Hotels & ryokan
Minpaku or a Ryokan Licence: Which Lets You Operate 365 Days in Tokyo?
How Japan's private lodging (minpaku) law, the hotel/ryokan licence and Ota Ward's special-zone scheme differ, and how Chuo, Taito, Shinjuku, Chiyoda and Ota wards restrict operating days.
To operate all year you need a lodging licence under the Inns and Hotels Act (or special-zone approval in Ota Ward). Minpaku under the Private Lodging Business Act only needs a notification but is capped at 180 nights a year, and Tokyo wards cut that further by weekday and area. Taito Ward stopped weekday operation for new notifications from October 2026, and Shinjuku Ward has proposed tighter rules.
Key takeaways
- Minpaku: notification, up to 180 nights a year; absentee hosts must hire a registered manager
- Ryokan/hotel licence: no day cap, but strict zoning, building and fire conditions
- Special-zone minpaku (Ota Ward): approval, minimum 2 nights, no day cap
- Chuo: Saturday noon to Monday noon only; Taito: no weekdays for notifications from 1 October 2026
- Shinjuku: a proposal to ban new minpaku in residential zones was under public comment in October 2026
How do the three systems differ?
Short answer: the biggest differences are the number of days you can operate and how you get started.
| Minpaku (private lodging) | Lodging licence (e.g. simple lodging) | Special-zone minpaku (Ota) | |
|---|---|---|---|
| Procedure | Notification | Licence | Approval |
| Day cap per year | 180 nights | None | None |
| Minimum stay | None | None | 2 nights (3 days) |
| Building use | Stays residential | Must meet lodging standards | Per ward standards |
| Ward add-ons | Weekday and area limits common | Bylaws on front desk, school distance | Ward guidelines |
How is the 180-night cap counted?
Short answer: nights with guests may not exceed 180 in each year running from noon on 1 April to noon on the next 1 April.
Where the host does not live on site, everything except displaying the sign must be outsourced to a registered private lodging manager.
Ward limits (as of October 2026)
Short answer: in many Tokyo wards you cannot use the full 180 nights. Always check the current bylaw for the ward before buying.
| Ward | Main limits |
|---|---|
| Chuo | Whole ward: Saturday noon to Monday noon only |
| Taito | Homes notified on or after 1 October 2026 cannot operate on weekdays, hosted or absentee (notifications accepted by 30 September are exempt) |
| Shinjuku | Exclusive residential zones: Friday noon to Monday noon only. A proposal to ban new minpaku in residential and other zones was under public comment 15 October to 13 November 2026 |
| Chiyoda | Near schools and in education districts: hosted minpaku barred Sunday noon to Friday noon, absentee barred entirely; absentee barred in dense residential areas |
| Ota | Absentee minpaku: only where hotels are allowed by zoning, and within 100 m of schools no operation Monday noon to Friday noon (relaxed for hosted minpaku) |
So which should you choose?
Short answer: if you want year-round income, buy a property that can get a lodging licence from the start. Minpaku suits owners who live in the home and rent it out part of the time.
When modelling minpaku income, use the days the ward actually allows, not 180. Under Chuo Ward's rule, for example, you can only host from Saturday noon to Monday noon each week.
- Year-round operation → lodging licence (or special-zone minpaku in Ota)
- Living there and renting part-time → minpaku
- A condo unit → building bylaws often ban minpaku (see our separate guide)
Common mistakes
- Modelling income on 180 nights and missing ward weekday limits
- Buying without checking pending bylaw changes (Taito, Shinjuku and others)
- Starting as minpaku and later finding a licence is impossible because of zoning
Sources
- Japan Tourism Agency: Private Lodging Business Act overview (Japanese)
- Ota Ward: comparison of lodging schemes (Japanese)
- Chuo Ward minpaku bylaw (Japanese)
- Taito Ward minpaku bylaw amendment (Japanese)
- Shinjuku Ward public comment on minpaku bylaw (Japanese)
- MHLW: amendment of the Inns and Hotels Act (Japanese)
- Chiyoda Ward minpaku bylaw (Japanese)
FAQ
Do new rules apply to minpaku already notified?
Taito Ward exempts notifications accepted by 30 September 2026. Shinjuku's proposal would apply to existing homes two years after it takes effect. Transitional rules differ by ward, so check each case.
Can I switch from minpaku to a lodging licence?
Yes, if the property meets lodging standards (zoning, building, fire, floor area). Where zoning forbids hotels, you cannot switch.
Is special-zone minpaku available outside Ota?
Within Tokyo's 23 wards, Ota runs national strategic special-zone minpaku. For any other ward, check that ward's current information.
Ask us, no sign-up
Questions about finding a property, the buying steps or costs? Message us on WhatsApp, LINE, WeChat or email. We reply in English, Japanese and Chinese.
Related guides
How Overseas Investors Can Buy Investment Property in Japan
A practical overview of how foreign investors evaluate, reserve, contract, close, and start operating income property in Japan.
Tokyo Cap Rate Guide: What 4%, 5%, and 6% Return Numbers Mean
A practical way to interpret return numbers in central Tokyo without confusing headline figures with actual investment quality.