On February 2, 2026, Japan's new Shoyū Fudōsan Kiroku Shōmei (Property Record Certificate) system came into effect. Created by an amendment to the Real Property Registration Act, this system allows the registrar at a Legal Affairs Bureau to search all registration records nationwide and issue a single certificate listing every property registered under a specific person's name. It is particularly valuable for heirs trying to identify all real estate a deceased person owned — without already knowing where that property is located.
System Overview
Effective date: February 2, 2026
Who can request: The registered owner; heirs or general legatees (after the owner's death); others designated by law
What it shows: A list of all real estate nationwide where the specified person is recorded as the registered owner
Fee: ¥1,600 per certificate (counter), online requests also available
Where to request: Any Legal Affairs Bureau (the bureau you approach does not need to be local to the property)
What Problem Does This Solve?
Previously, to obtain a register extract for a property, you first had to know where the property was located. Heirs often relied on property tax notices as a guide, but these are sent municipality by municipality, making it easy to overlook properties in distant cities or prefectures. If the decedent owned land or buildings in multiple locations, some might simply be unknown to the heirs — resulting in missed inheritance registrations.
Under the new system, the Legal Affairs Bureau cross-searches its nationwide registration database and compiles all matching properties into a single certificate. One document can answer "what property does this person own, and where?"
How to Use It in Inheritance Procedures
- Identifying inherited assets: Obtain the certificate for the decedent to get a complete picture of real estate subject to the inheritance division agreement (isan bunkatsu kyōgi).
- Preventing missed inheritance registrations: Mandatory inheritance registration has been in effect since April 2024 (grace period for past cases: March 31, 2027; fine up to ¥100,000). Use this certificate to confirm no properties have been overlooked.
- Resolving decades-old unregistered inheritances: As long as the request is made after February 2, 2026, the system can be used regardless of when the decedent died — making it useful for long-standing unresolved cases.
Limitations and Cautions
① Unregistered property is not included: The system is based on registered records only. Buildings never entered in the registry (e.g., old rural structures) will not appear.
② Old name or address may require cross-referencing: The search uses the person's name and address as of registration. Former surnames and previous addresses may need to be factored in.
③ The certificate is a discovery tool, not a registration: Obtaining this certificate does not complete the inheritance registration. After identifying the properties, separate steps — division agreement, family registry documents, legal affairs bureau filing — are still required.
④ Complex cases (farmland, leasehold land) may need professional guidance: Reading register entries and planning the registration sequence can be technically demanding in some situations.
Connection to Mandatory Inheritance Registration
Mandatory inheritance registration (effective April 2024; grace period deadline March 31, 2027; fine up to ¥100,000) and the Property Record Certificate system work in tandem. The recommended approach: use the Property Record Certificate to find all inherited properties, then complete inheritance registration for each one before the deadline.
"I inherited something but I'm not sure what or where" is an extremely common situation — and one of the root causes of Japan's abandoned-property problem. This new system directly addresses that first step.
Procedure at a Glance
- Request at a Legal Affairs Bureau (counter or online). Provide the decedent's name, address, and date of birth.
- The registrar searches nationwide records and issues the Property Record Certificate (¥1,600 per certificate).
- Confirm each property listed and begin the inheritance registration process for each one.
- Prepare the required documents (family registry, division agreement, etc.) and file the inheritance registration at the relevant Legal Affairs Bureau (judicial scriveners typically handle this step).
Summary
Japan's Property Record Certificate system (effective February 2, 2026) lets heirs identify all real estate a decedent owned nationwide with a single ¥1,600 document. With the mandatory inheritance registration grace period ending March 31, 2027, now is the time to request this certificate, confirm which properties exist, and proceed with registration. Sakura Chuo Legal Office handles inheritance consultations and can refer you to qualified judicial scriveners for the registration itself. Contact us for a free initial consultation.
For inheritance planning, property identification, and referrals for registration matters, contact Sakura Chuo Legal Office.
Free initial consultation available.