Three Legal Frameworks for Minpaku in Japan 

In Japan, “minpaku” (private lodging) has become a widely used accommodation option alongside traditional hotels and ryokans (Japanese inns). Generally, “minpaku” refers to the provision of lodging services to travelers and guests by utilizing all or part of a residential property. 

Driven by the surge in inbound foreign tourists and the widespread adoption of online booking platforms, minpaku expanded rapidly during the 2010s, prompting the government to establish relevant legal frameworks. In 2025, the number of inbound foreign visitors reached a record high of approximately 42.68 million, leading to a continuous increase in minpaku facilities alongside growing accommodation demand. 

The legal framework for lawfully operating a minpaku business in Japan is broadly categorized into three systems: 

“Simplified Accommodations” (Kan-i Shukusho) under the Hotel Business Act: Operating under this category requires a permit from the relevant local government (local municipality), but there is no statutory limit on the number of operating days per year. 

“Special Zone Minpaku” under the National Strategic Special Zones Act: This framework applies to designated areas within National Strategic Special Zones, where businesses operate upon receiving municipal certification. Year-round operation is also permitted, but guests are subject to a mandatory minimum length of stay. 

Minpaku under the Housing Accommodation Business Act (the “New Minpaku Law”): Under this law, operators can conduct business simply by submitting a notification (todokede) to the local government. However, annual lodging operations are strictly capped at 180 days. Furthermore, local governments may enact local ordinances to designate restricted zones or periods, further limiting permissible operating days. 

 

Tightening Local Regulations and the Re-evaluation of “Zero-Day Regulations” 

Conversely, as minpaku facilities proliferated, disputes between operators and local residents in residential areas and condominium complexes became increasingly frequent, revolving around issues such as noise, improper waste disposal, and the misuse of common building facilities. In response to these concerns, local governments have progressively tightened regulations in recent years to safeguard residents’ living environments. 

Regarding “Special Zone Minpaku,” Osaka City permanently ceased accepting new applications as of May 29, 2026. While this measure does not immediately revoke existing Special Zone Minpaku approvals, its impact on prospective market entrants is substantial, given that over 90% of all Special Zone Minpaku facilities nationwide are concentrated in Osaka City. Similar regulatory tightening is spreading to other municipalities across Osaka Prefecture. 

Municipalities are likewise moving to strengthen restrictions on facilities governed by the New Minpaku Law through local ordinances. Against this backdrop, on July 15, 2026, the Japan Tourism Agency and relevant government bodies issued new “Technical Advice” to local governments regarding the regulation of notified residential properties under the Housing Accommodation Business Act. 

Most notably, this guidance marks a major policy shift regarding “Zero-Day Regulations” (zerobi kisei)—the practice of limiting permissible operating days to zero per year in specific designated areas, effectively banning minpaku operations in those zones. Under previous guidelines, Zero-Day Regulations were deemed “inappropriate.” However, the new notice explicitly clarifies that where increased minpaku operations raise legitimate concerns over negative impacts on residents’ living environments, local governments may enact ordinances to impose “Zero-Day Regulations” to prohibit new minpaku facilities. Furthermore, under certain circumstances, these restrictions may also be extended to existing operations. 

 

In summary, Japan’s minpaku regulatory framework has entered a new phase—one that balances accommodation demand driven by expanding inbound tourism with a heightened emphasis on harmony with local residents’ living environments. Moving forward, foreign investors and business entities seeking to enter the Japanese minpaku market will find it more essential than ever to monitor and verify not only uniform national laws, but also local ordinances and regulatory developments enacted by individual municipalities. 

 

(References) 

Minpaku System Portal Site “minpaku” (Retrieved September 27, 2026, https://www.mlit.go.jp/kankocho/minpaku/index.html) 

Japan Tourism Agency, “Technical Advice Concerning Zero-Day Regulations on Notified Dwellings under the Housing Accommodation Business Act” (Retrieved September 27, 2026, https://www.mlit.go.jp/kankocho/content/002011734.pdf)