Will I be immediately evicted for rent arrears?

What the Law Says

Japanese law strictly prohibits landlords from forcibly removing tenants without a court order. Eviction for rent arrears is a judicial process requiring formal notice and litigation.

Under the Act on Land and Building Leases, a landlord cannot terminate a lease or evict a tenant solely due to unpaid rent unless specific legal steps are followed.

The landlord must first demand payment in writing. If rent remains unpaid for a reasonable period — typically interpreted as at least 30 days — the landlord may then file for termination of the lease in court.

Even after winning a court judgment ordering termination, the landlord must apply separately for an eviction order (kōshin meirei) and rely on court bailiffs (shihō shishō) to carry out physical removal. Self-help eviction — such as changing locks or cutting utilities — is illegal and punishable under civil and criminal law.

Statutory Text

A lessor may not terminate a lease agreement due to non-payment of rent unless the lessee has failed to pay rent for a considerable period despite having been urged to do so.

— Act on Land and Building Leases, s. 31 — Termination due to non-payment of rent

Statutory Text

No person may dispossess a lessee of a building or land leased under this Act without obtaining an execution order from a court.

— Act on Land and Building Leases, s. 34 — Prohibition of dispossession without court order

What to Do

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