Inheritance registration becomes compulsory in Japan — apply within 3 years of learning of the acquisition, or face a fine of up to 100,000 yen
Source material is a Japanese government announcement (in Japanese); this page is a summary.
From 1 April 2024, an heir who inherits real property in Japan must apply for inheritance registration within 3 years of learning of the acquisition. Failing to do so without a justifiable reason can lead to an administrative fine of up to 100,000 yen.
Key facts
| Enforcement date | 1 April 2024 (1 April Reiwa 6) |
|---|---|
| Who it applies to | Heirs who acquire ownership of real property through inheritance (including by will) |
| Deadline to apply | Within 3 years of learning that the inheritance has begun and that ownership of the real property has been acquired |
| Administrative fine | Up to 100,000 yen if the application is neglected without a justifiable reason |
| Deadline for past inheritances | Unregistered real property acquired through an inheritance before the enforcement date must be registered by 31 March 2027 (31 March Reiwa 9); if the person learned of the acquisition after April 2024, within 3 years of that day |
| Simplified way to comply | A new heir notification registration (相続人申告登記) lets heirs meet the application duty in a simplified way |
| Justifiable reason | Where one is recognised, no notice of the administrative fine is issued |
Last checked:
From 1 April 2024 (1 April Reiwa 6), an heir who acquires ownership of real property in Japan through inheritance (including by will) must apply for inheritance registration within 3 years of learning both that the inheritance has begun and that they have acquired ownership. Failing to apply without a justifiable reason can lead to an administrative fine of up to 100,000 yen. Real property acquired through an inheritance that occurred before the enforcement date but not yet registered is also covered: in that case registration must be done by 31 March 2027 (31 March Reiwa 9), or, if the person learned of the acquisition after April 2024, within 3 years of that day.
Background — why this change
Where inheritance registration is not carried out, the owner shown in the registry cannot be identified straight away, or the owner's whereabouts are unknown and they cannot be contacted. Such 'land with unknown owners' (所有者不明土地) has caused a range of problems: it blocks the smooth progress of public works and recovery or reconstruction projects, and it hinders private transactions and land use. Applying for inheritance registration was made compulsory to address this.
Summaries below are factual notes based on government announcements and primary sources — not evaluations or opinions.
Summaries reflect national-level programs. Municipal (city/ward/town) programs may differ — confirm with the official desk before applying.
FAQ
Does this also cover property inherited before 1 April 2024?
Yes. Real property acquired through an inheritance that occurred before the enforcement date but not yet registered is also covered. In that case you must register by 31 March 2027 (31 March Reiwa 9), or, if you learned of the acquisition after April 2024, within 3 years of that day.
What if formal inheritance registration is not possible within 3 years?
A new type of registration, the heir notification registration (相続人申告登記), was created so heirs can meet the application duty in a simplified way. It is a way of fulfilling the basic duty and does not replace formal inheritance registration. Check the specific requirements and procedures with the competent Legal Affairs Bureau or a professional.