Japan Airbnb FAQs: host notification for the Housing Accommodation Business Act

Q. How do I add my notification number?

You can add your notification number on your host dashboard. Please note that each listing requires a separate notification number.

Q. How do I apply for a notification for my listing?

For details on how to apply, please visit the Japanese Tourism Agency’s portal website. You may also want to visit our Community Center and Help Center. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. I’m not a Japan resident, but I’m a host with a listing in Japan. Do I still need to apply for notification?

We are not in a position to provide a legal advise. However, we understand it is a common understanding that the law may apply regardless of where you live, whether inside Japan or outside Japan. We strongly encourage you to apply for a notification number and add to your listing page according to the mentioned timelines. ​Further, for the purpose of our compliance with the law, if system indicates that your country of residence is not within Japan, your listing will be delisted. Should you have any questions, please contact our customer support team who will be able to help you.

Q. What if I refuse to register my listing?

Your listing will be deactivated and no longer available on our platform. As a result, you will be unable to accept any reservations. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. If my listing gets deactivated, how do I reactivate it?

You will need to enter your notification number and all other required information. This will allow you to re-activate your listing via the host dashboard.

Q. I am hosting under the Hotels and Inns Business Act or Special Economic Zoning Act. In this case, how should I register my notification on Airbnb?

Airbnb welcomes any listings operating under the Hotels and Inns Business Act or Special Economic Zoning Act. You will be able to enter all relevant information on your listing page.

A listing with a license under these laws can be legally operated on Airbnb without limitation for more than 180 nights.

Q. Do I need a separate notification number for every listing that I have?

Yes. You will need to obtain a notification number for each listing. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. I applied for notification with regard to one building/house, and it has several rooms. I’m planning to create three (3) listings, and can I register the same notification number for these three (3) listings?

Yes – as long as hosting is legal under the local laws.

Q. What happens if I intentionally enter false information?

Such an act is prohibited on the Airbnb platform. You might be allegedly in violation of Hotel Business Act, if you do so. Under the Private Lodging Business Act, hosts must enter and provide their accurate notification number.

Q. I cannot amend/change my pre-populated listing address. How can I complete the notification process?

If you need to update the listing address in the address used in your notification application, please contact our Customer Experience team who will be able to help you.

Q.
My listing address on Airbnb is in English, but the listing address stated in my notification document is in Japanese. Would this be a problem?

No.

Q. My current listing address on Airbnb includes my room number, but my notification document doesn’t include this. In this case, do I need to amend the existing address?

If you applied for registration without a room number (e.g. 1-1-1, Shibuya, Shibuya-ku, Tokyo) while your Airbnb listing location includes your room number (Rm 101, 1-1-1, Shibuya, Shibuya-ku, Tokyo), you do not need to amend your existing address. However, please note it is not appropriate to omit or shorten your address.

Q. What will happen to my reservations if my listing is deactivated?

You may be found in violation of the Hotel Business Act if you do not have a notification number for hosting when your reservation starts after 15 June 2018. Host penalties on Airbnb platform (see more details here [hyperlink to https://www.airbnb.com/help/article/990/i-m-a-host–what-penalties-apply-if-i-need-to-cancel-a-reservation]) may apply if you wish to cancel your reservations after your listing is deactivated. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. If my listing is deactivated, will Airbnb automatically cancel my reservations? Should host cancel on their own?

Airbnb will not automatically cancel your reservations. However, should your notification process be incomplete and you are unable to host by 15 June 2018, please contact our customer experience team in advance so your cancellation penalties may be waived. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. Now that my listing is applied for notification, will I be taxed?

Regardless of completion of notification, all Airbnb hosts should make a tax filing in due course. Please contact your tax advisor or your nearest tax office for further consultation.

Q. As a guest, how can I check if the listing I’ve booked in Japan has a notification number? It looks like my host’s listing page has no notification number.

After 15 June 2018, all guests will be able to view if listings in Japan have completed notification via Airbnb’s website. We will provide more information in due course.

Q. As a host, can Airbnb share my guest IDs with me?

Unfortunately, we are not able to share guest ID information due to customer privacy protection. However, you may explain to guests that you are obliged to check their ID upon their visit for guest records.

Q. Under the Housing Accommodation Business Act, I am allowed to host for 180 days. How can I track the number of days I’ve hosted through the year?

We encourage you to use the online tool that has been developed by Japan Tourism Agency (JTA) to manage your reservation details. You can find more information on the JTA website. :

You can also use this tool to submit the periodic report of your hosting details, which is required by the law.

Q. How will the Japanese government and local municipalities manage the 180 day cap? What will Airbnb do?

Under the law, the host is required to report their reservation details such as the number of days having lodgers at the notified housing every 2 months, and the government and local municipalities will be able to check whether you hosted for more than 180 days. One day of hosting can’t exceed 24 hours.

In addition, Airbnb is required to provide the Japan Tourism Agency (JTA) 6 months of data from each host every April and October.* JTA and local municipalities will review the disclosed data to verify listings and whether the host exceeded the 180 day cap.

(*) This includes the name of the host, address of the listing, notification number, and the number of nights that the guest stayed.

Q. I am a host using a property management tool. Am I still required to add a notification number?

Yes. You will need to visit the listing page and add your notification number. This applies to those hosting under the Hotels and Inns Business Act and hosts using a listing management tool or CMS.

Q. From June 15, 2018, do I really need to present my passport to my host?

Under the law, your host is required to record guest information such as name, address, occupation and nationality when you are checking-in. If you do not reside in Japan, your host is required to request your passport and keep its copy for recording purposes.

Q. Why was my listing deactivated before June 14th, 2018?

All hosts are required to display a notification number, or other legal details like a hotel business license, on their listing page. We’ve deactivated listings without this information so guests can’t book new reservations. This action has been taken following the sudden issuance of Japan Tourism Agency”s Notice dated on 1st of June, 2018.

Q. How can I unblock my calendar?

Once you’ve added your notification number or legal reason on your listing page, your calendar will be automatically unblocked.

Q.  My guest wants to cancel the reservation and get a full refund because my listing does not have a notification number. What should I do?  

The guest should refer the email they received about their reservation at this listing and how to cancel the reservation. If they need further assistance please ask your guest to reach out to our customer support.

Q.  I am in the middle of the application process for a notification number. I don’t know when I will get my notification number. Can I continue to host?
To comply with the law, your listing page must display a notification number or other legal reason after June 14, 2018.You may be found in violation of the Hotel Business Act if you do not have a notification number for hosting when your reservation starts after 15 June 2018. Host penalties on Airbnb platform (see more details here) may apply if you wish to cancel your reservations after your listing is deactivated. We strongly encourage you to apply for notification and add the notification number to your listing page by the timeline stated.

Q. I cannot add a temporary notification number starts with J. Why is that?

Notification numbers under the Private Lodging Business Act start with the letter M followed by 9 numerical digits. Please note that you are not able to add a temporary number. If you have any questions about the status of your notification, we recommend you reach out to your local office to follow up. Once you got a notification number, please add the notification number to your listing page at your earliest convenience.

Q. My permission number under the Special Economic Zone has 8 digits, and I am unable to add this number. Why is that?

Notification numbers under the Private Lodging Business Act start with the letter M followed by 9 numerical digits. You can add the relevant information for the Hotels and Inns Business Act or Special Economic Zoning Act at the below page.
https://www.airbnb.jp/city-registration/XXXXX/exemption-claim
You will simply need to add your listing ID in XXXXX.