Japan Airbnb FAQs: 180-night cap

Q. Can you share more about the 180 nights cap required by the law? Who should I contact regarding these legal questions?

A. We are not authorized to provide legal related advice to our Hosts. For more information about the 180-nights cap (what the cap entails, how you can calculate the number of nights accurately, how this applies to your form of residence etc.), please see . For further legal advice, please approach your legal counsel, or reach out to the Japan Tourism Agency’s call center.

Q. How can I check whether I have reservations that will exceed 180-night? Can you tell me how many nights I have accepted?

A.Our team is considering to develop a simple tool that will automatically count the total nights you have hosted upon request. We target to launch this system in 2019.

In the meantime, you may calculate the total nights via your dashboard or guest registry book. Alternatively, you may use the online tool that has been developed by Japan Tourism Agency (JTA) to manage your reservation details.

Q. I have accidentally accepted reservations which will exceed more than 180 nights. What can I do about this?

A. If you have accepted reservations that will exceed more than 180 nights, please immediately contact your guests and respectfully cancel the reservation in question in order not to exceed the nights-cap. Also, do make sure to block your listing calendar till 31st March, 2019 to avoid accepting further bookings.

Q. What will happen if I cancel my guest reservations?

A. The 180 nights-cap restriction has been repeatedly communicated to all hosts by the Japanese Government. Therefore, all cancellations will incur relevant host penalties. .

When the host needs to cancel the reservation, penalties will be applied to the host.

We consider that the cancellation due to the host who needs to adjust their total nights will be considered as a host’s matter and we understand that there are hosts who are accepting reservations and adjusting the total nights to comply with the law.

Q. Can you tell me how the total number of nights is calculated?

A. The total number of nights is calculated during the period of the fiscal year. This year, the fiscal year runs from 15th June 2018 to 31st March 2019. Under the law, one (1) night is defined as the period between noon of a day and noon of the following day. Please note this definition may vary depending on your local ordinance.

Please note that reservations made under a lease agreement for more than 30 days are defined as ‘monthly’ reservations and are not included in this 180 night calculation. Only reservations of 29 nights and less are included when calculating the total number of nights. Our policy follows this notice issued by the Japan Tourism Agency and Ministry of Health, Labour and Welfare.
I have received an email from Airbnb about the 180-night cap, and that and my listing has been unlisted. Why is that so? How can I re-list my listing?

Q. I have received an email from Airbnb about the 180-night cap, and that and my listing has been unlisted. Why is that so? How can I re-list my listing?

A. This is because your listing has reservations exceeding 180 nights this fiscal year (from 15th June 2018 until 31st March 2019). When the system detects that you have exceeded 180 nights, your listing will be delisted. You will be able to re-list your listing 1st April 2019 onwards.

Under the STR law, you are only able to host 180 nights or less. Please note that upon breaching this law, you may face a business suspension order or administrative action, or you may be held criminally liable.

Please know that Airbnb reserves the right to penalize hosts violating this rule.

Q. I have two rooms (bedroom 1 and bedroom 2) in my house with one notification number. How can I count 180 nights?

A. Under the Private Lodging Business Act, the 180 night cap applies to each notification number.

For instance, if you have a reservation for bedroom A on Monday and reservations for bedroom A and bedroom B on Tuesday, this means 2 out of 180 nights have been clocked to your notification number.

However at Airbnb, we are counting the total nights based on each listing since our system is unable to count the total nights based on each notification number.

We are not authorized to provide legal related advice to our Hosts. For more information about the 180-nights cap (what the cap entails, how you can calculate the number of nights accurately, how this applies to your form of residence etc.), please see . For further legal advice, please approach your legal counsel, or reach out to the Japan Tourism Agency’s call center.

Q. What will happen to my listing operating under the Private Lodging Business Act, if I exceed 180 nights?

A. When your listing has exceeded 180 nights, it will be subject to the removal of your listing.

Please know that Airbnb reserves the right to penalize hosts violating this rule.

Q. To avoid exceeding the cap of 180 nights, can I offer my guests to alter the reservation to shorten the stay instead of cancelling the entire reservation?

A. Yes, should you wish to alter (shorten) the reservation instead of cancelling it, you will need to ensure the total nights does not exceed 180 nights.

Q. Once my listing has been delisted, will it be relisted automatically after 1 April?

A. After the listing was de-listed, it will not be automatically re-listed. You will need to manually re-list your listing.

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