# Japan YES Property Management

> 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.

Japan YES helps non-residents stay compliant with Japanese law: tax representative appointment (required for non-resident property owners under the Local Tax Act), FEFTA/MOF acquisition reports (外為法), mandatory inheritance registration, and vacant-house (akiya) owner obligations under the Vacant House Special Measures Act.

## Company facts

- Legal name: Japan YES Property Management Co., Ltd. (Japan YES Property Management株式会社)
- Founded: April 2, 2026
- Representative Director: Yuichi Suzuki (鈴木裕一), Licensed Real Estate Transaction Specialist (宅地建物取引士)
- Japan Corporate Number (法人番号): 9030001171837
- Invoice registration number (適格請求書発行事業者登録番号): T9030001171837
- Address: Hikonuma Bldg 3F, 1-10-7 Kusunokidai, Tokorozawa, Saitama 359-1116, Japan
- Phone: +81-70-8943-0269 · Email: info@jpyespm.jp
- Languages: English, Japanese
- Serves: non-resident owners of Japanese property, worldwide
- Service area: property anywhere in Japan (nationwide)
- Pricing: annual plans from ¥66,000 (tax included); free plan available

## Services

- Tax representative (納税管理人) registration and ongoing handling of municipal tax notices
- Japanese contact address (国内連絡先) for the property registry and official correspondence
- Mail receipt, scanning, translation and deadline alerts (typically within 3 business days)
- Payment of property tax and utility bills on the owner's behalf
- MOF/FEFTA real estate acquisition report filing (外為法 第55条の3)
- Utility setup, local coordination, and vacant house (akiya) management support
- Real estate consultation by a licensed agent (宅地建物取引士)

## Main pages

- [Home](https://jpyespm.jp/): Service overview for overseas owners of Japanese property
- [Pricing](https://jpyespm.jp/pricing): Annual plans — Essential ¥66,000/year, Standard Care ¥110,000/year, Premium Concierge ¥154,000/year (all tax included). Free plan available.
- [Services (no membership required)](https://jpyespm.jp/services): One-time à-la-carte services for non-members and buyers — utility setup (electricity/water/gas), property inspection coordination, renovation & repair coordination, junk/leftover-item removal (残置物処理), document translation, and proxy viewing. Pay per service via a free quote; no annual plan needed.
- [FAQ](https://jpyespm.jp/faq): Common questions about tax representatives, mail scanning, fund handling, and non-resident obligations
- [Contact](https://jpyespm.jp/contact): Free consultation in English
- [Glossary](https://jpyespm.jp/glossary): Plain-English definitions of Japanese property, registration, and tax terms for non-resident owners (納税管理人 tax representative, 国内連絡先 domestic contact, 国内管理人 domestic manager, 実印 registered seal, 署名証明 signature affidavit, 司法書士 judicial scrivener, 宅地建物取引士 licensed specialist, 固定資産税 fixed asset tax, 相続登記 inheritance registration, 空き家 akiya, 管理不全空家 poorly managed vacant house, 仲介手数料 brokerage commission, 外為法 FEFTA, and more)
- [Company](https://jpyespm.jp/company): Company overview, licenses, and office location
- [繁體中文](https://jpyespm.jp/tw): Service overview in Traditional Chinese for owners in Taiwan and Hong Kong

## Guides

- [Tax Representative (納税管理人) in Japan for Non-Residents](https://jpyespm.jp/guides/tax-representative-japan-non-residents): Who needs one, the legal basis, how to appoint one remotely, and what it costs
- [MOF Real Estate Acquisition Report Filing in Japan](https://jpyespm.jp/guides/mof-real-estate-report-japan): The 20-day FEFTA (外為法) filing deadline most foreign buyers don't know about, and how to file

## Blog articles

- [Before You Buy a Japanese Condo: How Will You Actually Pay the Monthly Fees?](https://jpyespm.jp/blog/pay-japan-condo-fees-from-overseas): Japanese condo associations collect management fees and repair reserves by automatic debit from a Japanese bank account. Foreign cards are not accepted and non-residents usually cannot open an account. Here is how overseas buyers solve it.
  - 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.
- [Will or No Will: How It Changes a Japanese Inheritance for Overseas Families](https://jpyespm.jp/blog/japan-inheritance-will-vs-no-will-foreign-heirs): Without a will, every heir in every country has to sign before anything moves. With one, a single named executor can act. What a Japanese will does, which type avoids a court step, and the question foreign families always miss: whose national law applies at all.
  - 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.
- [Unfreezing a Japanese Bank Account After a Death: What Overseas Heirs Actually Have to Do](https://jpyespm.jp/blog/japan-bank-account-inheritance-overseas-heir): The moment a Japanese bank learns an account holder has died, the account stops. Direct debits fail, the property's utilities lapse, and no heir can touch the money until every heir has signed. Here is the process, the emergency withdrawal route, and what changes when you live abroad.
  - 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.
- [The ¥30 Million Deduction Most Overseas Heirs Miss When Selling an Inherited Japanese Home](https://jpyespm.jp/blog/japan-inherited-home-30-million-deduction-akiya): Japan lets you deduct up to ¥30 million from the capital gain when you sell a home you inherited — but the conditions are narrow, the clock is short, and renting it out for a few months destroys it. What actually qualifies, and what disqualifies you without warning.
  - 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.
- [Inheriting Property in Japan as a Foreign Heir: The Document Problem Nobody Warns You About](https://jpyespm.jp/blog/japan-inheritance-registration-foreign-heir-documents): You have no koseki, no juminhyo, and no registered seal — yet every Japanese inheritance checklist assumes all three. What actually replaces them, how the 2024 registration deadline works, and the stopgap filing that stops the fine while your family decides.
  - 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.
- [Where to Buy an Akiya in Japan: How Regions Differ for Foreign Buyers](https://jpyespm.jp/blog/where-to-buy-akiya-japan-by-region): The same ¥3 million budget buys a completely different problem depending on where you buy. How akiya differ across remote rural areas, regional cities, Kyoto, the big-city fringe, and resort towns — in price, contractor availability, rules, and whether you can ever sell it again.
  - 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.
- [How to Buy an Akiya in Japan: The Step-by-Step Process for Foreign Buyers](https://jpyespm.jp/blog/akiya-buying-process-japan-step-by-step): Foreigners can buy Japanese vacant houses with no ownership restrictions — but the process runs on Japanese paperwork, a licensed agent's briefing, and a judicial scrivener. The full sequence from finding a property to the obligations that start the day you own it.
  - 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.
- [Local Agent Representation in Japan: What a "Registered Agent" Actually Means for Non-Residents](https://jpyespm.jp/blog/local-agent-representation-japan-non-residents): Japan has no single "registered agent" like the US. Instead the job is split into distinct roles — tax representative (納税管理人), domestic contact (国内連絡先), domestic manager (国内管理人). Which ones you need, what each covers, what they cost, and whether to find one yourself or use a service.
  - 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.
- [No Reply from Japan? Why Japanese Companies Ignore Foreign Property Owners — and How to Get a Yes](https://jpyespm.jp/blog/japanese-real-estate-ignoring-foreign-buyers): Foreign and non-resident owners are often ignored or turned away by Japanese real estate agents, contractors, and offices. Here is why it happens (usually not discrimination), why silence often means no in Japan, and how a Japan-based representative turns a non-answer into a yes.
  - 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.
- [The Real Cost of Renovating an Akiya in Japan: Why the ¥1 House Isn't Cheap](https://jpyespm.jp/blog/akiya-renovation-cost-japan): Akiya are cheap to buy but expensive to fix — renovation routinely costs more than the purchase price. A 2026 breakdown of akiya renovation costs by work type, realistic full-renovation totals, and the true total cost of owning one from overseas.
  - 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.
- [Akiya Fees for Foreign Buyers: What's Normal, What's a Red Flag](https://jpyespm.jp/blog/buying-akiya-japan-fees-red-flags): Cheap akiya, expensive fees. Japan legally caps agent commission — for properties ¥8 million or under, the maximum is ¥330,000 including tax. Here's what you should really pay when buying an akiya, and how to spot inflated 'consulting fees'.
  - 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.
- [Selling a Property in Japan from Overseas: 4 Ways to Handle the Sale Remotely](https://jpyespm.jp/blog/selling-japanese-property-from-overseas-remote-options): You can sell Japanese property without living in Japan — but you have to decide how the paperwork gets signed. Compare the four realistic ways to handle a remote sale: flying in, power of attorney, an agent with mail-based signing, or a full-service specialist.
  - 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.
- [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?](https://jpyespm.jp/blog/tax-representative-vs-domestic-manager-vs-contact-japan): Three similar-sounding Japanese roles that overseas property owners constantly confuse — tax representative (納税管理人), domestic manager (国内管理人), and domestic contact (国内連絡先). Here's exactly what each one does, when it's legally required, and which you actually need.
  - 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.
- [How to Receive Japanese Mail While Living Overseas: 4 Methods Compared](https://jpyespm.jp/blog/receive-japanese-mail-overseas-4-methods): Japanese tax offices, banks, and utilities still communicate by physical mail — in Japanese. Compare the four ways to handle it from abroad: Japan Post forwarding, a friend's address, a virtual mailbox, or a property-specialist mail service.
  - 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.
- [Inherited a House in Japan While Living Abroad? Your 4 Options, Compared](https://jpyespm.jp/blog/inherited-house-japan-overseas-heir-options): Overseas heirs of Japanese property face new mandatory registration rules and a 6× tax risk for neglected houses. Compare your four realistic options — sell, rent, keep, or give it up — with costs, deadlines, and the one thing you cannot do: nothing.
  - 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.
- [Tax Representative in Japan (納税管理人): Who Needs One, the Form, and 5 Ways to Appoint One](https://jpyespm.jp/blog/how-to-appoint-tax-representative-japan-5-options): If you own property in Japan but live abroad, you are required to appoint a tax representative (納税管理人) — and your tax bills stop reaching you if you don't. Who needs one, what happens if you skip it, what the notification form asks for, and the 5 realistic ways to appoint one compared.
  - 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).
- [How to Hire and Manage Japanese Contractors from Overseas](https://jpyespm.jp/blog/managing-renovation-japanese-contractors-overseas): Need to renovate or repair your Japanese property while living abroad? Learn how to find reliable contractors, get accurate quotes, manage projects remotely, and handle payment without a Japanese bank account.
  - 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.
- [Selling Japanese Property as a Non-Resident: Capital Gains Tax Guide](https://jpyespm.jp/blog/japan-capital-gains-tax-non-resident-property-sale): A practical guide to capital gains tax (譲渡所得税) in Japan for non-resident sellers. Learn the applicable rates, withholding rules, filing requirements, and how tax treaties may reduce your liability.
  - 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.
- [Japan Inheritance Tax for Foreign Nationals: What Overseas Owners Must Know](https://jpyespm.jp/blog/japan-inheritance-tax-foreign-nationals-guide): Inheriting or leaving Japanese property involves some of the highest inheritance tax rates in the world. This guide explains who is liable, how the tax is calculated, key exemptions, and what steps to take when a family member passes away.
  - 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.
- [Buying Property in Japan as a Foreign National: Documents, Process & What to Expect](https://jpyespm.jp/blog/buying-property-japan-foreign-national-guide): A complete guide for foreign nationals buying real estate in Japan. Covers ownership rights, required documents, the purchase process, taxes, and the ongoing obligations that begin the moment you become an owner.
  - 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's 外為法 Real Estate Filing: The 20-Day Report Most Foreign Buyers Don't Know About](https://jpyespm.jp/blog/foreign-exchange-act-real-estate-filing-japan): If a Japanese real estate transaction crosses the resident / non-resident boundary, FEFTA (外為法) requires a report to the Minister of Finance within 20 days. Here's what triggers it, who must file, and why missing the deadline can haunt your property years later.
  - 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.
- [Japan's New "Domestic Manager" Rule: What Foreign Property Owners Need to Know](https://jpyespm.jp/blog/japan-domestic-manager-rule-2026): Starting April 2026, Japan's revised condominium law introduces a domestic manager (国内管理人) system for overseas owners. Here's what it means for you.
  - 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.
- [Minpaku (民泊) Investment Guide: Short-Term Rental Property in Japan for Foreign Investors](https://jpyespm.jp/blog/minpaku-investment-guide-japan): A comprehensive guide to investing in minpaku (short-term rental) property in Japan. Covers legal requirements, permit types, location analysis, revenue potential, and risks for foreign investors.
  - 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.
- [Akiya (空き家) Properties in Japan: Opportunity or Risk for Foreign Buyers? [2026 Update]](https://jpyespm.jp/blog/akiya-vacant-house-japan-guide): Japan now has 9 million vacant houses — and a wave of new rules for their owners. The 2026 guide to buying an akiya: the 6× property tax trap, mandatory inheritance registration, Kyoto's new vacant-home tax, realistic renovation costs, and how to manage one from overseas.
  - 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.
- [5 Risks of Leaving Your Japanese Property Unmanaged](https://jpyespm.jp/blog/risks-of-leaving-japanese-property-unmanaged): Leaving a Japanese property unattended can lead to tax penalties, legal issues, and significant financial loss. Here are the 5 biggest risks every overseas owner should know.
  - 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.
- [Japan Mail Forwarding for Non-Residents: What You Need to Know](https://jpyespm.jp/blog/japan-mail-forwarding-non-residents): Japan Post's forwarding service (転送届) does not forward mail overseas and expires after a year — so what do you do with property tax notices and utility bills? How Japanese mail forwarding actually works for non-residents, and the digitization alternative.
  - 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.
- [What Is a Tax Representative (納税管理人) in Japan?](https://jpyespm.jp/blog/what-is-tax-representative-japan): If you own property in Japan but live overseas, you are legally required to appoint a tax representative. Learn what a 納税管理人 does, why it matters, and how to set one up.
  - 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).
- [How to Manage Japanese Property from Overseas: A Complete Guide](https://jpyespm.jp/blog/managing-japanese-property-from-overseas): A practical guide for non-resident owners on managing property taxes, mail, maintenance, and compliance from abroad.
  - 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.
- [Non-Resident Property Tax Guide: Japan 2026](https://jpyespm.jp/blog/japan-non-resident-property-tax-guide-2026): A comprehensive guide to property taxes in Japan for non-resident owners. Fixed asset tax, city planning tax, deadlines, and how to stay compliant from overseas.
  - 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.

## Contact

- Email: info@jpyespm.jp
- Phone: +81-70-8943-0269
- Address: Hikonuma Bldg 3F, 1-10-7 Kusunokidai, Tokorozawa, Saitama 359-1116, Japan

## Optional

- [Full article text for LLMs](https://jpyespm.jp/llms-full.txt): Complete text of all blog articles and FAQs in a single file