Mandatory Inheritance Registration in Japan

〜Enforced on April 1, 2024〜

Japanese Article

Background and Overview of the Mandatory Inheritance Registration

When inheritance registration is not completed, it can lead to an increase in what is known as “Land (properties) with Unknown Ownership”. These are properties for which the owner cannot be identified from the registry, or where the registered owner cannot be contacted.

The growing number of such properties has created concerns regarding real estate transactions and surrounding communities, and it is estimated that approximately two-thirds of these cases are caused by inheritance registrations not being completed.

As the number of properties with unknown ownership has increased, obtaining owner consent required for road construction, redevelopment, disaster recovery, and similar projects has become difficult, delaying public works and community development.

In addition, properties with unclear ownership often cannot be sold, leased, rebuilt, or mortgaged, limiting their practical use and marketability.

Furthermore, when inherited property remains unregistered, buildings may deteriorate over time, negatively impact neighborhood appearance, and create safety risks such as structural collapse.

If inheritance registration is delayed and another inheritance occurs before the registration is completed, the number of heirs may increase and ownership rights can become significantly more complicated. This can make estate division discussions and registration procedures substantially more difficult.

Previously, inheritance registration was optional, and many owners postponed registration due to the time, cost, and administrative burden involved.

As the number of inheritance cases is expected to continue increasing, and these issues are likely to become more serious, Japan introduced “Mandatory Inheritance Registration (effective April 1, 2024)”.

Under this rule, any person who acquires real estate (land or buildings) due to the death of the registered owner must file inheritance registration within 3 years from the date they become aware of both the commencement of inheritance and their acquisition of ownership of the relevant property.

This obligation also applies to property inherited before April 1, 2024 if inheritance registration has not yet been completed. In such cases, registration must generally be completed by March 31, 2027 (or within 3 years from the date the heir becomes aware of the inheritance, if that occurs on or after April 1, 2024).

Failure to complete inheritance registration without a justifiable reason may result in an administrative fine of up to JPY 100,000.

Inheritance Registration and Declaration of the Heirs after division of estate

If heirs reach an agreement regarding estate division and a party acquires real estate as a result, inheritance registration reflecting that agreement must be completed within 3 years from the date the estate division is finalized.

If the heirs are unable to reach agreement, a simplified filing known as “Declaration of the Heirs” is available.

Specifically, an heir may satisfy the filing obligation by submitting a declaration to the Legal Affairs Bureau within 3 years stating that they are an heir of the registered owner.

However, this declaration does not replace the requirement to complete formal inheritance registration based on the final estate division. Once an agreement is reached, registration reflecting that agreement must still be completed within 3 years from the date of the estate division.

For detailed procedures and the latest requirements, please refer to the most current official guidance.

Note: For information regarding the System for Certification of Owned Real Estate Records, please refer to our separate article titled “System for Certificate of Record of Owned Real Property (enforced on February 2, 2026)”.