Japan Makes Address and Name Change Registration Mandatory — April 2026 Law, 2-Year Deadline, Up to ¥50,000 Fine, and Its Relation to the Inheritance Registration Obligation

Following the mandatory inheritance registration introduced in April 2024, Japan's revised Real Property Registration Act (amended Real Property Registration Law) took effect on April 1, 2026, making it compulsory for property owners to register changes of address or name. Property owners who move, marry, divorce, or otherwise change their registered name must file a change registration within 2 years. Failure to do so without a valid reason may result in a fine of up to ¥50,000.

Who Is Covered and What Are the Deadlines?

Past Unregistered Changes Also Covered — Grace Period Until March 2028

Importantly, address or name changes that occurred before April 1, 2026 and have never been registered are also covered by this obligation. Even if you moved 10 or 20 years ago without updating the property register, you are in scope.

However, a two-year grace period applies to pre-existing unregistered changes. This means filing by March 31, 2028 will avoid a fine for past omissions.

The "Smart Address Change Registration" System

To reduce the administrative burden, Japan has also introduced a Smart Address Change Registration (Sumāto Henkō Tōki) system:

• Individuals can pre-register search information (such as their My Number) with the Legal Affairs Bureau. When an address change is recorded, the registrar updates the property register automatically (shokuken tōki).
• Companies can register their corporate identification number for the same purpose.
• When a Smart Address Change Registration is used, the registration license tax is waived.

If you do not enroll in Smart Address Change Registration, the obligation to file manually remains — so enrolling early is strongly recommended.

Comparison: Address / Name Change vs. Inheritance Registration

The two mandatory registration obligations are easy to confuse. Here is a clear comparison:

When Inheritance and Address Change Intersect

A common and easily overlooked situation: an inherited property is still registered at the deceased's old address. In such cases, the inheritance registration and an address change correction may both need to be handled. Additionally, if the heir has moved since inheriting the property, a further address change registration will eventually be required.

"Completing the inheritance registration" does not mean you are done — subsequent address changes must also be registered.

Check Whether These Apply to You

• Moved without updating the property register → Obligation applies. File by March 31, 2028 for past changes.
• Changed name due to marriage or divorce but property register not updated → Obligation applies. Same March 2028 deadline for past changes.
• Inherited property and have not registered it → Inheritance registration obligation applies. File by March 31, 2027 (for past cases).
• Not sure whether you own property or what is registered → You can check by obtaining a certified copy of the register (touki jiko shomei) or by using the Legal Affairs Bureau's property identification service.

Summary

From April 2026, address and name change registration is mandatory for all property owners, with a grace period until March 2028 for past omissions (¥50,000 fine). The inheritance registration grace period (¥100,000 fine) expires March 2027. Now is an ideal time to audit all property registrations for both obligations at once. Sakura Chuo Legal Office handles inheritance consultation and can refer you to qualified judicial scriveners (shiho shoshi) for property registration matters. Contact us for a free initial consultation.