Which Permit Should You Choose for Tokyo?
Breaking down the differences and identifying the fastest application route for your 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
- Application fee: Free to approx. ¥20k
- Approx. 1–2 months from application
- Owners interested in side business or partial rentals
Hotel Business Act (Simple Lodging)
- Unlimited (365 days)
- Application fee: ¥200k–¥500k
- Approx. 3–6 months from application
- Owners intending to operate professionally year-round
National Strategic Special Zone STR
- Minimum 2-night stay requirement
- Varies by municipality
- Approx. 2–4 months from application
- 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 with local fire department and install necessary equipment (¥50k–¥200k cost).
Platform Account Creation
Create accounts on Airbnb (Note: Do NOT list until notification is accepted).
Administrative Notification
Submit electronic application via minpaku.mlit.go.jp (Free).
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.
- Referral to partner administrative scriveners for notifications and licence applications
- Referral to partner vendors for fire-safety equipment
- Operation of already-notified properties (OTA management, cleaning coordination, guest support)
- Guest registry upkeep and periodic municipal reporting within the management 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?
For the Private Lodging Business Act, approx. 2–4 weeks once fire safety is ready. Including construction, plan for 1–2 months.
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: Fastest Route to Permit Acquisition
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 provides feasibility diagnostics to ensure a smooth permit acquisition process.