Noise, Trash, and Safety Issues from Nearby Short-Term Rentals (Airbnb)—What Tenants Can Do and Legal Remedies

The Growing Problem of Short-Term Rental Conflicts

With the recovery of inbound tourism demand and a growing short-term rental side-hustle trend, apartments and units in residential buildings are increasingly being operated as short-term rentals (minpaku). Because tourists and business travelers cycle through on a weekly basis, tenants face mounting problems: guests unfamiliar with garbage disposal rules, noise late at night, and an increase in suspicious visitors.

Since the Home-Sharing Law came into effect in 2018, legal short-term rentals require registration with authorities. However, unregistered—and therefore illegal—short-term rentals still exist. This guide clarifies what tenants can do when facing these problems.

Rules Under the Home-Sharing Law

To legally operate a short-term rental, the following are required:

• •Registration with the prefectural governor (home-sharing business registration)
• •Maximum annual occupancy is 180 days (some municipalities impose shorter limits)
• •Responsibility for proper sanitation, noise prevention, and neighbor dispute resolution
• •Proper waste disposal

Short-term rentals that fail to meet these requirements are considered illegal and subject to administrative guidance, business suspension, and penalties.

Common Issues and Initial Steps to Take

Noise Complaints

When guests make noise late at night or drag luggage through hallways, do not confront the short-term rental operator directly. Instead, the first step is to contact your management company or landlord.

Management companies are required to handle common area and tenant disputes. They can send notices to address noise issues and, if necessary, request that the short-term rental operator take corrective action.

Garbage Disposal Violations

Foreign guests often dispose of trash improperly because they are unfamiliar with local sorting rules. When garbage areas become disorganized, it affects your living environment.

How to address it:

1. Report to your management company and request improved signage about proper disposal at the trash area
2. Have the management company send a written notice to the short-term rental operator requesting improvement
3. If the problem persists, report it to your municipal waste disposal department

Suspicious Visitors and Security Concerns

Even in buildings with automatic locks, guests may prop open doors or allow unauthorized people to enter and exit, creating security risks.

How to address it:

1. Keep photographic or video documentation of suspicious activity in common areas
2. Report to your management company and ask them to review entrance camera footage
3. If suspicious behavior is evident, contact police (call 110 or their consultation line)

How to Verify If a Short-Term Rental Is Illegal

You can verify whether a nearby unit is operating as a short-term rental using these methods:

• •Search the property address using the Japan National Tourism Organization's Home-Sharing Business Registration Search Service
• •If no registration number exists → likely an illegal short-term rental
• •Search for the property's address or unit number on platforms like Airbnb and Booking.com

If you suspect an illegal short-term rental, you can report it to your municipal health department or your prefecture's home-sharing division.

Working with Condo Associations and Neighborhood Associations

In condominiums and residential buildings with condo associations, setting a short-term rental ban through the association can be effective. Many buildings already include "short-term rental prohibited" clauses in their management rules, and associations can take legal action against violations.

For rental properties, management associations have limited authority, so action typically goes through the management company or landlord.

What to Check Before You Move In

If you're considering renting an apartment, check the following:

• •Whether management rules prohibit short-term rentals (for condominiums)
• •Whether the landlord or management company prohibits short-term rentals
• •Whether the building has experienced short-term rental–related issues in the past

Summary

The key to addressing short-term rental problems is working through your management company and local authorities, rather than confronting the operator directly. Many issues can be resolved by documenting evidence and consulting the proper channels. Start by verifying registration under the Home-Sharing Law, and consider reporting to local authorities if illegal activity is suspected. Taking action early is essential to protecting your home's safety and comfort.

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