Measures against condo fee delinquents?

What the Law Says

Japanese law provides specific, graduated remedies for condominium (building unit) owners who fail to pay management fees or repair fund contributions. These are governed primarily by the Act on Building Unit Ownership, etc.

The management association (usually the board of directors of the condominium association) may suspend a delinquent owner’s use of common areas — such as parking spaces, lounges, or fitness rooms — but only after giving written notice and waiting at least two months.

If unpaid fees reach ¥100,000 or more and remain outstanding for over six months, the association may file for a court-ordered payment order (a 'payment order' under the Civil Procedure Act), which becomes enforceable if not contested within two weeks.

For larger debts, the association may apply for foreclosure on the delinquent owner’s unit — but only if the debt is at least ¥100,000 and the owner has failed to pay despite a prior court-ordered payment demand.

Any enforcement action — including suspension or legal proceedings — requires a resolution passed by a majority of the voting rights of unit owners present at a properly convened general meeting (at least half of total voting rights required for key decisions).

Claims for unpaid management fees expire after 10 years under Japanese civil law’s general statute of limitations.

Statutory Text

If a unit owner fails to pay the management fee or the repair reserve fund contribution, the manager may, after giving the owner a written notice and allowing a period of at least two months, suspend the owner's use of the common areas.

— Act on Building Unit Ownership, etc., s. 62 — Measures Against Delinquent Owners

Statutory Text

Where the amount of unpaid management fees or repair reserve fund contributions reaches one hundred thousand yen or more and remains unpaid for six months or longer, the manager may apply for a payment order…

— Act on Building Unit Ownership, etc., s. 63 — Application for Payment Order

Statutory Text

The manager may apply for the foreclosure of the delinquent owner’s building unit… provided that the unpaid amount is one hundred thousand yen or more and the owner has failed to comply with a payment order issued by the court.

— Act on Building Unit Ownership, etc., s. 64 — Foreclosure

What to Do

Sources