Japan requires property owners to register changes of address or name (from 1 April 2026)
Source material is a Japanese government announcement (in Japanese); this page is a summary.
From 1 April 2026, owners of real estate in Japan must apply to register a change of address or name within 2 years, and failing to do so without a legitimate reason can lead to a non-criminal fine of up to 50,000 yen.
Key facts
| Effective date | 1 April 2026 (Reiwa 8) |
|---|---|
| Who it applies to | Owners of real estate (registered holders of ownership) |
| Deadline to apply | Within 2 years of the change of address, surname or name |
| If you do not comply | Failing to apply without a legitimate reason can lead to a non-criminal fine of up to 50,000 yen |
| Transitional measure | Changes made before the start date must be registered by 31 March 2028 (Reiwa 10) |
| Smart change registration | A registrar checks the Basic Resident Register Network and registers the change on their own authority (you must file a 'search information' application in advance) |
Last checked:
From 1 April 2026 (Reiwa 8), owners of real estate (registered holders of ownership) must apply to register a change of address or of surname/name within 2 years of the change. Failing to apply without a legitimate reason can lead to a non-criminal fine (過料) of up to 50,000 yen. Changes that happened before the start date are also covered, and the change must be registered by 31 March 2028 (Reiwa 10). A 'smart change registration' system is also being introduced, under which a registrar checks Basic Resident Register Network information and registers the change on their own authority.
Background — why this change
Unregistered address changes are said to account for about one third of the causes of the problem of land with unknown owners, and the Real Property Registration Act was amended in 2021 (Reiwa 3).
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
When does this start?
It starts on 1 April 2026 (Reiwa 8).
Does it apply if I moved or changed my name in the past?
Yes. Changes of address or name made before the start date are also covered, and you must register the change by 31 March 2028 (Reiwa 10).
What happens if I do not apply?
If you fail to apply without a legitimate reason, you can face a non-criminal fine of up to 50,000 yen.
What is 'smart change registration'?
It is a system under which a registrar checks Basic Resident Register Network information and registers a change of address or name on their own authority. To use it, you must file a 'search information' application in advance.