For decades, Japan let inherited land sit registered to people who had long since died. The result was millions of plots with unknown owners. From 1 April 2024 that changed: registering an inheritance (相続登記) became a legal duty.
The rule in brief
- Heirs who acquire real estate by inheritance must apply to register it within three years of learning that they've inherited it.
- Failing to do so without good reason can lead to a non-criminal fine (過料) of up to ¥100,000.
- It applies to inheritances before April 2024 too. For those, the three years run from April 2024 at the earliest — so the latest deadline is 31 March 2027.
If the heirs haven't agreed yet
Division between heirs can take time, especially across countries. A simpler declaration of heirship (相続人申告登記) lets an heir record that they are an heir and meet the duty, with the full registration following once the estate is divided.
What's involved from abroad
Registration is filed at the Legal Affairs Bureau (法務局) for the property's area, usually by a judicial scrivener (司法書士). Heirs living abroad typically provide notarised statements or certificates from their country in place of Japanese residence records, plus translations. Expect registration and licence tax (generally 0.4% of the assessed value for inheritance) on top of the scrivener's fee.
Why it matters beyond the fine
You can't sell, mortgage or properly insure a house that isn't in your name, and tax and municipal notices keep going to the deceased. Registering is the first step to doing anything with the property.
Not sure when your three years started? The inheritance deadline checker works it out. We coordinate scriveners for owners abroad as part of Legal & Compliance.
This guide is general information, not legal or tax advice. Rules change and every case is different — for decisions about your own property, speak to a licensed judicial scrivener (司法書士), tax accountant (税理士) or lawyer. We work with them every week and are happy to introduce you.
