Mandatory Inheritance Registration (2024年4月1日〜), and Mandatory Change-of-name Registration and Change-of-address Registration (2026年4月1日〜)
Under amendments to the Real Property Registration Act, inheritance registration, and change-of-name registration and change-of-address registration, which heretofore had been optional, became mandatory.
【Details of mandatory inheritance registration (enforced on April 1,2024)】
Inheritors are legally required to register their inheritance within 3 years from the day that they learn that they have inherited property (land/building).
If the inheritor fails to register their inheritance without justifiable grounds, a civil fine of up to 100,000 yen may be imposed.
In a case where the inheritor acquires property through the division of inherited property (discussion among inheritors), they are required to separately register their inheritance within 3 years from the day of the property division in accordance with the details of the property division. Property inherited prior to April 1, 2024 that has not been registered as inheritance must be registered by March 31, 2027.
【Declaration-by-the-heir (enforced on April 1, 2024)】
A new system, the “Declaration-by-the-heir”, has also been introduced as a simple means for inheritors to fulfill their obligation to register their inheritance.
Under this system, inheritors are able to individually and simply submit a notification of their inheritance even in cases where it is difficult for them to register the inheritance due to disagreement among inheritors regarding the inheritance.
However, it must be kept in mind that it is not possible for inheritors to fulfill their obligation under the law to register their inheritance through the “Declaration-by-the-heir” once the division of inherited property has been concluded; and that the efficacy of the system is limited as rights related to the property are not made public.
【Details of mandatory change-of-name and the change-of-address registration (enforced on April 1, 2026)】
As of 2026, the registered owners of real property who change their name or address will be legally required to apply for the change-of-name registration or the change-of-address registration within 2 years from the date of the change.
If the registered owner fails to register the change without justifiable grounds, a civil fine of up to 50,000 yen may be imposed.
Mandatory change-of-name registration and the change-of-address registration comes into effect on April 1, 2026. Even if registered owners who changed their name or address prior to the enforcement date, it is required to register the change by March 31, 2028.
A new system, “Smart Change Registration”, has also been introduced as a simple and free-of-charge means. Under this system, if the registered owner provides searchable information such as the date of birth in addition to the name and address, the registrar, on their own authority, can acquire the information on the change in the address or name and make name or address change without the application for each change from the registered owner.
・Information on registration procedures using multilingual telephone interpretation services(0570-011289)(Weekdays 9:00-17:00)(English, Chinese, Korean, Filipino, Portuguese, Vietnamese, Nepali, Spanish, Indonesian, Thai)
Outline of the Act Partially Amending the Civil Code and Other Acts, and of the Act on Vesting Inherited Land in the National Treasury
【Details of mandatory inheritance registration (enforced on April 1,2024)】
Inheritors are legally required to register their inheritance within 3 years from the day that they learn that they have inherited property (land/building).
If the inheritor fails to register their inheritance without justifiable grounds, a civil fine of up to 100,000 yen may be imposed.
In a case where the inheritor acquires property through the division of inherited property (discussion among inheritors), they are required to separately register their inheritance within 3 years from the day of the property division in accordance with the details of the property division. Property inherited prior to April 1, 2024 that has not been registered as inheritance must be registered by March 31, 2027.
【Declaration-by-the-heir (enforced on April 1, 2024)】
A new system, the “Declaration-by-the-heir”, has also been introduced as a simple means for inheritors to fulfill their obligation to register their inheritance.
Under this system, inheritors are able to individually and simply submit a notification of their inheritance even in cases where it is difficult for them to register the inheritance due to disagreement among inheritors regarding the inheritance.
However, it must be kept in mind that it is not possible for inheritors to fulfill their obligation under the law to register their inheritance through the “Declaration-by-the-heir” once the division of inherited property has been concluded; and that the efficacy of the system is limited as rights related to the property are not made public.
【Details of mandatory change-of-name and the change-of-address registration (enforced on April 1, 2026)】
As of 2026, the registered owners of real property who change their name or address will be legally required to apply for the change-of-name registration or the change-of-address registration within 2 years from the date of the change.
If the registered owner fails to register the change without justifiable grounds, a civil fine of up to 50,000 yen may be imposed.
Mandatory change-of-name registration and the change-of-address registration comes into effect on April 1, 2026. Even if registered owners who changed their name or address prior to the enforcement date, it is required to register the change by March 31, 2028.
A new system, “Smart Change Registration”, has also been introduced as a simple and free-of-charge means. Under this system, if the registered owner provides searchable information such as the date of birth in addition to the name and address, the registrar, on their own authority, can acquire the information on the change in the address or name and make name or address change without the application for each change from the registered owner.
・Information on registration procedures using multilingual telephone interpretation services(0570-011289)(Weekdays 9:00-17:00)(English, Chinese, Korean, Filipino, Portuguese, Vietnamese, Nepali, Spanish, Indonesian, Thai)
Outline of the Act Partially Amending the Civil Code and Other Acts, and of the Act on Vesting Inherited Land in the National Treasury