Japan Property Registration Deadline Checker- Home
- Guide
Japan's Mandatory Inheritance and Address-Change Registration: Key Points
Deadlines, fines, simpler procedures and exceptions at a glance (checked 2026-10-27).
| Inheritance registration | Address / name change | |
|---|---|---|
| Started | April 1, 2024 | April 1, 2026 |
| Deadline | 3 years from learning of the acquisition; once an estate division is agreed, 3 years from that date to register accordingly | 2 years from the change |
| Fine | Up to ¥100,000 | Up to ¥50,000 |
| Earlier cases | By March 31, 2027 (3 years from the date you learned, if that is after the law took effect) | By March 31, 2028 |
| Simpler route | Heir declaration (no registration tax) | Smart change registration (search information) |
Is the fine imposed immediately?
According to the Ministry of Justice, a fine applies when you fail to apply in time without a justifiable reason. Even when the Bureau becomes aware of a violation, it first sends a notice urging registration and only reports to the court if the notice is ignored.
Examples of a justifiable reason
The Ministry's Q&A gives examples such as a very large number of heirs making document collection slow, disputes over the validity of a will or the heirs, serious illness of the person obliged to apply, domestic-violence victims who need to keep an address private, and financial hardship (confirm details in the Ministry's Q&A). Difficulty caused by a disaster is treated the same way.
Costs
- Registration tax: 0.4% of the assessed value (none for an heir declaration). Some land is exempt; check the Bureau for conditions.
- Judicial scrivener fees and the cost of obtaining family-register documents are extra.
If you do not want the land
An "inherited land return to the state" system (since April 2023) lets you hand certain land to the government if conditions are met. Fees apply and land with buildings is excluded. Check the Ministry of Justice guidance.
Primary sources (Japanese): inheritance registration / heir declaration / address-change registration