Question 1

Can foreigners/overseas property owners operate their own Airbnb in Japan?

Accepted Answer

Yes, but it is necessary to establish "management responsibility." If it is an absentee owner type, it usually requires entrusting a registered Residential Accommodation Management Operator to handle management obligations (complaint handling, emergency contact, guest verification, guest lists, notifications, etc.). In practice, whether you can "do it yourself" depends on whether you have a sustainable management system in place locally and whether the city/building regulations where the property is located permit it.

Question 2

Where is the flexibility in the 180-day limit under the new Minpaku law? Do many people "actually exceed it"?

Accepted Answer

At the institutional level, the 180-day cap is a national rule, and local governments can impose additional restrictions (e.g., limiting operating months/areas). The so-called "de facto weakening" mainly comes from: landlords converting some periods to long-term rentals (typically classified as longer-term leases according to local standards), or switching to different institutional channels such as the Hotel Business Act/Special Zone Minpaku. If your goal is investment, it is advisable to design the "institutional switching path" in your model in advance: New Minpaku Law → (after stabilization) Hotel Business Act/Special Zone Minpaku/long-term rental combination, rather than expecting to bypass the cap.

Question 3

Why do many people fail to get approval even with all the materials ready?

Accepted Answer

The high-frequency reasons are property and local regulations: ① Apartment management regulations/homeowners' association (management group) explicitly prohibit short-term rentals; ② Rental properties lack written consent from the landlord for Minpaku; ③ Local ordinances impose restrictions on operating hours/areas in residential zones; ④ Fire safety/usage requirements do not meet local inspection standards. In other words: conduct a feasibility review first, then prepare the materials, and the success rate will significantly improve.

Question 4

What are the most common points for complaints/penalties after going live with operations?

Accepted Answer

Noise, garbage, neighbor communication, and "unresponsive emergency contacts" are the most common triggers, followed by irregular guest list and identity verification, failure to display required notification/permit information as required, and exceeding the allowed operating days. It is recommended to make the operational SOP "auditable": notification texts, guest rules, cleaning records, complaint resolution loops, and report retention.

Question 5

Which channel should I prioritize for Airbnb investment in Japan?

Accepted Answer

If you are an "investment-type owner":- First, conduct feasibility screening in the target city/community (regulations/ordinances/fire safety), and only proceed if possible;- Use the New Minpaku Law for low-cost trial to validate occupancy rates and price ranges;- If cash flow is stable and the area permits, then evaluate upgrading to the Hotel Business Act (year-round) or Special Zone Minpaku (medium to short stays).If you aim for strong year-round cash flow from the start and the project is located in a commercial/tourism-intensive area, directly following the Hotel Business Act may be more "certain."

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Japan Homestay Permits: New Law, Hotel Law, Special Zones Compared | 2026 Guide

1. First, Choose the Path: Japan's "Minpaku/Short-term Rental" Three Compliance Channels (Decide What Permit You Need to Apply For)

II. How to Implement the New Minpaku Law (Residential Accommodation Business Law): From "Property Feasibility" to "Obtaining the Notification Number"

III. Hotel Business Law (Simple Lodging, etc.) and Special Zone Minpaku: When is it worth "going for a heavier permit"?