What constitutes just cause for landlord termination?

What the Law Says

Japanese law strictly limits a landlord’s ability to terminate a residential lease, even after the contract expires. The key statute is the Act on Land and Building Leases, which requires landlords to show a 'legitimate reason' — not merely convenience — to refuse renewal or terminate mid-term.

Under the Act on Land and Building Leases, a fixed-term residential lease (especially those with a 'special agreement' under Article 38) automatically renews unless the landlord gives written notice at least 6 months before expiration — and only if they have a 'legitimate reason' to refuse renewal.

A 'legitimate reason' is not defined exhaustively but includes objective, socially acceptable grounds — such as persistent nonpayment of rent, unauthorized use or subletting, material damage to the property, or violation of local ordinances. Courts assess legitimacy by balancing factors including the tenant’s length of occupancy, degree of fault, availability of alternative housing, and the landlord’s own plans for the property.

For mid-term termination (before contract expiry), the landlord must prove the tenant committed a serious breach — e.g., rent arrears exceeding two months without justification, or illegal use of premises — and typically must first issue a formal demand with a reasonable grace period (often 10 days) to remedy.

Statutory Text

The lessor may not refuse to renew the lease contract unless there is a legitimate reason for doing so.

— Act on Land and Building Leases, s. 28 — Renewal of Building Leases

Statutory Text

Where the term of a building lease contract has expired, the contract shall be deemed renewed on the same conditions… unless the lessor gives notice of refusal to renew at least six months before the expiration date.

— Act on Land and Building Leases, s. 38 — Special Agreement on Fixed-Term Leases

What to Do

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