Author
Stay Buddy Inc.
The number of vacation rentals in Osaka has been increasing year after year. Behind this trend lies the fact that Osaka City has enabled legal vacation rental operations through the National Strategic Special Zone Foreign Visitor Accommodation Business, commonly known as “Tokku Minpaku” (Special Zone Vacation Rentals), for those who obtain the proper authorization.
However, obtaining a vacation rental permit isn’t as simple as just submitting an application. There are numerous requirements to clear, including meeting fire safety code standards and holding explanatory meetings for neighboring residents.
Operating without a permit by skipping these procedures is considered illegal operation and can result in severe penalties. That’s why it’s crucial to obtain proper authorization before beginning any vacation rental business.
This time, we’ll provide detailed information that will be helpful when obtaining a vacation rental permit in Osaka City. We hope this serves as a useful reference for anyone considering starting a vacation rental business in Osaka City.
Overall Process for Vacation Rental Permit Procedures
The process for obtaining vacation rental authorization proceeds through the following steps.
1. Preliminary Consultation
First, conduct a preliminary consultation to confirm whether you’re eligible to receive Tokku Minpaku authorization. Visit relevant agencies such as Osaka City’s Environmental Health Monitoring Division, the local fire department, and the Environmental Bureau to receive advice on your property’s conditions and necessary actions. It’s important to thoroughly understand the information and requirements needed for subsequent procedures at this stage.
2. Notifying and Explaining to Neighboring Residents
Next, inform neighboring residents about your vacation rental business plans. This is an important process for preventing potential conflicts with the local community. Specifically, this involves holding an explanatory meeting for neighboring residents to detail your plans. Conducting these briefings and providing written notice lays the foundation for smoothly operating your vacation rental business.
3. Certification Application
Once the notification activities are complete, proceed to the certification application. At this stage, gather all required application forms and supporting documents, then submit them to the designated Osaka City department. Specifically, this includes property floor plans, a fire code compliance certificate, and documentation proving that neighboring residents have been notified.
4. On-Site Inspection
Once the document review is passed, a public health center official will conduct an on-site inspection. This inspection verifies in person whether the property meets legal and ordinance requirements. If deficiencies are found, they must be corrected and the property re-inspected.
5. Issuance of Certification
Once the on-site inspection is successfully passed, Osaka City will issue the Tokku Minpaku certification. Once you receive this certification, you can officially begin operating your vacation rental.
Documents Required for Tokku Minpaku Permit Application
When applying for Tokku Minpaku authorization, you’ll need to prepare the following documents. Let’s review an overview and key points for each document to ensure smooth application preparation.
1. Vacation Rental Special Certification Application Form
The first required document is the application form for Tokku Minpaku certification.
2. Articles of Incorporation or Donation Deed and Certificate of Registered Matters (For Corporations)
When applying as a corporation, you must submit the following two items:
- Articles of Incorporation or Donation Deed
- Certificate of Registered Matters
Since the requirement states “and,” you must submit both the Certificate of Registered Matters as well as either the Articles of Incorporation or Donation Deed.
3. Copy of Residence Certificate (For Individuals)
If applying as an individual, prepare a copy of your residence certificate. Since this document is required for identity verification, we recommend obtaining it early on.
4. Structural Layout Drawings of the Facility
You’ll also need detailed drawings showing the facility’s structural layout. Specifically, prepare drawings that include the following:
- Floor plan and floor area of each room (rooms to be rented out)
- Locations of toilets, bathrooms, kitchens, and washroom facilities
- Floor plans for each level of the facility
Important points:
- For Tokku Minpaku, each room’s floor area must be 25㎡ or larger.
- Outdoor spaces such as balconies are not included in the floor area calculation.
- If the floor area is under 25㎡, the property cannot be operated as a Tokku Minpaku. In this case, you’ll need to consider filing a notification under the Private Lodging Business Act instead.
5. Guest Register Format
The guest register must include the following information:
- Stay duration
- Name
- Address
- Occupation
- Nationality
- Passport number
- Contact information during stay
- Guest verification record
6. Documents Certifying Compliance with Fire Safety Laws and Other Relevant Regulations
Your Tokku Minpaku permit application must include a copy of the “Fire Code Compliance Certificate.” Since fire safety standards haven’t been relaxed at all, we strongly recommend consulting with your local fire department in advance. This is especially important for apartment/condominium properties, where regulations often require additional equipment expenses.
7. Copy of Water Quality Test Results Related to Water Quality Standards
This document is required if you use water that isn’t suitable for drinking.
8. Copy of Lease Agreement or Letter of Consent
If the property you’re offering is a rental property, you’ll need a copy of the lease agreement or a letter of consent for use. If the building is co-owned, a letter of consent from one of the owners is also required, so be sure not to forget this.
9. Documentation Certifying No Violation of Management Regulations
For apartment/condominium properties, you’ll need documentation proving there’s no violation of the building’s management regulations. This document is issued by the management association or similar body.
10. Overview of Facility Structure and Services Provided
You’ll need documentation outlining your waste disposal system and complaint response system for neighboring residents. Additionally, before submitting your certification application to the public health center, you must file a waste disposal notification with the General Waste Guidance Division of the Environmental Bureau’s Business Department.
11. Location Map of the Surrounding Area
Please attach a location map that clearly identifies the range of neighboring residents affected.
12. Guidebook (House Manual)
Prepare a guidebook explaining how to use the facility. This guidebook must be written not only in Japanese but also in the language(s) used by your target foreign guests.
13. Materials Used for Explaining to Neighboring Residents and Documentation of Results
You’ll need to attach the materials used for explaining your plans to neighboring residents, along with documentation of the explanation methods used and the results achieved. *Following the ordinance revision in April 2020, door-to-door visits are generally no longer accepted, and holding a resident briefing session is now mandatory.
Timeline for Tokku Minpaku Permit Approval
Once all Tokku Minpaku documents are gathered and submitted to the public health center, the standard processing period for approval is generally around two weeks. However, there are several important points to keep in mind.
When There Are Deficiencies in Documentation
If deficiencies are found in your application documents, corrections or additional procedures will be required, extending the time until approval. It’s important to carefully review your documents before submission to ensure there are no missing items or errors.
Review Begins After the On-Site Inspection Is Complete
Since the review process doesn’t begin until after the public health center official completes the on-site inspection, review doesn’t start immediately upon document submission. Early preparation is needed to ensure smooth progress, including scheduling the on-site inspection date.
The Standard Processing Period Is Just an Estimate
The two-week standard processing period is only an estimate. It may take longer during peak application periods or depending on the workload of the government agency. Be especially mindful during the end of the fiscal year and before the start of tourist season, as applications tend to increase during these times.
Weekends, Holidays, and Year-End/New Year Periods Are Excluded
The two-week standard processing period does not include weekends, national holidays, or the year-end/New Year holiday period when government offices are closed. It’s important to factor these into your schedule and apply with plenty of buffer time.
To smoothly launch your Tokku Minpaku business, gather your documents early and submit your application with as much lead time as possible. Careful, well-planned preparation will help shorten the time until you can begin operations.
Considering Tokku Minpaku in Osaka? Consult with Stay Buddy
We’ve shared useful information for obtaining a vacation rental permit in Osaka City.
When pursuing a vacation rental permit application, there are many important steps to address beforehand—not just preparing application documents, but also confirming zoning regulations, ensuring fire code compliance, and holding explanatory meetings for neighboring residents. By thoroughly handling these preparations, you can smoothly obtain your permit and confidently launch your vacation rental business.
While foreign tourist numbers temporarily declined during the pandemic, Osaka is currently seeing major projects like the World Expo and an Integrated Resort (IR) move forward, and tourist numbers are expected to increase going forward. This means the vacation rental business remains an attractive and promising field.
If you’re considering starting an independent business or expanding into a new venture through vacation rentals, we hope this information proves useful. And if you feel the permit application process seems daunting, working with an administrative scrivener (gyoseishoshi) or a vacation rental management company is a great option to consider.
At Stay Buddy Inc., we leverage our specialized expertise and extensive experience to fully support your vacation rental business. If you’re interested, please feel free to reach out to us using the contact information below.
