Japan Landlord-Tenant Laws: Complete Guide for Property Owners

Rental agreements in Japan are primarily governed by the Act on Land and Building Leases (Shakuchi Shakka Ho) and the Civil Code (Minpo). Japanese tenancy law is historically structured to heavily protect the rights of the tenant (lessee), making it essential for landlords and property managers to strictly understand and comply with these legal frameworks to operate successfully.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws in Japan are complex and highly protective of tenants. Always consult a licensed attorney in Japan for advice specific to your situation. Information last verified: March 2026.

Key Japan Rental Laws at a Glance

Security Deposits and Restoration

In Japan, tenants typically pay a Security Deposit (Shikikin) equivalent to 1 to 2 months' rent upon signing the lease. The 2020 revision of the Civil Code explicitly defined security deposit rules and the obligation to return them. Upon the tenant vacating the premises, landlords must promptly return the deposit minus unpaid rent and costs required to repair any damage caused intentionally or through negligence by the tenant.

Critically, landlords cannot deduct costs for "ordinary wear and tear" (normal use depreciation) from the deposit. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) provides strict guidelines heavily favoring the tenant regarding wear and tear.

For more detail, see our Security Deposits guide.

Types of Leases and Eviction Protection

Japan has two main types of residential lease agreements with vastly different eviction rules:

Standard Tenancy Agreement (Futsu Shakka Keiyaku)

This is the most common lease (usually a 2-year term). Even when the term expires, if the tenant wishes to renew, the landlord cannot refuse the renewal without "Justifiable Grounds" (Seito Jiyu). Examples include the landlord urgently needing to live in the property themselves or the building being condemned. In practice, justifiable grounds are rarely met alone, and landlords must typically pay substantial "Eviction Compensation" (Tachinoki-ryo) to the tenant to force them to leave.

Fixed-Term Tenancy Agreement (Teiki Shakka Keiyaku)

Introduced in 2000, this lease absolutely terminates at the end of the specified term with no right of renewal. However, it requires a strict written contract (often notarized) and a separate, advance written explanation given to the tenant explicitly stating there will be no renewal. If proper notice procedures (1 year to 6 months prior to expiration) are not followed, eviction can still be delayed.

For more detail, see our Eviction Process guide.

Rent Increases (Rent Adjustment Right)

Japanese law does not allow a landlord to unilaterally increase the rent with a simple notice. Under Article 32 of the Act on Land and Building Leases, either party may request an increase or decrease in rent only if the current rent has become "unreasonable" due to changes in property taxes, land values, or neighboring market rates.

If the tenant disagrees with a rent increase, the landlord cannot simply evict them. The dispute must first go to mediation (Chotei) at a Summary Court, and if unresolved, proceed to formal litigation where a judge will determine the fair market rent.

For more detail, see our Rent Increases guide.

Required Disclosures (Article 35 Document)

When leasing through a real estate agency, the Real Estate Brokerage Act mandates a rigorous prior explanation of important matters (Juyo Jikou Setsumei). Before signing the lease, a licensed Real Estate Notary (Takken-shi) must provide a written document (Article 35 Document) and verbally explain it to the prospective tenant. This includes information on building registration, utility supply status, asbestos survey records, earthquake resistance diagnostics, and whether the property is in a designated flood hazard zone.

For more detail, see our Required Disclosures guide.

Getting Started with Compliance

Managing compliance in Japan’s highly tenant-protective regulatory landscape requires rigorous documentation and adherence to procedural timelines. Landager helps property owners track compliance status, manage distinct lease types (Standard vs. Fixed-Term), and stay updated when MLIT guidelines or civil laws change.

Explore more Japan compliance topics:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees