Posted on: 21 November 2025

Minpaku Law Explained: Japan Short-Term Rental Rules

Short-term rentals in Japan, often referred to as minpaku, operate under a specific legal framework that has evolved significantly over recent years. Whether you are a private homeowner, a real estate investor, or a foreigner buying property in Japan, understanding these rules is essential to navigate the market sustainably and lawfully.

What Is The Minpaku Law?

The Minpaku Law, officially known as the Private Lodging Business Act, came into force in 2018. Its purpose is to regulate short-term rentals in residential properties, allowing non-hotel premises to host guests for limited periods while ensuring safety, hygiene, and responsible operation. Prior to this law, short-term rentals in many areas were largely unregulated and often operated in a legal grey zone, making compliance a smart investment for property owners.

Key National Rules Under Minpaku Law

There are several mandatory national requirements for operating a minpaku:

1. Registration And Notification
   All operators must register with the local government and obtain a notification number, which must be displayed on listing platforms.
2. Annual Limit On Operating Days
   Minpaku properties can only be rented out for a maximum of 180 days per year.
3. Basic Facilities Requirement
   Properties must include essential amenities such as a kitchen, toilet, bathroom, and adequate floor space per guest.
4. Safety And Hygiene Standards
   Hosts must install appropriate fire safety equipment, provide emergency evacuation information, and maintain guest logs.
5. Guest Information Reporting
   Guest books must include names, stay dates, nationality, and passport details for foreign visitors. Reports must be submitted to local authorities every two months.
6. Penalties For Non-Compliance
   Operating without registration or violating the 180 day rule can lead to fines or criminal penalties in serious cases.

Local Variations And Zoning Rules

While the Minpaku Law sets national standards, municipalities have the authority to impose stricter regulations. This means rules differ significantly between cities, wards, and districts.

For example, some residential zones allow minpaku only on weekends, while others limit it to certain months of the year. In some areas, especially highly residential districts, minpaku may be heavily restricted or effectively prohibited.

Understanding local ordinances is often more important than understanding the national law itself, as local zoning determines whether a property is eligible for minpaku operation at all.

Types Of Minpaku Business

There are three principal pathways to operate a short-term rental in Japan:

1. Private Lodging Business Act (Standard Minpaku)
   The most common pathway, but limited to 180 operating days per year.
2. Hotel Business Act (Simple Lodging)
   Suitable for properties that want year-round operation, though the licence requirements are stricter and more expensive.
3. Special Zone Minpaku
   Certain National Strategic Special Zones allow more flexible short-term rental operations, including the removal of the 180 day limit. Local rules still apply, such as minimum stay requirements.

The Impact For Foreign Investors

For many investors, the minpaku framework offers both opportunities and challenges.

• Foreign individuals and companies are allowed to purchase property in Japan with no nationality restrictions.
• Non-resident owners may need to appoint a licensed local management company.
• Zoning restrictions can limit which properties qualify for short-term rental use.
• Some cities may limit or pause new minpaku permits if demand is too high.

Understanding these factors is vital before committing to a property intended for minpaku.

Benefits And Risks For Hosts

Benefits:

• Potential for attractive rental income
• Flexibility to rent part-time or seasonally
• Increased options for investors in tourist-friendly areas

Risks:

• Administrative burden, including registration and reporting
• Local restrictions that may reduce profitability
• The 180 day limit under standard minpaku
• Penalties for non-compliance

How To Comply Successfully

Here are essential steps for operating a minpaku smoothly:

1. Check local city or ward regulations before purchasing or listing a property.
2. Complete all registration procedures and obtain a valid notification number.
3. Install fire safety equipment and prepare emergency instructions.
4. Maintain detailed guest records as required by law.
5. Hire a professional management company if you live overseas or cannot manage the property regularly.
6. Stay updated on local ordinance changes, as municipalities may adjust their rules.

Conclusion

The Minpaku Law provides a structured and responsible way to operate short-term rentals in Japan. For investors and homeowners alike, understanding both the national framework and the specific local rules is essential to ensuring compliance and long-term success.

If you are considering investing or want guidance on navigating Japan’s property market, JP Homes offers expert support to help you make informed decisions. Visit JP Homes to explore insights, property listings, and professional advice tailored to your needs.