Landlord refused to renew my lease. Is just cause required?

What the Law Says

Japanese law distinguishes between fixed-term and indefinite leases. For ordinary residential leases, renewal is not automatic—and landlords may decline renewal without proving 'just cause', provided they follow statutory notice requirements.

Under the Japanese Civil Code, most residential leases are concluded for a fixed term—typically two years. When that term ends, the contract terminates unless both parties agree to renew.

Article 617 of the Civil Code states that if a tenant continues using the property after expiration and the landlord does not object within a reasonable time, the contract is renewed on the same terms—but only as an indefinite-term contract. Once indefinite, either party may terminate with proper notice.

For indefinite leases, the landlord must give at least six months’ written notice before termination (Civil Code Art. 617, Para. 2). If the lease is month-to-month, 30 days’ notice suffices.

Importantly, the law does not require the landlord to state or prove a 'just cause' (e.g., nonpayment or breach) to refuse renewal of a fixed-term lease—unless the tenant qualifies for special protection (e.g., under the Act on Land and Building Leases).

Statutory Text

If the lessee continues to use the leased land or building after the expiration of the term of the lease contract and the lessor does not object thereto within a reasonable period of time, the lease contract shall be deemed renewed on the same conditions.

— Civil Code, Art. 617, Para. 1

Statutory Text

Either party may terminate an indefinite-term lease contract by giving notice; provided, however, that the lessor must give notice at least six months prior to the intended termination date.

— Civil Code, Art. 617, Para. 2

What to Do

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