leave a list of Japanese assets including bank accounts and the property, because heirs abroad frequently do not know what exists. --- ## Unfreezing a Japanese Bank Account After a Death: What Overseas Heirs Actually Have to Do - URL: https://jpyespm.jp/blog/japan-bank-account-inheritance-overseas-heir - Published: 2026-08-25 - Category: Law & Compliance Key takeaways: - A Japanese bank freezes an account once it learns the holder has died. Standing payments stop, which is why utilities and management fees on an inherited property often lapse before anyone notices. - Since 2019 an heir can withdraw a limited amount before the estate is divided — up to one third of the balance multiplied by their statutory share, capped at ¥1.5 million per financial institution. - Full release of the account normally requires every heir to sign the bank's own form and certify their signature, which is the step that stalls families spread across several countries. - The statutory heir information list (法定相続情報一覧図) is the single biggest time-saver, because banks accept one certified page instead of the whole document bundle. - Freezing is not automatic on death — it happens when the bank finds out. That gives you a short window to record what leaves the account each month before it stops. Families dealing with a Japanese estate from abroad usually expect the property to be the hard part. In practice the bank account causes the first emergency, because it stops working before anyone has decided anything. The account holder dies. Somebody tells the bank, or the bank reads it in a local notice. The account is frozen the same day. And because that account was quietly paying the electricity, the water, the building management fee and the property insurance, those all begin to fail — on a house that is now standing empty, in a country nobody in the family lives in. This guide covers what actually happens, what you can access before the estate is settled, and the specific document problem foreign heirs run into. ### At a glance | | Question | Short answer | When does the account freeze? | When the bank learns of the death — not automatically on the date of death. | What stops working? | Withdrawals, transfers, and every standing payment leaving the account. | Can I get money out before the estate is settled? | Yes, up to a limit: one third of the balance times your statutory share, capped at ¥1.5 million per bank. | What is needed to release the account fully? | Proof of the heirs, and every heir's signature certified — on that bank's own form. | Can I do it from abroad? | Usually yes, by post, but expect several months. | Does each bank have its own form? | Yes. There is no common national form. ### The freeze is triggered by knowledge, not by death Japanese banks do not receive automatic notification of deaths. An account is frozen when the bank becomes aware — usually because a relative tells them, sometimes because staff see a published funeral notice. The reason for the freeze is protective rather than bureaucratic. From the moment of death the money belongs to the heirs collectively, and the bank has no way to know who they are. Letting one person keep withdrawing would expose the bank to claims from the others. There is a practical consequence worth knowing, stated carefully: because the freeze depends on the bank finding out, there is normally a short interval first. Use it to gather information — download or photograph recent statements, and list every recurring payment leaving the account. Nobody needs to be told to empty an account; what families actually regret is not knowing what the account was paying for. That list is the thing you will want two weeks later, when a utility company sends a disconnection notice in Japanese to a house nobody is living in. ### What stops the day the account freezes - Utilities. Electricity, gas and water for the property are commonly paid by direct debit. When payment fails, notices arrive at the property, then supply is cut. - Building management and repair reserve fees. For an apartment, these keep accruing whether or not they are paid, and arrears attach to the property. - Property insurance. A failed premium can end cover on an empty house. - Fixed asset tax instalments. If they were being paid automatically, they stop, and the unpaid balance accrues. - Internet, mobile, subscriptions. Minor individually, but they keep generating Japanese-language demands. None of these wait for the estate to be settled. This is the single strongest argument for putting a Japanese contact address and a payment arrangement in place early, rather than at the end of the process. ### The emergency route: withdrawing before the estate is divided Until 2019 an heir who needed money for a funeral had no option but to wait for every other heir to agree. A reform of Japan's inheritance provisions in the Civil Code created a limited withdrawal right, and it is genuinely useful. An individual heir may withdraw, without the other heirs' consent: one third of the account balance at the date of death, multiplied by that heir's statutory share — subject to a ceiling of ¥1.5 million per financial institution. Two worked figures make the shape clear. These are illustrative. | | Situation | Calculation | Available to that heir | Balance ¥6,000,000, two children as sole heirs (each 1/2) | ¥6,000,000 × 1/3 × 1/2 = ¥1,000,000 | ¥1,000,000 | Balance ¥30,000,000, two children as sole heirs (each 1/2) | ¥30,000,000 × 1/3 × 1/2 = ¥5,000,000, above the cap | ¥1,500,000 (capped) The cap applies per financial institution, so an estate spread across three banks has more headroom than one large account at a single bank. Two cautions. First, you still have to prove you are an heir, so the document work below still applies — this route is faster, not documentless. Second, and more seriously: taking money out of the estate can be treated as accepting the inheritance, which may cut off your ability to renounce it later. If the estate might carry debts, or if you are still weighing renunciation, take advice before withdrawing anything. Our guide to the four options covers renunciation and its three-month deadline. ### What full release requires To close or transfer the account properly, banks generally ask for four things: - Proof that the holder died — the death certificate, or the family register entry showing it. - Proof of who all the heirs are — traditionally the deceased's continuous family register from birth to death, which is what demonstrates that no other children exist. - Proof that each heir is who they say they are — identification, plus a registered seal certificate in a domestic case. - The bank's own inheritance form, signed and sealed by every heir. Point four is the one that surprises people. There is no standard national form. Each bank has its own, and if the estate has accounts at three banks you complete three separate sets — each of which must travel to every heir in every country and come back. ### What foreign heirs use instead A foreign national living abroad has no family register, no resident record and no registered seal. Japanese practice accepts substitutes, and they follow your nationality rather than your country of residence. | | Normally required | Japanese national abroad | Foreign national | Family register proving the heirs | Request it from the Japanese municipality | Birth, marriage and death certificates from your country, plus a sworn statement of the family relationships | Resident record | Proof of residence (在留証明) from a Japanese embassy or consulate | Notarised affidavit of residence | Registered seal certificate | Signature certificate (署名証明) from a Japanese embassy or consulate | Signature notarised locally, often with an apostille All foreign-issued documents are submitted with a Japanese translation. We cover this document substitution in more depth, including how it applies to the property register, in our guide to inheritance registration for foreign heirs. Individual banks vary in what they will accept, and some branches see a foreign estate rarely. Ask the bank's inheritance desk what they need before you start collecting documents — not after. ### The one document that shortens everything If the estate involves more than one bank, or a bank and a property, obtain a statutory heir information list (法定相続情報一覧図) first. You submit the full proof-of-heirship bundle to the Legal Affairs Bureau once. They verify it and issue certified copies of a single page showing the deceased and the heirs. Banks accept that page in place of the bundle, and the copies are free. Without it, the original documents travel to bank one, wait, come back, then go to bank two. With it, you approach every institution at the same time. On a typical estate this is the difference between months and weeks. ### Realistic timeline | | Stage | Typical elapsed time | Notifying the bank and receiving their forms | 1–3 weeks | Collecting and certifying documents abroad | 1–3 months | Obtaining the statutory heir information list | 2–4 weeks | Circulating the bank's form to all heirs and back | 1–4 months, driven by how many countries are involved | Bank processing after a complete submission | 2–6 weeks Six months from death to released funds is a reasonable expectation for a straightforward overseas estate. A year is not unusual where heirs are scattered or a document has to be reissued. ### One more deadline nobody mentions Japan has a dormant deposits system: accounts with no transactions for ten years can be transferred out of the bank and put toward public-interest use. The money is not confiscated — it can still be claimed afterwards through the bank — but the claim becomes an additional procedure on top of the inheritance one. This matters for the family accounts nobody knew about: an old passbook found in a drawer years later, or a regional bank account from a grandparent's generation. If you suspect there are accounts you have not identified, look for them early rather than after the property is dealt with. ### Practical order of operations - Before anything else, list what the account pays for. Statements, direct debit records, anything that shows recurring payments. - Deal with the property's running costs separately. Assume the account will stop paying them and arrange another route. - Contact each bank's inheritance desk and ask specifically what they accept from heirs who are not Japanese residents. - Check the renunciation question before withdrawing anything — three months from learning of the inheritance, and taking estate money can foreclose the option. - Apply for the statutory heir information list early. - Use the limited withdrawal route if you need funds now for the funeral or urgent property costs. - Circulate the bank forms once, with everything else already in hand. ### A note on advice This article describes general procedure so you know what to expect and what to ask for. It is not legal or tax advice. Bank requirements differ between institutions and are applied case by case, and renunciation has consequences that depend on your specific circumstances. Confirm your position with a qualified professional before acting. ### How Japan YES helps We do not act on bank accounts on your behalf and we are not a law firm. What we do is take away the pressure that the frozen account creates. We act as your tax representative (納税管理人) and Japanese contact address, so the notices about the property reach a person who reads Japanese instead of an empty letterbox. We scan and translate them, tell you which are urgent, and pay utility bills and management fees on your behalf while the estate is being settled — which stops the electricity being cut off on a house you are trying to sell. Tell us what the situation is and we will tell you what needs handling this month, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: When does a Japanese bank freeze an account after a death? A: When the bank becomes aware of the death, not automatically on the date of death. Japanese banks do not receive automatic notification, so the freeze is usually triggered by a relative informing them or by staff seeing a published notice. Once frozen, withdrawals, transfers and all standing payments from the account stop. Q: Can I withdraw money from a Japanese account before the estate is divided? A: Yes, within a limit. Since 2019 an individual heir may withdraw one third of the account balance at the date of death multiplied by their statutory share, capped at 1.5 million yen per financial institution, without the other heirs consenting. You still have to prove you are an heir. Be aware that taking estate money can be treated as accepting the inheritance, which may prevent you renouncing it later. Q: What documents does an overseas heir need to release a Japanese bank account? A: Proof of the death, proof of who all the heirs are, identification for each heir, and the bank own inheritance form signed by every heir. A foreign national living abroad substitutes civil records from their country plus a sworn statement for the family register, a notarised affidavit of residence for the resident record, and a notarised or apostilled signature for the registered seal certificate. All foreign documents need a Japanese translation. Q: Do all Japanese banks use the same inheritance form? A: No. There is no standard national form. Each bank has its own, so an estate with accounts at three banks means three separate sets of paperwork, each of which must travel to every heir and back. This is a major reason overseas estates take so long. Q: What is the fastest way to speed up a Japanese bank inheritance from overseas? A: Obtain a statutory heir information list (法定相続情報一覧図) from the Legal Affairs Bureau before approaching the banks. You submit the full proof-of-heirship bundle once, and receive certified copies of a single page that banks accept in place of the whole set. Certified copies are free, and it lets you approach every institution at the same time instead of circulating originals one by one. Q: What happens to the property bills when the account is frozen? A: They stop being paid. Utilities, building management and repair reserve fees, property insurance premiums and any automatic fixed asset tax payments all fail, and notices then arrive at the property in Japanese. On an inherited house that is standing empty this often means the electricity is cut off and insurance lapses before anyone abroad notices, so arrange another payment route early. Q: How long does a Japanese bank inheritance take for heirs living abroad? A: Six months from the date of death to released funds is a reasonable expectation for a straightforward overseas estate. Collecting and certifying documents abroad typically takes one to three months, circulating the bank form to all heirs takes one to four months depending on how many countries are involved, and the bank then needs two to six weeks after a complete submission. Q: What happens to a Japanese bank account nobody claims? A: Japan has a dormant deposits system under which accounts with no transactions for ten years can be transferred out of the bank and put toward public-interest use. The money is not confiscated and can still be claimed through the bank afterwards, but it becomes an extra procedure on top of the inheritance one. Old passbooks found years later are the common case. --- ## The ¥30 Million Deduction Most Overseas Heirs Miss When Selling an Inherited Japanese Home - URL: https://jpyespm.jp/blog/japan-inherited-home-30-million-deduction-akiya - Published: 2026-08-25 - Category: Tax Key takeaways: - The special deduction lets you subtract up to ¥30 million from the capital gain on selling an inherited home. It applies to sales made up to December 31, 2027. - For sales from January 1, 2024, if three or more heirs acquired the property the deduction drops to ¥20 million each. - The house must have been built on or before May 31, 1981, must not be a registered condominium unit, and nobody other than the deceased may have been living there immediately before the death. - You must sell by December 31 of the year containing the third anniversary of the death, for ¥100 million or less, and the property must not have been rented, lived in, or used for business at any point between the inheritance and the sale. - Non-resident sellers can use the deduction, but the buyer still withholds 10.21% of the price at settlement and you recover the difference by filing a Japanese tax return. Selling an inherited Japanese house is often the cleanest way out of a property nobody in the family can look after. What surprises overseas heirs is the tax bill — particularly when the original purchase records are long gone and the acquisition cost has to be treated as just 5% of the sale price, leaving almost the entire proceeds taxable as gain. There is a relief designed for exactly this situation. It is officially the special deduction for capital gains on a deceased person's residence, and everyone in Japan calls it the akiya deduction (空き家の3,000万円特別控除). It can remove up to ¥30 million from the taxable gain. It is also one of the easiest reliefs to lose by accident. Below is what qualifies, what quietly disqualifies you, and the order in which to check. ### At a glance | | Question | Short answer | How much can I deduct? | Up to ¥30 million from the capital gain. | What if there are several heirs? | For sales from January 1, 2024, three or more heirs means ¥20 million each. | How old must the house be? | Built on or before May 31, 1981. | What is the deadline to sell? | December 31 of the year containing the third anniversary of the death. | Is there a price ceiling? | Yes — ¥100 million or less. | Can I rent it out first? | No. Any rental, business use, or occupation between inheritance and sale disqualifies it. | Does the scheme have an end date? | It currently applies to sales up to December 31, 2027. ### Why this relief exists at all Japan has a very large stock of older houses standing empty after an owner dies. Left alone, they deteriorate, become a safety problem for the neighbourhood, and eventually cost the municipality money. The relief is a nudge: sell the house — ideally to someone who will bring it up to modern earthquake standards, or clear the site — rather than leaving it to rot. That policy purpose explains almost every condition attached to it. Once you see the logic, the conditions stop looking arbitrary. ### The seven conditions, in the order worth checking #### 1. The house was built on or before May 31, 1981 This is the cut-off for Japan's old earthquake-resistance standard. Houses built after it already meet the newer standard, so they are not the problem the relief targets. This is the fastest condition to check and the one that eliminates most properties, so check it first — the construction date appears on the property register. #### 2. It is not a registered condominium unit Apartments in a building with registered sectional ownership (区分所有建物登記) are excluded. The relief is aimed at detached houses and their land. #### 3. Nobody else was living there immediately before the death The deceased must have been living there alone. If a child, sibling or tenant was also resident, the relief does not apply. There is an important exception. If the deceased moved into a care home after being certified as requiring nursing care, the house can still qualify, provided the further conditions in the care-home rules are met — the house must have stayed empty of other occupants and kept the deceased's possessions. Japan's tax authority covers this situation separately, and it is worth checking properly rather than assuming a care-home move ends the matter. #### 4. It has stayed empty since the inheritance This is where families lose the relief without realising. Between the moment of inheritance and the moment of sale, the property must not have been used for business, rented out, or lived in — by anyone, including you. Renting it out for six months to cover the fixed asset tax while you decide feels sensible. It destroys a deduction worth up to ¥30 million. So does letting a relative stay there rent-free. If the deduction is on your radar at all, keep the house empty until it is sold. #### 5. Either the earthquake standard is met, or the house comes down At the point of sale, the house must either satisfy the required earthquake standard — evidenced by a certificate — or have been demolished, leaving the land alone. A 2024 change made this considerably easier. For sales from January 1, 2024, the retrofit or demolition can be completed after the sale, as long as it is done by February 15 of the following year. In practice that means the buyer can carry out the work, which removes the awkward requirement that the seller pay for a demolition on a house they are about to hand over. #### 6. Sold by December 31 of the third year The deadline is the 31st of December of the year containing the third anniversary of the death. Note how this interacts with the inheritance registration deadline described in our guide to registration for foreign heirs: registration also runs on a three-year clock, and you generally cannot sell before the title is in your name. For an overseas family, those two clocks running together are the real constraint. #### 7. Sale price of ¥100 million or less Straightforward on its face, with a trap underneath. The ¥100 million test is applied to the total proceeds from the property, including parts sold separately and parts sold by other heirs, over the period ending December 31 of the third year after the sale. So if you sell the house for ¥80 million and claim the deduction, and a sibling later sells an adjoining strip of the same land for ¥30 million, the combined figure breaks the ceiling — and you must file an amended return and pay the tax within four months of that later sale. Coordinate with your co-heirs before anyone signs anything. ### Two more conditions that catch families out - Not sold to a relative. Sales to close family, people who share your household finances, or someone who will live in the house with you afterwards are excluded. - Not combined with certain other reliefs. If you have already used the relief that adds inheritance tax to the acquisition cost, or certain compulsory-purchase deductions, on the same property, you cannot also use this one. Only one deduction per property per deceased person. ### The document you cannot skip Claiming the deduction requires a Japanese tax return with supporting documents attached. The one people do not expect is the 被相続人居住用家屋等確認書 — a confirmation letter issued by the municipality where the property sits, certifying that the deceased lived there, that nobody else did, and that the house has been empty since. You apply to the municipal office for it. It is not automatic, it takes time, and it is issued in Japanese only. From overseas, this is usually the step that needs someone on the ground. Alongside it you will need a certified copy of the property register showing the construction date and that it is not a condominium unit, the sale contract showing the price, and either the earthquake certificate or proof of demolition. ### If you are a non-resident, two extra things happen The deduction itself is not restricted to people living in Japan. But the mechanics of a non-resident sale differ in ways that matter to your cash flow. The buyer withholds 10.21% at settlement. When a non-resident sells Japanese land or buildings, the buyer is generally required to withhold 10.21% of the gross price and pay it to the tax office. This is withholding on the price, not on the gain — so it happens even where your final tax after the deduction is zero. You recover the excess by filing a return. You need someone in Japan to receive tax correspondence. A non-resident filing a Japanese return generally appoints a tax representative (納税管理人) so the tax office has a domestic point of contact. Our tax representative guide explains what that involves. The practical consequence: even in a clean case, expect the money to arrive in two stages — the sale proceeds minus 10.21% at settlement, then a refund after the return is processed. ### Worked example The figures below are illustrative only, to show the shape of the calculation rather than to predict your result. | | Item | Without the deduction | With the deduction | Sale price | ¥25,000,000 | ¥25,000,000 | Acquisition cost (records lost, deemed 5%) | ¥1,250,000 | ¥1,250,000 | Selling expenses | ¥1,000,000 | ¥1,000,000 | Taxable gain before deduction | ¥22,750,000 | ¥22,750,000 | Special deduction | — | ¥22,750,000 (capped at ¥30m) | Taxable gain after deduction | ¥22,750,000 | ¥0 The point of the example is the second row. When the original purchase paperwork from decades ago cannot be found, Japan treats the acquisition cost as 5% of the sale price — meaning roughly 95% of the proceeds are treated as gain. That is precisely the situation the deduction was built for, and it is why the relief is worth real money on a modest rural house. ### What to check, in order - Pull the property register and confirm the construction date is on or before May 31, 1981, and that it is not a condominium unit. - Confirm the deceased lived there alone immediately before death, or that the care-home exception applies. - Work out your deadline: December 31 of the year containing the third anniversary of the death. - Count the heirs who acquired the property — three or more means ¥20 million each rather than ¥30 million. - Agree with all co-heirs that nothing else from the same property will be sold in a way that breaches the ¥100 million ceiling. - Keep the property completely empty. No tenants, no relatives, no storage business. - Apply early to the municipality for the confirmation letter. - Decide with the buyer who handles the retrofit or demolition, and by when. ### A note on advice This article describes the shape of a Japanese tax relief so you know whether it is worth pursuing and what to ask about. It is not tax advice. The conditions summarised here have detailed sub-rules, the scheme has an end date that has been extended before, and your own position depends on facts specific to your family. Tax filings in Japan are handled by licensed tax accountants (税理士) — confirm your position with one before relying on any of this. ### How Japan YES helps The steps in this article that are hard from abroad are the local ones: obtaining the municipal confirmation letter, receiving and understanding Japanese correspondence about the property, and keeping the house genuinely empty and insured while it is on the market. We act as your tax representative (納税管理人) and Japanese contact address, scan and translate the post that arrives for the property, and introduce you to a licensed tax accountant for the filing itself rather than pretending to be one. Tell us about the property you inherited and we will tell you which clocks are already running, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: How much is the special deduction for selling an inherited home in Japan? A: Up to 30 million yen can be deducted from the capital gain when you sell a home you inherited, provided the conditions are met. For sales made on or after January 1, 2024, if three or more heirs acquired the property the deduction is reduced to 20 million yen each. The scheme currently applies to sales made up to December 31, 2027. Q: Which houses qualify for the Japanese inherited home deduction? A: The house must have been built on or before May 31, 1981, must not be a registered condominium unit, and nobody other than the deceased may have been living there immediately before the death. There is an exception where the deceased had moved into a care home after being certified as needing nursing care, subject to further conditions. Q: Can I rent out an inherited Japanese house before selling it and still claim the deduction? A: No. The property must not have been used for business, rented out, or lived in by anyone at any point between the inheritance and the sale. Renting it out even briefly to cover holding costs disqualifies the deduction entirely, as does letting a relative stay there rent-free. Q: What is the deadline for selling an inherited home to claim the deduction? A: You must sell by December 31 of the year containing the third anniversary of the death. Note that inheritance registration must also normally be completed before you can sell, and that has its own three-year deadline, so for an overseas family the two clocks run together. Q: Does the 100 million yen price limit apply to my sale only? A: No. The limit is tested against the total proceeds from the property, including parts sold separately and parts sold by other heirs, measured up to December 31 of the third year after your sale. If a later sale by a co-heir pushes the combined figure over 100 million yen, you must file an amended return and pay the tax within four months of that sale. Q: Can a non-resident claim the inherited home deduction in Japan? A: The deduction itself is not limited to residents, but the mechanics differ. When a non-resident sells Japanese property, the buyer generally withholds 10.21% of the gross sale price and pays it to the tax office, regardless of whether tax is ultimately due. You claim the deduction by filing a Japanese tax return and recover the excess withholding as a refund. A tax representative is normally appointed so the tax office has a contact in Japan. Q: Who has to demolish the house or bring it up to earthquake standards? A: At the time of sale the house must either meet the required earthquake standard or have been demolished. For sales from January 1, 2024, the work can be completed after the sale as long as it is done by February 15 of the following year, which means the buyer can carry it out. Agree explicitly with the buyer who does the work and by when, because the deadline is part of the tax condition. --- ## Inheriting Property in Japan as a Foreign Heir: The Document Problem Nobody Warns You About - URL: https://jpyespm.jp/blog/japan-inheritance-registration-foreign-heir-documents - Published: 2026-08-25 - Category: Law & Compliance Key takeaways: - Inheritance registration has been mandatory in Japan since April 2024: within 3 years of learning you inherited, with a fine of up to ¥100,000. Inheritances that occurred before April 2024 must be registered by March 31, 2027. - Every standard Japanese checklist assumes you have a family register (戸籍), a resident record (住民票), and a registered seal certificate (印鑑証明書). A foreign heir living abroad has none of the three — but accepted substitutes exist for each. - The substitute depends on your nationality, not where you live: a Japanese national abroad gets 在留証明 and 署名証明 from a Japanese embassy or consulate, while a foreign national uses a notarised affidavit issued in their own country, usually with an apostille and a Japanese translation. - Heir reporting registration (相続人申告登記), introduced in April 2024, is a one-heir, low-cost filing that satisfies the legal obligation and stops the fine — but it does not transfer ownership, so you still cannot sell or mortgage the property. - If the inherited house is empty, the fixed asset tax bill, the insurance lapse and the neglected-house risk all start immediately, regardless of whose name is on the register. Most articles about inheriting Japanese property explain the tax, or list your options for the house. Very few explain the part that actually stops people: the paperwork assumes you are Japanese and live in Japan. The Legal Affairs Bureau (法務局) will ask for a family register, a resident record and a registered seal certificate. If you are a foreign national living outside Japan, you do not have any of them, and no amount of asking will produce them. This guide is about what goes in their place — and about the deadline that is now running whether or not anyone in your family has started. ### At a glance | | Question | Short answer | Do I have to register the property in my name? | Yes. Mandatory since April 2024. | By when? | Within 3 years of learning you inherited. If the death was before April 2024, by March 31, 2027. | What if I miss it? | An administrative fine of up to ¥100,000. | Can I do it from abroad? | Yes, in almost all cases, using a power of attorney. | Do I need to visit Japan? | Usually no. You will need documents certified in your own country. | What if the family cannot agree yet? | File a heir reporting registration (相続人申告登記) to stop the clock. ### The clock starts when you find out, not when the estate is settled Japan made inheritance registration compulsory in April 2024 as part of a wider effort to deal with land whose owner can no longer be identified. The rule is short: once you know that you have acquired real estate through inheritance, you have three years to register it. Two details catch overseas heirs out. First, the three years run from when you learned of the inheritance — not from probate, not from the funeral, and not from the day the family finally agrees on who gets what. A dispute among heirs does not pause the deadline. Second, the rule applies retroactively. If the death happened years or decades ago and the register still shows a grandparent's name, that inheritance is caught too, and the deadline for those older cases is March 31, 2027. A surprising number of overseas families discover a Japanese property exactly this way: an old title that was never updated after two or three generations. The penalty is an administrative fine of up to ¥100,000. In practice the greater cost is different: until the register is corrected, nobody can sell the property, mortgage it, or in many cases even demolish it cleanly. ### Why the standard document checklist does not work for you A domestic Japanese inheritance filing is built on three documents that quietly prove everything at once: - 戸籍謄本 (koseki) — the family register. It proves who died, who the heirs are, and that no other children exist. Japan traces the deceased's koseki continuously from birth to death specifically to rule out unknown heirs. - 住民票 (juminhyo) — the resident record. It proves your legal address. - 印鑑証明書 (inkan shomeisho) — the registered seal certificate. It proves that the seal stamped on the division agreement is genuinely yours. None of these exist for a foreign national living abroad. There is no koseki because the system covers Japanese nationals. There is no juminhyo because you are not resident in a Japanese municipality. There is no registered seal because seal registration requires that residency. This is not a dead end — Japanese practice has accepted substitutes for decades. It is simply that nobody tells you what they are until you are already stuck. ### What replaces the koseki, juminhyo and registered seal Which substitute applies depends on your nationality, not on which country you live in. This is the single most common point of confusion. | | Japanese document | If you are a Japanese national living abroad | If you are a foreign national | 戸籍謄本 (proof of who the heirs are) | Your koseki still exists — request it from the relevant Japanese municipality | Civil records from your country: birth, marriage and death certificates, plus a sworn statement of the family relationship where records are incomplete | 住民票 (proof of address) | 在留証明 (proof of residence) from the Japanese embassy or consulate for your area | An affidavit of residence certified by a notary in your country, or an equivalent official residence certificate where your country issues one | 印鑑証明書 (proof that a signature or seal is yours) | 署名証明 (signature certificate) from the Japanese embassy or consulate | Your signature notarised locally, commonly with an apostille if your country is party to the Hague Apostille Convention Three practical points follow from that table. #### You sign in front of someone official, not at your kitchen table The purpose of the seal certificate is to prove the mark on the agreement was made by the right person. The substitute keeps that purpose: your signature must be witnessed and certified. A scanned signature emailed to Japan will be rejected. #### Everything foreign needs a Japanese translation Documents issued outside Japan are submitted with a Japanese translation. The translation does not normally need to come from a sworn or licensed translator — but the translator must be identified, and a translation that does not match the original will send the whole file back to you. #### Proving a negative is the slow part The koseki does something foreign civil records rarely do: it demonstrates that there are no other heirs. Where your country's records cannot show that, an affidavit describing the family structure is usually used to bridge the gap. Expect this to be the step that takes longest to assemble, because it often involves relatives in more than one country. ### The division agreement, and why it stalls If the deceased left no will, the heirs decide among themselves how to divide the estate and record it in a division agreement (遺産分割協議書). Every heir must agree, and every heir must certify their signature. Where a family is spread across several countries, this one document routinely takes months. Each heir has to visit a notary or consulate in their own country, and the certified originals then have to reach Japan. If one heir is unwell, unreachable, or simply not interested, the entire estate stops there. There is also a quieter risk: a division agreement that has been signed by everyone except one person has no legal effect at all. Partial agreement is not progress. This is precisely the situation the 2024 reform was designed to unblock. ### The 2024 escape hatch: heir reporting registration Alongside making registration compulsory, Japan introduced a much lighter filing called heir reporting registration (相続人申告登記). It is the most useful thing in the reform for overseas families, and the least publicised. What it does: it records on the register that a person has died and that you are one of the heirs. It can be filed by a single heir, without the agreement of the others, and it satisfies the registration obligation — which means the fine no longer applies to you. What it does not do, and this matters: - It does not transfer ownership. The property is not in your name. - You cannot sell, mortgage, or give clean title to a buyer on the strength of it. - It does not settle anything between the heirs. - Once the division is finally agreed, you still have to do the real registration afterwards, within three years of that agreement. Think of it as a legal pause button rather than a solution. For a family that needs another year to locate a cousin in another country, it is exactly the right tool. For a family that has already agreed and simply wants to sell, it is a detour. ### The one document that saves the most time If you take one procedural tip from this article, take this one: ask for a 法定相続情報一覧図 (statutory heir information list) early. You submit the full set of proof-of-heirship documents to the Legal Affairs Bureau once. They check it and issue certified copies of a single-page diagram showing the deceased and the heirs. Banks, securities firms, the tax office and subsequent registrations will accept that one page in place of the whole bundle, and the copies are issued free of charge. Without it, you circulate the original document set from institution to institution, waiting for each to return it before you can approach the next. For an estate with a house, two bank accounts and a tax filing, this alone can save several months. ### Can you do all this without flying to Japan? In almost all cases, yes. Registration is normally handled by a 司法書士 (judicial scrivener), a specialist qualified for property registration. You appoint one by power of attorney (委任状), which you sign and have certified in your own country using the same substitute route described above. From there they deal with the Legal Affairs Bureau on your behalf. What you still have to do yourself, in person, in your own country: - Obtain your civil records and have them certified or apostilled. - Sign the division agreement and the power of attorney in front of a notary or at a Japanese consulate. - Post the certified originals to Japan. Digital copies are not accepted for these. Separately, if you end up owning Japanese property as a non-resident, you will also need a tax representative (納税管理人) so the tax office has somewhere in Japan to send assessments, and a Japanese contact address. Those are ongoing obligations rather than one-off inheritance steps — we cover them in our guide to tax representatives. ### Realistic timeline and cost Every estate differs, and the ranges below are indicative rather than quoted prices. They are here so you can judge whether a proposal you receive is reasonable. | | Step | Typical elapsed time | Notes on cost | Gathering civil records and certifications abroad | 1–3 months | Notary and apostille fees vary widely by country | Japanese translations | 1–3 weeks | Priced per document | Agreeing and circulating the division agreement | 1–6 months, sometimes longer | Driven entirely by how many heirs and how many countries | Statutory heir information list | 2–4 weeks | Certified copies issued free of charge | The registration itself | 2–6 weeks after filing | Registration and licence tax is calculated on the assessed value of the property, plus the judicial scrivener's fee Two costs are commonly forgotten. The registration and licence tax (登録免許税) is based on the property's assessed value, so a large rural plot can cost more to register than its market value suggests. And if inheritance tax is payable at all, that filing has its own separate deadline of ten months from the date of death, which is far shorter than the registration deadline — see our inheritance tax guide for who is actually liable. ### If the house is empty, these clocks are already running Many inherited Japanese properties are akiya — houses that were already empty before anyone died. Registration is a legal problem you can take three years over. An empty house is a physical one that does not wait. - Fixed asset tax does not pause. The bill goes to whoever the municipality believes is responsible, at the registered address. If that address is a deceased person's house in Japan, nobody is reading it — and unpaid tax accrues. - The residential tax break can be withdrawn. Under the vacant houses legislation, a property left to deteriorate can be designated as poorly managed or seriously problematic. Losing the residential land reduction can raise fixed asset tax substantially — a jump often described as up to sixfold. - Insurance may already have lapsed. Policies commonly end on the policyholder's death or when a property becomes unoccupied. An uninsured empty house in a country with typhoons and earthquakes is a real exposure. - Mail keeps arriving. Tax notices, utility disconnection warnings, and municipal letters about the condition of the property all go to the Japanese address by post, in Japanese, with deadlines. If the house has been empty for a while, dealing with the physical property is usually more urgent than the registration — even though the registration is the part with the statutory deadline. Our akiya guide covers the condition and cost side in more detail. ### What to do first: an order of operations - Establish the date of death and the property details. You need the property's registered description, not just an address — a certified copy of the register (登記事項証明書) gives you this. - Check the ten-month tax deadline before anything else. It is much shorter than the registration deadline and it is the one that carries interest. - Decide whether you actually want it. Renunciation (相続放棄) is filed with the family court within three months of learning of the inheritance, and it is all-or-nothing — you cannot keep the savings and refuse the house. Our four options guide compares this properly. - Secure the physical property. Redirect or collect the mail, confirm whether insurance is still in force, and check that utilities are not accumulating charges. - Start collecting civil records now. This is the long pole. Certification and apostille timelines abroad are outside anyone's control. - If the family cannot agree within the deadline, file the heir reporting registration. It stops the fine while the discussion continues. - Appoint a judicial scrivener and complete the registration once the division is agreed. ### A note on advice This article describes general procedure so you know what to expect and what to ask for. It is not legal or tax advice, and inheritance cases turn on specific facts — nationality, domicile, where the deceased lived, and whether a will exists. Registration is handled by judicial scriveners and lawyers; inheritance tax filings are handled by licensed tax accountants (税理士). Confirm your own position with an appropriate professional before acting. ### How Japan YES helps overseas heirs We are not a law firm and we do not file registrations. What we do is the part that runs in parallel and that nobody else covers: keeping the property and its paperwork under control while the legal process grinds on. We act as your tax representative (納税管理人) and Japanese contact address, receive and scan the post that arrives for the property, translate it into English so you can see what is urgent, and pay bills on your behalf. When you need a judicial scrivener or a licensed tax accountant, we introduce you to one rather than pretending to be one. Tell us what you have inherited and we will tell you what the immediate risks are, or compare plans — from ¥66,000 per year, tax included. #### Frequently asked questions Q: Do I have to register inherited property in Japan if I live abroad? A: Yes. Since April 2024, registering property acquired through inheritance is compulsory in Japan regardless of where the heir lives or what nationality they hold. You must register within three years of learning that you inherited, and failure to do so carries an administrative fine of up to 100,000 yen. Inheritances that occurred before April 2024 are also covered, with a deadline of March 31, 2027. Q: What documents does a foreign heir need instead of a koseki, juminhyo and registered seal? A: The substitute depends on your nationality rather than your country of residence. A Japanese national living abroad obtains a proof of residence (在留証明) and a signature certificate (署名証明) from a Japanese embassy or consulate, and can still request their family register from the Japanese municipality. A foreign national uses civil records from their own country — birth, marriage and death certificates — together with a notarised affidavit of residence and a notarised signature, commonly with an apostille. All foreign documents are submitted with a Japanese translation. Q: Can I complete a Japanese inheritance registration without travelling to Japan? A: In almost all cases, yes. A judicial scrivener (司法書士) can file on your behalf under a power of attorney (委任状). What you must do in person in your own country is obtain and certify your civil records, sign the division agreement and power of attorney in front of a notary or at a Japanese consulate, and post the certified originals to Japan. Scans and digital copies are not accepted for these documents. Q: What is heir reporting registration (相続人申告登記)? A: It is a simplified filing introduced in April 2024 that records on the property register that the owner has died and that you are one of the heirs. A single heir can file it without the agreement of the others, and it satisfies the registration obligation so the fine no longer applies. However, it does not transfer ownership: you cannot sell or mortgage the property on the strength of it, and you must still complete the full registration once the heirs agree on the division. Q: What happens if the heirs cannot agree on how to divide the estate? A: The three-year registration deadline does not pause for a dispute. A division agreement (遺産分割協議書) has no legal effect unless every heir signs and certifies it, so a single missing or unwilling heir stops the entire estate. The intended remedy is the heir reporting registration, which one heir can file alone to stop the fine while the discussion continues. Q: What is a statutory heir information list and why does it matter? A: The statutory heir information list (法定相続情報一覧図) is a single certified page issued by the Legal Affairs Bureau showing the deceased and their heirs. You submit the full proof-of-heirship bundle once, and banks, securities firms, the tax office and later registrations then accept that one page instead. Certified copies are issued free of charge, and using it avoids circulating original documents between institutions one at a time, which can save months on an estate with several assets. Q: What should I do first if I inherited an empty house in Japan? A: Deal with the physical property before the registration paperwork. The fixed asset tax bill continues to arrive at the Japanese address, insurance may have lapsed on the owner death or when the house became unoccupied, and a house left to deteriorate can lose its residential land tax reduction under the vacant houses legislation — an increase often described as up to sixfold. Also check the inheritance tax deadline of ten months from the date of death, which is much shorter than the three-year registration deadline. Q: Is inheritance registration and inheritance tax the same deadline? A: No, and confusing them is a common and expensive mistake. Inheritance tax, where it applies, is filed and paid within ten months of the date of death. Inheritance registration must be completed within three years of learning of the inheritance. The tax deadline is far shorter, so check your tax position first even though the registration is the obligation that carries the fine. --- ## Where to Buy an Akiya in Japan: How Regions Differ for Foreign Buyers - URL: https://jpyespm.jp/blog/where-to-buy-akiya-japan-by-region - Published: 2026-08-12 - Category: Investment Key takeaways: - Location changes an akiya purchase more than the price does: the same budget buys very different levels of risk depending on the region. - In remote rural areas the house is nearly free but contractors are scarce, renovation costs more due to distance, and resale demand can be close to zero. - Regional cities are usually the balanced choice — real infrastructure, available builders, and an actual rental and resale market — at higher purchase prices than the countryside. - Kyoto is a special case: it received national approval for a vacant home tax (非居住住宅利活用促進税) aimed at non-occupied properties, so leaving a house empty there carries a specific cost. - Wherever you buy, the obligations are national: a tax representative (納税管理人), a domestic contact, and maintenance duties that apply the same in a village and in a city. Most akiya guides talk about price. In practice, where you buy decides far more than what you pay: whether a builder will take the job, whether the house can ever be rented or resold, and whether local rules make an empty house expensive to hold. This guide compares the region types a foreign buyer actually chooses between. For the costs of making any of them habitable, see the real cost of renovating an akiya; for the purchase mechanics, see the step-by-step buying process. ### First, what is the same everywhere Some things do not change with the map, and they catch buyers who assume rural means unregulated: - The ownership rules are national. No nationality restriction anywhere in Japan. - The obligations are national. A tax representative (納税管理人) and a domestic contact (国内連絡先) are required of non-resident owners regardless of prefecture. - The neglect penalty is national. A poorly maintained vacant house can be designated 管理不全空家 and lose its residential land tax break, raising fixed asset tax up to six times — in a village exactly as in a city. What changes by region is the economics: what it costs to fix, who will do the work, and whether anyone else will ever want the house. ### Remote rural areas and depopulated villages This is where the headline-grabbing listings live — houses for the price of a used car, sometimes free. - Purchase price: the lowest in Japan, and often negotiable, because the seller mainly wants the tax and maintenance burden to end. - Renovation: the most expensive per unit of work. Fewer contractors compete, travel time is charged, and materials have to come further. Long-empty rural houses also tend to need structural work rather than cosmetic work. - Practicalities: septic rather than mains sewerage, well water in some areas, heavy snow loads in the north, and roads that a builder's truck has to reach. - Rental and resale: usually very thin. Assume you are buying for use, not for exit. - Local support: many depopulated municipalities actively want new residents and run akiya banks and support programmes — availability and conditions vary by municipality, so ask the town office directly. ### Regional cities Cities away from the largest metros — prefectural capitals and similar-sized towns — are where most foreign buyers end up once they have done the arithmetic. - Purchase price: higher than the countryside, still far below Tokyo or Osaka. - Renovation: cheaper and easier to arrange, because there are competing builders and suppliers nearby. - Practicalities: mains water, sewerage, and gas are normal; hospitals, shops, and stations are within reach. - Rental and resale: a real market exists, which is the single biggest difference from a rural purchase. If you want the akiya to be an asset rather than a project, this is usually the balanced answer. ### Kyoto: the one with its own vacant home tax Kyoto deserves separate treatment. Alongside strict townscape and machiya preservation rules, the city received national approval for a vacant home tax (非居住住宅利活用促進税) aimed at properties that are not used as a residence. - Holding an empty house there has a specific, deliberate cost — the policy exists precisely to discourage leaving property unoccupied. - Traditional machiya renovation is specialist work, with conservation expectations that raise both cost and lead time. - Demand is genuine, which supports resale — but the rules are the tightest of any region on this list. Kyoto can be an excellent purchase. It is a poor choice for a buy-and-leave-empty strategy. ### The big-city fringe: Osaka, Tokyo and their commuter belts Genuine bargains inside the major metros are rare, but the commuter belts around them do have vacant houses. - Purchase price: the highest on this list; a cheap listing usually signals a specific defect. - Watch for the reason it is cheap: no legal road access, a plot where rebuilding is not permitted, an irregular shape, or a steep site. The pre-contract briefing (重要事項説明) is where these appear — read it carefully. - Rental and resale: the strongest of any region, which is what you are paying for. ### Resort areas Ski and hot-spring towns — Niseko, Hakuba, Karuizawa, Hakone and similar — behave like their own market rather than like the akiya market. - Prices in established international resorts are driven by foreign demand, not by depopulation, so "akiya bargain" pricing generally does not apply. - Seasonal running costs are real: snow clearing, freeze protection, and closing the house between seasons. - Short-term letting is regulated. If the plan is holiday rental, check the minpaku rules and any local restrictions before you buy — see our minpaku guide. ### How to choose | | If your priority is… | Look at… | Accept that… | Lowest purchase price | Remote rural | Renovation costs more and resale is thin | Balance of cost and liquidity | Regional cities | You pay more up front | Culture and long-term demand | Kyoto | Strict rules and a tax on leaving it empty | Rental and resale strength | Metro fringe | Cheap listings usually hide a defect | Personal use in a resort | Resort towns | It is not really an akiya purchase Conditions, local support programmes, and municipal rules vary considerably between individual municipalities — confirm the specifics with the town or city office covering the property before you commit. ### Managing it, wherever you buy Whichever region you choose, the day-to-day reality of owning from abroad is identical: Japanese-language notices, tax deadlines, utilities, and a house that needs checking on. Japan YES acts as your tax representative (納税管理人) and Japanese contact address, scans and translates your mail, and pays bills on your behalf — nationwide, from ¥66,000/year (tax included). Tell us which area you are considering and we will tell you what managing a property there actually involves, or compare plans. #### Frequently asked questions Q: Where is the best place to buy an akiya in Japan? A: It depends on what you want from it. Remote rural areas have the cheapest houses but the most expensive renovations and almost no resale market. Regional cities are usually the balanced choice, with available contractors and a real rental and resale market at higher purchase prices. Kyoto offers genuine demand but the strictest rules, and the big-city fringe has the strongest resale but few true bargains. Q: Why are rural akiya cheaper to buy but more expensive to renovate? A: Fewer contractors compete for the work, travel time is charged, and materials have to be brought further. Long-abandoned rural houses also tend to need structural repair rather than cosmetic updates, and may rely on septic systems or well water. The result is that the lowest purchase price often comes with the highest total project cost. Q: Does Kyoto tax vacant homes? A: Kyoto City received national approval for a vacant home tax (非居住住宅利活用促進税) aimed at properties not used as a residence. The policy is designed to discourage owners from leaving homes empty, so Kyoto is a poor fit for a buy-and-leave-empty strategy even though demand there is strong. Confirm the current details with the city, as local tax rules change. Q: Do the rules for foreign owners change by prefecture in Japan? A: The core rules are national and do not change by region: there is no nationality restriction on ownership, non-resident owners need a tax representative (納税管理人) and a domestic contact (国内連絡先), and a neglected vacant house can lose its residential land tax break anywhere in Japan. What varies locally is support programmes, akiya bank conditions, and city-specific taxes such as Kyoto's. Q: Are akiya in ski resorts like Niseko a bargain? A: Generally no. Established international resort areas are driven by foreign demand rather than depopulation, so prices behave like a resort market rather than the akiya market. Running costs are also seasonal — snow clearing and freeze protection — and if you plan to let the property short-term you need to check the minpaku rules and any local restrictions first. --- ## How to Buy an Akiya in Japan: The Step-by-Step Process for Foreign Buyers - URL: https://jpyespm.jp/blog/akiya-buying-process-japan-step-by-step - Published: 2026-08-12 - Category: Investment Key takeaways: - There is no nationality restriction on buying property in Japan — foreigners and non-residents can buy an akiya outright, and no visa or residence status is required. - The sequence is: find the property, inspect it, make an offer, receive the legally required explanation of important matters (重要事項説明), sign, pay, and register the transfer through a judicial scrivener (司法書士). - Two steps are mandatory and non-negotiable: the pre-contract briefing by a licensed specialist (宅地建物取引士), and the transfer of ownership registration at the Legal Affairs Bureau. - Non-residents sign with a signature affidavit (署名証明) instead of a registered seal, so the whole purchase can be completed from abroad. - Ownership starts a set of duties on day one: a tax representative (納税管理人), a domestic contact (国内連絡先), the FEFTA report to the Ministry of Finance, and utilities and maintenance on a house that has been empty for years. Japan has roughly nine million vacant houses, and buying one as a foreigner is legally straightforward — there is no nationality restriction and no visa requirement. What trips people up is the process: it runs on Japanese-language paperwork, a legally mandated briefing, and a registration step you cannot skip. Here is the whole sequence, in order, with the points where overseas buyers usually get stuck. For what it costs to make the house habitable afterwards, see the real cost of renovating an akiya; for what the fees should be, see akiya fees and red flags. ### Can foreigners buy an akiya in Japan? Yes. Japan places no restrictions on foreign ownership of land or buildings. You do not need residency, a visa, or a Japanese partner, and you own the property outright — including the land, which surprises buyers used to leasehold systems elsewhere. What you do need is a way to handle Japanese paperwork and a Japanese point of contact, both of which come up at the end of this process. ### Step 1: Find the property Akiya reach the market through several channels, and they are not equivalent: - Municipal akiya banks (空き家バンク): local government listings, usually Japanese-only, often the cheapest but with the least support. - Regular real estate portals and agents: more listings and more professional handling, at market prices. - Foreign-facing akiya websites: convenient and in English, but check the fee structure carefully — see our guide on what fees are normal and what is a red flag. ### Step 2: Inspect before you commit This is the step overseas buyers skip most often and regret most. A professional inspection (建物状況調査) tells you whether you are buying a house that needs cosmetic work or a structural rebuild — a difference that can run to millions of yen on identical-looking properties. If you cannot attend in person, an inspection and renovation quotes can be arranged and reported back to you in English. Do this before you make an offer, not after. ### Step 3: Make an offer Offers are usually made in writing through the agent, and negotiation on cheap rural properties is common — particularly where the seller mainly wants the ongoing tax and maintenance burden to end. Agree the price, the handover timing, and who deals with anything left inside the house (残置物), which on an inherited akiya can be a house full of furniture. ### Step 4: The explanation of important matters (重要事項説明) Before you sign anything, a licensed specialist (宅地建物取引士) must deliver a briefing on the property's legal restrictions, infrastructure, and contract conditions. This is a legal requirement, not a formality, and it is where genuine problems surface: no road access of the required width, a building that cannot legally be rebuilt, unconnected water or sewerage, or land-use restrictions. The briefing is delivered in Japanese. If you do not read Japanese, arrange for it to be translated — this is the single document most worth understanding fully. ### Step 5: Sign the contract and pay the deposit At contract signing (売買契約) a deposit (手付金) is normally paid, commonly in the region of 5–10% of the price, with the balance due at closing. As a non-resident you will not have a registered seal (実印), so you sign using a signature affidavit (署名証明) issued by a notary or a Japanese embassy or consulate. ### Step 6: Pay the balance and complete registration At closing you pay the remaining balance and the judicial scrivener (司法書士) files the transfer of ownership registration (所有権移転登記) at the Legal Affairs Bureau. Two practical points for overseas buyers: - International remittance takes longer than you think. Bank compliance checks on cross-border property payments can add days; start early and tell your bank what the transfer is for. - Registration is what makes ownership secure against third parties. It is not optional paperwork to do later. You will also record a domestic contact (国内連絡先) in the registry as a non-resident owner. ### Step 7: The obligations that start the day you own it Completion is not the end of the process. Ownership immediately creates duties, and this is where absentee owners get into trouble: - Tax representative (納税管理人): required so your tax notices reach someone in Japan — see the form and the five ways to appoint one. - FEFTA report: an acquisition between a resident and a non-resident is generally reportable to the Ministry of Finance via the Bank of Japan within 20 days — see our MOF report guide. - Fixed asset tax: charged annually to whoever owns the property on 1 January. - Utilities: a house empty for years may need water, gas, and electricity re-provisioned rather than simply switched on. - Maintenance: a neglected house can be designated 管理不全空家 and lose its residential land tax break, raising fixed asset tax up to six times — the risk covered in our akiya buyer's guide. ### Can you do all of this without going to Japan? Yes, in practice. The purchase can be completed remotely: documents are signed abroad with a signature affidavit and couriered, the scrivener handles registration, and an inspection can be arranged on your behalf. What you cannot do remotely is judge the house yourself — which is exactly why the inspection step matters more, not less, when you are buying from overseas. Japan YES can coordinate the inspection, act as your Japanese contact and tax representative, handle the mail and the post-purchase filings, and pay the bills on your behalf — all in English, from ¥66,000/year (tax included). Tell us what you are looking at and we will tell you what the process looks like for that property, or see our one-time services if you only need help with a single step. #### Frequently asked questions Q: Can foreigners buy an akiya in Japan? A: Yes. Japan places no nationality restriction on owning land or buildings, and you do not need a visa, residency, or a Japanese partner. You own the property outright, including the land. The practical requirements are handling Japanese-language paperwork and having a Japanese point of contact once you own it. Q: Do I need to visit Japan to buy an akiya? A: Not necessarily. Contracts and registration documents can be signed abroad using a signature affidavit (署名証明) in place of a registered seal, then couriered back, and a judicial scrivener completes the registration. What you cannot do remotely is judge the condition of the house yourself, which is why arranging a professional inspection matters even more for overseas buyers. Q: What is the 重要事項説明 and why does it matter? A: It is the explanation of important matters — a legally required briefing delivered by a licensed specialist (宅地建物取引士) before you sign a purchase contract. It covers legal restrictions, infrastructure, and contract conditions, and it is where serious problems surface, such as insufficient road access, a plot where rebuilding is not permitted, or unconnected water and sewerage. It is delivered in Japanese, so arrange a translation. Q: What are the steps to buy a vacant house in Japan? A: Find the property through an akiya bank, an agent, or a portal; inspect it before committing; make an offer; receive the 重要事項説明 briefing; sign the contract and pay the deposit; pay the balance and have a judicial scrivener register the transfer of ownership. After completion you appoint a tax representative, record a domestic contact, file the FEFTA report where applicable, and take over the utilities. Q: What do I have to do after buying an akiya in Japan? A: Appoint a tax representative (納税管理人) so tax notices reach someone in Japan, record a domestic contact (国内連絡先) in the registry, file the Ministry of Finance report where the transaction is between a resident and a non-resident, arrange utilities, and maintain the property. A neglected vacant house can be designated 管理不全空家 and lose its residential land tax break, raising fixed asset tax up to six times. --- ## Local Agent Representation in Japan: What a "Registered Agent" Actually Means for Non-Residents - URL: https://jpyespm.jp/blog/local-agent-representation-japan-non-residents - Published: 2026-08-12 - Category: Getting Started Key takeaways: - Japan has no single "registered agent" equivalent to the US system. The job is split into separate roles, and which ones you need depends on what you own and why. - The three that matter to most non-resident owners are the tax representative (納税管理人) for taxes, the domestic contact (国内連絡先) for the property registry, and — for condominium owners — the domestic manager (国内管理人). - Appointing one person informally does not cover the others: each role is filed separately, and a friend named as your tax representative is not automatically your registry contact. - You can appoint a friend or relative for free, hire a professional per role, or use a single service that covers all of them — the trade-off is cost against reliability and English support. - Expect roughly ¥50,000–150,000+/year for a tax accountant handling filings, or from ¥66,000/year (tax included) for a specialist service that combines the representative roles with mail handling and payments. If you searched for a registered agent in Japan, you probably have a US or European model in mind: one appointed party, on file, who receives official documents on your behalf. Japan does not work that way — and assuming it does is how overseas owners end up with unopened tax bills and stalled paperwork. This guide explains what local representation actually means in Japan, which roles you need, what they cost, and how to appoint one without flying over. ### Does Japan have a "registered agent" for non-residents? No — not as a single office. Japan splits the function into separate roles, each filed with a different authority for a different purpose. There is no one registration that makes someone your all-purpose agent. That matters practically: appointing a friend as your tax representative does not make them your registry contact, and a rental management company handling your tenants is not automatically receiving your tax notices. Each role has to be set up on its own. ### Why non-residents need local representation at all Three separate forces push every overseas owner toward local representation: - Legal requirements. Non-residents with Japanese tax obligations must appoint a tax representative (納税管理人), and since April 2024 a domestic contact (国内連絡先) is recorded in the property registry when a non-resident registers ownership. - Practical delivery. Japanese offices post notices to a Japanese address. Fixed asset tax bills, utility notices, and municipal correspondence do not follow you overseas. - Counterparty comfort. Agents, contractors, and utilities are far more willing to engage when there is a reachable Japan-based party — as covered in our guide on why Japanese companies ignore foreign owners. ### The types of local representative in Japan These are the roles an overseas owner actually encounters: | | Role | What it covers | Who typically needs it | Tax representative納税管理人 | Receives tax notices, files returns, and pays taxes on your behalf | Every non-resident with a Japanese tax obligation | Domestic contact国内連絡先 | A Japan-based contact recorded in the property registry | Non-residents registering ownership of real estate | Domestic manager国内管理人 | Represents you within a condominium's management association | Condominium owners, where the association requires it | Rental management company賃貸管理会社 | Tenants, rent collection, and building matters | Owners renting the property out | Attorney-in-fact委任状による代理人 | A specific transaction — signing a sale, attending a closing | Anyone completing a one-off transaction remotely For a detailed comparison of the first three — which are the most commonly confused — see our dedicated guide to 納税管理人 vs 国内管理人 vs 国内連絡先. ### Which roles do you actually need? - You own a house or land and live abroad: tax representative + domestic contact. - You own a condominium: the same two, plus a domestic manager if the building's association requires one. - You rent the property out: add a rental management company, and note that tax filing for the rental income still sits with your tax representative or a tax accountant. - You are selling or transferring: add an attorney-in-fact under a power of attorney (委任状) for the transaction itself. ### Finding one yourself vs using a service There are three realistic routes, and the honest trade-off is cost against reliability. | | | Friend or relative | Professional per role | Single specialist service | Cost | Free | Varies by professional | One annual fee | Coverage | Whatever they agree to | Only their specialism | Multiple roles together | English support | Depends entirely | Often limited | Standard | Reliability over years | Fragile — people move on | High within scope | High | Records and accountability | Informal | Per engagement | Documented The failure mode with a friend is rarely bad faith — it is life. They move, get busy, or lose track of which Japanese envelope mattered. The failure mode with per-role professionals is gaps: the tax accountant does not handle your utility bills, and nobody is watching the property. ### What local representation costs in Japan Typical ranges, to plan with rather than quote: - Friend or relative: free, though you may reimburse postage and taxes paid on your behalf. - Tax accountant (税理士): roughly ¥50,000–150,000+ per year when handling income tax filings. - Scrivener (司法書士・行政書士): often a one-off fee for setting up the appointment paperwork, without ongoing service. - Rental management company: usually a percentage of rent, and tied to the property being tenanted. - Specialist service: from ¥66,000/year (tax included) with Japan YES, combining the representative roles with mail scanning, translation, and payments. ### How to appoint a representative from abroad - Decide which roles apply using the list above — most owners need at least two. - Choose who fills each one. One party can hold several roles, but each is filed separately. - File the paperwork. The tax representative appointment uses a notification form, filed with the tax office for national taxes and with the municipality for fixed asset tax — see our guide to the form and the five ways to appoint one. - Record the domestic contact when registering ownership; this is handled with the registration itself. - Confirm delivery. Make sure notices are actually arriving at the new address — the first tax cycle is the real test. None of this requires you to be in Japan. Documents can be signed abroad with a signature affidavit (署名証明) in place of a registered seal, as explained in our glossary of Japanese property terms. ### How Japan YES fits Japan YES is built to be the single Japan-side counterpart for overseas owners: registered tax representative (納税管理人), Japanese contact address for the registry and official correspondence, mail received, scanned and translated, and taxes and bills paid on your behalf — all in English, from ¥66,000/year (tax included). Not sure which roles your situation needs? Tell us what you own and where you live and we will map it out for you, with no obligation — or compare plans if you already know. #### Frequently asked questions Q: Does Japan have a registered agent for non-residents? A: Not as a single office. Unlike the US system, Japan splits the function into separate roles that are filed individually: a tax representative (納税管理人) for taxes, a domestic contact (国内連絡先) recorded in the property registry, and — for condominium owners — a domestic manager (国内管理人). Appointing someone to one role does not automatically cover the others. Q: Do I need a local representative to own property in Japan? A: Yes, in practice. Non-residents with a Japanese tax obligation are required to appoint a tax representative, and since April 2024 a Japan-based domestic contact is recorded when a non-resident registers ownership. Beyond the legal requirement, Japanese offices post notices only to Japanese addresses, so without local representation your tax and utility bills simply never reach you. Q: Can a friend in Japan be my representative? A: Yes — any Japan resident can serve, and it costs nothing. The practical risk is continuity: people move, get busy, or lose track of which Japanese envelope was urgent, and you may not discover the problem until penalties have built up. It also puts your friend in the position of judging official Japanese documents and fronting your tax payments. Q: How much does local representation in Japan cost? A: A friend or relative is free. A tax accountant (税理士) handling income tax filings typically runs about ¥50,000–150,000+ per year, while a scrivener usually charges a one-off fee for setting up the paperwork without ongoing service. A specialist service that combines the representative roles with mail handling and payments starts from ¥66,000 per year (tax included) with Japan YES. Q: Can I appoint a representative in Japan without travelling there? A: Yes. The appointments are made by filing forms, which your representative can normally submit on your behalf. Where a document needs your signature, non-residents use a signature affidavit (署名証明) issued by a notary or a Japanese embassy or consulate in place of a registered seal (実印). --- ## No Reply from Japan? Why Japanese Companies Ignore Foreign Property Owners — and How to Get a Yes - URL: https://jpyespm.jp/blog/japanese-real-estate-ignoring-foreign-buyers - Published: 2026-08-08 - Category: Getting Started Key takeaways: - Foreign and non-resident owners are frequently ignored or turned away by Japanese real estate agents and service providers — usually not out of discrimination, but because the company is not set up to handle a client with no Japanese address, phone, or language. - In Japan, silence often means 'no': rather than refuse directly, a company may simply stop replying, so a non-response is frequently a soft rejection rather than a lost email. - The most common practical blockers are no Japanese contact address (国内連絡先), no tax representative (納税管理人), no registered seal (実印), overseas payment and identity-check (KYC) friction, and no bilingual point of contact. - Giving the company a credible Japan-based counterpart — a local address, phone, tax representative, and bilingual liaison — removes its risk and is usually enough to turn silence into a reply. - Japan YES acts as that Japan-side bridge, so agents, contractors, utilities, and tax offices deal with a competent local contact instead of a hard-to-reach overseas client. You email a Japanese real estate agent, a management company, or a contractor about a property in Japan — and nothing comes back. Or you get a polite we are unable to assist with overseas clients. For foreign and non-resident owners, being ignored or turned away is one of the most frustrating parts of dealing with Japan. The good news: it is almost never personal, and it is fixable. This guide explains why it happens, why silence usually means no in Japan, and the one thing that reliably turns a non-answer into a yes. ### Why do Japanese companies ignore or reject foreign buyers? In most cases it is not discrimination — it is risk and friction. A typical Japanese agent, contractor, or office is set up to serve local, Japanese-speaking, resident clients. A non-resident foreign owner adds language, paperwork, payment, and communication hurdles the company is not equipped to handle, so it quietly declines or stops replying. The specific reasons usually include: - Language. Many local businesses have no English-speaking staff and no capacity to run a transaction in English. - No Japanese point of contact. Forms, contracts, and registrations assume a Japan-based address and phone number; a client reachable only by overseas email looks unworkable. - Payment and identity checks. Collecting fees from abroad, plus anti-money-laundering identity verification (KYC) for a non-resident, is extra work with perceived risk. - Tax and legal duties they would rather not explain. Non-residents need a tax representative (納税管理人) and, for registration, a domestic contact (国内連絡先) — obligations the company does not want to shoulder or explain in English. - Fear of miscommunication. A deal that goes wrong across a language barrier and a time zone is a liability, so it is safer to pass. Put together, the foreign inquiry lands in a "too hard" pile — and in Japan, the too-hard pile is usually silent. ### Does no reply from a Japanese company mean no? Usually, yes. In Japanese business culture, an explicit refusal can feel impolite, so a company that cannot or does not want to help will often simply stop responding. If you have followed up once or twice and heard nothing, treat it as a soft no rather than a lost message — and change your approach instead of sending a third chase. ### What do foreign owners actually lack that makes companies say no? Almost every rejection traces back to a small set of missing "Japan-side" pieces. Supply them, and the same company will usually engage. | | What is missing | Why it makes companies hesitate | The fix | Japanese address & phone | Forms and contracts assume a reachable domestic party | A domestic contact (国内連絡先) in Japan | Tax representative (納税管理人) | Required for non-resident owners; agents do not want to arrange it | Appoint a tax representative | Registered seal (実印) | Non-residents cannot seal documents the usual way | Sign with a signature affidavit (署名証明) | Payment from within Japan | Overseas remittance and KYC add friction | A Japan-based party who can be invoiced and pay locally | Bilingual communication | No English capacity on the company side | A bilingual liaison who speaks to them in Japanese ### How do you get a Japanese company to say yes? Give them a credible Japan-based counterpart to deal with. The single most effective move is to stop presenting yourself as a hard-to-reach overseas client and instead present a competent local point of contact — a Japanese address and phone, a tax representative, and someone who communicates with the company in Japanese on your behalf. Once the company sees it is dealing with a local, accountable party, the risk disappears and the reply comes. In practice that means: - Have a tax representative (納税管理人) and a domestic contact (国内連絡先) in place before you inquire. - Communicate through a bilingual intermediary so the company can work in Japanese. - Show that payments and paperwork will be handled from within Japan. - Be ready to sign remotely with a signature affidavit (署名証明) instead of a registered seal. ### How Japan YES turns "no" into "yes" Japan YES exists to be that Japan-side bridge. We give you the local presence Japanese companies need to see, so they engage with a competent counterpart instead of an unreachable overseas email: - A Japanese address and phone and a domestic contact (国内連絡先) for forms, contracts, and the property registry. - Registered tax representative (納税管理人) so your national and municipal tax obligations are covered. - Bilingual liaison — we speak to agents, contractors, utilities, and tax offices in Japanese, and report back to you in English. - Local payments and mail handling — bills and correspondence come to us, are scanned and translated, and paid on your behalf. With that in place, the businesses that ignored you suddenly have a local, accountable party to deal with — which is usually all it takes. See plans and pricing, browse our one-time services, or tell us what you are trying to get done and we will handle the Japan side. Being a foreign owner in Japan should not mean hearing no — or hearing nothing at all. With the right Japan-side representation, it becomes a yes. #### Frequently asked questions Q: Why do Japanese real estate agents ignore foreign buyers? A: Usually because they are not set up to handle a non-resident, non-Japanese-speaking client. Language, overseas payments, identity checks (KYC), and the lack of a Japanese address, phone, tax representative (納税管理人), or domestic contact (国内連絡先) make the transaction feel risky and time-consuming, so many agents decline or simply stop replying. It is friction, not usually discrimination. Q: Does no reply from a Japanese company mean no? A: Usually, yes. In Japanese business culture a direct refusal can feel impolite, so a company that cannot help often stops responding rather than saying no outright. If you have followed up once or twice with no answer, treat the silence as a soft rejection and change your approach — typically by presenting a Japan-based point of contact. Q: Why do I need a Japanese address to deal with companies in Japan? A: Because contracts, official forms, and the property registry generally assume a reachable domestic party. Non-resident owners are required to have a domestic contact (国内連絡先) for the registry and a tax representative (納税管理人) for taxes, and most companies expect a Japanese address and phone number. Supplying a Japan-based contact removes the biggest reason companies hesitate to engage. Q: Can I deal with Japanese real estate and services without living in Japan? A: Yes. Non-residents can own, buy, sell, and manage Japanese property, and can sign remotely using a signature affidavit (署名証明) instead of a registered seal (実印). The practical requirement is a competent Japan-based representative — an address, phone, tax representative, and bilingual contact — so companies have a local counterpart to work with. Q: How does Japan YES help foreigners get a response from Japanese companies? A: Japan YES acts as your Japan-side bridge: a Japanese address and phone, a domestic contact (国内連絡先), a registered tax representative (納税管理人), and a bilingual liaison who deals with agents, contractors, utilities, and tax offices in Japanese on your behalf. Because companies then deal with a local, accountable party instead of an overseas email, they engage rather than ignore. --- ## The Real Cost of Renovating an Akiya in Japan: Why the ¥1 House Isn't Cheap - URL: https://jpyespm.jp/blog/akiya-renovation-cost-japan - Published: 2026-08-05 - Category: Investment Key takeaways: - On most akiya, renovation costs more than the house itself — a full renovation commonly runs ¥5–15 million, while the property may sell for a small fraction of that. - The cheaper and longer-abandoned the house, the higher the renovation ratio: years of neglect mean roof, plumbing, and structural work on top of cosmetic updates. - The big-ticket items are structural — full roof replacement (¥1–2.5M), earthquake retrofitting for pre-1981 houses (¥1–3M), and foundation or plumbing work (¥0.5–2M each). - Beyond construction, budget for leftover-item removal (残置物処理), utility reconnection, scaffolding, and permits — often ¥0.5M+ before any real work begins. - The purchase price of an akiya tells you almost nothing about its true cost; a professional inspection before you buy is the only way to avoid a costly surprise. Japan's akiya (空き家 / vacant houses) are famous for their headline prices — some listed for ¥1, many for a few hundred thousand yen. But experienced buyers know the purchase price is often the smallest number in the whole project. On most akiya, the renovation costs more than the house itself — sometimes several times more. This guide breaks down what akiya renovation actually costs in 2026: by work type, as realistic full-renovation totals, and as a true total cost of ownership. For the rules, taxes, and legal duties of owning a vacant house, see our companion akiya buyer's guide; for what fair fees look like, see akiya fees for foreign buyers. ### Why Renovation Usually Costs More Than the House An akiya is cheap for a reason: it has usually been empty for years, sometimes decades. Time does specific, expensive damage. - Water is the enemy. A small roof leak left unrepaired for years rots the framing, ceilings, and floors from the inside — so a "cheap cosmetic job" turns into structural repair once you open the walls. - Everything mechanical has aged out. Wiring, plumbing, gas lines, and the kitchen and bath in a long-empty house usually need full replacement, not repair. - Old houses predate modern standards. Homes built before 1981 follow the old earthquake code (旧耐震) and often need retrofitting; many also have little or no insulation. - Rural akiya were often built cheaply to begin with. Modest post-war rural housing was not built to last a century, so restoring it can cost more than the land is worth. The paradox: the cheaper the house, the higher the renovation ratio. A ¥300,000 house that has sat empty for 20 years can easily need ¥10 million of work to be safe and comfortable. ### Akiya Renovation Costs by Work Type (2026) Costs vary widely by region, house size, and condition — these are typical ranges for a small-to-mid-size detached house, meant as a planning starting point. Always get a written quote (見積り) from a licensed builder for your specific property. | | Work | Typical cost range | Roof repair / replacement (屋根) | ¥300,000 – ¥2,500,000 | Exterior walls (外壁) — repaint or re-side | ¥1,000,000 – ¥2,500,000 | Foundation / structural repair (基礎・構造) | ¥500,000 – ¥3,000,000+ | Earthquake retrofit (耐震補強) — pre-1981 houses | ¥1,000,000 – ¥3,000,000 | Plumbing, water & drainage (給排水) | ¥500,000 – ¥2,000,000 | Electrical rewiring (電気) | ¥300,000 – ¥1,000,000 | Insulation (断熱) | ¥500,000 – ¥2,000,000 | Kitchen (キッチン) | ¥500,000 – ¥1,500,000 | Unit bath / bathroom (浴室) | ¥600,000 – ¥1,500,000 | Toilet (トイレ) | ¥150,000 – ¥500,000 | Interior — floors, walls, ceilings (内装) | ¥500,000 – ¥2,000,000 These are individual work items. Roof and exterior work also require scaffolding (足場, roughly ¥150,000–¥300,000), which is easy to forget when you tally up quotes. ### What a Full Renovation Actually Totals In practice, akiya projects fall into three broad tiers: - Cosmetic refresh — ¥1–3 million. Only realistic for a structurally sound, recently-lived-in house: new wallpaper and flooring, cleaning, minor fixture updates. Genuinely cheap akiya rarely qualify. - Standard renovation — ¥5–10 million. The common reality: roof and exterior, updated kitchen and bath, rewiring and plumbing, some insulation, and interior refresh. This is where most habitable akiya land. - Full gut / restoration — ¥10–20 million+. A long-abandoned or traditional house taken back to the frame, retrofitted for earthquakes, re-insulated, and rebuilt inside. Often exceeds the cost of building new. ### The Costs People Forget - Leftover-item removal (残置物処理): ¥100,000–¥500,000+. Inherited akiya are frequently full of the previous owner's furniture and belongings that must be cleared before work starts. - Utility reconnection: electricity, water, and gas that have been shut off for years may need re-provisioning, meter work, or new equipment. - Scaffolding (足場): ¥150,000–¥300,000 whenever roof or exterior work is involved. - Permits, surveys, and design fees: larger structural work needs drawings and, sometimes, confirmation applications. - Access and distance: a remote rural site raises labour and transport costs, and limits which builders will even take the job. ### The True Total Cost of Owning an Akiya Put it together and the "¥1 house" looks very different. Here is a realistic first-year picture for a ¥500,000 rural akiya needing a standard renovation: | | Item | Example cost | Purchase price | ¥500,000 | Standard renovation | ¥7,000,000 | Leftover removal + utility reconnection + scaffolding | ¥600,000 | Agent commission, registration & acquisition taxes | ¥600,000 | Approximate first-year total | ¥8,700,000 And that is before ongoing ownership costs: fixed asset tax, insurance, maintenance, and — for overseas owners — a tax representative (納税管理人) and mail handling. Neglect has its own price: a house left to deteriorate can be designated a "poorly managed vacant house" (管理不全空家) and lose its residential land tax break, pushing fixed asset tax up to six times higher, as covered in our akiya buyer's guide. ### The One Step That Prevents Disaster: Inspect Before You Buy The purchase price tells you almost nothing about the true cost. Two houses at the same ¥500,000 can differ by ¥8 million in renovation once you look behind the walls. The only way to know which one you are buying is a professional inspection (建物状況調査 / home inspection) before you commit. For overseas buyers who can't attend in person, Japan YES can coordinate an inspection and renovation quotes on your behalf and report back in English — so you budget from the work the house actually needs, not from the sticker price. ### Owning It From Overseas Once you own an akiya, the practical burden is ongoing: Japanese-language tax notices, utility bills, and local correspondence keep arriving. Japan YES acts as your tax representative (納税管理人), scans and translates your mail, pays property tax and utilities on your behalf, and coordinates locally — all remotely, in English. See plans and pricing for how that works. The bottom line: with an akiya, you're buying the renovation, not the house. Budget from the work it needs, get a professional to look first, and the ¥1 house can still be a good decision — with your eyes open. #### Frequently asked questions Q: Does renovating an akiya really cost more than buying it? A: Very often, yes. Akiya (空き家) are cheap because they have usually stood empty for years, so they need real repair rather than cosmetic updates. A full renovation commonly costs ¥5–15 million or more, while the house itself may sell for a small fraction of that. On genuinely cheap akiya, the renovation is almost always the larger number. Q: How much does a full akiya renovation cost in Japan? A: As a planning guide: a cosmetic refresh of a sound house runs ¥1–3 million, a standard renovation (roof, exterior, kitchen and bath, rewiring, plumbing, some insulation) runs ¥5–10 million, and a full gut restoration of a long-abandoned or traditional house runs ¥10–20 million or more. Costs vary by region, size, and condition, so always get a written quote (見積り) for the specific property. Q: What is the most expensive part of renovating an old Japanese house? A: The structural work. A full roof replacement (¥1–2.5 million), earthquake retrofitting for pre-1981 houses (¥1–3 million), and foundation or plumbing repair (¥0.5–2 million each) are the big-ticket items. These are also the ones hidden behind the walls, which is why they are so often missed until work begins. Q: Does an akiya need earthquake retrofitting? A: Houses built before 1981 follow the old earthquake code (旧耐震) and frequently need seismic retrofitting (耐震補強), typically ¥1–3 million. Whether it is legally required depends on the work you do, but for safety and resale value it is usually recommended for older wooden akiya. A professional inspection will tell you where the house stands. Q: How can I estimate the renovation cost before buying an akiya? A: The only reliable way is a professional inspection (建物状況調査 / home inspection) plus renovation quotes before you commit — the purchase price tells you almost nothing about the true cost. Overseas buyers who cannot attend in person can have Japan YES coordinate the inspection and quotes and report back in English. --- ## Akiya Fees for Foreign Buyers: What's Normal, What's a Red Flag - URL: https://jpyespm.jp/blog/buying-akiya-japan-fees-red-flags - Published: 2026-08-05 - Category: Investment Key takeaways: - Japan legally caps real estate brokerage commission (仲介手数料). For low-value properties priced ¥8 million or under, the maximum an agent may charge is ¥330,000 including consumption tax. - That cap was raised from ¥4 million to ¥8 million in July 2024 (the special rule for low-value vacant homes, 低廉な空家等). - For a cheap house the ¥330,000 cap is often higher than the usual '3% + ¥60,000' formula — so a ¥330,000 commission on a ¥1M akiya is legal and normal, not a scam. - Any 'consulting fee', 'support fee', or 'introduction fee' charged on top of the legal commission is unregulated — sometimes a genuine service, sometimes pure markup. Get every fee itemized in writing before you pay. - Red flags: large vague fees before you've even seen a property, no written breakdown, or a 'membership' required just to view listings. The akiya is cheap. The process of buying it — especially as a foreign buyer who can't read the paperwork — is where money quietly leaks out. Some overseas-facing akiya services add large "consulting" or "support" fees on top of everything else. The good news: Japan actually caps what a real estate agent can charge, and once you know the number, inflated fees are easy to spot. This guide explains the legal commission cap, the special rule for cheap houses, and how to tell a legitimate service fee from a red flag. For the renovation side of the budget, see the real cost of renovating an akiya. ### Japan Caps Agent Commission by Law Real estate brokerage commission (仲介手数料) in Japan is regulated by the government. For most transactions the legal maximum is 3% of the price + ¥60,000, plus consumption tax. An agent cannot legally charge more than this for the brokerage itself — whether you are buying or selling. ### The Special Rule for Cheap Houses: Up to ¥330,000 Akiya are usually low-value, and there is a specific rule for them. For low-value properties priced ¥8,000,000 or under (低廉な空家等), an agent may charge up to ¥300,000 plus consumption tax — ¥330,000 including 10% tax. This threshold was raised from ¥4,000,000 to ¥8,000,000 in July 2024. Here is the part that surprises buyers: for a cheap house, that cap is often higher than the standard "3% + ¥60,000" formula. So a ¥330,000 commission on a ¥1,000,000 akiya is legal and completely normal — not a rip-off. The rule exists because handling a ¥1 million sale takes almost as much work as a ¥50 million one; without it, no agent would touch cheap listings. | | Property price | Usual "3% + ¥60,000" result (incl. tax) | Legal max for ¥8M or under (incl. tax) | ¥1,000,000 | about ¥55,000 | ¥330,000 | ¥3,000,000 | about ¥154,000 | ¥330,000 | ¥5,000,000 | about ¥231,000 | ¥330,000 | ¥8,000,000 | ¥330,000 | ¥330,000 | Over ¥8,000,000 | 3% + ¥60,000 + tax | special rule no longer applies Two things to note. First, to charge the higher low-value amount, the agent must explain it and agree it with you in advance. Second, at exactly ¥8,000,000 the two columns meet (3% + ¥60,000 = ¥300,000 before tax), which is why that is the cut-off: above it, the standard formula already exceeds ¥330,000 and simply takes over. ### So What Exactly Is a "Consulting Fee"? Here is the key distinction. The commission above is capped by law. Anything else — "consulting fee", "support fee", "introduction fee", "membership", "coordination fee" — is not regulated by real estate law at all. It can be: - A legitimate service. English translation, remote coordination, arranging an inspection, or ongoing management are real work with real value, and it is fair to pay for them. - Pure markup. A large, vaguely-defined fee that mostly exists because you cannot easily shop around in Japanese. The fee itself is not the problem; opacity is. A trustworthy provider itemizes exactly what each fee buys, in writing, before you pay anything. ### Red Flags: How Foreign Buyers Get Overcharged - Large fees before you've seen a property. Being asked for a big "consulting" or "membership" fee just to access listings is a warning sign. - No written breakdown. If a provider won't itemize what each charge is for, assume the worst. - "All-in" pricing with no detail. A single large number covering "everything" hides whether the commission is within the legal cap. - Commission above the legal cap, relabelled as a "handling" or "arrangement" fee to get around the limit. - Pressure and urgency. "Another buyer is interested, pay the deposit and fee today" is a classic tactic aimed at people who can't verify anything locally. ### What You Should Actually Expect to Pay An honest cost list for buying an akiya as a foreign buyer: - Agent commission (仲介手数料): capped by law — up to ¥330,000 incl. tax for ¥8M or under, or 3% + ¥60,000 + tax above that. - Judicial scrivener (司法書士): roughly ¥50,000–¥150,000 to handle the title transfer registration (所有権移転登記). - Registration & acquisition taxes: registration licence tax (登録免許税) and real estate acquisition tax (不動産取得税) — modest on a low-value akiya, but real. - Optional services, à la carte: inspection, translation, utility setup, and ongoing management — each priced transparently for the specific service. ### A Note on Transparency Japan YES is a property management service, not an akiya broker or a paid listings platform — so we are not competing for a "consulting fee" on your purchase. Our pricing is published, and one-time services such as inspection, translation, and utility setup are quoted per service. Once you own the property, we help you hold and maintain it from overseas as your tax representative (納税管理人), mail handler, and local coordinator. The simple rule that protects you: if a fee isn't written down and explained, don't pay it. Know the legal commission cap, ask for an itemized breakdown, and the akiya can be a genuinely good buy — without the hidden markup. #### Frequently asked questions Q: How much is the agent commission when buying an akiya in Japan? A: It is capped by law. For low-value properties priced ¥8,000,000 or under, an agent may charge up to ¥330,000 including consumption tax (¥300,000 plus 10% tax) — a special rule for low-value vacant homes (低廉な空家等) whose threshold was raised from ¥4,000,000 to ¥8,000,000 in July 2024. Above ¥8,000,000, the standard cap of 3% of the price + ¥60,000 + consumption tax applies. Q: Why is the commission on a cheap akiya as high as ¥330,000? A: Because handling a ¥1 million sale takes almost as much work as a much larger one. For a cheap house, the ¥330,000 cap is actually higher than the usual '3% + ¥60,000' formula would give, so it is legal and normal — not a scam. Without this special rule, few agents would take on low-value listings at all. Q: Are 'consulting fees' on foreign akiya websites legal? A: The brokerage commission is capped by real estate law, but a separate 'consulting fee', 'support fee', or 'introduction fee' is not regulated. It can be a legitimate charge for a real service (translation, coordination, inspection, management) or simply markup. The fee itself is not the issue — opacity is. A trustworthy provider itemizes exactly what each fee buys, in writing, before you pay. Q: What fees should I expect when buying an akiya as a foreigner? A: Expect: the agent commission (capped as above); a judicial scrivener (司法書士) fee of roughly ¥50,000–¥150,000 for the title transfer registration; registration licence tax (登録免許税) and real estate acquisition tax (不動産取得税), which are modest on low-value akiya; and any optional services you choose (inspection, translation, utility setup, ongoing management), which should be priced transparently per service. Q: How do I avoid overpaying when buying a Japanese akiya? A: Know the legal commission cap, and ask for every fee to be itemized in writing before you pay anything. Be wary of large 'consulting' or 'membership' fees charged before you have even seen a property, single 'all-in' prices with no breakdown, or pressure to pay quickly. If a fee is not written down and explained, do not pay it. --- ## Selling a Property in Japan from Overseas: 4 Ways to Handle the Sale Remotely - URL: https://jpyespm.jp/blog/selling-japanese-property-from-overseas-remote-options - Published: 2026-07-29 - Category: Tax & Compliance Key takeaways: - Non-residents can freely sell Japanese property; the practical challenge is not ownership but how documents get signed and registered from abroad. - Because non-residents usually have no registered seal (実印/印鑑登録), they sign with a signature affidavit (署名証明 / サイン証明) issued by a notary or a Japanese embassy/consulate. - The four realistic routes are: fly to Japan and sign in person, grant power of attorney (委任状), sell via a licensed agent with mail-based signing, or use a full-service specialist. - A judicial scrivener (司法書士) handles the title transfer registration (所有権移転登記), and if the sale price exceeds ¥100 million the buyer withholds 10.21% at source. - Whichever route you choose, a tax representative (納税管理人) is required to file the post-sale tax return (確定申告), due March 15 of the following year. Owning Japanese property from abroad is one thing; selling it from abroad is another. Foreign and non-resident owners can sell freely — there is no ownership restriction — but the sale involves signing Japanese-language contracts and registering the title transfer, and you can't be at the table if you live overseas. The real question is how the paperwork gets signed and who acts for you. This guide compares the four realistic ways to handle a remote sale. It covers the logistics of selling from abroad; for the tax side (rates, withholding, treaties), see our companion guide on capital gains tax for non-resident sellers. ### The One Thing Every Remote Seller Needs: A Way to Sign In Japan, property transactions are normally sealed with a registered personal seal (実印) plus a seal certificate (印鑑証明書). Non-residents usually don't have these. Instead, you sign with a signature affidavit / certificate (署名証明・サイン証明) — a document confirming your signature, issued by a notary public in your country or by a Japanese embassy/consulate abroad. This is the single most important logistical item, and it takes time to arrange, so start early. The title transfer itself — 所有権移転登記 at the Legal Affairs Bureau (法務局) — is carried out by a judicial scrivener (司法書士), who checks the documents and files the registration. Every route below still uses a scrivener; what differs is who signs and how the documents travel. ### Option 1: Fly to Japan and Sign in Person The traditional route: you travel to Japan for the contract signing (売買契約) and again (or on the same trip) for the closing and handover. - How it works: you attend in person, sign, and hand over documents directly. - Best for: sellers who were planning to visit anyway, or high-value sales where being present gives peace of mind. - Effort & cost: flights, accommodation, and timing your trip to the buyer's schedule — which is hard to control in a negotiation. - Key risk: Japanese deals often move on short notice; coordinating international travel around a moving closing date is the main pain point. ### Option 2: Grant Power of Attorney (委任状) to a Trusted Person You authorise a Japan-based individual — often a family member or friend — to sign on your behalf via a power of attorney (委任状), supported by your signature affidavit. - How it works: your representative attends the signing and closing and acts for you within the scope of the power of attorney. - Best for: sellers with a reliable, available person in Japan who understands the transaction. - Effort & cost: low cash cost, but you are relying on one individual to handle a significant legal and financial event correctly. - Key risk: the representative must be trustworthy and genuinely available on the closing date; mistakes or miscommunication fall on you. They also receive sale-related mail in Japanese and must act on it. ### Option 3: Sell Through a Licensed Agent with Mail-Based Signing A licensed real estate agent (宅地建物取引士) markets the property and manages the transaction, and the documents are exchanged by international courier so you can sign abroad. - How it works: the agent handles listing, negotiation, and the contract; you sign the contract and registration documents abroad (with your signature affidavit) and courier them back; the judicial scrivener completes the registration. - Best for: most standard remote sales where you want a professional running the process but don't need broader support. - Effort & cost: agent commission in Japan is capped by law — for sales over ¥4,000,000, the maximum is 3% of the price + ¥60,000, plus consumption tax. Courier time adds a few days per exchange. - Key risk: if the agent's English support is limited, you may still struggle with tax filing, mail, and the withholding process after the sale. ### Option 4: Full-Service Specialist (Agent + Tax Representative + Mail) An end-to-end route where one provider coordinates the agent, the post-sale tax filing, and all the document and mail handling that a sale generates. - How it works: a licensed agent markets and negotiates; a tax representative (納税管理人) receives correspondence and files your post-sale return; every document and letter is scanned, translated, and explained to you in English. - Best for: non-residents who want a single accountable point of contact and minimal Japanese-language burden. - Effort & cost: the highest service level, but the lowest personal effort — you approve decisions in English and sign abroad. - Key risk: you pay for the coordination; complex tax positions still need a licensed tax accountant (税理士), whom a good specialist will bring in. ### Side-by-Side Comparison | | Route | Who signs | Your effort | Cost | Key risk | Fly to Japan | You, in person | High (travel) | Flights & lodging | Timing travel to a moving closing date | Power of attorney | Your representative | Low | Minimal cash | Relying on one individual | Agent + mail signing | You, from abroad | Medium | Agent commission (max 3% + ¥60,000 + tax) | Limited English / no tax support after sale | Full-service specialist | You, from abroad | Lowest | Highest service fee | Complex tax still needs a 税理士 ### Don't Forget: Withholding and the Tax Return Two things apply regardless of which route you choose: - Withholding at source: if the sale price exceeds ¥100 million, the buyer must withhold 10.21% of the price and remit it to the tax office; you reconcile it later through your return. - The post-sale tax return (確定申告): non-resident sellers must file by March 15 of the year after the sale, and a tax representative (納税管理人) is required to handle it. Compare your options for appointing one in our guide to the five ways to appoint a tax representative. The exact tax you owe depends on how long you held the property and any applicable treaty — those mechanics are covered in the capital gains tax guide. ### How Japan YES Helps Overseas Sellers Japan YES supports non-resident owners through the entire ownership lifecycle — including the exit. A licensed real estate agent (宅地建物取引士) can advise on and market the sale, our 納税管理人 service ensures your post-sale return is filed on time, and every document and letter is scanned, translated, and explained to you in English. View our plans or book a free consultation to discuss selling from abroad. This article is general information, not tax or legal advice. Japan YES is a property-management and real-estate service, not a licensed tax accountant (税理士) or law firm — please confirm your specific situation with a qualified professional before acting. #### Frequently asked questions Q: Can a non-resident sell property in Japan without coming to Japan? A: Yes. There is no requirement to be a resident, and you do not have to be physically present. You can sell remotely by granting a power of attorney (委任状) to a representative, or by signing the contract and registration documents abroad with a signature affidavit (署名証明) and returning them by courier. A judicial scrivener (司法書士) completes the title transfer registration. Q: How does a non-resident sign Japanese property documents without a registered seal? A: Non-residents usually have no registered personal seal (実印) or seal certificate (印鑑証明). Instead, you use a signature affidavit or certificate (署名証明・サイン証明) issued by a notary public in your country or by a Japanese embassy or consulate. This proves your signature and substitutes for the seal in the transaction and registration. Q: How much is the real estate agent commission when selling property in Japan? A: For sales over ¥4,000,000, Japanese law caps the brokerage commission (仲介手数料) at 3% of the sale price plus ¥60,000, plus consumption tax. This is the legal maximum an agent can charge for the transaction. Q: Is tax withheld when a non-resident sells Japanese property? A: If the sale price exceeds ¥100 million, the buyer must withhold 10.21% of the price at source and remit it to the tax office as a prepayment; you reconcile it through your tax return. A tax representative (納税管理人) is required to file the post-sale return (確定申告), which is due by March 15 of the year after the sale. Q: Do I still need a tax representative if I'm selling and leaving Japan entirely? A: Yes. Even at exit, a non-resident seller must file a Japanese tax return for the sale, and a tax representative (納税管理人) is legally required to handle it. The representative also receives sale-related correspondence from the tax office on your behalf. --- ## 納税管理人 vs 国内管理人 vs 国内連絡先: Which Do You Need as an Overseas Owner in Japan? - URL: https://jpyespm.jp/blog/tax-representative-vs-domestic-manager-vs-contact-japan - Published: 2026-07-24 - Category: Tax & Compliance Key takeaways: - These three roles sound alike but are legally distinct: a tax representative (納税管理人) handles taxes, a domestic manager (国内管理人) handles condominium association matters, and a domestic contact (国内連絡先) is a registry contact point. - Tax representative (納税管理人): required for every non-resident who owns taxable property in Japan, under the National Tax Act. Handles property tax notices and payments. - Domestic contact (国内連絡先): required since April 2024 when a non-resident registers Japanese real estate — a Japan-based person or company recorded in the property registry. - Domestic manager (国内管理人): introduced April 2026; a condominium association can require overseas owners to appoint one to attend meetings and pay fees. Applies mainly to condo owners. - Most non-resident owners need at least two of the three; condominium owners often need all three. One provider (Japan YES) can serve in every role. If you own property in Japan from overseas, you have probably encountered three official-sounding Japanese terms that all seem to mean roughly the same thing: 納税管理人, 国内管理人, and 国内連絡先. They are easy to confuse — each is a "someone in Japan who acts for you" role — but they are legally separate, created by different laws, for different purposes. Getting them mixed up is common and costly: owners assume one role covers everything, then discover a tax notice went unpaid or a condominium requirement went unmet. This guide lays out exactly what each role does, when it is legally required, and which ones you actually need. ### The Three Roles at a Glance | | Role | What it handles | Legal basis | Who needs it | Tax representative納税管理人 | Tax notices, tax payments, correspondence with tax offices | National Tax Act / Local Tax Act | Every non-resident owner of taxable property | Domestic contact国内連絡先 | A contact point recorded in the property registry | Real Property Registration Act (from April 2024) | Non-residents registering real estate | Domestic manager国内管理人 | Condominium association: meetings, fees, building liaison | Act on Building Unit Ownership 区分所有法 (from April 2026) | Overseas condominium owners (when the association requires it) ### 1. Tax Representative (納税管理人) The oldest and most universal of the three. A tax representative (納税管理人, nōzei kanrinin) is a Japan-based individual or company authorized to receive your tax notices and handle payments while you are abroad. - What it does: receives fixed asset tax (固定資産税) and city planning tax (都市計画税) notices, pays them on time, and communicates with the municipal tax office on your behalf. - When it's required: for every non-resident who owns taxable property in Japan — rented or vacant. This is not optional. - How you appoint one: file the 納税管理人届出書 with the municipal tax office that covers your property. - If you skip it: tax notices arrive at your Japanese address with no one to act on them; unpaid tax accrues penalties of up to 14.6% per year and can end in property seizure (差し押さえ). This is the role most owners have heard of. Our complete tax representative guide covers the appointment process, and our comparison of five ways to appoint one helps you choose a provider. ### 2. Domestic Contact (国内連絡先) The newest registry requirement, and the one most owners have never heard of. Since April 1, 2024, when a non-resident registers ownership of Japanese real estate, the property registry (登記簿) must record a domestic contact (国内連絡先) — a person or company located in Japan who can be reached about the property. - What it does: serves as the Japan-based point of contact listed in the official property registry. It is an identity/reachability requirement, not an active management role. - When it's required: at the point of registering (or re-registering) real estate as a non-resident owner. - Why it exists: the government wanted a reliable way to reach overseas owners, after years of untraceable non-resident owners causing problems with abandoned land and buildings. - Who can serve: any Japan-resident individual or company. No license required. Because it is tied to registration rather than day-to-day activity, the domestic contact is easy to overlook — but it is now a condition of holding registered title as a non-resident. ### 3. Domestic Manager (国内管理人) The condominium-specific role, brand new in 2026. Under the revised Act on Building Unit Ownership (区分所有法), effective April 1, 2026, a condominium management association can require overseas unit owners to appoint a domestic manager (国内管理人). - What it does: represents you within the condominium association — attends and votes at general meetings (総会), pays management and repair-reserve fees, and handles building-related correspondence. - When it's required: only for condominium (区分所有) owners, and only when the association's rules require it. It does not apply to detached houses or land. - Why it exists: unreachable overseas owners were blocking building repairs and redevelopment votes; associations needed a reachable, accountable local representative. For the full background on this new law, see our dedicated guide to Japan's 2026 domestic manager rule. ### Why They Are So Easily Confused All three share the same basic shape — "a person in Japan who stands in for the overseas owner" — and two of them literally contain the characters 管理人 (kanrinin, "manager"). But they answer to different authorities: - The tax office cares about your 納税管理人. - The Legal Affairs Bureau / property registry cares about your 国内連絡先. - The condominium association cares about your 国内管理人. Appointing one does not satisfy the others. A friend listed as your tax representative is not automatically your registry contact, and neither role lets them vote at a condo meeting on your behalf. ### Which Do You Actually Need? | | Your situation | 納税管理人 | 国内連絡先 | 国内管理人 | Detached house or land | Yes | Yes (from 2024) | No | Condominium (分譲マンション) | Yes | Yes (from 2024) | If the association requires it | Vacant / inherited property | Yes | Yes | Only if it is a condo In short: almost every non-resident owner needs the tax representative and the domestic contact, and condominium owners frequently need the domestic manager as well. Treating them as one thing is the mistake to avoid. ### Can One Person or Company Cover All Three? Yes. There is no rule against the same Japan-based party serving in all three roles, and for most overseas owners that is the simplest and safest arrangement — a single point of accountability that receives your tax notices, appears in your registry record, and represents you at your building. Japan YES Property Management serves in all three capacities for non-resident owners: registered 納税管理人, listed 国内連絡先, and — for condominium owners — 国内管理人. Every piece of related mail is scanned, translated, and summarized for you, and taxes and fees are paid on your behalf. View our plans (from ¥66,000/year, tax included), read the FAQ, or book a free consultation to check which roles your specific property requires. #### Frequently asked questions Q: What is the difference between a tax representative (納税管理人) and a domestic manager (国内管理人) in Japan? A: A tax representative (納税管理人) receives your property tax notices and pays taxes on your behalf, and is required for every non-resident owner under the National Tax Act. A domestic manager (国内管理人) represents you within a condominium association — attending meetings and paying management fees — and applies only to condo owners when the association requires it (a system introduced in April 2026). They answer to different authorities and appointing one does not satisfy the other. Q: What is a domestic contact (国内連絡先) for Japanese real estate? A: Since April 1, 2024, when a non-resident registers ownership of Japanese real estate, the property registry must record a domestic contact (国内連絡先) — a Japan-based individual or company who can be reached about the property. It is a reachability requirement tied to registration, not an active management role. Any Japan resident or company can serve, and no license is required. Q: Do I need all three: 納税管理人, 国内連絡先, and 国内管理人? A: Almost every non-resident owner needs a tax representative (納税管理人) and a domestic contact (国内連絡先). Condominium owners frequently also need a domestic manager (国内管理人) if the building's association requires it. Owners of detached houses or land do not need a domestic manager. It is common to need two of the three, and condo owners often need all three. Q: Can one company serve as tax representative, domestic contact, and domestic manager at the same time? A: Yes. There is no rule preventing the same Japan-based party from serving in all three roles, and for most overseas owners a single provider is the simplest arrangement. Japan YES Property Management serves as registered tax representative (納税管理人), listed domestic contact (国内連絡先), and — for condominium owners — domestic manager (国内管理人). --- ## How to Receive Japanese Mail While Living Overseas: 4 Methods Compared - URL: https://jpyespm.jp/blog/receive-japanese-mail-overseas-4-methods - Published: 2026-07-02 - Category: Mail Management Key takeaways: - Japanese tax offices, utilities, banks, and condominium associations still rely on physical mail, in Japanese — one missed letter can mean penalties or a lapsed insurance policy. - Japan Post's forwarding service (転送届) lasts only 1 year and never forwards internationally. - A friend's address works short-term, but the friend must recognize which Japanese documents are urgent — for years, without being paid. - Generic virtual mailboxes scan mail but rarely translate it, take no action on deadlines, and are aimed at businesses rather than property owners. - A property-specialist service acts as your registered contact address, scans and translates within 24–48 hours, flags urgent items, and can pay bills on your behalf. Leave Japan, and your Japanese mail does not stop. Tax offices, city halls, utility companies, banks, insurers, and condominium associations all keep writing to your Japanese address — on paper, in Japanese, often with deadlines. The question every overseas owner and former resident eventually faces: who is going to receive and read all of it? There are four realistic methods. Here is how they compare. ### What Actually Arrives (and Why It Matters) For property owners, the typical annual mail flow includes property tax payment slips (April–May), insurance renewals, condominium meeting notices, and utility correspondence. Several of these are deadline-critical: an unpaid tax slip accrues penalties of up to 14.6% per year, and an unanswered vacant-house warning letter can end in a 6× property tax increase. ### What is a virtual mailbox in Japan? A virtual mailbox is a service that gives you a Japanese address, receives post sent to it, and scans the contents so you can read them online from anywhere. Japanese providers are aimed mainly at businesses and freelancers who need a registered address, and pricing is typically a monthly base fee plus per-item charges for scanning, storage, and forwarding. ### Do virtual mailboxes work for Japanese property owners? Partly. They solve the delivery problem — mail no longer piles up at an empty house — but they stop at the scan. For a property owner the gaps matter: the scan of a 固定資産税納付書 arrives untranslated, nobody tells you it is a tax bill with a deadline, and nobody pays it. Some offices and banks also decline a commercial mailbox address where a genuine contact is required. The practical test is simple: if a payment slip with a deadline arrives in Japanese, does anything happen? With a generic virtual mailbox, the answer is no — it becomes a PDF in your inbox. The four methods below are compared on exactly that basis. ### Method 1: Japan Post Forwarding (転送届) Japan Post will forward mail from your old address to a new one — but the service was designed for domestic moves, not emigration. - Valid for 1 year only, and renewal is awkward to arrange from abroad - Domestic forwarding only — it will not send mail outside Japan - No scanning, no translation, no alerts — paper simply moves to another Japanese address - Some official mail (certain registered or non-forwardable items) is excluded Verdict: useful for the transition months after you leave — not a long-term solution. ### Method 2: A Friend's or Relative's Address Redirecting mail to a trusted person in Japan is free and easy to set up. The problems appear over time: - They must open, read, and correctly judge Japanese municipal and tax documents — and know when something is urgent - Photos of letters over LINE work until the one month they are traveling, busy, or unwell - Paying your bills involves either their money or constant international transfers - The favor has no end date — and the relationship carries the risk Verdict: acceptable as a bridge, risky as a decade-long system. The same reasoning applies to naming a friend as your tax representative. ### Method 3: A Generic Virtual Mailbox Virtual mailbox services rent you an address and scan whatever arrives. They are built mainly for businesses and freelancers, and for property owners they leave gaps: - Scans arrive untranslated — a 固定資産税納付書 looks like any other envelope unless you read Japanese - No one acts on the contents: no payments, no deadline tracking, no follow-up - Government offices and banks may not accept a commercial mailbox address for registrations that require a genuine contact - Costs are per-item and add up: monthly base fee plus scanning, storage, and forwarding charges Verdict: fine for light personal mail; not designed for property, tax, and compliance documents. ### Method 4: A Property-Specialist Mail Service Services built for overseas property owners — like Japan YES — combine the address, the scanning, and the follow-through: - Serve as your registered contact address for the tax office, utilities, and the property registry (国内連絡先) - Every item is scanned, categorized, and translated, then uploaded to your dashboard within 24–48 hours - Urgent items are flagged — tax deadlines, insurance renewals, official warnings — with email alerts - Bills can be paid on your behalf, without a Japanese bank account - Combined with the tax representative (納税管理人) role, the whole compliance chain is covered by one provider Verdict: the only method where someone is accountable for what the mail actually says. ### Side-by-Side Comparison | | Method | Cost | Duration | Translation | Acts on deadlines | Japan Post 転送届 | Free | 1 year, domestic only | No | No | Friend / relative | Free (goodwill) | Until it breaks down | Informal | Informal | Generic virtual mailbox | Monthly fee + per item | Ongoing | No | No | Property-specialist service | From ¥66,000/yr (all-in) | Ongoing | Yes | Yes — alerts & payments ### Which Method Fits Your Situation? - Just left Japan, no property: Japan Post forwarding to a friend for the first year, then close out remaining Japanese accounts. - Own property, friend willing to help: workable short-term — but agree on what happens with tax slips, and revisit after the first year. - Own property, planning to stay abroad for years: a specialist service pays for itself the first time it catches a deadline you would have missed. Japan YES includes mail scanning and translation in every plan, alongside the tax representative role — from ¥66,000/year (tax included). View plans, read the mail scanning FAQ, or talk to us. #### Frequently asked questions Q: What is a virtual mailbox in Japan? A: It is a service that provides a Japanese address, receives the post sent there, and scans the contents so you can read them online from anywhere. Japanese providers are aimed mainly at businesses and freelancers who need a registered address. Pricing is usually a monthly base fee plus per-item charges for scanning, storage, and forwarding. Q: Is a virtual mailbox enough for a Japanese property owner? A: Usually not on its own. A virtual mailbox solves delivery but stops at the scan: a property tax slip arrives untranslated, nobody tells you it is a bill with a deadline, and nobody pays it. Some government offices and banks also decline a commercial mailbox address where a genuine contact is required. Property owners generally need translation, deadline alerts, and payment handling on top. Q: Can I use a virtual mailbox address as my tax representative address in Japan? A: Not reliably. The tax representative (納税管理人) role requires an actual person or company in Japan who receives your notices and takes responsibility for filing and paying, not just an address that collects post. A mailbox address alone does not perform that role, and some offices will not accept a commercial mailbox for registrations that require a genuine contact. Q: Can Japan Post forward my mail internationally? A: No. Japan Post's forwarding service (転送届) only forwards to another address within Japan, and it expires after 1 year. It was designed for domestic moves, not for people living overseas. Q: Can I use a friend's address for my Japanese tax notices? A: Yes — by designating the friend as your tax representative (納税管理人) or filing a mailing-address change with the municipality. The risk is practical: your friend must recognize which Japanese documents are urgent and act on them reliably, year after year. Q: What is the difference between a virtual mailbox and a property-specialist mail service in Japan? A: A generic virtual mailbox scans incoming mail but does not translate it or act on it, and it is aimed at businesses. A property-specialist service acts as your registered contact address, scans and translates documents, flags deadline-critical items like tax slips, and can pay bills on your behalf. Q: What Japanese mail do overseas property owners typically receive? A: Property tax payment slips (April–May), tax office correspondence, fire and earthquake insurance renewals, condominium association meeting notices, utility bills, and municipal notices. Several of these carry strict deadlines with financial penalties for missing them. --- ## Inherited a House in Japan While Living Abroad? Your 4 Options, Compared - URL: https://jpyespm.jp/blog/inherited-house-japan-overseas-heir-options - Published: 2026-07-02 - Category: Law & Compliance Key takeaways: - Inheritance registration is mandatory in Japan since April 2024: within 3 years, with a fine of up to ¥100,000. Inheritances from before April 2024 must be registered by March 31, 2027. - Your four realistic options are: sell, rent out, keep and maintain, or give it up (renunciation or the land-to-state program). - Renunciation (相続放棄) must be filed with the family court within 3 months of learning of the inheritance — and it is all-or-nothing: you cannot keep the cash and refuse the house. - 'Do nothing' is the one option that does not work: a neglected house can be designated 管理不全空家 and lose its residential tax break, raising fixed asset tax up to 6×. - If you sell and the original purchase records are lost, the acquisition cost is deemed to be just 5% of the sale price — meaning roughly 95% of the proceeds can be taxed as gain. Every year, thousands of people living outside Japan inherit a family home they never planned to own — often a rural house that has been empty for years. Since 2024, ignoring it is no longer a legal option: Japan has made inheritance registration mandatory, and municipalities now have real power to penalize neglected houses. This guide walks through the mandatory first step, then compares your four realistic options. ### Step Zero: The Deadlines You Cannot Skip - Inheritance registration (相続登記) is mandatory since April 1, 2024. You must register within 3 years of learning of the inheritance, on penalty of an administrative fine of up to ¥100,000. Inheritances that occurred before April 2024 must be registered by March 31, 2027. - Renunciation has a much shorter window. If you intend to refuse the inheritance entirely (see Option 4), the family court filing must be made within 3 months of learning of the inheritance. - Overseas heirs must register a Japan-based contact (国内連絡先) in the property registry when registering — a requirement in force since April 2024. - Japanese inheritance tax may also apply, with a filing deadline of 10 months from death. With the paperwork underway, here are your options. ### Option 1: Sell The cleanest exit for heirs with no plans to use the property. What to expect: - Capital gains tax: as a non-resident you pay 15.315% on long-term gains (the holding period includes the deceased's ownership). See our capital gains guide for non-resident sellers. - The 5% trap: if the original purchase contract is lost — common for houses bought decades ago — the acquisition cost is deemed to be 5% of the sale price, meaning roughly 95% of the proceeds are treated as taxable gain. Search hard for the old records before you sell. - A special deduction may help: the vacant-house inheritance deduction (相続空き家の3,000万円特別控除) can exempt up to ¥30 million of gain for qualifying older homes sold within about 3 years of inheritance — conditions are strict (pre-1981 construction, demolition or seismic retrofit, sale price ≤ ¥100 million), so confirm eligibility with a tax professional. - Rural liquidity is poor. In depopulating areas, finding a buyer can take years. Municipal akiya banks widen the audience at low price points. Best for: heirs who want closure and whose property has a real market. ### Option 2: Rent It Out Turning the house into income sounds attractive — and sometimes is — but go in with clear numbers. - Renovation first: houses empty for years typically need ¥2–10 million of work before they are rentable. See our guide to managing Japanese contractors from overseas. - Withholding tax: rent paid to a non-resident owner is generally subject to 20.42% withholding, and an annual Japanese tax return is required. - You will need local management — tenant relations, repairs, and rent collection cannot be done from another country. - Run the yield honestly: in many rural markets, achievable rent does not justify the renovation cost. In tourist or regional-city locations, it can. Best for: properties in locations with genuine rental demand, owned by heirs willing to invest upfront. ### Option 3: Keep It — as a Second Home or for the Future Many heirs keep the family home for visits, retirement plans, or simply because parting with it feels wrong. That is a legitimate choice — as long as you budget for it and stay compliant. Annual carrying costs to budget: - Fixed asset tax and city planning tax - Fire and earthquake insurance - Basic utility contracts and periodic maintenance (Japan's humidity is merciless to closed-up houses) - A management arrangement — someone must check the house, and you must be reachable for official mail Compliance duties for non-resident owners: appoint a tax representative (納税管理人), register your Japan-based contact, and keep your registered address current (mandatory from April 2026). Every official notice arrives as physical mail in Japanese. Best for: heirs with an emotional or future stake in the property who can commit to the running costs. ### Option 4: Give It Up Two formal routes exist for heirs who want neither the property nor its obligations: renouncing the inheritance, or handing inherited land to the state. #### Renunciation (相続放棄): the 3-month court deadline Renunciation is an application made to a family court — not a form you send to a city office, and not something you can do by simply ignoring the estate. - The deadline is 3 months. According to the courts, the application must be made within three months from the time you learn that the inheritance has commenced — that is, from when you find out, which is not always the date of death. For an overseas heir told late about a relative's passing, that distinction matters. - Which court: the family court with jurisdiction over the deceased's last place of residence in Japan — not the court nearest the property, and not one near you. - It is all-or-nothing. You renounce the entire estate. You cannot keep the savings and refuse the house. - Renouncing passes the estate on. It does not make the property disappear; it moves to the next heir in line, which is worth discussing with your family before you file. - Possession carries duties. If you are already in possession of the property, a duty to preserve it can continue until the next heir or an administrator takes over. The practical trap for overseas heirs is time. Three months disappears quickly when you are gathering documents from another country, arranging translations, and deciding as a family — so if renunciation is a serious possibility, get advice early rather than at the end of the window. #### The land-to-state program (相続土地国庫帰属制度) Since 2023, inherited land can be transferred to the national government if it meets strict conditions — no buildings (the house must be demolished first), no contamination, no disputes. Expect an examination fee of ¥14,000 per parcel and, if approved, a burden payment starting around ¥200,000. Best for: estates where the property is a pure liability — but the 3-month renunciation window means you must decide fast. Please note: this section is general information, not legal advice. Deadlines, required documents, and court procedures depend on your individual circumstances, and the consequences of renunciation are permanent. Confirm the details with the family court concerned, or consult a qualified professional such as a lawyer or judicial scrivener, before acting. ### The One Option That Does Not Exist: Doing Nothing Before 2023, many overseas heirs simply left the house alone. The rules have closed that path: - Unregistered inheritance now carries fines — and an unregistered house cannot be sold later without untangling the title. - A deteriorating house can be designated 管理不全空家 (poorly managed vacant house), stripping the residential land tax break and raising fixed asset tax up to 6× — the process is explained in our akiya guide. - In serious cases the municipality can demolish the house by administrative execution and bill the owner. - Meanwhile, every warning letter arrives at an address where nobody is reading it. That is how unmanaged properties spiral. ### Side-by-Side Comparison | | Option | Upfront cost | Ongoing cost | Timeline | Best for | Sell | Agent fees, minor repairs | None after sale | Months–years (location-dependent) | Closure, marketable property | Rent out | Renovation ¥2–10M | Management, upkeep, tax filings | 3–12 months to first tenant | Locations with rental demand | Keep & maintain | Low | Taxes, insurance, maintenance, management | Immediate | Future use, family attachment | Give it up | Court filing / demolition + fees | None after transfer | 3-month deadline (renunciation) | Pure-liability estates ### How Japan YES Helps Overseas Heirs Whichever option you lean toward, the compliance layer is the same: a tax representative, a Japan-based contact, and someone reading the mail. Japan YES provides all three — plus consultation from a licensed real estate agent (宅地建物取引士) on whether selling, renting, or keeping makes sense for your specific property. View our plans (from ¥66,000/year, tax included) or book a free consultation. #### Frequently asked questions Q: How long do I have to renounce an inheritance in Japan? A: Three months. The courts state that the application must be made within three months from the time you learn that the inheritance has commenced — which is not necessarily the date of death, an important distinction if you were told late. This is general information rather than legal advice, so confirm your own deadline with the family court concerned or a qualified professional. Q: Which court handles inheritance renunciation in Japan? A: A family court. Jurisdiction lies with the family court covering the deceased's last place of residence in Japan — not the court nearest the property, and not one near where you live. If you are overseas, this is one reason heirs usually work with a professional in Japan. Q: Can I renounce only the house and keep the rest of the estate? A: No. Renunciation in Japan is all-or-nothing: you give up the entire estate, cash and property alike. If the estate has valuable assets alongside an unwanted house, renouncing means losing both, so the arithmetic is worth doing carefully before you file. Q: What happens if I miss the 3-month renunciation deadline in Japan? A: In general, the opportunity to renounce is lost and you are treated as having accepted the inheritance, along with its obligations — including any debts and the ongoing duties of owning the property. Because the consequences are serious and circumstances vary, seek advice from a lawyer or judicial scrivener as early as possible rather than waiting until the window has closed. Q: Does renouncing an inheritance make the Japanese property disappear? A: No. Renunciation removes you from the line of succession, but the property passes to the next heir in order. It does not dissolve the estate or transfer the house to the state automatically, which is why families usually discuss renunciation together rather than deciding individually. Q: Do I have to register a house I inherited in Japan? A: Yes. Since April 1, 2024, inheritance registration (相続登記) is mandatory. You must register within 3 years of learning of the inheritance, on penalty of a fine of up to ¥100,000. Inheritances that occurred before April 2024 must be registered by March 31, 2027. Q: Can I refuse to inherit just the house and keep the rest? A: No. Renunciation (相続放棄) is all-or-nothing — you give up the entire estate, including cash and other assets. It must be filed with the family court within 3 months of learning of the inheritance. Q: What is Japan's land-to-state program (相続土地国庫帰属制度)? A: A system introduced in 2023 that lets heirs transfer inherited land to the national government. Conditions are strict: no buildings (houses must be demolished first), no contamination, and no disputes. It costs a ¥14,000 examination fee per parcel plus a burden payment starting around ¥200,000 if approved. Q: What tax do I pay if I sell an inherited house in Japan as a non-resident? A: Capital gains are taxed at 15.315% for long-term holdings (the deceased's ownership period counts toward yours). If the original purchase records are lost, the acquisition cost is deemed to be 5% of the sale price, making roughly 95% of the proceeds taxable. A special deduction of up to ¥30 million may apply to qualifying older vacant houses sold within about 3 years of inheritance. Q: What happens if I leave an inherited Japanese house empty and do nothing? A: Taxes continue to accrue with penalties, and the municipality can designate a deteriorating house as 管理不全空家 (poorly managed) — revoking the residential land tax break and raising fixed asset tax up to 6×. In serious cases the municipality can demolish the house and bill the owner. All warnings arrive by physical mail in Japanese. --- ## Tax Representative in Japan (納税管理人): Who Needs One, the Form, and 5 Ways to Appoint One - URL: https://jpyespm.jp/blog/how-to-appoint-tax-representative-japan-5-options - Published: 2026-07-02 (Updated: 2026-08-12) - Category: Tax & Compliance Key takeaways: - You need a tax representative (納税管理人) if you own or inherit Japanese property, or must file a Japanese tax return, while living outside Japan — it is a legal requirement, not an optional service. - If you don't appoint one, tax notices are still issued but have nowhere to go: bills go unpaid, late charges accrue, and in the worst case the municipality can move to seize the property. - The appointment is made with a notification form (納税管理人届出書). There are two separate filings: national taxes go to the tax office (税務署), while fixed asset tax goes to the municipality — each with its own form. - Any Japan resident can serve: a friend or relative (free but fragile), a tax accountant (typically ¥50,000–150,000+/year with filings), a scrivener (setup only), a rental management company, or a non-resident specialist service. - A friend costs nothing, but the arrangement often breaks down when they move, forget, or the relationship changes — and all tax mail arrives in Japanese. - Tax accountants excel at income tax filings but typically do not handle physical mail, utilities, or property matters. - A specialist service like Japan YES combines the tax representative role with mail scanning, translation, and payment handling from ¥66,000/year (tax included). Japanese tax offices do not post tax bills overseas. So the moment you own property in Japan while living abroad, a problem appears: the notices keep being issued, but there is no one in Japan to receive them. The fix is a tax representative (納税管理人) — and it is a legal requirement, not a convenience. This guide answers the three questions owners actually ask: do I need one, what happens if I don't have one, and what does the form require — then compares the five realistic ways to appoint one. ### Who needs a tax representative in Japan? You need one if you have a Japanese tax obligation but no address in Japan to receive correspondence. In practice that covers most non-resident owners: - You own property in Japan and live abroad. Fixed asset tax (固定資産税) is charged every year to whoever owns the property on 1 January, regardless of where they live. - You inherited a Japanese property while living overseas — the tax duties transfer to you with the property. - You earn rental income from a Japanese property and must file a return. - You sold a Japanese property and must file for the capital gain in the following filing season. - You are leaving Japan but keep a property, or otherwise still have taxes to settle after departure. Nationality is irrelevant. What matters is whether you have a residence in Japan — a Japanese citizen living abroad needs one just as a foreign owner does. ### What happens if you don't appoint one? Nothing dramatic on day one, which is exactly why owners get caught out. The tax office does not chase you overseas; it simply keeps issuing notices to a Japanese address that no longer works. The damage accumulates quietly: - Bills go unpaid because you never see them. Non-delivery is not a defence — the liability stands. - Late charges accrue on the unpaid amount, growing the longer it goes unnoticed. - You cannot file the returns you are required to file, since the paperwork and deadlines never reach you. - In the worst case the municipality can take collection action against the property itself. This is rare and comes only after repeated notices — notices you are, by definition, not receiving. - Problems surface at the worst moment: most owners discover the arrears when they try to sell or transfer the property, and the sale stalls until it is cleared. ### Option 1: A Friend or Relative in Japan The most common first choice — and the one that most often fails quietly. Pros: - Free - Simple to set up — one form at the municipal tax office - Someone you already trust Cons: - Everything depends on their continued availability. People move, get busy, fall ill, or drift out of touch. When that happens, your tax notices go unread — and you may not find out until penalties have accumulated. - They receive complex municipal documents in Japanese and must judge what is urgent. - Money is awkward: they either front your tax payments or you keep sending them funds internationally. - No records, no dashboard, no accountability — you are managing them, informally, forever. A friend works best as a short-term bridge — for example, the year you leave Japan — rather than a decade-long arrangement. ### Option 2: A Tax Accountant (税理士) Tax accountants can act as your tax representative, and for owners with rental income or a property sale, they are often already involved for the annual income tax return (確定申告). Pros: - Professional, licensed, and reliable - The right choice for complex tax filings — rental income, depreciation, capital gains - Clear professional accountability Cons: - Cost: commonly ¥50,000–150,000+ per year once filings are included; fees vary widely - Scope is tax only — most do not receive or translate your other property mail (utility bills, condominium notices, insurance renewals) - Many small practices work in Japanese only ### Option 3: A Judicial or Administrative Scrivener (司法書士・行政書士) Scriveners are document professionals. Some offer to prepare and file the tax representative notification (納税管理人届出書) for you, typically as a one-off service in the range of ¥10,000–30,000. Pros: - Inexpensive, professional handling of the paperwork itself - Useful when bundled with other work they are already doing for you (inheritance registration, title transfer) Cons: - Filing the form is the easy part. The hard part is the next ten years of receiving notices and paying on time — which a one-off engagement does not cover. - You still need to name someone as the actual representative; the scrivener usually is not taking on that ongoing role. ### Option 4: A Rental Management Company (賃貸管理会社) If your property is tenanted, your rental management company may agree to act as your tax representative. Pros: - Already involved with the property and holding rental funds, so tax payments are easy to settle - No additional relationship to manage Cons: - Only works while the property is rented and managed — if you end the management contract, the arrangement collapses - Many companies decline the role or handle it passively - English support varies from limited to none - Vacant properties, second homes, and akiya fall outside this option entirely ### Option 5: A Non-Resident Specialist Service Services built specifically for overseas owners — like Japan YES Property Management — take on the tax representative role as part of a broader package: a registered Japanese contact address, mail scanning and translation, tax and utility payments on your behalf, and an online dashboard with records of everything. Pros: - Covers the entire chain: receive → translate → alert → pay → document - English support as standard - Works for any property — rented, vacant, or inherited - Stable over the long term: no dependence on one individual's circumstances Cons: - Not free: plans start at ¥66,000/year (tax included) - Complex income tax filings still require a tax accountant (specialist services and 税理士 complement each other) ### Side-by-Side Comparison | | Option | Typical cost | Mail handling | English | Long-term reliability | Friend / relative | Free | Informal, Japanese only | Depends | Fragile | Tax accountant (税理士) | ¥50,000–150,000+/yr | Tax documents only | Varies | High (tax scope only) | Scrivener (司法書士等) | ¥10,000–30,000 one-off | None (setup only) | Varies | N/A — not ongoing | Rental management co. | Part of mgmt fee | Property mail, Japanese | Limited | Only while rented | Specialist service | From ¥66,000/yr | All mail, scanned & translated | Standard | High ### Which Should You Choose? - Leaving Japan soon, selling within a year: a friend or relative is a reasonable bridge. - Earning rental income with complex finances: a tax accountant for the filings — often paired with a specialist service for mail and day-to-day matters. - Vacant house, inherited property, or long-term overseas life: a specialist service is the option designed for exactly this case. - Tenanted property with a cooperative manager: ask the management company first, but confirm what happens if the tenancy or contract ends. ### The tax representative form (納税管理人届出書): what it involves Whichever option you choose, the appointment itself is made by filing a notification form. The most common mistake is assuming there is only one — in practice there are two separate filings, going to two different offices. #### Two filings, two offices | | | National taxes | Fixed asset tax (固定資産税) | Covers | Income tax on rent, capital gains on a sale, consumption tax | The annual property tax on land and buildings | Filed with | The tax office (税務署) with jurisdiction over your tax location | The municipality (city, ward, or town office) where the property is | Form | 納税管理人の届出書 (national form, also fileable via e-Tax) | The municipality's own tax representative form — layout varies by city Owners who file only the national one still miss their property tax bills, and vice versa. If you own property and live abroad, assume you need both. #### What the form asks for Municipal forms differ in layout, but they collect the same categories of information. Expect to provide: - Your details as the taxpayer: full name and your address overseas (written so Japanese post can transcribe it), plus a contact method. - The representative's details: their full name, Japanese address, phone number, and — for a company — the corporate name. - Your relationship to the representative (family member, service provider, management company, and so on). - The reason for appointing one — typically that you are leaving Japan or already live abroad. - Which taxes it covers and the date the appointment takes effect. - The property or tax reference — for fixed asset tax, the property identifiers or the number shown on your tax notice. The national form can be submitted on paper or through e-Tax. Municipal forms are usually downloaded from the city's website and submitted by post or in person — which is why an overseas owner normally needs the representative themselves to handle the filing. #### Document checklist Have these ready before you start, whoever files for you: - ☐ The completed notification form (national and/or municipal) - ☐ Your identification (passport copy is the usual choice for non-residents) - ☐ Proof of your overseas address, in a form the office will accept - ☐ Property details — the tax notice, or the registered particulars of the property - ☐ The representative's name, Japanese address, and phone number - ☐ For a corporate representative, their company details - ☐ If someone else files on your behalf, a power of attorney (委任状) where the office requires one Timing: file by the time the representative takes up the role — and before you leave Japan if you are still here. For fixed asset tax, aim to have it in place well before the assessment date of 1 January, since that is when the year's liability is fixed. Requirements and forms vary by municipality, so confirm the details with the office that covers your property, or have your representative do it. For the wider legal background, see our complete guide to tax representatives; the FAQ answers the most common follow-up questions. ### How Japan YES handles it Japan YES registers as your official 納税管理人, prepares and submits the notification forms — national and municipal — receives and translates every notice, pays your taxes on time, and keeps a full record in your dashboard, from ¥66,000/year (tax included). If you are not sure which filings apply to your situation, tell us what you own and where you live: book a free consultation and we will map out exactly what needs to be filed, with no obligation. Or compare our plans if you already know what you need. #### Frequently asked questions Q: What is the tax representative form in Japan (納税管理人届出書)? A: It is the notification form that formally appoints your tax representative. There are two separate filings: the national form for income, capital gains, and consumption tax, filed with the tax office (税務署) with jurisdiction over your tax location and also available through e-Tax; and a municipal form for fixed asset tax, filed with the city, ward, or town office where the property is located. Municipal layouts vary, so check the form published by your municipality. Q: What documents do I need to appoint a tax representative in Japan? A: Typically the completed notification form, identification for you as the taxpayer (a passport copy is the usual choice for non-residents), proof of your overseas address, the property details or your tax notice, and the representative's full name, Japanese address, and phone number. If someone files on your behalf, a power of attorney (委任状) may also be required. Exact requirements vary by municipality, so confirm with the office covering your property. Q: What happens if I don't appoint a tax representative in Japan? A: The tax notices are still issued, but they have nowhere to go. Bills go unpaid because you never see them, late charges accrue, and you cannot file the returns you are required to file. In the worst case the municipality can take collection action against the property. Most owners discover the arrears only when they try to sell, and the sale stalls until the balance is cleared. Q: When do I need to file the tax representative notification? A: File it by the time the representative takes up the role, and before you leave Japan if you are still in the country. For fixed asset tax, aim to have the appointment in place well before 1 January, because the year's liability is fixed based on who owns the property on that date. Q: Who can be a tax representative (納税管理人) in Japan? A: Any individual or company resident in Japan can serve as a tax representative — a friend or relative, a tax accountant (税理士), a rental management company, or a specialist service for non-resident owners. No professional license is required for the role itself. Q: How much does a tax representative cost in Japan? A: A friend or relative is free. A scrivener typically charges ¥10,000–30,000 as a one-off to prepare the notification form. A tax accountant commonly costs ¥50,000–150,000+ per year once tax filings are included. Specialist services for overseas owners, such as Japan YES, start around ¥66,000/year including mail scanning and translation. Q: Can I change my tax representative later? A: Yes. You can replace your tax representative at any time by filing a new notification (納税管理人届出書) with the municipal tax office. Owners commonly switch from a friend to a professional service once the informal arrangement becomes burdensome. Q: Do I need a tax representative if my Japanese property earns no income? A: Yes. Fixed asset tax and city planning tax are charged regardless of whether the property is rented, occupied, or vacant, and the payment slips are sent by physical mail to a Japanese address. A tax representative is required for any non-resident owner. Q: Is a tax accountant (税理士) the same as a tax representative (納税管理人)? A: No. A tax accountant is a licensed professional who prepares tax filings. A tax representative is simply the person designated to receive tax notices and handle payments for a non-resident. A tax accountant can act as your tax representative, but many owners use a specialist service for the representative role and hire an accountant only when a tax return is needed. --- ## How to Hire and Manage Japanese Contractors from Overseas - URL: https://jpyespm.jp/blog/managing-renovation-japanese-contractors-overseas - Published: 2026-06-10 - Category: Property Management Key takeaways: - Japanese contractors rarely operate in English, seldom accept international payments, and expect in-person meetings — which is what makes remote renovation hard. - Define the scope in writing before contacting anyone; vague requests produce quotes that cannot be compared. - Always obtain multiple written quotes (見積もり) with itemised costs rather than a single lump-sum figure. - Agree a communication protocol up front: photo updates at milestones, weekly video walkthroughs, and written approval for any scope change. - Never make the final payment until you have received and approved a full photo record — and use a property management company to pay domestically if you have no Japanese bank account. Managing a renovation or repair project in Japan from abroad is one of the most challenging aspects of owning property as an overseas resident. Language barriers, time zone differences, payment complications, and the difficulty of verifying quality without being on-site all create real risks. This guide explains how to approach the process systematically — and how to protect yourself when things don't go as planned. ### Why Remote Renovation Is Particularly Difficult in Japan Renovation in Japan comes with a unique set of challenges that differ from most other markets: - Language barrier — the vast majority of Japanese contractors do not communicate in English. Quotes, contracts, and progress updates are in Japanese only. - Payment requirements — most contractors require payment via Japanese bank transfer (振込). International wire transfers are rarely accepted, and credit cards are uncommon for construction payments. - Trust and relationship culture — Japanese business culture places high value on established relationships. Cold-calling contractors without a local referral often results in no response or low-priority treatment. - Limited digital presence — many small and medium-sized construction firms in Japan have minimal online presence, making it hard to vet them remotely. - On-site decision making — construction projects frequently require rapid decisions about unexpected discoveries (structural issues, hidden water damage, asbestos). Without a local representative, these decisions can be delayed for days. ### Step 1: Define the Scope Clearly Before Engaging Anyone Before contacting any contractor, prepare a detailed written description of the work you need done. Include: - Property address and type (apartment, house, commercial) - Year of construction and current condition (if known) - Specific work required (e.g., "replace roof tiles," "renovate bathroom including plumbing," "repaint interior") - Desired materials or finishes (where relevant) - Target completion date - Budget range (optional, but speeds up the process) A clear brief in Japanese — prepared with translation assistance if needed — dramatically increases the quality of responses you receive. ### Step 2: Finding Reliable Contractors #### Through Your Property Management Service The most reliable path is through a property management company with established contractor relationships. Contractors referred by a trusted management company have an incentive to perform well and are already known quantities. This is the approach Japan YES takes — our network includes vetted contractors across multiple trades in the areas where our clients own property. #### Through the Condominium Management Company If you own a condominium, your building's management company (管理会社) often maintains a list of approved contractors for interior renovations. These contractors are familiar with the building's specifications and the management association's rules. #### Online Platforms Several Japanese platforms connect property owners with contractors: - Suumo リフォーム — large network, useful for getting multiple quotes - ホームプロ (HomePro) — specialist renovation matching platform - くらしのマーケット (Kurashi no Market) — for smaller jobs and individual tradespeople These platforms are in Japanese, but a local representative can help navigate them on your behalf. ### Step 3: Getting Accurate Quotes (見積もり) Always get a minimum of three written quotes (見積書) for any significant project. This is standard practice in Japan and expected by contractors. When reviewing quotes, check for: - Itemized breakdown — materials and labor should be listed separately - Scope clearly defined — what is included and what is not - Payment schedule — typically a deposit (手付金) upfront, progress payments, and a final payment on completion - Warranty terms (保証) — reputable contractors provide a workmanship warranty, typically 1–2 years - Waste disposal (廃材処分費) — confirm this is included; if not, it appears as a surprise charge at the end ### Step 4: Managing the Project Remotely Once work begins, establish a communication protocol before the contractor starts: - Photo updates — request photos at agreed milestones (before, during, after each major stage) - Video call — schedule at least one video walkthrough per week for major projects - Local representative — have a trusted person visit the site at key stages: foundation work complete, structural work complete, pre-closing inspection - Written approval for changes — any deviation from the original scope must be agreed in writing before proceeding A critical principle: never make the final payment until you have received and approved a full photo record of the completed work. This is your primary leverage as a remote buyer. ### Step 5: Payment Without a Japanese Bank Account This is one of the most common pain points for overseas owners. Most Japanese contractors cannot accept international wire transfers or credit cards. Practical solutions include: - Pay through your property management company — they make payments in Japan on your behalf and bill you in a consolidated invoice. This is the simplest approach for most overseas owners. - Japanese bank account — if you have a Japanese bank account (increasingly possible for non-residents at some banks), you can wire payments from abroad in yen. - Trusted local representative — a family member or trusted contact in Japan can handle payments and be reimbursed via international transfer. Japan YES handles contractor payments on behalf of clients as part of our property liaison service. This eliminates the banking problem entirely and gives contractors confidence that payment will arrive promptly. For details on how we coordinate payment and billing, see our FAQ on payment support. ### Common Pitfalls to Avoid - Paying the full amount upfront — never do this. A standard payment schedule is 30% deposit, 40% at midpoint, 30% on completion. - Skipping the final inspection — always inspect or have someone inspect before making the final payment. - Ignoring asbestos risk — buildings constructed before 1990 may contain asbestos (アスベスト). Renovation work that disturbs these materials requires licensed removal, which adds cost and time. Confirm asbestos status before demolition work begins. - Condo rule violations — for condominium units, certain types of renovation require management association approval (管理組合の承認). Check the building rules (管理規約) before starting any structural or plumbing work. - Underestimating timing — Japanese construction timelines are generally reliable, but material shortages and permit requirements can add weeks. Build buffer into any project deadline that affects rental start dates or sale closing dates. ### How Japan YES Supports Renovation Projects Japan YES Property Management coordinates renovation and repair projects as part of our Spot Services — research, contractor sourcing, on-site liaison, quality inspection, and payment processing in Japan. Whether you need a minor repair or a full renovation, we handle the end-to-end process in English so you stay informed without needing to manage contractors in Japanese. View our plans or contact us to discuss your renovation project. #### Frequently asked questions Q: How do I hire Japanese contractors from overseas? A: The most reliable path is through a local property management company with established contractor relationships. Alternatively, platforms like ホームプロ (HomePro) and Suumo リフォーム aggregate renovation contractors. Cold-contacting unknown contractors without a local referral often results in no response in Japan's relationship-driven business culture. Q: Can I pay Japanese contractors without a Japanese bank account? A: Most Japanese contractors require payment via domestic bank transfer (振込) and cannot accept international wires or credit cards. The practical solutions are: paying through a property management company that makes payments in Japan on your behalf, or using a trusted Japan-based representative to handle payments. Q: How do I manage a renovation project in Japan remotely? A: Establish a clear communication protocol before work begins: request photo updates at each milestone, schedule weekly video calls for major projects, have a local representative visit at key stages, and require written approval for any scope changes. Never make the final payment until you have approved a full photo record of completed work. Q: What is the standard payment schedule for Japanese contractors? A: The standard payment schedule for renovation work in Japan is typically: 30% deposit (手付金) upfront, 40% at project midpoint, and 30% final payment upon satisfactory completion. Never pay 100% upfront — your final payment is your leverage to ensure quality work. Q: What are common pitfalls when renovating Japanese property from overseas? A: Common pitfalls include: paying the full amount upfront (avoid — use milestone payments), skipping the final inspection, ignoring asbestos risk in pre-1990 buildings, violating condominium association rules by renovating without approval, and underestimating timelines — Japanese projects are usually reliable but material shortages and permits can add weeks. --- ## Selling Japanese Property as a Non-Resident: Capital Gains Tax Guide - URL: https://jpyespm.jp/blog/japan-capital-gains-tax-non-resident-property-sale - Published: 2026-06-01 - Category: Tax & Compliance Key takeaways: - Non-residents pay 15.315% capital gains tax on Japanese property held more than 5 years, or 30.63% if held 5 years or less. - If the sale price exceeds ¥100 million, the buyer withholds 10.21% of the full price as a prepayment. - A Japanese tax return (確定申告) is due by March 15 of the year after the sale; a tax representative (納税管理人) is required to file it. - The ¥30 million primary-residence deduction is generally not available to non-residents. - Tax treaties (US, UK, Australia, Singapore, etc.) may reduce total liability but must be actively claimed. Selling property in Japan is a significant financial event — and for non-residents, it comes with tax obligations that are easy to overlook. Unlike residents, non-resident sellers face withholding at source, strict filing deadlines, and limited access to exemptions that Japanese residents take for granted. This guide explains what to expect and how to stay compliant. ### What Is Capital Gains Tax on Real Estate in Japan? When you sell Japanese property, the profit you make — known as 譲渡所得 (joto shotoku), or capital gains — is subject to income tax. The rate depends on how long you owned the property before selling: | | Ownership Period | Classification | Tax Rate | 5 years or less (as of January 1 of the sale year) | Short-term (短期) | 30.63% | More than 5 years | Long-term (長期) | 15.315% Note: Non-residents are not subject to Japan's residents tax (住民税), so these rates are lower than those applied to Japanese residents, who pay an additional 5% or 2%. The tax is calculated on your net gain, not the gross sale price. You can deduct the original purchase price, acquisition costs (agent fees, registration taxes, legal fees), and capital improvement costs from the sale proceeds. ### Withholding Tax at Source For non-resident sellers, Japan imposes a withholding tax (源泉徴収) obligation on the buyer if the sale price exceeds ¥100 million. In those cases, the buyer must withhold 10.21% of the purchase price and pay it to the tax authorities on your behalf. If the sale price is ¥100 million or less, no withholding is required — but you are still required to file a tax return and pay any tax owed. The withheld amount is a prepayment, not a final tax. If your actual gain-based tax is lower than 10.21% of the purchase price, you can claim a refund through your final tax return. ### Filing Requirements Non-residents who sell Japanese property must file a Japanese income tax return (確定申告) for the year in which the sale occurred. The filing deadline is March 15 of the following year. As a non-resident, you are required to have a tax representative (納税管理人) in Japan to handle your filing and any correspondence with the tax authority. Without one, you cannot legally complete the process from abroad. Required documents typically include: - Purchase contract (売買契約書) from when you originally bought the property - Sale contract (売買契約書) for the current transaction - Receipts for acquisition costs and capital improvements - Certificate of registered matters (登記事項証明書) - Copy of your passport or identification ### Tax Treaties: Can They Reduce Your Liability? Japan has tax treaties with many countries — including the United States, United Kingdom, Australia, Canada, Germany, and Singapore — that may affect how your gain is taxed. Some treaties assign taxing rights on real estate gains exclusively to the country where the property is located (Japan), while others allow credits or exemptions in your home country. The key questions to ask your home country's tax advisor are: - Does Japan's capital gains tax on this sale get credited against my home country tax? - Does the treaty exempt me from Japanese tax on this type of gain? - Do I need to file in both countries? Treaty benefits must be actively claimed — they are not applied automatically. A tax professional familiar with both Japanese tax law and your home country's rules is essential for cross-border sales. ### Common Exemptions That Do Not Apply to Non-Residents Japanese residents enjoy several valuable exemptions when selling their primary residence, including a ¥30 million special deduction (3,000万円特別控除) and reduced long-term rates of 10% on the first ¥60 million of gain. These exemptions are generally not available to non-residents, as they require the property to have been your primary residence in Japan. If you lived in the property as a resident at some point, you may qualify for a partial exemption. This requires detailed analysis of your residency history and the specific rules in effect during the relevant periods. ### FEFTA Reporting Obligations In addition to income tax, selling Japanese real estate as a non-resident may trigger a reporting obligation under the Foreign Exchange and Foreign Trade Act (外為法 / FEFTA). If the buyer is a Japanese resident purchasing from you (a non-resident), the buyer has a 20-day reporting obligation — but you may be asked to provide documentation to support their filing. ### How Japan YES Can Help Japan YES Property Management can serve as your tax representative throughout the sale process — receiving all correspondence, coordinating with your accountant, and ensuring your final tax return is filed on time. We also handle the mail and document management that inevitably accompanies a property sale. Contact us to discuss your situation, or view our plans to see how we support overseas owners throughout the ownership lifecycle — including at exit. #### Frequently asked questions Q: What is the capital gains tax rate for non-residents selling Japanese property? A: Non-resident sellers pay 30.63% on gains from properties held 5 years or less (short-term), and 15.315% on gains from properties held more than 5 years (long-term), measured as of January 1 of the sale year. Non-residents are not subject to the additional 5–9% residents tax that Japanese residents pay. Q: Is there withholding tax when a non-resident sells Japanese property? A: Yes, if the sale price exceeds ¥100 million. In that case, the buyer must withhold 10.21% of the total purchase price and remit it to the tax authorities on the seller's behalf. This withheld amount is a prepayment — any overpayment is refunded through the non-resident's final tax return. Q: What is the capital gains tax filing deadline in Japan? A: Non-residents who sell Japanese property must file a Japanese income tax return (確定申告) by March 15 of the year following the sale. A tax representative (納税管理人) in Japan is legally required to handle the filing for non-residents. Q: Can tax treaties reduce Japan capital gains tax for non-residents? A: Potentially yes. Japan has tax treaties with many countries including the US, UK, Australia, Canada, and Singapore. Some treaties assign taxing rights exclusively to Japan, while others allow credits in your home country. Treaty benefits must be actively claimed — they are not applied automatically. Q: Can non-residents claim the ¥30 million capital gains exemption in Japan? A: Generally no. The ¥30 million special deduction (3,000万円特別控除) for primary residence sales is typically not available to non-residents, as it requires the property to have been your primary residence in Japan. If you lived in the property as a resident at some point, a partial exemption may apply. --- ## Japan Inheritance Tax for Foreign Nationals: What Overseas Owners Must Know - URL: https://jpyespm.jp/blog/japan-inheritance-tax-foreign-nationals-guide - Published: 2026-05-25 - Category: Tax & Compliance Key takeaways: - Japanese inheritance tax rates reach up to 55%, among the highest in the world, and Japanese-situs property is taxable regardless of where the heir lives. - The basic exclusion is ¥30 million plus ¥6 million per statutory heir — anything above that is taxed on a progressive scale. - The filing and payment deadline is 10 months from the date of death; late filing incurs penalties and interest. - Real estate is valued by roadside land price (路線価) for land and fixed asset tax value for buildings, not by market price. - Since April 2024 inheritance registration (相続登記) is mandatory within 3 years (fine up to ¥100,000); pre-2024 inheritances must be registered by March 31, 2027. Japan's inheritance tax (相続税) is one of the highest in the world, with rates reaching 55% on large estates. For foreign nationals who own Japanese real estate — or whose family members do — understanding how Japanese inheritance tax works is essential. Getting it wrong can result in a tax bill that exceeds the value of the assets inherited. ### Who Is Subject to Japanese Inheritance Tax? Whether you are subject to Japanese inheritance tax depends on two factors: the location of the assets and the domicile of the deceased and the heirs. #### Japanese Property Is Always Taxed in Japan If you inherit real estate located in Japan, that property is always subject to Japanese inheritance tax — regardless of where you live or what nationality you hold. This rule has been in place since at least 2018, when Japan closed the overseas trust loophole that had allowed some high-net-worth families to structure around it. This means: even if you are a foreign national living outside Japan and have never set foot there, inheriting a Japanese property triggers a Japanese inheritance tax filing obligation. #### Overseas Assets Whether overseas assets (bank accounts, securities, foreign real estate) are subject to Japanese inheritance tax depends on whether the deceased was domiciled in Japan. For most overseas property owners who have lived abroad for many years, this is unlikely to apply — but the rules are complex enough to warrant professional advice in any specific case. ### How the Tax Is Calculated #### Step 1: Basic Exemption (基礎控除) The first amount subtracted from the taxable estate is the basic exemption: Basic Exemption = ¥30,000,000 + (¥6,000,000 × Number of statutory heirs) For example, if the deceased left one property worth ¥50,000,000 and has two heirs (a spouse and one child), the basic exemption is ¥30,000,000 + (¥6,000,000 × 2) = ¥42,000,000. Only the remaining ¥8,000,000 is taxable. #### Step 2: Tax Rates | | Taxable Amount per Heir | Tax Rate | Deduction | Up to ¥10,000,000 | 10% | — | ¥10,000,001 – ¥30,000,000 | 15% | ¥500,000 | ¥30,000,001 – ¥50,000,000 | 20% | ¥2,000,000 | ¥50,000,001 – ¥100,000,000 | 30% | ¥7,000,000 | ¥100,000,001 – ¥200,000,000 | 40% | ¥17,000,000 | ¥200,000,001 – ¥300,000,000 | 45% | ¥27,000,000 | ¥300,000,001 – ¥600,000,000 | 50% | ¥42,000,000 | Over ¥600,000,000 | 55% | ¥72,000,000 #### Key Deductions and Exemptions - Spouse exemption (配偶者控除) — A surviving spouse pays no inheritance tax on amounts up to ¥160,000,000 or their legal share of the estate, whichever is greater. This is one of the most significant tax benefits in Japanese inheritance law. - Minor child deduction — Minor heirs receive a deduction of ¥100,000 per year until age 18. - Residential land small business exemption (小規模宅地等の特例) — The assessed value of certain residential or business land used by the deceased can be reduced by up to 80% for inheritance tax purposes. Eligibility rules are complex but the benefit can be enormous for urban property owners. ### How Is the Property Valued? Japanese inheritance tax uses a specific valuation method called 路線価 (rosenka) — the assessed value per square meter of road frontage. This value is typically 60–80% of market value, which provides some natural cushion. However, for properties in prime locations (central Tokyo, for example), even the rosenka-based value can be very high. Buildings are valued separately based on the 固定資産税評価額 (fixed asset assessed value) — typically 50–70% of replacement cost for older structures. ### Filing Deadlines: 10 Months The Japanese inheritance tax return must be filed and the tax paid within 10 months from the date of the deceased's death. This deadline applies even if the estate has not been fully divided among heirs, and even if you are still in the process of gathering documents. Missing this deadline triggers late payment surcharges. Extensions are possible but must be applied for in advance. ### Practical Steps When a Family Member Passes Away - Determine what Japanese assets exist — property, bank accounts, securities, business interests - Identify all statutory heirs — under Japanese law, the order of inheritance is: spouse, children, parents, siblings. Even distant heirs may have rights. - Appoint a tax representative — if heirs live abroad, a Japanese tax representative (納税管理人) is required to receive tax notices and act on behalf of non-resident heirs - Obtain a Japanese tax accountant (税理士) — inheritance tax returns are highly complex and almost always require professional preparation - Gather valuation documents — rosenka maps, fixed asset tax notices, registration documents - File the return and pay within 10 months ### Double Taxation: Can You Claim a Credit? Japan has inheritance tax treaties with only a handful of countries — notably the United States, United Kingdom, and France. Under these treaties, tax paid in Japan may be credited against inheritance or estate tax owed in your home country. For countries without a treaty, double taxation is a real risk: the same inherited property may be taxed in both Japan and your home country. The rules differ significantly by jurisdiction. Always seek advice from a professional familiar with both countries' tax systems. ### Planning Ahead If you own Japanese property and are concerned about inheritance tax exposure for your heirs, there are legitimate planning strategies available — including lifetime gifting (生前贈与), life insurance (which has separate inheritance tax treatment), and trust structures. These must be implemented while you are alive and must comply with Japanese law. ### How Japan YES Can Help Japan YES Property Management can connect you with qualified Japanese tax accountants (税理士) who specialize in international inheritance cases, and can serve as your tax representative throughout the estate administration process. We receive and translate all official correspondence, coordinate with your advisors, and ensure nothing falls through the cracks during what is always a difficult time. Contact us to discuss your situation, or view our plans. #### Frequently asked questions Q: Do foreign nationals pay inheritance tax in Japan when inheriting Japanese property? A: Yes. Japanese real estate is always subject to Japanese inheritance tax regardless of where the heirs live or their nationality. Even a foreign national living outside Japan who has never visited must file a Japanese inheritance tax return if they inherit Japanese real estate. Q: What is Japan's inheritance tax rate? A: Japan's inheritance tax has progressive rates from 10% to 55% on large estates. The rate depends on each heir's taxable share after the basic exemption (¥30,000,000 + ¥6,000,000 × number of statutory heirs). Japan's top inheritance tax rate of 55% is among the highest in the world. Q: What is the basic exemption for Japanese inheritance tax? A: The basic exemption (基礎控除) is: ¥30,000,000 + (¥6,000,000 × number of statutory heirs). For example, an estate left to a spouse and two children has a basic exemption of ¥30,000,000 + (¥6,000,000 × 3) = ¥48,000,000. Only the amount above this threshold is taxable. Q: What is the deadline for filing Japanese inheritance tax? A: The inheritance tax return must be filed and the tax paid within 10 months from the date of the deceased's death. This deadline applies even if the estate has not been fully divided. Missing it triggers late payment surcharges. Q: Can inheriting a Japanese property result in double taxation? A: Yes, potentially. Japan has inheritance tax treaties with only a few countries (US, UK, France). Without a treaty, the same inherited Japanese property may be taxed in both Japan and your home country. Professional advice from a tax specialist familiar with both jurisdictions is essential. --- ## Buying Property in Japan as a Foreign National: Documents, Process & What to Expect - URL: https://jpyespm.jp/blog/buying-property-japan-foreign-national-guide - Published: 2026-05-20 - Category: Investment Key takeaways: - Foreign nationals can buy property in Japan with no residency or visa requirement, and ownership rights are the same as for Japanese nationals. - You generally need identification, proof of address, and a signature certificate (署名証明) or affidavit if you have no Japanese residence registration. - Budget roughly 6–10% of the purchase price for acquisition costs: registration tax, real estate acquisition tax, stamp duty, agent commission, and judicial scrivener fees. - Financing is the main hurdle — most Japanese banks require residency or a Japanese income source, so overseas buyers often purchase in cash. - Ownership obligations start immediately: annual property tax, a tax representative (納税管理人) if you are non-resident, and a Japan-based contact for official mail. Japan is one of the few developed countries with no restrictions on foreign property ownership. Any individual or corporation, regardless of nationality or residency status, can purchase land and buildings in Japan. This openness, combined with a weak yen and a mature real estate market, has attracted significant foreign buyer interest in recent years. But buying is just the beginning — ongoing compliance obligations start from day one. ### Can Foreigners Really Buy Property in Japan? Yes — with almost no restrictions. Foreign nationals can purchase: - Residential properties (apartments, houses, land) - Commercial real estate (offices, retail, warehouses) - Agricultural land (subject to local agricultural committee approval, but rarely denied) - Forest land There is no requirement to have a Japanese visa, residency status, or bank account to purchase property. However, one exception applies: since the 2022 Economic Security Promotion Act, purchases of land near designated national security facilities require advance notification to the government. For most residential and investment purchases, this rarely applies. ### Required Documents for Foreign Buyers The documentation requirements for foreign buyers are more complex than for Japanese residents, because the standard identification documents used in Japan (マイナンバーカード, 印鑑証明書) may not be available to you. #### For Individual Buyers - Passport — primary identification - Signature certificate (サイン証明書) — issued by your home country's embassy or consulate in Japan; replaces the Japanese 印鑑証明書 (personal seal certificate) for foreign nationals - Proof of address — a utility bill, bank statement, or official document from your home country showing your current address - Tax Identification Number — your home country's equivalent (e.g., SSN in the US, UTR in the UK); required for tax reporting purposes - Source of funds documentation — banks and notaries may request proof that purchase funds are from legitimate sources (bank statements, investment account records) #### For Corporate Buyers - Company registration documents (equivalent of 登記事項証明書 from your jurisdiction) - Articles of incorporation - Board resolution authorizing the purchase - Representative's passport and signature certificate ### The Purchase Process: Step by Step #### 1. Property Search and Selection Work with a licensed real estate agent (宅地建物取引士 or 不動産業者). Major platforms like SUUMO, At Home, and REINS-affiliated agents list most properties. For foreign buyers, finding an agent with English capability and experience with overseas buyers is strongly recommended. #### 2. Due Diligence Before signing anything, your agent must provide a 重要事項説明書 (Property Disclosure Statement) — a detailed legal and factual summary of the property. This covers zoning, building restrictions, legal encumbrances, earthquake risk ratings, and any defects. For older buildings, consider commissioning a structural inspection (住宅診断). For condominiums, review the management association's financial records and repair history. #### 3. Purchase Agreement The 売買契約書 (Purchase and Sale Agreement) is signed by both parties. At this stage, you typically pay a deposit (手付金) of 5–10% of the purchase price. The contract sets the completion date and detailed terms. #### 4. Payment and Title Transfer On the closing date, the balance of the purchase price is paid — typically by wire transfer directly to the seller. At the same moment, a judicial scrivener (司法書士) registers the title transfer (所有権移転登記) at the Legal Affairs Bureau (法務局). Japan has no escrow system; payment and title transfer happen simultaneously. #### 5. FEFTA Reporting If your transaction crosses the resident / non-resident boundary, a FEFTA report under Article 55-3 may be required within 20 days of acquisition. Discuss this with your agent or legal advisor before closing. ### Taxes and Fees at Purchase | | Cost | Approximate Amount | Real estate agent commission | 3% of price + ¥60,000 + tax (statutory cap) | Registration tax (登録免許税) | 0.4%–2% of assessed value | Real estate acquisition tax (不動産取得税) | 3%–4% of assessed value (one-time) | Stamp duty (印紙税) | ¥5,000–¥60,000 depending on price | Judicial scrivener fee | ¥100,000–¥300,000 | Building inspection (optional) | ¥50,000–¥100,000 Total acquisition costs typically range from 6–10% of the purchase price. ### What Happens After You Buy The moment you become an owner, ongoing obligations begin: - Annual property tax (固定資産税) — assessed every year, regardless of occupancy or rental status. See the full guide to property taxes for non-residents. - Tax representative (納税管理人) — legally required for non-residents. Without one, tax notices go unanswered and penalties accrue. Learn more about the role. - Mail management — all government and municipal correspondence arrives by physical mail at the property address. How to manage Japanese mail from overseas. - Domestic contact address (国内連絡先) — required for condominium owners under the 2026 Building Unit Ownership Act revision. See the domestic manager guide. ### Financing: A Common Challenge for Foreign Buyers Japanese banks rarely provide mortgages to non-residents for investment properties. Most foreign buyers either purchase with cash, use financing from their home country (secured against other assets), or work with the small number of Japanese lenders who specialize in non-resident buyers (primarily in Tokyo). If you are purchasing with overseas funds, ensure you can document the wire transfer clearly — your conveyancing attorney and, if applicable, your FEFTA filing will require it. ### How Japan YES Supports New Owners Japan YES Property Management is designed specifically for foreign nationals who own — or are considering buying — property in Japan. From the moment you close, we handle your tax representation, mail digitization, and property liaison in English. Our licensed real estate specialist (宅地建物取引士) can also advise during the due diligence and purchase process. View our plans starting from ¥66,000/year (incl. tax), or contact us with any questions about buying and owning property in Japan. #### Frequently asked questions Q: Can foreigners buy property in Japan? A: Yes. Japan imposes no ownership restrictions on foreign nationals — any individual or corporation can purchase land and buildings regardless of nationality or residency status. No Japanese visa, residency, or bank account is required to complete a purchase. Q: What documents do foreign nationals need to buy property in Japan? A: Foreign individual buyers typically need: a valid passport, a signature certificate (サイン証明書) from their home country's embassy in Japan (replaces the Japanese 印鑑証明書), proof of overseas address, their home country tax identification number, and source of funds documentation for larger transactions. Q: What taxes and fees are due when buying property in Japan? A: Typical acquisition costs are 6–10% of the purchase price and include: real estate agent commission (3% + ¥60,000 + tax), registration tax (0.4–2% of assessed value), real estate acquisition tax (3–4% of assessed value, one-time), stamp duty (¥5,000–¥60,000), and judicial scrivener fees (¥100,000–¥300,000). Q: What obligations start the moment a foreign national buys Japanese property? A: Immediately after purchase: annual property tax (固定資産税) begins accruing; a tax representative (納税管理人) must be appointed if you live abroad; all government mail arrives at the Japanese property address and must be managed; and for condominiums, a domestic manager (国内管理人) may be required under the 2026 law revision. Q: Can foreign nationals get a mortgage to buy Japanese property? A: Japanese banks rarely provide mortgages to non-residents for investment properties. Most foreign buyers purchase with cash, use financing from their home country (secured against other assets), or work with the small number of Japanese lenders who serve non-residents, primarily in Tokyo. --- ## Japan's 外為法 Real Estate Filing: The 20-Day Report Most Foreign Buyers Don't Know About - URL: https://jpyespm.jp/blog/foreign-exchange-act-real-estate-filing-japan - Published: 2026-05-06 - Category: Law & Compliance Key takeaways: - Japan's Foreign Exchange and Foreign Trade Act (外為法 / FEFTA) requires a real estate acquisition report to the Minister of Finance via the Bank of Japan within 20 days. - It is triggered when a transaction crosses the resident / non-resident boundary — residency is based on habitual physical presence, not nationality. - A Japanese national living abroad over 2 years counts as a non-resident; a foreign national living in Japan over 6 months counts as a resident. - The resident party in the transaction is the one responsible for filing. - Missing the deadline is a criminal violation under Japanese law, not just an administrative oversight — retroactive filing is accepted but the obligation does not expire. If you are buying, selling, or transferring Japanese real estate in a transaction that crosses the resident / non-resident boundary, there is a Japanese law most foreign investors have never heard of — and missing it is a criminal matter, not just a paperwork mistake. It is the Foreign Exchange and Foreign Trade Act (外国為替及び外国貿易法), commonly known as 外為法 (gaitamehō), or FEFTA in English. Tucked inside its many provisions is a quiet but important reporting obligation for cross-border real estate transactions: a filing made to the Minister of Finance via the Bank of Japan (財務大臣 経由 日本銀行), due within 20 days of acquisition. ### Why FEFTA Applies to Real Estate FEFTA was originally designed to monitor cross-border capital flows for economic security and statistical purposes. Real estate transactions involving non-residents are one of the categories the government tracks. The law operates in the background of nearly every cross-border property deal in Japan, even though most parties never notice — banks and licensed real estate agents typically handle their share of compliance silently. But one filing routinely slips through the cracks: the real estate acquisition report under Article 55-3 (第55条の3). ### The Article 55-3 Acquisition Report The core rule is this: a Japanese resident (居住者) who acquires real estate or related rights in Japan from a non-resident (非居住者) — as consideration for monetary payment — must file an acquisition report. - Who files: The resident buyer (regardless of nationality) - What property: Real estate located in Japan, or rights in such real estate other than ownership (e.g., leasehold rights) - When: Within 20 days from the date of acquisition - Where: Submitted to the Minister of Finance, via the Bank of Japan The report captures the property location, type, acquisition price, and the parties to the transaction. The filing is not public — the data is used by Japanese government agencies for capital flow monitoring. ### "Resident" Doesn't Mean What You Think Here is the part that catches everyone off guard: under FEFTA, "resident" and "non-resident" have nothing to do with nationality. They are defined by physical presence in Japan. - A Japanese citizen who has lived overseas for more than two years is a non-resident for FEFTA purposes. - A foreign national who has lived in Japan for more than six months is a resident for FEFTA purposes. - The same person can flip between resident and non-resident status across their life. This means transactions that look "domestic" on paper may be cross-border under FEFTA — and vice versa. ### When Does This Affect You? #### Scenario 1: A resident buys property from a non-resident For example, a Japan-based investor buys a Tokyo condo from a seller who emigrated abroad years ago. The seller is a non-resident; the buyer is a resident. The buyer has a 20-day filing obligation. #### Scenario 2: A non-resident sells property to a resident If you are a non-resident owner of Japanese real estate — exactly the audience this site is built for — and you sell to a Japan-based buyer, the resident buyer is the one who must file. As the seller, you may be asked to provide transaction details to support their filing, and your cooperation is often a contractual condition of closing. #### Scenario 3: Cross-border related-party transfers Internal restructurings, gifts, inheritances, and corporate transfers that move property across the resident / non-resident boundary may trigger FEFTA reporting under various provisions. These cases are nuanced and almost always require professional review. ### Common Exceptions The acquisition report is not required in every case. Typical exceptions include: - Acquisition by a resident or their relatives for their own residential use - Acquisition by a resident's employees for residential use - Acquisition for non-profit business operations - Acquisition from another non-resident, where no Japanese-side resident party exists Exemptions and thresholds change over time. Before relying on any exception, verify the current rules with a tax representative, lawyer, or the Bank of Japan's FEFTA reporting desk. ### What Happens if You Don't File FEFTA reporting violations are a criminal matter under Japanese law, not merely a civil one. Failure to submit a required report — and especially false reporting — can result in fines and, in serious cases, imprisonment. The exact penalties depend on which reporting provision was violated and whether the violation was inadvertent or willful. For most owners, however, the bigger risk is not the formal penalty. It is the compliance gap that surfaces years later, when you sell, transfer, or restructure the property and a counterparty's lawyer asks for proof of historical FEFTA compliance. A missing 20-day filing from years past can delay closing, force last-minute remediation, or in some cases derail a deal entirely. ### Related Reporting: Payment Reports (第55条) The acquisition report is not the only FEFTA filing that may apply to your transaction. Article 55 separately requires payment reports for certain cross-border money flows — typically large international wire transfers tied to Japanese assets. Banks usually handle the bank-side filings automatically, but the Japan-side party of the transaction remains responsible for ensuring the full set of regulatory paperwork is complete. For a typical cross-border property deal, several FEFTA filings may be in scope simultaneously: - Acquisition report (Article 55-3) — by the resident party - Payment report (Article 55) — for large incoming or outgoing payments connected to the transaction - Counterparty notifications — depending on the structure of the deal ### Why This Filing Gets Missed So Often - Real estate agents don't file it. Their FEFTA awareness is usually limited to confirming the broad legal framework — they are not licensed or expected to handle the report itself. - Tax accountants focus on tax law, not foreign exchange law. The two regimes are governed by different agencies — the NTA versus the MOF and Bank of Japan — and many accountants are unfamiliar with FEFTA. - The 20-day deadline is short. By the time a resident buyer realizes they need to file, the clock may already have expired. - The form is in Japanese. The official report and explanatory materials are not provided in English. Foreign-language transactional documents must be summarized accurately on the form. ### How Japan YES Handles Your FEFTA Filing Japan YES Property Management offers FEFTA real estate acquisition report filing as a fixed-fee service (¥10,000). We: - Determine whether your transaction triggers a 第55条の3 filing - Prepare the report in Japanese with the correct property details - Submit it to the Bank of Japan within the 20-day deadline - Provide you with a copy of the filed report for your records For ongoing support, our tax representative service (納税管理人) handles your property tax obligations, while our mail digitization ensures you never miss a Bank of Japan or tax office notice — wherever in the world you live. FEFTA is only one of several obligations that apply once you own Japanese property as a non-resident — appointing a tax representative is another. Our FAQ on legal requirements explains what the law expects of overseas owners. View our plans or contact us to discuss your FEFTA filing requirements. #### Frequently asked questions Q: What is the FEFTA real estate acquisition report (外為法 Article 55-3)? A: Under Article 55-3 of Japan's Foreign Exchange and Foreign Trade Act (外為法, FEFTA), any Japanese resident who acquires real estate from a non-resident — or vice versa — must file an acquisition report with the Minister of Finance via the Bank of Japan within 20 days of acquisition. Q: Who must file the FEFTA real estate report in Japan? A: The resident party in the transaction is responsible for filing. For example, if a Japan-based buyer purchases from an overseas seller, the buyer must file. Residency under FEFTA is based on habitual physical presence — not nationality. A Japanese national living abroad for over two years is a non-resident; a foreign national resident in Japan for over six months is a resident. Q: What is the deadline for the FEFTA real estate acquisition report? A: The report must be submitted to the Bank of Japan within 20 days from the date of acquisition. This deadline is strict, and missing it is a criminal violation — not just an administrative infraction. Q: What happens if I miss the FEFTA 20-day filing deadline? A: Missing the FEFTA reporting deadline is a criminal matter under Japanese law. Penalties can include fines and, in serious cases, imprisonment. In practice, retroactive filings are accepted and enforcement for first-time oversights is rare, but the legal obligation does not expire. Q: Does Japan YES handle FEFTA real estate report filings? A: Yes. Japan YES Property Management handles FEFTA real estate acquisition report filing as a fixed-fee service (¥11,000 incl. tax). We determine whether your transaction triggers the obligation, prepare the report in Japanese, and submit it to the Bank of Japan on your behalf. --- ## Japan's New "Domestic Manager" Rule: What Foreign Property Owners Need to Know - URL: https://jpyespm.jp/blog/japan-domestic-manager-rule-2026 - Published: 2026-04-01 - Category: Law & Compliance Key takeaways: - Effective April 1, 2026, Japan's revised Act on Building Unit Ownership (区分所有法) lets condominium associations require overseas owners to appoint a domestic manager (国内管理人). - A domestic manager is a Japan-based individual or company that attends meetings, pays management fees, and handles building correspondence on your behalf. - No license or court approval is required — any Japan-resident person or company with a Japanese address can serve. - A domestic manager is NOT the same as a tax representative (納税管理人): one handles condo association matters, the other handles municipal tax notices. Overseas condo owners typically need both. - The 2026 revision was created because unreachable overseas owners were blocking building repairs and redevelopment decisions. On April 1, 2026, Japan's revised Act on Building Unit Ownership (区分所有法) officially took effect — the most significant overhaul in decades. Among the many changes, one new rule stands out for foreign investors: the Domestic Manager (国内管理人) system. ### Why This Law Was Created Japan's condo stock has been growing for 70 years. Today, there are roughly 7.13 million units nationwide — home to more than 10% of the population. But two problems are converging: - Aging residents — many original owners are now elderly or deceased, leaving units unattended - Aging buildings — over 1.48 million units are more than 40 years old, and that number will triple in 20 years At the same time, the weak yen has attracted a wave of foreign buyers. In Tokyo, 3% of new condo purchases are now made by overseas buyers. In major urban areas, the ratio reaches as high as 19%. Condo associations are struggling to function when a growing share of owners live abroad and cannot attend meetings, vote on resolutions, or respond to management requests. ### What Is the Domestic Manager System? The new law allows condo associations to require overseas owners to appoint a 国内管理人 (kokunai kanrinin) — a domestic manager based in Japan who acts on their behalf. The domestic manager can: - Attend and vote at owners' association meetings (管理組合総会) - Pay management fees (管理費) and repair reserve funds (修繕積立金) on time - Handle day-to-day management communications with the building management company - Represent the owner in building-related decisions ### Who Can Be a Domestic Manager? Here's the good news: there are no special qualifications required. Unlike some legal roles in Japan, the domestic manager does not need court approval or a professional license. Any individual or legal entity with a Japanese address can serve in this role — including property management companies. To see how a Japan-based contact point works in practice, take a look at our FAQ on the domestic contact address (国内連絡先). ### Why This Matters for Foreign Investors If you own a condo in Japan and live overseas, this new rule means: - Your condo association may formally request you to designate a domestic manager - Without one, you risk being excluded from important decisions about your building - Unpaid fees or ignored notices can lead to penalties or even legal action by the association - Having a reliable domestic manager protects your investment and your reputation as an owner This is separate from — but closely related to — the tax representative (納税管理人) requirement. While a tax representative handles your tax obligations, a domestic manager handles your condo association obligations. Many overseas owners will need both. ### Other Key Changes in the 2026 Revision The domestic manager system is just one part of a broader set of reforms: - Easier special resolutions — the voting base has shifted from "all owners" to "attendees only," making it far easier to pass major decisions like renovations or rebuilding - Absent owner management — courts can now appoint managers for units whose owners are untraceable, allowing associations to manage or even dispose of abandoned units - New exit strategies — beyond traditional rebuilding (only 323 cases in 70 years), new options for managed dissolution are being explored ### How Japan YES Can Help Japan YES Property Management is already set up to serve as your domestic manager. We handle: - Condo association communications and meeting attendance - Management fee and repair fund payments - Tax representative duties (納税管理人) - Mail scanning, translation, and forwarding One point of contact for all your Japan property obligations — so you can invest with confidence from anywhere in the world. View our plans or contact us to learn more. #### Frequently asked questions Q: What is Japan's domestic manager (国内管理人) rule for condominiums? A: Effective April 1, 2026, Japan's revised Act on Building Unit Ownership (区分所有法) allows condominium associations to require overseas owners to appoint a domestic manager (国内管理人) — a Japan-based individual or company who attends meetings, pays fees, and handles building communications on the overseas owner's behalf. Q: When did the domestic manager rule take effect in Japan? A: The new domestic manager (国内管理人) system under the revised 区分所有法 took effect on April 1, 2026, as part of the most significant overhaul of Japan's condominium law in decades. Q: Who can be a domestic manager (国内管理人) in Japan? A: No special qualifications are required. Any Japan-resident individual or legal entity with a Japanese address can serve as a domestic manager, including property management companies. A court approval or professional license is not required. Q: Is a domestic manager the same as a tax representative in Japan? A: No. A tax representative (納税管理人) handles property tax notices and municipal tax obligations. A domestic manager (国内管理人) handles condominium association obligations — meetings, management fees, and building liaison. Overseas condo owners typically need both. --- ## Minpaku (民泊) Investment Guide: Short-Term Rental Property in Japan for Foreign Investors - URL: https://jpyespm.jp/blog/minpaku-investment-guide-japan - Published: 2026-03-16 - Category: Investment Key takeaways: - Minpaku (民泊) short-term rentals operate under three legal pathways: the Housing Accommodation Business Act (180-day annual cap), special zones (特区民泊), and a full ryokan/hotel licence. - The 180-day cap under the standard minpaku licence is the single biggest constraint on revenue — model your returns against it, not against full-year occupancy. - Many condominium bylaws (管理規約) prohibit minpaku outright, so check the building rules before purchasing. - Location drives returns: tourist-adjacent and transport-accessible properties perform very differently from ordinary residential areas. - Foreign investors still need a tax representative (納税管理人), local operational support, and correct tax treatment of rental income. Japan's tourism industry has been booming, with visitor numbers reaching record highs in recent years. For foreign investors, minpaku (民泊) — Japan's regulated short-term rental market — presents an attractive opportunity to generate rental income from Japanese property. But the regulatory landscape is complex, and investing without understanding the rules can be costly. ### What Is Minpaku? Minpaku literally means "private lodging" and refers to the practice of renting out residential property to guests on a short-term basis — similar to Airbnb or Booking.com listings. In Japan, minpaku is governed by specific legislation that sets it apart from the relatively unregulated vacation rental markets in other countries. Before 2018, short-term rentals operated in a legal gray area. The introduction of the 民泊新法 (Minpaku Shinhō) — officially the Private Lodging Business Act (住宅宿泊事業法) — established a nationwide framework for legal short-term rentals. ### The Three Legal Pathways There are three ways to legally operate a short-term rental in Japan, each with different requirements and limitations: #### 1. Minpaku Shinhō Registration (住宅宿泊事業法) - Maximum 180 nights per year — the most significant limitation - Requires notification (届出) to the local government, not a full license - Available nationwide, but many municipalities impose additional restrictions (e.g., weekday-only bans, specific zone restrictions) - The property must be a "residence" — it must have kitchen, bathroom, and toilet facilities - A property management company (住宅宿泊管理業者) must be appointed if the host does not live on-site #### 2. Ryokan (旅館業法) License — Simple Lodging - No night limit — can operate 365 days per year - Requires a full license from the local health authority (保健所) - Must meet building code, fire safety, and hygiene standards - Typically requires commercial zoning or specific district designations - More complex and expensive to obtain, but far more profitable for high-demand areas #### 3. National Strategic Special Zone (国家戦略特区) - Available only in designated special economic zones (e.g., parts of Tokyo, Osaka, Kitakyushu) - Minimum stay of 2–3 nights (varies by zone) - Requires approval from the local government - Fewer restrictions than ryokan licensing but limited geographic availability ### Location Analysis: Where to Invest Location is the most critical factor in minpaku investment. Key considerations include: #### High-Demand Areas - Tokyo — Shinjuku, Shibuya, Taito (Asakusa), and Minato wards consistently see high tourist demand. However, Shinjuku has strict minpaku restrictions (weekday operation banned under the Shinhō). - Osaka — Namba, Shinsaibashi, and the Tennoji area. Osaka has been more permissive than Tokyo with special zone regulations. - Kyoto — Extremely high demand but very strict local regulations. Some areas ban minpaku entirely. - Fukuoka — Growing tourism hub with relatively favorable regulations. - Niseko / Hakuba — Ski resort areas with strong seasonal demand from international visitors. #### Regulatory Environment Always check the specific municipal regulations before purchasing. Some cities and wards impose: - Complete bans in residential zones - Seasonal restrictions (e.g., no operation during school terms) - Minimum distance requirements from schools or hospitals - Mandatory neighborhood notification requirements ### Revenue Potential Revenue varies dramatically based on location, property type, and operating model: | | Factor | Shinhō (180 nights) | Ryokan License (365 nights) | Avg. nightly rate (Tokyo) | ¥10,000–¥25,000 | ¥10,000–¥25,000 | Annual occupancy | Up to 180 nights | 60–85% (220–310 nights) | Gross annual revenue | ¥1,200,000–¥3,600,000 | ¥2,200,000–¥7,750,000 | Management fees | 15–25% of revenue | 15–25% of revenue These are illustrative ranges. Actual performance depends on property quality, marketing, seasonality, and market conditions. ### Key Risks for Foreign Investors #### 1. Regulatory Risk Municipal regulations can change. A property that is currently eligible for minpaku operation may face new restrictions in the future. Kyoto, for example, has progressively tightened rules over the past several years. #### 2. Management Complexity As a non-resident, you cannot manage a minpaku property directly. You must appoint a licensed management company (住宅宿泊管理業者) to handle guest check-in, cleaning, key exchange, and compliance reporting. This adds 15–25% to your operating costs. #### 3. Building Rules Many condominium management associations (管理組合) explicitly prohibit minpaku in their building rules (管理規約). Even if local law permits short-term rentals, the building rules take precedence. Always verify with the management association before purchasing. #### 4. Tax Obligations Rental income from minpaku is subject to Japanese income tax. As a non-resident, you will need a tax representative (納税管理人) and must file annual tax returns. Additionally, consumption tax (消費税) may apply if revenue exceeds ¥10 million annually. #### 5. Financing Difficulty Japanese banks rarely provide mortgages to non-residents for investment properties. Most foreign investors purchase with cash or use financing from their home country. ### The Buying Process for Foreign Investors - Property research — Identify target areas, verify minpaku eligibility, and analyze revenue potential - Due diligence — Check building rules, zoning, fire safety compliance, and neighborhood restrictions - Purchase — Work with a licensed real estate agent (宅地建物取引士). Foreign nationals can buy property in Japan with no restrictions on ownership - Permit application — Submit the appropriate notification or license application - Property setup — Furnish, photograph, and list the property on booking platforms - Ongoing management — Appoint a management company and tax representative ### How Japan YES Can Help Japan YES Property Management offers vacation rental property research (民泊物件リサーチ) for investors exploring the minpaku market. Our licensed 宅地建物取引士 (real estate transaction specialist) conducts end-to-end research on your behalf — identifying high-yield locations, verifying permit eligibility, and analyzing occupancy and revenue potential. Once you have purchased a property, we provide ongoing support as your tax representative, mail management service, and local liaison — so you can manage your investment from anywhere in the world. And if your property needs work before it can welcome guests, we coordinate local contractors and renovation projects for minpaku conversion — learn more in our FAQ. View our plans or contact us for a free consultation about minpaku investment in Japan. #### Frequently asked questions Q: What is minpaku (民泊) in Japan? A: Minpaku (民泊) means 'private lodging' — the practice of renting residential property to guests on a short-term basis. Since 2018, it is regulated by the Minpaku Shinhō (Private Lodging Business Act, 住宅宿泊事業法), which allows operation up to 180 nights per year under a notification system. Q: How many nights per year can I rent out under Japan's Minpaku Shinhō? A: The Minpaku Shinhō (住宅宿泊事業法) limits operation to a maximum of 180 nights per year. To operate 365 days per year, you need a full ryokan license (旅館業法) or operate within a national strategic special zone (国家戦略特区). Q: Can foreign nationals operate minpaku properties in Japan? A: Foreign nationals can own and rent out minpaku properties in Japan, but as a non-resident you cannot manage the property directly — you must appoint a licensed management company (住宅宿泊管理業者). You also need a tax representative (納税管理人) for annual tax obligations. Q: What is the difference between minpaku and a ryokan license in Japan? A: Minpaku (住宅宿泊事業法) allows up to 180 nights per year through a simple notification process. A ryokan license (旅館業法 — simple lodging category) has no night limit but requires a full health authority license, meeting fire safety and building standards, and is typically restricted to commercial zones. --- ## Akiya (空き家) Properties in Japan: Opportunity or Risk for Foreign Buyers? [2026 Update] - URL: https://jpyespm.jp/blog/akiya-vacant-house-japan-guide - Published: 2026-03-16 (Updated: 2026-07-02) - Category: Investment Key takeaways: - Japan has about 9 million vacant houses (13.8% of the housing stock, 2023 survey); foreigners can buy them with no ownership restrictions. - Since December 2023, 'poorly managed' vacant houses (管理不全空家) can lose the residential land tax break — fixed asset tax can rise up to 6×. - Inheritance registration is mandatory since April 2024 (fine up to ¥100,000; pre-2024 inheritances must be registered by March 31, 2027). - A full akiya renovation commonly costs ¥5–15 million — often far more than the purchase price. - Overseas owners must appoint a tax representative (納税管理人), register a Japan-based contact (国内連絡先), and manage Japanese-language mail. Japan now has an estimated 9 million vacant houses (空き家 / akiya) — 13.8% of the entire national housing stock, according to the government's 2023 Housing and Land Survey. Some are listed for as little as ¥1, essentially free. For foreign buyers this sounds like an incredible opportunity, and sometimes it genuinely is. But between 2023 and 2026, Japan quietly rewrote the rules around vacant homes — and the hidden costs and new legal duties can turn a bargain into a burden. This guide was fully updated in July 2026 to reflect the amended Vacant House Special Measures Act, mandatory inheritance registration, the new address-change registration duty, and Kyoto's vacant-home tax. ### 2023–2026: The Rules Around Vacant Houses Have Tightened If you last read about akiya a few years ago, your information is probably out of date. Here is what has changed: - December 2023 — "poorly managed" vacant houses lose their tax break earlier. The amended Vacant House Special Measures Act (空家等対策特別措置法) created a new category, 管理不全空家 ("poorly managed vacant house"). Municipalities can now revoke the residential land tax reduction at a much earlier stage of neglect — not just for near-collapsing properties. - April 2024 — inheritance registration became mandatory. Heirs must register inherited real estate within 3 years, on penalty of an administrative fine of up to ¥100,000. Inheritances that occurred before April 2024 must be registered by March 31, 2027 — a deadline now less than a year away. - April 2024 — overseas owners must register a domestic contact. When a non-resident registers Japanese real estate, the registry now requires a contact person or company located in Japan (国内連絡先). - April 2026 — address changes must be registered. Owners must update the registry within 2 years of a change of address or name, with a fine of up to ¥50,000. For overseas owners who move between countries, this one is easy to miss. - Fiscal 2026 — Japan's first vacant-home tax. Kyoto City received national approval to tax non-occupied homes (非居住住宅利活用促進税), scheduled to take effect in fiscal 2026. Other municipalities are watching closely. None of this makes akiya a bad idea. It does mean that casual, absentee ownership — buying a cheap house and forgetting about it — is now actively penalized. ### What Are Akiya, and Why Are There 9 Million of Them? Akiya (空き家) literally means "empty house." Of Japan's 9 million vacant homes, roughly 3.85 million are long-term abandoned — neither for rent, for sale, nor in use as second homes. That is the segment where the extreme bargains (and most of the problems) are found. Houses become akiya for four main reasons: - Demographic decline — Japan's population is shrinking, especially in rural areas. Young people move to cities, leaving family homes empty. - Inheritance complications — When property owners pass away, heirs often do not want or cannot afford to maintain rural properties. Some heirs live abroad and have no connection to the area. - Economic factors — Properties in depopulating areas have near-zero resale value, making them financially unattractive to maintain. - Demolition costs — Tearing down a house costs ¥1–5 million, and demolishing it removes the residential land tax reduction on the bare land, so many owners simply abandon the structure. ### The Akiya Bank System (空き家バンク) Many municipalities operate an akiya bank (空き家バンク) — a public listing service for vacant properties. These are not commercial real estate platforms; they are government initiatives designed to revitalize depopulating areas. Key characteristics of akiya banks: - Listings are typically very cheap — ¥0 to ¥5 million for houses that might cost ¥20–50 million in Tokyo - Properties range from "move-in ready" to "barely standing" - Many municipalities offer renovation subsidies of ¥500,000–¥3,000,000 for buyers who commit to living in or using the property - Some require buyers to actually reside in the area (which excludes pure investors) - Most listings are in Japanese only, and negotiations are conducted in Japanese The national aggregator 全国版空き家バンク (operated by LIFULL HOME'S and At Home) consolidates listings from hundreds of municipalities into a single searchable platform. ### How to Buy an Akiya: Step by Step - Find a property — Browse akiya bank listings or work with a local real estate agent familiar with the area. For the general purchase process, see our guide to buying property in Japan as a foreign national. - Property inspection — This is critical. Many akiya have serious structural issues that are not apparent from photos. Hire a qualified inspector (住宅診断士) and insist on roof, foundation, and termite checks. - Negotiate with the owner — Unlike commercial listings, akiya sales often involve elderly owners or multiple heirs, which can make negotiations slow and complex. Since inheritance registration became mandatory in 2024, also confirm that any past inheritance in the chain of title has actually been registered. - Legal checks — Verify land boundaries (境界確認), check for liens or encumbrances, confirm the property is properly registered - Purchase contract — Standard real estate purchase agreement through a licensed agent - Registration — Title transfer (所有権移転登記) at the Legal Affairs Bureau (法務局). Non-resident owners must also register a Japan-based contact (国内連絡先) since April 2024. Foreign nationals can buy property in Japan with no ownership restrictions. Two notification duties may still apply: purchases in zones designated under the Important Land Use Act (重要土地等調査法, in force since September 2022) near defense-related facilities can require prior notification, and if you buy as a non-resident, the acquisition generally must be reported under FEFTA (外為法) within 20 days — see our step-by-step FEFTA filing guide. ### The 6× Tax Trap: 特定空家 and 管理不全空家 Explained This is the section every prospective akiya owner should read twice. Residential land in Japan enjoys a generous tax break: for the first 200㎡, the fixed asset tax base is reduced to one-sixth (and city planning tax to one-third). This is the main reason even a decaying house is often left standing — the structure preserves the land's "residential" status and keeps the tax low. The Vacant House Special Measures Act gives municipalities the power to take that break away: - 特定空家 (designated dangerous vacant house). A property that is collapsing, unsanitary, or seriously blighting its surroundings can be designated 特定空家. The municipality then escalates: guidance (指導), recommendation (勧告), order (命令). From the moment of the recommendation, the residential land tax reduction is revoked — the land portion of your fixed asset tax can rise up to six-fold (in practice roughly 3–4× for many properties once assessments are recalculated). Ignoring the order carries a fine of up to ¥500,000, and the municipality can ultimately demolish the building by administrative execution and bill you for the demolition. - 管理不全空家 (poorly managed vacant house) — new from December 2023. Municipalities no longer need to wait until a house is nearly collapsing. A property with broken windows, a damaged roof, or overgrown grounds can be designated "poorly managed," and if the owner fails to act on the recommendation, the same tax reduction is lifted — years earlier than under the old rules. A concrete illustration: suppose the land under your akiya currently costs ¥60,000 per year in fixed asset tax thanks to the one-sixth reduction. After a 勧告, the same land could be taxed at ¥200,000–¥360,000 per year. The cheap house is suddenly not cheap. For overseas owners there is an extra catch: every step of this process — the guidance letters, the recommendation, the order — arrives as physical mail, in Japanese, at your registered address. Owners who never see the letters lose the chance to fix the problem cheaply. This is how unmanaged properties spiral, and why mail scanning and forwarding is not a luxury for akiya owners — it is the early-warning system. ### Hidden Costs That Catch Buyers Off Guard The purchase price of an akiya is often the smallest expense. Here is what many buyers do not anticipate: #### 1. Renovation Costs Most akiya require significant renovation. Common issues include: - Roof replacement — ¥1,000,000–¥3,000,000 - Termite damage repair — ¥500,000–¥2,000,000 - Plumbing modernization — ¥500,000–¥1,500,000 - Electrical rewiring — ¥300,000–¥800,000 - Insulation and weatherproofing — ¥500,000–¥1,000,000 - Kitchen and bathroom — ¥1,000,000–¥3,000,000 A full renovation of a typical akiya can easily cost ¥5–15 million — often more than the purchase price. Managing contractors from abroad adds its own challenges; see our guide to running a Japanese renovation from overseas. #### 2. Ongoing Property Taxes Even a cheap property carries annual tax obligations. Fixed asset tax and city planning tax apply regardless of property value, and you will need a tax representative if you live abroad. #### 3. Management and Maintenance A property in rural Japan still requires regular maintenance — grass cutting, pest control, weatherproofing, and periodic inspections. Leaving it unmanaged carries real risks — since 2023, neglect can trigger the 管理不全空家 designation and the loss of your tax reduction well before the house is actually falling down. #### 4. Demolition Costs If the structure is beyond repair, demolition costs ¥1–5 million depending on size, materials, and access. Asbestos removal (common in pre-1990s buildings) adds significantly to the cost. #### 5. Connection Fees Rural properties may need new connections for water, sewage, electricity, or internet. In some areas, sewage systems do not exist — you may need a septic tank (浄化槽) installation at ¥800,000–¥1,500,000. #### A realistic total: the ¥500,000 house that costs ¥9 million A typical all-in scenario looks like this: purchase price ¥500,000; agent fees, taxes, and registration ¥300,000; roof and termite repairs ¥2,500,000; plumbing, bathroom, and kitchen ¥3,000,000; insulation and interior ¥1,500,000; septic tank ¥1,000,000. Total: roughly ¥8.8 million — for a property that may appraise at ¥3–4 million when finished. The listing price is the least important number in the deal. Run the full budget before you commit, not after. ### Akiya as Investment: Realistic Expectations #### Potential Upsides - Extremely low entry price — acquire property for a fraction of urban costs - Renovation subsidies — many municipalities offer grants to offset renovation costs - Rental income potential — renovated akiya in scenic or tourist-adjacent areas can generate income as vacation rentals or long-term lets - Personal use — a countryside retreat in Japan at a fraction of the cost of buying in Tokyo or Osaka #### Potential Downsides - Renovation costs exceed property value — you may spend ¥10 million renovating a property worth ¥3 million - Limited resale market — properties in depopulating areas may be difficult to sell later - Remote management challenges — managing a rural property from overseas requires reliable local support - Subsidy conditions — many grants require residency or specific use commitments that investors may not meet - Infrastructure limitations — rural areas may have limited public transport, hospitals, and shops, reducing rental attractiveness ### Legal Obligations for Foreign Akiya Owners (2026 Checklist) Owning property in Japan — even a ¥1 akiya — comes with ongoing legal duties, several of them new: - Annual property tax payments — fixed asset tax and city planning tax apply regardless of value or use - Tax representative appointment (納税管理人) — required for non-residents. Our complete guide to tax representatives explains the legal basis, the form, and the process. - Domestic contact registration (国内連絡先) — since April 2024, overseas owners must record a Japan-based contact in the property registry when registering - Inheritance registration within 3 years — mandatory since April 2024, with a fine of up to ¥100,000. Pre-2024 inheritances must be registered by March 31, 2027. If you inherited a family home in Japan, this affects you now. - Address and name change registration within 2 years — mandatory from April 2026, with a fine of up to ¥50,000 - Property maintenance — municipalities can order repairs or demolition of neglected houses under the Vacant House Special Measures Act, and revoke your residential land tax reduction (see the 6× tax trap above) - Mail management — every notice above arrives on paper, in Japanese, at your registered Japanese address These duties apply even if the house sits empty and earns no income. If you are unsure which obligations apply to your situation, our FAQ on legal requirements answers the questions overseas owners ask most. ### Before You Buy: A 10-Point Checklist - Visit the property in person, or send someone qualified — photos hide structural sins. - Commission a building inspection (住宅診断) covering roof, foundation, and termites. - Confirm land boundaries (境界確認) — rural boundaries are often unregistered or disputed. - Verify the title is clean and that any past inheritance in the chain has been registered. - Ask the municipality whether the property has already received any vacant-house guidance or designation. - Get written renovation quotes before signing, not after. - Confirm water, sewage (or septic requirement), electricity, and internet availability. - Check whether akiya-bank subsidies require a residency commitment you cannot fulfill. - Budget the annual carrying cost honestly: taxes, insurance, maintenance, and management. - Decide who will be your 納税管理人, domestic contact, and mail handler before completion — not after the first tax notice goes unread. ### Going Deeper: Related Akiya Guides This guide covers the rules and the risks. For the parts of an akiya purchase that need their own treatment: - How to buy an akiya: the step-by-step process — from finding a property to the obligations that start on completion day. - Where to buy: how regions differ — rural villages, regional cities, Kyoto, metro fringe, and resort towns compared. - The real cost of renovating an akiya — costs by work type, and why renovation usually exceeds the purchase price. - Akiya fees for foreign buyers — the legal commission caps and how to spot inflated "consulting fees". ### How Japan YES Supports Overseas Akiya Owners Whether you have already purchased an akiya or are considering one, Japan YES Property Management provides the infrastructure you need to manage your property from abroad: - Tax representative registration — we register as your 納税管理人 and handle all tax obligations - Mail digitization — every piece of mail is scanned, translated, and uploaded to your dashboard - Property liaison — we coordinate with local contractors, municipal offices, and management companies on your behalf - Real estate consultation — our licensed 宅地建物取引士 can advise on purchase decisions, due diligence, and market conditions View our plans starting from ¥66,000/year (incl. tax), or contact us to discuss your akiya project. #### Frequently asked questions Q: What are akiya (空き家) properties in Japan? A: Akiya (空き家) are vacant residential properties in Japan. The 2023 Housing and Land Survey counted about 9 million vacant homes — 13.8% of the national housing stock — of which roughly 3.85 million are long-term abandoned. The main causes are rural population decline, inheritance complications, and demolition costs that exceed the land's value. Q: Can foreigners buy akiya properties in Japan? A: Yes. Foreign nationals can buy akiya with no ownership restrictions. Two caveats: purchases in zones designated under the Important Land Use Act (重要土地等調査法) may require prior notification, and non-resident buyers generally must file a FEFTA (外為法) acquisition report within 20 days. Some municipal akiya-bank subsidies also require the buyer to live in the property. Q: Why can property tax on a vacant house in Japan increase up to 6 times? A: Residential land normally enjoys a fixed asset tax base reduction to one-sixth for the first 200㎡. If a municipality designates a property as 特定空家 (dangerous) or — since December 2023 — 管理不全空家 (poorly managed) and the owner ignores the official recommendation (勧告), that reduction is revoked, so the land tax can rise up to six-fold. Q: What is a 管理不全空家 (poorly managed vacant house)? A: A category created by the December 2023 amendment to Japan's Vacant House Special Measures Act. It covers houses with broken windows, damaged roofs, or overgrown grounds that are heading toward dereliction. Municipalities can issue guidance and a recommendation; if the owner does not act, the residential land tax reduction is lifted — years earlier than under the old rules. Q: What are the hidden costs of buying an akiya in Japan? A: The purchase price is often the smallest expense. Hidden costs include renovation (¥5–15 million for a full renovation), agent fees and registration taxes, annual property taxes, ongoing maintenance, demolition if the structure is beyond repair (¥1–5 million), and utility connections — rural properties may need a septic tank at ¥800,000–¥1,500,000. A thorough inspection by a certified 住宅診断士 is essential. Q: Do I have to register an inherited akiya in Japan? A: Yes. Since April 1, 2024, inheritance registration is mandatory: heirs must register within 3 years of learning of the inheritance, on penalty of a fine of up to ¥100,000. Inheritances that occurred before April 2024 must be registered by March 31, 2027. Q: What legal obligations do overseas akiya owners have in 2026? A: Non-resident owners must appoint a tax representative (納税管理人), register a Japan-based contact (国内連絡先) in the property registry (required since April 2024), keep their registered address up to date (mandatory from April 2026), pay annual property taxes, and maintain the property to avoid designation under the Vacant House Special Measures Act. --- ## 5 Risks of Leaving Your Japanese Property Unmanaged - URL: https://jpyespm.jp/blog/risks-of-leaving-japanese-property-unmanaged - Published: 2026-03-14 - Category: Property Management Key takeaways: - Unpaid property tax accrues late penalties of up to 14.6% per year and can ultimately lead to property seizure (差し押さえ). - A neglected house can be designated 特定空家 or 管理不全空家, revoking the residential land tax reduction and raising fixed asset tax up to 6×. - Condominium owners who miss management association notices can face unpaid fees, forced collection, and exclusion from major repair decisions. - Japan's humidity and typhoons cause rapid deterioration — small leaks become structural damage within a few unattended years. - Tax liens and poor condition can make a property effectively unsellable, and every warning notice arrives as physical mail in Japanese. Many overseas owners of Japanese property assume that if they are not living in or renting out their property, there is nothing to worry about. This is a dangerous misconception. An unmanaged property in Japan can cost you far more than the management fees you are trying to save. ### 1. Unpaid Taxes and Penalties Property taxes in Japan are assessed annually, regardless of occupancy. If you do not have a tax representative (納税管理人) to receive and pay these bills, they go unpaid. The consequences escalate quickly: - Late payment penalties (延滞金) of up to 14.6% annually - Seizure notices (差押え) on the property - In extreme cases, forced auction (公売) The legal duties behind these penalties — and the deadlines that trigger them — are explained in plain English in our FAQ on legal requirements for overseas owners. ### 2. Akiya (空き家) Designation Since 2015, Japan's Vacant House Special Measures Act allows municipalities to designate neglected properties as 特定空き家 (specified vacant houses). If your property receives this designation: - You lose the residential land tax exemption, potentially increasing your property tax by 6 times - The municipality can order you to repair or demolish the property - If you fail to comply, they can demolish it at your expense As of 2026, over 200 municipalities have actively used this law. The risk is real and growing. ### 3. Missed Management Association Obligations If you own a condominium (マンション), you are automatically a member of the management association (管理組合). Missing meetings and ignoring notices can result in: - Approval of special assessment fees (修繕積立金の値上げ) without your input - Changes to building rules that affect your property - Legal action for unpaid management fees ### 4. Property Deterioration Japanese buildings face unique environmental challenges: - Humidity and mold — Japan's humid summers can cause rapid mold growth in unventilated spaces - Typhoon and earthquake damage — minor damage left unrepaired leads to major structural issues - Pest infestations — termites (シロアリ) are common and can destroy wooden structures - Pipe corrosion — unused plumbing can corrode and leak Regular inspections catch these issues early when repairs are affordable. ### 5. Inability to Sell or Transfer When you eventually want to sell your property, unresolved issues can block the transaction: - Outstanding tax liens prevent title transfer - Akiya designation reduces market value significantly - Unmaintained properties require expensive renovations before listing - Missing documentation (because mail was never collected) delays closing ### The Cost of Prevention vs. the Cost of Neglect Professional property management starts at ¥66,000/year (incl. tax) — roughly ¥5,500/month. Compare that to a single year of late tax penalties, or the cost of losing your residential land tax exemption. Prevention is not just cheaper — it protects the value of your investment. View our plans or contact us to start protecting your property today. #### Frequently asked questions Q: What are the risks of leaving Japanese property unmanaged? A: The main risks are: unpaid taxes with penalties of up to 14.6% annually, akiya (空き家) designation that can multiply property tax by 6x, missed condominium association obligations, physical deterioration from Japan's humidity and typhoons, and inability to sell due to tax liens or poor condition. Q: What is akiya designation in Japan and how does it affect property taxes? A: Under Japan's Vacant House Special Measures Act, municipalities can designate neglected properties as 特定空き家 (specified vacant houses). This removes the residential land tax exemption, potentially increasing property tax by up to 6 times. The municipality can also order repairs or demolition at the owner's expense. Q: Can Japanese authorities seize property for unpaid taxes? A: Yes. If property taxes go unpaid, Japanese municipalities can issue seizure notices (差押え) and ultimately sell the property at public auction (公売) to recover the owed amounts. This process escalates progressively after missed payments. Q: How much does professional property management cost in Japan compared to the cost of neglect? A: Professional management starts from ¥66,000/year (roughly ¥5,500/month). A single year of tax penalties at 14.6%, or the loss of the residential land tax exemption (which can increase taxes 6x), vastly exceeds this cost. --- ## Japan Mail Forwarding for Non-Residents: What You Need to Know - URL: https://jpyespm.jp/blog/japan-mail-forwarding-non-residents - Published: 2026-03-12 (Updated: 2026-08-12) - Category: Mail Management Key takeaways: - Japanese tax offices, utilities, and condo associations communicate only by physical mail, in Japanese. - Japan Post's forwarding service (転送届) lasts 1 year and does not forward internationally — not a long-term solution for overseas owners. - Mail digitization services receive, scan, translate, and upload your mail to an online dashboard. - Deadline-critical documents include property tax slips, insurance renewals, and condominium meeting notices. - Japan YES includes mail scanning & translation in all plans, with urgent items flagged and uploaded within 24–48 hours. In Japan, physical mail is still the primary communication channel for government agencies, tax offices, utility companies, and property management associations. If you live abroad and own property in Japan, this creates a serious problem: critical documents arrive at your Japanese address with no one to receive them. ### What Kind of Mail Will You Receive? As a non-resident property owner, you can expect to receive: - Property tax notices (固定資産税通知) — payment slips with strict deadlines - Tax representative confirmations — from the municipal tax office - Management association notices (管理組合通知) — for condominium owners, including maintenance fee changes, general meeting notices, and renovation plans - Utility bills and renewal notices — electricity, water, gas, internet - Insurance correspondence — renewal notices, premium changes, claim forms - Municipal government notices — zoning changes, disaster preparedness information ### Does Japan Post forward mail overseas? No. Japan Post's forwarding service (転送届) redirects mail to another address inside Japan only. There is no option to have your Japanese post redirected to an address abroad, which is the single most common misunderstanding among overseas owners. ### How the 転送届 forwarding service works The service is designed for people moving house within Japan: - What it does: redirects mail addressed to your old Japanese address to a new Japanese address. - How it is filed: at a post office, by post, or online — all of which assume a Japanese address and identification. - How long it lasts: one year, after which it must be renewed to continue. - What it costs: the redirection itself is free. ### Why forwarding alone doesn't solve it for overseas owners Even if you forward your mail to a friend or a Japanese address you control, four problems remain: - It never leaves Japan. Domestic redirection only. - It expires. One year, then renewal — from within Japan. - It stays on paper. Nothing is digitized, so you cannot see it from abroad. - It stays in Japanese. No translation and no indication of which envelope is urgent. Meanwhile the deadlines keep running: a property tax slip that sits unopened is still due. | | | Japan Post forwarding (転送届) | Mail digitization service | Delivers overseas | No | Yes — viewable online from anywhere | Duration | 1 year, renewable from Japan | Ongoing | Format | Physical paper | Scanned and stored digitally | Language | Japanese only | Translated or summarised in English | Urgent items | You have to work it out | Flagged for you | Payments | Not handled | Can be paid on your behalf For a full comparison of every route — including using a friend's address and generic virtual mailboxes — see how to receive Japanese mail while living overseas: 4 methods compared. ### What Is Mail Digitization? Mail digitization is a service where a provider in Japan: - Receives your mail at your registered Japanese address - Opens and scans each document in high resolution - Uploads it to a secure online dashboard you can access from anywhere - Provides a summary or translation so you understand what action is needed - Alerts you when time-sensitive documents arrive This means you never miss a tax deadline, insurance renewal, or management meeting notice — regardless of where you live. ### How Japan YES Handles Your Mail Japan YES Property Management includes mail digitization in all plans. We register as your designated contact address, receive all property-related mail, scan and categorize every document, and make it available on your dashboard within 24–48 hours. Urgent items are flagged and you receive an email notification immediately. For answers to common questions — what happens to the physical originals, how translations are done, and how urgent documents are handled — see our mail scanning FAQ. View our plans starting from ¥66,000/year (incl. tax), or contact us to learn more. #### Frequently asked questions Q: Does Japan Post forward mail overseas? A: No. Japan Post's forwarding service (転送届) redirects mail only to another address inside Japan. There is no option to have Japanese post redirected to an address abroad, which is why overseas owners need either a Japanese recipient or a mail digitization service. Q: How long does Japan Post mail forwarding last? A: One year from the date it takes effect. After that it must be renewed to continue, and the filing assumes a Japanese address and identification — which is difficult to manage once you have left the country. Q: How much does Japan Post mail forwarding cost? A: The redirection service itself is free. The cost for an overseas owner is indirect: the mail still arrives on paper, in Japanese, at a Japanese address, so someone in Japan still has to open it, work out which items are urgent, and act before the deadlines. Q: How do non-residents receive important mail from their Japanese property? A: Professional mail digitization services receive mail at your Japanese property address, scan and translate each document, upload it to a secure online dashboard, and alert you when urgent items (tax deadlines, legal notices) arrive — regardless of where you live. Q: Why is Japan Post forwarding not sufficient for overseas property owners? A: Japan Post forwarding (転送届) only lasts one year, requires renewal in Japan, only forwards domestically (not internationally), provides no digitization, and no translation. It cannot reliably serve as a long-term solution for overseas owners. Q: What types of mail does a non-resident property owner receive in Japan? A: Non-resident owners typically receive property tax notices, management association correspondence, utility bills and renewals, insurance documents, and municipal government notices. All are physical documents sent to the Japanese property address. Q: How quickly are scanned documents available online? A: Japan YES scans and uploads mail within 24–48 hours of receipt. Urgent documents (tax deadlines, legal notices) are flagged and trigger an immediate email notification. --- ## What Is a Tax Representative (納税管理人) in Japan? - URL: https://jpyespm.jp/blog/what-is-tax-representative-japan - Published: 2026-03-10 - Category: Tax & Compliance Key takeaways: - A tax representative (納税管理人) is a Japan-based person or company that receives and acts on tax notices for a non-resident property owner. - Appointing one is a legal requirement under Japan's Local Tax Act for non-residents who own Japanese property. - Appointment is made by filing a 納税管理人届出書 with the municipal tax office where the property is located. - Without one, unpaid taxes accrue penalties of up to 14.6% per year and can end in property seizure (差し押さえ). - Any Japan resident can serve — a friend, a tax accountant (税理士), or a professional service like Japan YES (from ¥66,000/year). If you own real estate in Japan but live abroad, Japanese tax law requires you to appoint a 税理管理人 (nōzei kanrinin) — a tax representative — to handle your tax obligations on your behalf. This is not optional: it is a legal requirement under the Japanese Local Tax Act. If you are new to the concept, our FAQ about tax representatives answers the most common questions — including how the role differs from a tax accountant (税理士). ### Why Do Non-Residents Need a Tax Representative? When you live outside Japan, you cannot directly receive tax notices or payment slips from municipal governments. These documents are sent by physical mail to a Japanese address. Without someone in Japan to receive and act on them, your property taxes can go unpaid — leading to penalties, interest, and in severe cases, property seizure (差し押さえ). In recent years, Japan has been tightening enforcement. Several municipalities now actively pursue non-resident owners who have not designated a tax representative, making compliance more important than ever. ### What Does a Tax Representative Do? - Receives tax notices — property tax bills, assessment notices, and municipal correspondence on your behalf. - Ensures timely payment — pays your property tax and any other local obligations before the deadline. - Communicates with authorities — handles questions or disputes with the local tax office on your behalf. - Reports back to you — provides translated summaries and records of all tax activity. ### How to Appoint a Tax Representative The process involves submitting a 納税管理人届出書 (Tax Representative Notification Form) to the relevant municipal tax office. This form designates a specific person or organization in Japan as your authorized representative. For details on what information you need to provide and how long setup takes, see the getting-started section of our FAQ. You can appoint: - A trusted individual in Japan (family member, friend) - A professional service like Japan YES Property Management - A tax accountant (税理士) — though this is typically more expensive ### What Happens If You Don't Have One? Without a tax representative: - Tax notices pile up at your Japanese address with no one to act on them - Unpaid taxes accrue late payment penalties (延滞金) of up to 14.6% annually - The municipality can initiate property seizure proceedings - You may face difficulties selling or transferring the property in the future ### How Japan YES Can Help Japan YES Property Management registers as your official 納税管理人, ensuring all tax obligations are handled promptly. We scan and translate every notice, pay your taxes on time, and keep you informed through your online dashboard — all from as little as ¥66,000 per year (incl. tax). View our plans or contact us to get started. #### Frequently asked questions Q: What is a tax representative (納税管理人) in Japan? A: A tax representative (納税管理人, nōzei kanrinin) is a Japan-based individual or company authorized to receive property tax notices on behalf of a non-resident property owner, ensure timely payment, and handle correspondence with local tax authorities. Q: Is a tax representative legally required for non-residents who own property in Japan? A: Yes. Under Japan's Local Tax Act (地方税法), non-residents who own taxable property in Japan are legally required to appoint a tax representative. This applies whether the property is rented out or vacant. Q: What does a tax representative do in Japan? A: A tax representative receives property tax bills and assessment notices, pays taxes on time, communicates with local tax offices on the owner's behalf, and reports back with translated summaries of all tax activity. Q: What happens if a non-resident doesn't appoint a tax representative in Japan? A: Without a tax representative, tax notices go undelivered. Unpaid taxes accrue late payment penalties (延滞金) of up to 14.6% annually. Municipalities can issue seizure notices and, in extreme cases, sell the property at forced auction (公売). Q: Is a tax representative the same as a tax accountant (税理士) in Japan? A: No. A tax accountant (税理士) prepares and files income tax returns. A tax representative (納税管理人) receives property tax notices and ensures payment. Japan YES acts as your tax representative; for income tax return filing, Japan YES can introduce you to a qualified 税理士. --- ## How to Manage Japanese Property from Overseas: A Complete Guide - URL: https://jpyespm.jp/blog/managing-japanese-property-from-overseas - Published: 2026-03-07 - Category: Property Management Key takeaways: - Non-resident owners must pay fixed asset tax and city planning tax annually and appoint a tax representative (納税管理人). - Japanese government agencies and utilities communicate only by physical mail, in Japanese — a mail scanning service prevents missed deadlines. - Keep minimum utility contracts and insurance active even when the property is empty. - Rental income earned by non-residents is subject to Japanese income tax and withholding rules. - Regular inspections and a local liaison stop small problems (leaks, typhoon damage) from becoming expensive ones. Owning property in Japan while living abroad comes with unique challenges. From tax compliance to receiving government mail, there are several responsibilities that cannot simply be ignored. This guide covers everything you need to know to manage your Japanese property remotely. ### 1. Tax Compliance: The Non-Negotiable As a non-resident property owner, you must: - Pay fixed asset tax (固定資産税) and city planning tax (都市計画税) annually - Appoint a tax representative (納税管理人) to receive and pay tax notices - File income tax returns if you earn rental income from the property Failure to comply can result in penalties, interest charges, and potentially property seizure. Learn more about tax representatives. ### 2. Mail Management Japanese government agencies and utility companies communicate exclusively by physical mail. As an overseas owner, you need a reliable way to: - Receive mail at your Japanese property address - Have documents scanned and translated - Respond to time-sensitive notices (tax deadlines, insurance renewals, etc.) A mail digitization service ensures nothing falls through the cracks, no matter what time zone you are in. ### 3. Utility and Service Management Even if your property is unoccupied, you may need to maintain: - Electricity and water (minimum contracts to prevent pipe freezing) - Internet service (for smart home devices or security cameras) - Insurance (fire, earthquake, liability) Setting up and managing these services remotely can be challenging, especially when providers require Japanese phone numbers and in-person verification. Many Japanese providers also only accept domestic bank transfers — our FAQ explains how bills can be paid on your behalf without a Japanese bank account. ### 4. Property Maintenance Regular maintenance prevents small issues from becoming expensive problems: - Annual or seasonal inspections - Coordinating with management companies (管理会社) for condominiums - Handling emergency repairs (water leaks, typhoon damage) ### The All-in-One Solution Japan YES Property Management combines tax representation, mail digitization, and property liaison into a single platform accessible from anywhere in the world — with bilingual coordination in English and Japanese at every step. See our plans starting from ¥66,000/year (incl. tax). #### Frequently asked questions Q: Do I need a tax representative if I own Japanese property but live abroad? A: Yes. Japan's Local Tax Act requires non-resident property owners to appoint a tax representative (納税管理人). Without one, property tax notices cannot reach you, taxes go unpaid, and penalties accumulate — eventually leading to potential property seizure. Q: How do I pay Japanese property tax from overseas? A: A tax representative in Japan receives your tax notices and can pay on your behalf using a Japanese bank account. Japan YES handles all property tax payments as part of every paid plan, billing you for the amounts paid. Q: Can I manage Japanese property remotely without visiting Japan? A: Yes. A property management service like Japan YES handles tax representation, mail scanning and translation, utility management, and property liaison entirely remotely. Everything is accessible through an English-language online dashboard. Q: What ongoing obligations do non-resident property owners have in Japan? A: Non-resident owners must: (1) appoint a tax representative, (2) pay annual fixed asset tax and city planning tax, (3) maintain the property to avoid akiya designation, and (4) have a contact address in Japan for government mail. For condominiums, a domestic manager may also be required. --- ## Non-Resident Property Tax Guide: Japan 2026 - URL: https://jpyespm.jp/blog/japan-non-resident-property-tax-guide-2026 - Published: 2026-03-01 - Category: Tax & Compliance Key takeaways: - Fixed asset tax (固定資産税) is about 1.4% of assessed value; city planning tax (都市計画税) adds up to 0.3% in urban areas. - Assessed value is typically 60–70% of market value and is recalculated every 3 years. - Non-resident rental income is subject to 20.42% withholding tax on gross rent. - Residential land gets a 1/6 tax reduction (first 200㎡) — but vacant houses designated under the Vacant House Act can lose it, raising tax up to 6×. - Bills are mailed in April–May to your Japanese address; a tax representative (納税管理人) is required to receive and pay them from overseas. If you own property in Japan, you are subject to annual property taxes regardless of where you live. This guide explains the key taxes, payment deadlines, and compliance requirements for non-resident owners in 2026. ### Types of Property Tax in Japan #### 1. Fixed Asset Tax (固定資産税) This is the primary property tax in Japan, assessed on all land and buildings. The standard rate is 1.4% of the assessed value (評価額), which is typically 60–70% of market value. The assessment is recalculated every 3 years. #### 2. City Planning Tax (都市計画税) Properties within designated urbanization promotion areas (市街化区域) are also subject to city planning tax at a maximum rate of 0.3% of assessed value. Most urban properties in Tokyo, Osaka, and other major cities are subject to this tax. #### 3. Income Tax on Rental Income If you rent out your property, rental income is subject to Japanese income tax. Non-residents are taxed at a flat rate of 20.42% on gross rental income (withholding tax). Your tenant or property manager is responsible for withholding this amount. ### Payment Schedule (2026) Property tax bills (固定資産税 and 都市計画税) are typically sent in April or May and paid annually as a lump sum. | | Tax | Rate | Notes | Fixed Asset Tax (固定資産税) | ~1.4% | Assessed on all properties | City Planning Tax (都市計画税) | Up to 0.3% | Properties in urbanization promotion areas Note: Exact dates vary by municipality. Tokyo 23 wards, for example, may have slightly different deadlines. ### Special Exemptions and Reductions - Residential land exemption — Land with a residential building receives a 1/6 reduction (up to 200m²) or 1/3 reduction (over 200m²) on fixed asset tax. - New building reduction — New residential buildings may receive a 50% reduction on the building portion for 3–5 years. - Vacant lot penalty — Since 2015, properties designated as 特定空き家 (specified vacant houses) can lose their residential land tax exemption, potentially increasing the tax by up to 6x. ### Common Mistakes by Non-Resident Owners - Not appointing a tax representative — tax notices cannot be delivered, leading to missed payments - Ignoring small-municipality taxes — even rural properties have tax obligations - Forgetting about vacant property risk — leaving a property vacant and unmaintained can trigger the vacant lot penalty - Not claiming eligible exemptions — many owners miss the residential land reduction Most of these mistakes trace back to not knowing what the law requires of non-resident owners in the first place — our FAQ on legal requirements covers the essentials. ### How to Stay Compliant from Overseas The simplest approach is to appoint a property management service that acts as your tax representative, receives all notices, pays taxes on time, and keeps you informed. Japan YES Property Management does exactly this — view our plans or get in touch. Curious how the setup works? Our getting-started FAQ walks through the required documents and timeline. #### Frequently asked questions Q: What is the property tax rate in Japan? A: Japan's primary property tax (固定資産税, fixed asset tax) is assessed at a standard rate of 1.4% of assessed value. Properties in urbanization promotion areas (市街化区域) also pay city planning tax (都市計画税) at up to 0.3%. Assessed value is typically 60–70% of market value. Q: How is Japan's fixed asset tax (固定資産税) calculated? A: Fixed asset tax is 1.4% of the assessed value (評価額), which is recalculated every three years. Residential land benefits from a 1/6 reduction (up to 200m²) or 1/3 reduction (over 200m²), making land under family homes significantly cheaper to hold. Q: When is Japanese property tax due? A: Property tax notices are typically sent in April or May. Payment can be made in installments across the year, with the schedule varying by municipality. Non-residents need a tax representative to receive the notice and pay on their behalf. Q: Can a vacant property in Japan face higher property tax? A: Yes. Since 2015, properties designated as 特定空き家 (specified vacant houses) under the Vacant House Special Measures Act lose their residential land tax exemption, potentially increasing fixed asset tax by up to 6 times. Regular maintenance and professional management prevent this designation.