Real Estate Registration Law Reform 2026—Indirect Impact of Mandatory Address Change Registration on Tenants and How to Use the Registry

Effective April 2026, an amendment to the Real Estate Registration Law makes it mandatory for property owners to file for "address change registration" when their address or name changes. The filing deadline is within two years from the date of change, and failure to file without legitimate reason may result in a penalty of up to ¥50,000.

The background to this reform stems from the problem of properties with unknown owners. Due to unresolved inheritance procedures and abandoned registrations, large numbers of land and building parcels with unknown ownership have emerged throughout Japan. When property owners' addresses are not accurately reflected in the property register, government officials and neighbors cannot contact the owner, and demolition of aging structures or effective land use are hindered.

You might think, "This doesn't affect tenants," but in fact, renters living in rental housing face indirect impacts.

Landlord Address Change Obligations—Why Tenants Should Know About It

The mandatory address change registration under the Real Estate Registration Law applies specifically to property owners (landlords). Tenants have no direct registration obligations. However, having a landlord's current address accurately registered in the property register holds several important implications for tenants.

First, it enables emergency contact verification. Situations requiring landlord contact—such as water leaks, equipment failures, or neighbor disputes—are common when renting. While most contact typically goes through a management company, for self-managed properties the tenant must contact the owner directly. If the property register shows the landlord's current address, it becomes easier to locate the owner in case of emergency.

Second, it facilitates rent deposit procedures. If a landlord wrongfully refuses to accept rent, tenants can use the statutory deposit system to place the rent with the Legal Affairs Bureau. The landlord's address is required for this procedure, and an accurate register address streamlines the process.

Third, it improves transparency during inheritance and ownership transfers. When a landlord passes away and inheritance proceedings occur, updating the address registration alongside inheritance registration makes it easier to identify the new landlord.

How to Check Property Registration Records for Rental Homes

If a tenant wishes to verify the registration information for their rental property, they can obtain a copy of the property register (Certificate of All Facts of Entry) from the Legal Affairs Bureau or through the Legal Affairs Bureau's online service "Registered Information Disclosure System."

There are primarily two methods to obtain this information.

At a Legal Affairs Bureau office, visit the office that has jurisdiction over the property's location, complete the application form with the property details (lot number and building number), and submit it. The fee is ¥600 for paper copies or ¥480 for online requests with postal delivery.

Online, you can also view the information using the Registered Information Disclosure Service via the internet (fee from ¥332 onward, credit card payment available).

By reviewing the property register, you can confirm the landlord's name and address, the status of any mortgages or encumbrances on the property (collateral for loans), and building details such as structure, area, and year of construction.

Self-Managed Properties vs. Management Company Properties—Differences in Contact Management

Property management methods fall into two main categories: "management company involvement" and "self-management."

For properties managed by a management company, the company handles routine repairs, communications, and rent collection, so tenants typically have less need to know the landlord's address directly. In contrast, self-managed properties are handled by the owner themselves, so direct contact with the owner is the standard practice.

The 2026 registration law reform is particularly significant for self-managed properties. When owners relocate and change addresses, they now have an obligation to update the registration. This means that by consulting the property register, tenants can reliably access current contact information (though please note that if the owner has arranged mail forwarding or a separate mailing address, the registered address may differ from their current residence).

Using Registry Information for Better Property Selection—What You Can Verify

When selecting a rental property, checking the registration information in advance provides valuable insights.

First, the mortgage encumbrance status. If multiple mortgages are registered against a property, it suggests the owner has taken on substantial debt. If the owner cannot meet loan obligations, the property may be sold at auction. While tenants can continue residing for a certain period after foreclosure (such as through grace periods on eviction orders), this information serves as a benchmark for long-term property stability.

Second, building structure and area verification. You can confirm that the building type (apartment building, single-family dwelling, etc.) and area listed in the property register match what is advertised and described by the agent.

Third, verification of ownership. By confirming that the owner name on the rental contract matches the registered owner in the property register, you can mitigate risks of impersonation fraud or similar scams.

Summary—Using This Reform as a Confidence Factor in Your Housing Search

The mandatory address change registration requirement for property owners under the Real Estate Registration Law Amendment effective April 2026 primarily places obligations on property owners (landlords), but it also brings indirect benefits to tenants. As registration information becomes more accurate, landlord information becomes more transparent. This should facilitate smoother processes in emergency contact situations, rent deposits, inheritance procedures, and other scenarios.

When selecting a rental home, we recommend checking the property register as needed to verify the accuracy of property information and the landlord's circumstances. It may seem complicated, but using the Legal Affairs Bureau's online services makes verification simple and convenient. By taking advantage of this regulatory change, you can make more confident housing choices.

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