Japan has millions of vacant houses, and towns now have stronger tools to deal with the ones that are neglected. For owners abroad, the most important change is financial.
Two categories
- Specified vacant houses (特定空家) — in danger of collapse, unsanitary, badly harming the scenery or the neighbourhood. Towns can advise, recommend, order repairs or demolition, impose fines, and in the end demolish at the owner's cost.
- Poorly managed vacant houses (管理不全空家) — added by the law amendment in force from 13 December 2023. These are houses heading towards that state if nothing is done: broken windows, rotting eaves, overgrown gardens, pests.
The tax risk
Land with a house on it normally gets a large reduction in fixed-asset tax — the taxable value of residential land is cut to as little as one-sixth for the first 200 m². If the town issues a formal recommendation (勧告) for a specified or poorly managed vacant house, that relief can be removed, so the land's tax can rise several times over.
What gets a house noticed
Usually the neighbours: complaints about weeds and branches over the boundary, tiles at risk of falling, broken windows, animals, or rubbish. Towns then survey, contact the registered owner, and give guidance before any recommendation.
How to stay well clear
- Make sure the town can reach you — register the inheritance and appoint a tax representative.
- Keep the garden cut back and the roof, gutters and windows sound.
- Respond quickly to any letter from the town.
- Keep a record of care — dated photos of each visit.
That last point is exactly what our akiya management provides: regular visits, a photo report every time, and someone who reads and answers official mail.
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.
