Which Permit Should You Choose for Tokyo?
Compare the legal routes and the order of checks for a Tokyo property
Obtaining the correct permits is essential for starting a short-term rental business in Tokyo. Operating without a license carries significant legal risk.
Choosing the wrong permit type can lead to wasted time and unnecessary expenses.
This guide explains the three types of permit systems and the actual application flow in Tokyo.
3 Types of Permit Systems
Private Lodging Business Act (New Law)
- Up to 180 days per year
- Confirm current fees with the authority and licensed professional
- Depends on documents, equipment, and review
- Owners interested in side business or partial rentals
Hotel Business Act (Simple Lodging)
- Unlimited (365 days)
- Confirm current fees with the authority and licensed professional
- Depends on use, equipment, and review
- Owners intending to operate professionally year-round
National Strategic Special Zone STR
- Minimum 2-night stay requirement
- Varies by municipality
- Depends on the zone, stay rules, and review
- Only specific special zones like Ota Ward and parts of Osaka
Tokyo-Specific Requirements & Warnings
- Residential zones may restrict operations to weekends/holidays even under the New Law (local ordinances)
- Mandatory fire safety equipment (auto-fire alarms, etc.) based on Fire Service Act
- Mandatory prior explanation to neighbors (required by local ordinance)
- Passport verification systems required for hosting international guests
Application Flow (Private Lodging Business Act)
Property & Area Verification
Verify zoning, management bylaws, and building fire safety status.
Fire Safety Preparation
Consult the local fire department, identify the required equipment, and obtain project-specific quotations.
Platform Account Creation
Create accounts on Airbnb (Note: Do NOT list until notification is accepted).
Administrative Notification
Submit electronically through the official minpaku system.
Notification Number Receipt
Register the number on Airbnb and begin operations.
Common Application Mistakes
- Listing on Airbnb before notification -> Subject to administrative guidance/penalties
- Insufficient fire safety equipment -> Application rejected/extra construction costs
- Applying in a building where bylaws ban STRs -> Notification becomes invalid
- Ignoring the 180-day annual limit -> Subject to penalties
StayJP's role and expert referrals
StayJP is not an administrative scrivener, so we neither file nor prepare notifications and licence applications. We introduce partner scriveners for those procedures. What StayJP handles is the day-to-day operation of properties whose notification or licence is already in place.
- Refer a partner administrative scrivener when a notification or licence procedure is needed
- StayJP does not assess permit feasibility or prepare application documents
- Confirm the address, cleaning setup, and requested scope once the property can operate
- Define OTA, reservation, guest-support, and record responsibilities in the plan and contract
Frequently Asked Questions
Q1. Can I operate in a standard condominium?
Yes, provided the management bylaws do not explicitly prohibit it. However, many buildings are increasingly banning STRs, so verification is mandatory.
Q2. How long from application to start of business?
Timing depends on the documents, fire-safety work, property conditions, and the authority’s review. Confirm the current schedule with the authority and licensed professional.
Q3. What happens if I operate without a permit?
You may face fines up to ¥1M or business suspension orders. Platforms like Airbnb proactively delete unlicensed listings.
Summary: Checks Before Choosing a Legal Route
The three critical checks for obtaining your Tokyo STR permit.
- Verify zoning and management bylaws first
- Choose the appropriate system (New Law vs. Hotel Act)
- Strictly follow the sequence: Fire Safety -> Notification -> Listing
StayJP does not assess permit feasibility. After confirmation by the authority and a licensed professional, ask us about operations management for the legally ready property.