JapanWhat is a fixed-term lease?
A fixed-term lease in Japan is a rental agreement with a set end date that cannot be terminated early by either party, unless agreed otherwise or under limited statutory exceptions.
What the Law Says
Under Japanese law, a fixed-term lease (kitei kikan shakuya) is governed by special rules that differ significantly from ordinary leases. It must be in writing, have a definite term of at least three years, and explicitly state that it is a fixed-term contract.
A fixed-term lease is defined under the Act on Land and Building Leases (Shakuya Chishitsu Ho), which distinguishes it from ordinary leases (tsujo shakuya). Unlike ordinary leases, fixed-term leases do not renew automatically and terminate upon expiration without notice.
The law requires that the fixed-term nature of the contract be clearly stated in writing. If this requirement is not met—even if the parties intend a fixed term—the agreement will be treated as an ordinary lease, which carries strong tenant protections including automatic renewal rights.
The minimum duration for a valid fixed-term lease is three years for buildings and one year for land. However, for residential building leases, the standard minimum is three years. The term may be longer, but the written agreement must specify the exact start and end dates.
Statutory TextA lease of a building for residential use shall be deemed to be a fixed-term lease only if the parties have expressly agreed in writing that the term of the lease shall be fixed and that the lease shall not be renewed upon expiration thereof.
— Act on Land and Building Leases, s. 23 — Fixed-term lease of building for residential use
Statutory TextThe term of a fixed-term lease of a building for residential use shall be three years or more.
— Act on Land and Building Leases, s. 23, para. 2
What to Do
Ensure the lease agreement is in writing and explicitly states it is a 'fixed-term lease' with no renewal.
Specify the exact start and end dates; the term must be at least three years for residential buildings.
Both landlord and tenant must sign the written agreement before occupancy begins.
Do not rely on oral agreements or vague language—failure to meet formal requirements converts the lease into an ordinary lease.
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.