The Minpaku License Guide: Running an Airbnb Legally in Tokyo
By Ibuki — Affarah Friendly Homes · 2026-07-21
Short answer: Yes, you can operate an Airbnb legally in Japan by securing a Minpaku License (住宅宿泊事業 - Jutaku Shukuhaku Jigyo). However, you are restricted to a maximum of 180 rental days per year, you must install municipal-grade fire alarms and exit signs, and you must comply with local ward bylaws (e.g. Shibuya and Minato prohibit weekday rentals in residential zones).
The Three Short-Term Rental Pathways in Japan
| Pathway | Rent Days Limit | Core Requirements | Best For |
|---|---|---|---|
| 1. Minpaku License | 180 Days / Year | Fire safety audit, neighbor notifications, garbage plans. | Casual hosts, vacation homes. |
| 2. Special Zone Minpaku (Tokki) | No Limit | Minimum 2-night stay; must be located in designated zones (Ota-ku). | Dedicated rental apartments. |
| 3. Hotel License (Ryokan) | No Limit | Commercial zoning, front desk receptionist (or digital check-in kiosk). | Whole building operators. |
1. The 180-Day Rule Limitation
Under the Private Lodging Business Act of 2018, Minpaku listings are legally capped at 180 nights per year (calculated from April 1 to March 31). To remain profitable during the remaining 185 days of the year, many operators lease the property on midterm monthly contracts (Chuki Chintai) to exchange students or corporate relocations.
2. Fire and Municipal Code Requirements
To pass the safety inspection and secure your license number, you must install:
- Interconnected Smoke Detectors: If one detector triggers, all units in the building must sound.
- Emergency Exit Signs: Glowing green exit running-man signs above doors.
- Bilingual Guest Guides: Explicitly explaining local noise rules, evacuation maps, and garbage sorting schedules.
3. Local Municipal Restrictive Covenants
Always review local ward ordinances before purchasing property for Airbnb:
- Shibuya Ward: Prohibits Minpaku rentals in exclusive residential zones (Dai-ichi shu), except during school holidays.
- Minato Ward: Only permits Minpaku rentals from Friday noon to Monday noon in residential districts to prevent noise complaints from working neighbors.
Compare ward boundaries and rental restrictions using our interactive Station & Area Compare Board.
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