Legal Requirements in Tokyo
Operating a short-term rental in Tokyo without the correct license is illegal and can result in significant fines, forced closure, and reputational damage. Japan's regulatory framework for short-term rentals is governed by two primary laws, and understanding which applies to your situation is the essential first step before listing on any platform.
The Housing Accommodation Business Act (住宅宿泊事業法), commonly known as the Minpaku Law, came into effect in June 2018. It created a formal registration pathway for homeowners wishing to rent their properties to guests. Under this law, operators must notify their prefectural government and comply with a strict 180-day annual operating limit. Tokyo's individual wards may impose additional restrictions — some limiting operations to weekends only, or prohibiting short-term rentals in residential zones entirely.
The Hotel Business Act (旅館業法) governs the Ryokan license pathway, which permits year-round operation without day restrictions. This is the preferred route for anyone serious about Airbnb management Tokyo as a primary business. The Simple Lodging (簡易宿所) category under this act is the most accessible for small property operators and is the license type our team holds in Ota City.
Beyond the national framework, Tokyo's 23 wards each have their own supplementary regulations. Ota City (大田区) is notably one of the most permissive areas in Tokyo for short-term rentals, having been designated a National Strategic Special Zone — which is why it has become a hub for legitimate Airbnb Tokyo license operations. Other wards such as Shinjuku and Shibuya impose far stricter limitations.
Key legal obligations for all licensed operators include: displaying your license number on all listings, maintaining a guest register, providing 24/7 emergency contact capability, conducting identity verification for all guests, and submitting periodic reports to local authorities. Non-compliance with any of these requirements — even after obtaining a license — can result in suspension or revocation.
Minpaku Law
Max 180 days/year. Notification-based. Ward restrictions apply.
Ryokan License
Year-round operation. Full licensing required. Higher revenue potential.
Ota City Advantage
National Strategic Special Zone. Most permissive ward in Tokyo.
Minpaku vs Ryokan License
Choosing the right licensing path is one of the most consequential decisions in your minpaku registration Tokyo journey. The two paths differ significantly in operational freedom, revenue potential, application complexity, and ongoing compliance burden. Here is a detailed comparison based on our direct experience with both systems.
| Feature | Minpaku (住宅宿泊) | Ryokan / Simple Lodging |
|---|---|---|
| Operating Days | Max 180 days/year | 365 days/year ✓ |
| Application Type | Notification (届出) | Full License (許可) |
| Processing Time | 2–4 weeks | 2–4 months |
| Application Fee | ~¥0–5,000 | ~¥22,000–55,000 |
| Fire Safety Requirements | Basic | Comprehensive |
| Minimum Room Size | 3.3 m² per guest | 3.3 m² per guest |
| Revenue Potential | Limited (180-day cap) | Full potential ✓ |
| Suitable For | Side income / casual use | Professional business ✓ |
| Ward Restrictions | Varies — often strict | Less restricted |
| Management Viability | Difficult to outsource | Fully manageable ✓ |
Our Recommendation: If you are serious about building a profitable short-term rental business in Tokyo, pursue the Ryokan (Simple Lodging) license. The 180-day cap under Minpaku makes it nearly impossible to generate meaningful income or justify professional Airbnb management Tokyo services. Our team operates under a Ryokan license in Ota City — and the difference in revenue potential is substantial.
Licensing Process Overview
The ryokan license application Tokyo process involves multiple government agencies and requires careful coordination. Below is the step-by-step process our team has navigated firsthand in Ota City. While specific requirements vary slightly by ward, this framework applies broadly across Tokyo.
Property Feasibility Assessment
Verify zoning classification, building use category, and condominium bylaws. Confirm the property is legally eligible for short-term rental use. This step prevents wasted investment on ineligible properties.
Pre-Application Consultation with Ward Office
Schedule an informal meeting with your local ward's health department (保健所). Officials will review your property details and provide specific guidance. This single step prevents the majority of application rejections.
Fire Safety Compliance & Inspection
Hire a certified fire safety inspector to assess your property. Install required equipment: smoke detectors, fire extinguishers, emergency lighting, and evacuation signage. Obtain the official fire safety certificate.
Document Preparation
Compile all required documents: building registry (登記簿謄本), floor plans, fire safety certificate, operator identification, management agreements, and emergency response procedures — all in Japanese.
Formal Application Submission
Submit the complete application package to the ward health department. Pay the application fee (¥22,000–55,000 depending on ward). Receive your application reference number and inspection scheduling.
On-Site Inspection
Health department and fire safety officials conduct an on-site inspection. They verify facility compliance, safety equipment, and operational readiness. Address any deficiencies immediately to avoid re-inspection delays.
License Issuance & Platform Registration
Receive your official Ryokan license. Register your license number on Airbnb, Booking.com, and other platforms. Display the license certificate prominently at the property. Begin operations.
Cost Estimate
One of the most common questions we receive from prospective operators is: "How much does it cost to get an Airbnb Tokyo license?" The honest answer is that costs vary significantly based on property condition, ward, and whether you pursue the Minpaku or Ryokan path. Below are realistic estimates based on our direct experience with Ota City short-term rental support.
Minpaku Registration Costs
Notification-based · 180-day limit
Ryokan License Costs
Full license · Year-round operation
Important: These figures cover licensing costs only and do not include property acquisition, furnishing, photography, or ongoing operational costs. Budget an additional ¥500,000–¥1,500,000 for a fully guest-ready property. Professional support typically pays for itself within 2–3 months through faster approval and higher occupancy rates.
Realistic Timeline
Understanding the realistic timeline for minpaku registration Tokyo is critical for financial planning. Many first-time applicants significantly underestimate the time required, leading to cash flow problems and missed peak seasons. Here is an honest breakdown based on our experience providing Tokyo Airbnb support in Ota City.
Feasibility & Consultation
Property assessment, licensing path decision, ward office pre-consultation. Identifies blockers before any investment.
Document Preparation
Gathering building registry, commissioning floor plans, obtaining fire safety inspection, drafting operational procedures.
Facility Compliance
Installing safety equipment, making property modifications, final pre-inspection walkthrough.
Application Submission
Formal submission to ward health department, fee payment, inspection scheduling.
Inspection & Review
On-site inspection by health and fire officials, document verification, deficiency resolution.
License Issued — Launch
License received, platform listings activated, first bookings accepted. Revenue generation begins.
With Professional Support
3–4 months from initial consultation to first booking. Experienced guidance prevents document resubmissions and inspection failures.
Without Professional Support
6–12 months is common for first-time applicants navigating the process alone. Document rejections and re-inspections are the primary causes of delay.
When to Hire Support
Not every property owner needs professional support — but most benefit significantly from it. The question is not whether support adds value (it almost always does), but whether the specific challenges you face justify the investment. Here is an honest assessment of when professional Tokyo minpaku support is essential versus optional.
You Definitely Need Support If…
- You are not fluent in Japanese — all official documents must be in Japanese
- You are applying for a Ryokan license for the first time
- Your property is in a condominium with complex ownership structures
- You want to launch within 3–4 months rather than 6–12
- You plan to outsource day-to-day Airbnb management
- You are unsure which license type is right for your property
- You have already had an application rejected or delayed
You May Manage Alone If…
- You are fluent in Japanese and familiar with bureaucratic processes
- You are pursuing Minpaku (notification only) for a single property
- You have prior experience with Japanese government applications
- Your property is a standalone house with no condominium complications
- You have ample time (6+ months) and can absorb potential delays
- You plan to manage the property entirely yourself
What makes our Tokyo Airbnb support different from typical legal consultants or administrative services is that we are active operators ourselves. We hold a Ryokan license in Ota City, run live Airbnb listings, and have direct relationships with local ward officials. This means our guidance is grounded in real operational experience — not just theoretical knowledge of the law.
We offer end-to-end support: from initial feasibility assessment and ryokan license application Tokyo through to ongoing Airbnb management Tokyo — including pricing strategy, cleaning coordination, guest communication, and accounting support. You can engage us for the licensing phase only, or for full ongoing management. See our pricing and service plans for details.
Ready to Start Your Tokyo Airbnb Business?
Get practical, experience-based guidance from an active Tokyo host who has navigated the full licensing process in Ota City. Free 30-minute consultation — no obligation.
Airbnb Tokyo License · Minpaku Registration Tokyo · Ryokan License Tokyo · Ota City Short-Term Rental Support