Who can sign a lease
JETRO explains that a foreign company typically chooses one of three forms: a representative office, a branch, or a Japanese subsidiary (for example a Kabushiki-Kaisha or a Godo-Kaisha).
- Rep. office
Market research and preparation only. It cannot conduct direct business, and it usually cannot rent property or open a bank account in its own name.
- Branch
Can be registered in Japan, can rent property, and can open a bank account. It has no separate legal personality; the foreign company remains responsible for its debts.
- Subsidiary
A separate Japanese company. The foreign parent’s liability is, as a rule, limited to its investment. It can rent property in its own name.
- Timing
JETRO suggests allowing about three months for setting up a business base, because filings are generally made in Japanese.
For ongoing business, Japan’s Companies Act requires a registration in Japan (JETRO cites Article 818). If the lease must be in a company name, it is usually better to have the branch or subsidiary in place first. Details are in the opening checklist.
What “inuki” and “skeleton” mean
Inuki — an existing fit-out remains
- The previous tenant’s interior, counters, kitchen, or fixtures may still be in the space.
- Some of that work might be reusable, but it must still meet current hygiene, fire, and lease rules.
- Confirm who owns the remaining fixtures, and what you must restore when the lease ends.
Skeleton — closer to a bare shell
- The premises have been returned nearer to the building structure, often with base services only.
- The layout is freer, but the fit-out is a full project, not a light refresh.
- Check exhaust, drainage, gas, and electrical capacity against the use you have in mind.
A simple path from search to contract
This sequence is the property-related part of the opening chart on our Japanese site. You may contact us at any stage.
Search
Gather listings from real-estate agents and, where they exist, inuki auctions or similar sources. Our Japanese opening chart also notes that we can work with related companies on the search.
Viewing and survey
A viewing takes about one hour. We measure the space, check equipment and remaining fixtures, and take photographs. The aim is to judge whether the premises suit the use and to give a rough idea of the work involved.
Contract
Points to watch include when rent starts and the deposit. Record the condition of the premises with photographs at the time of contract. That record matters later for restoration (genjō kaifuku).
What to check besides the rent
| Check | Why it matters | Where to confirm |
|---|---|---|
| Building use | A change from office or residence to a restaurant or shop can be a “change of use” under the Building Standards Act. A confirmation application may be required when the special-use floor area exceeds 200 m². Even below that threshold, the building must still comply with the Act and the Fire Service Act. | A licensed architect and the local building official. See also our fire and building guide. |
| Zoning | Japan’s use districts can restrict restaurants or shops in some residential zones. | The local planning or building department, using the Building Standards Act use-district rules. |
| Services | Kitchens and salons often need adequate exhaust, drainage (including grease traps where required), gas, and electrical capacity. These are frequent reasons an otherwise attractive inuki space still needs work. | A site survey with the designer and, for food businesses, a pre-consultation with the health centre before construction. |
| Fire filings | In Tokyo, a person who will start using a building or a part of it must file a use-start notification at least seven days beforehand. If you will repair, remodel, or change partitions, a construction-plan notification is also due at least seven days before work starts. | The local fire station (Tokyo Fire Department guidance is linked below). |
| Restoration | The lease may require the premises to be returned as a skeleton, or in some other stated condition, even if you took them as inuki. | The lease and the landlord or agent. Photograph the condition at contract. |
We do not quote typical key money, deposit months, or brokerage rates here. Those amounts are not set by a single national rule and were not confirmed from an official primary source for this article.
Sources
- JETRO, “Types of operation in Japan” — representative office, branch, and subsidiary, including who can usually lease property.
- JETRO, model case commentary on setting up a business (Japanese; an English edition is also published) — allow about three months for establishment.
- Ministry of Land, Infrastructure, Transport and Tourism (MLIT), leaflet on change of use — confirmation may be unnecessary at or below 200 m², but compliance is still required.
- Building Standards Act (e-Gov) — use of buildings and related restrictions.
- Tokyo Fire Department, “For those who will start using a tenant space” — seven-day use-start and construction-plan filings (Tokyo Fire Prevention Ordinance, Arts. 56 and 56-2).
- Shop Design Laboratory, opening chart and English process page — search, viewing (about one hour), contract notes, and photographs of the existing condition.
This guide is not legal advice. It is general information for planning a store in Japan, checked against official sources on 13 November 2026 (JST). Laws, ordinances, fees, and forms differ by municipality and can change. Please confirm the current rules with the competent authorities — for example the local health centre, fire station, building official, Legal Affairs Bureau, or Immigration Services Agency — and with qualified professionals.
Talk through your opening plan
Shop Design Laboratory (Design Directors Co., Ltd.) provides store design and construction as one project in Tokyo, Kanagawa, Saitama, and Chiba. When you commission both design and construction, design, basic planning, and perspective drawings are provided at no charge. Consultations and estimates are free. We can accompany a property viewing and file required official applications on your behalf.
Phone hours: weekdays 9:00–18:00 (Japan time). International: +81-3-6279-3077. You may use the contact form, call, or email us.