Inheritance Registration in Japan

This is important information that everyone who owns real estate in Japan — regardless of nationality — should read.

Starting in April 2024, a new rule has come into effect. This rule sets out both obligations and penalties.

About Inheritance Registration

In Japan, Inheritance Registration refers to the process of changing the registered ownership of a property to reflect the heir's name after the original owner's death. Until now, Inheritance Registration was not mandatory, and there was no deadline for completing it. However, starting in April 2024, it has become a legal obligation, and a time limit has been established.

Deadline is Within Three Years

Inheritance Registration must be completed within three years of the property owner's death. Even if the owner passed away before April 2024, the registration must be completed within three years from April 2024 — that is, by April 2027.

Fine: Up to 100,000 Yen

If Inheritance Registration is not completed within three years without a valid reason, a fine of up to 100,000 yen may be imposed. What is more concerning is that penalties can be imposed repeatedly until the registration is completed, as paying the fine does not release you from the obligation.

The Property Cannot Be Sold

Even if you plan to sell the property immediately, you must first complete the Inheritance Registration. This is because, under Japanese law, the property's registration cannot be transferred directly from a deceased owner to a buyer. Therefore, even if you wish to sell the property, you must promptly complete the Inheritance Registration to update the ownership record to the heir's name.

Please Consult a Legal Professional

In Japan, judicial scriveners (shihō-shoshi) are the specialists in handling Inheritance Registration. We strongly recommend consulting a judicial scrivener as early as possible.