This chapter compares the three systems in one table by procedure, operating days, area, facilities and money, and explains how to choose for each property.
At a glance
You can scroll the table sideways.
| Minpaku | Kan'i shukusho | Special Zone Minpaku | |
|---|---|---|---|
| Governing law | Private Lodging Business Act | Hotel Business Act | National Strategic Special Zones Act (国家戦略特別区域法) |
| Procedure | Notification (filing) | License | Certification |
| Operating days | Up to 180 days a year (may be shorter under local ordinances) | No limit | No limit |
| Length of each stay | No restriction | No restriction | 2 nights / 3 days or longer (Ota City) |
| Exclusively residential zones | Notification is possible (often restricted by ordinance) | In principle not allowed | Depends on the municipality's standards |
| Building classification | Home | Lodging facility | Lodging facility |
| Entrusting management | Required for the host-absent type and some others | Not required | Not required |
| Sanitation business loans (生活衛生貸付) | Not eligible | Eligible | Not eligible |
| Tokyo accommodation tax | All three are subject to it for stays from April 1, 2027 (not charged for stays under 13,000 yen per person per night) | ||
This summary is based on laws and published materials as of October 2026. Ward ordinances and standards may add conditions that differ from the table above.
Properties suited to minpaku
- Properties used, or usable, as a home (part of your own home, a vacant room, etc.)
- Properties that are profitable even with 180 days a year or fewer of operation
- Properties in areas or buildings where a hotel business license cannot be obtained, but where minpaku is allowed under the ordinance
The advantage of minpaku is that the building can be used as a home as it is. On the other hand, it is strongly affected by the cap on days and by ward ordinances. → The 180-day rule / Local ordinances with additional restrictions
Properties suited to kan'i shukusho
- Properties in a zoning district where hotels and inns are allowed, such as a commercial zone
- Properties you want to operate all year round
- Properties that can meet the standards for fire safety equipment and the front desk the ward requires
Preparing for the license takes more work than minpaku, but there is no cap on days. → Kan'i shukusho (simple lodging)
Properties suited to Special Zone Minpaku
- Properties in a special zone municipality (Ota City among the 23 wards)
- Properties that can be operated on the basis of stays of 2 nights / 3 days or longer
→ Special Zone Minpaku
The order for choosing
- Check the property's ward and zoning district
- Check how many days minpaku can operate under that ward's ordinance
- Check whether the area and building allow a kan'i shukusho license
- Compare expected revenue and costs under each system
Even for the same property, the number of operating days and the costs change depending on the system you choose. It is safer to compare them before signing a contract for the property.
This page is a translation of our Japanese page. If there is any difference, the Japanese version prevails. Japanese version