Requirements for Business Manager Visa Japan: Rental tips for foreigners

To obtain a business management visa, it is essential to have an office to conduct the business. An office is not just a space, but must be large enough, equipped and independent enough to suit the nature of the business.
During the examination, the contents of the lease agreement and the condition of the office will be checked in detail. It should be noted that home offices and rental offices are subject to certain conditions for obtaining a permit.
The main points of this article are as follows.

✓Office requirements must be met to obtain a business management visa. ✓Office contracts should be in the name of a legal entity and for business purposes. ✓The office must be a separate space and well-equipped. ✓Caution should be exercised in home-cum-office and rented office space.

This article details the requirements to be recognised as an office and the different types of businesses and forms of office.

1. What are the office requirements for obtaining a business management visa?

To obtain a business management visa, you must meet the ‘office requirement’ to operate a business. If you have already started your business in Japan, you must have an office in the country.

On the other hand, if the business has not yet started, you must have a facility to use as an office to conduct business in Japan.

The office must be independent. Rental offices or virtual offices without partitions are not permitted. It should also be noted that a home and office must meet the requirements.

[Important] Possible Changes to the Requirements for the Business Manager Visa (as of August 2025)

There are reports suggesting that the requirements for obtaining a Business Manager Visa may become stricter around October 2025. Although this is not confirmed information at this stage, the following points have been highlighted as potential changes:

・Increase in capital requirements
(Current) ¥5 million or more → (Proposed revision) ¥30 million or more

・Mandatory employment of full-time staff
(Current) Choice between capital requirement or hiring → (Proposed revision) In addition to the capital requirement, employment of at least one full-time staff member will be mandatory

・Introduction of requirements for the manager’s background and academic qualifications
“At least 3 years of management/administration experience” or “A master’s degree or higher related to management/administration”

For those considering starting a business in Japan or applying for a Business Manager Visa, it is necessary to prepare on the assumption that such changes may take place.

For the latest information and procedures tailored to your specific situation, please feel free to contact our office.

2. Office requirements for business management visas.

It is important to secure a suitable office space when applying for a business management visa. You are required to submit all the necessary documents, such as a rental agreement for the office , photographs of the office, internet connection and a contract for utilities.

The contents of the rental agreement are particularly closely scrutinised during the screening process, so documentation is required to prove that the office is for business use and that it is properly managed as an independent space.

Additional documentation may also be required depending on the location of the office and the type of lease. Therefore, when choosing a property and signing a contract, you should check in advance whether it meets your visa requirements and prepare the necessary documents.

2-1. The company must be in the name of a legal entity

Office lease contracts must be concluded in the name of the legal entity.

If the office is contracted before the incorporation of the company, the contract is first signed in the personal name of the representative and then changed to the corporate name after the incorporation.

Therefore, it is necessary to inform the real estate agency in advance of the change to the corporate name when signing the contract.

2-2. Business use

Ensure that ‘business use’ is stated in the ‘intended use’ section of the office lease agreement.

If ‘residential use’ is stated in the ‘purpose of use’ column of the contract, it is more likely that the office will not be recognised as an office.

In the unlikely event that ‘residential use’ is stated in the contract, you should take measures such as concluding a special agreement to allow use as ‘business use’.

2-3. The office must have the actual status of a company

To obtain a business management visa, it is important that the office has an actual business use.

To meet the requirements for an office, it must be equipped with basic facilities. Specifically, the office must be equipped with an office desk, telephone, fax machine, computer, etc., so that business activities can be carried out.

Furthermore, the appearance of the office must also be in order. It is preferable to have a signboard with the company name, a nameplate and a post box.

2-4. Be an independent office

An office must be a separate space. It must therefore be clearly separated from other spaces by walls, doors or other partitions.

As a rule, shared offices are not permitted, but there are exceptions depending on the structure of the building. If the space is completely separated as a private room, it may be permitted.

What is desired is a private office with clear partitions and privacy. Meeting these requirements will increase the chances of obtaining a visa.

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3. Whether or not a business management visa can be obtained depending on the form of the office

To obtain a business management visa, it is a prerequisite to secure an office in Japan. To be recognised as an office for the purpose of obtaining a business management visa, certain conditions must be met.

For example, if you use a house as your home and office, the office and residential area must be clearly separated, and you must prepare a document that defines the share of utilities and other common expenses.

This section explains whether or not a business management visa can be obtained depending on the type of office, using the following four patterns as examples: rental office, home office, shop and virtual office.

3-1. Offices for rent

In order to use a rented office as an office for a business management visa, a number of conditions must be met. First, the space must be suitable for the business.

This is not a problem for industries such as interpreting and translation or design, but is not acceptable for industries that require physical space, such as restaurants or car exporters.

Secondly, the necessary facilities must also be in place. In addition to basic facilities such as telephone and internet connections, the premises must also be equipped with the equipment required to run the business.

It is also important that the space is separated from other spaces. Free desk plans and co-working spaces do not fulfil the office requirements as they are not independent.

3-2. Home and office (run from home)

When using a home as an office, a clear division between the residence and the office space is often required, especially when aiming to obtain a business management visa. This section explains the specific requirements for flats and houses.

Condominiums

If you use a flat as an office, it will be difficult to obtain a business management visa. The Immigration Bureau will judge that the area used as an office and the residential area are closely connected, making it more difficult to obtain permission.
Even if the flat is spacious, it will be difficult to obtain a business management visa because the office and residential area cannot be clearly separated.

Isolated house

If a house is used as a home and office, it is more likely to be approved as an office if the layout is such that the first floor is the office and the second floor is the living space.

However, if the first floor is a living space and the second floor is accessed through the living area, it will be difficult to prove independence as an office and it will be difficult to obtain permission. If the layout allows direct access to the second floor via an external staircase, it may be possible to obtain permission to use the second floor as an office.

In either case, it is important that the layout allows access to the office without passing through private areas such as the living room or dining room.

Shops

Office space is also an important requirement for shop-based businesses such as massage parlours and restaurants.

If you can secure an office space separated by partitions, etc. other than the shop’s customer service area and can register it as the location of your head office, you do not need to rent an office space separate from the shop. If office space cannot be provided in the shop, an external office or other space must be rented.

It is important to note that in some cases, after renting an external office and obtaining a business management visa, the office may be cancelled in order to cut costs. However, if the office is cancelled, discrepancies may arise at the time of the next visa renewal and the visa may be disapproved. Therefore, care should be taken not to terminate the office easily.

3-3. Virtual offices

Virtual offices are not recognised as offices for the purposes of obtaining a business management visa.

Although virtual offices are an attractive option for foreign entrepreneurs starting a business at a low cost, caution must be exercised when applying for a business management visa.

To obtain a business management visa, economic activity must be carried out by a single management entity at a fixed location, with people and equipment on a continuous and regular basis.

As these requirements cannot be met by a virtual office, an actual place of business must be secured if a visa is to be obtained.

4. Cases concerning the establishment of an office for business management visas

This section presents examples from the Immigration and Immigration Management Agency’s ‘ Clarification of Residency Criteria for Foreign Managers’. Note that for the sake of clarity, the information is summarised in bullet points.

4-1.Examples of cases where the office was recognised as an office.

Examples of cases accepted as an office are as follows.

Case 1.

1. A applied for permission to change his status of residence in order to open a private restaurant in Japan.
2. The lease agreement concerning the property applied for stated that the purpose of use was ‘residence’.
3. However, a special agreement was concluded with the landlord to allow the use of the property as a ‘company office’.
4. This was deemed to ensure that the business office was secured.

Case 2.

1. B applied for a certificate of eligibility to import, export, process and sell marine products in Japan.
2. The head office was occupied by the officer’s home, while a property owned by the Chamber of Commerce and Industry was leased as a branch office.
3. This was deemed to secure a place of business.

Case 3.

1. C applied for a certificate of eligibility to establish a joint stock company in Japan to operate a sales business.
2. The office and residential part of the company had different entrances, and a sign indicating the name of the company was placed at the entrance of the office.
3. Furthermore, the office was equipped with business equipment such as computers, telephones, office desks and photocopiers, confirming that the business was being conducted.
4. Based on these circumstances, the office was found to be secured.

4-2. Cases where the office was not recognised as an office.

Cases where the office was not recognised as an office include.

Case 1.

1. D established a limited liability company in Japan and applied for permission to extend his period of stay in order to engage in the operation of the business.
2. However, after investigation, it was determined that the place of business was D’s home.
3. There were no signs indicating the location of the office, mailbox or entrance.
4. The room was not equipped with any equipment or fixtures necessary for the operation of the business, and no employee payroll or attendance records existed.
5. Only general household items were found in the room and the business premises were not assessed as secured.

Case 2.

1. E applied for a certificate of eligibility to establish a limited liability company in Japan to carry out the business of a general sales agent.
2. However, from the submitted documents, it was inferred that the business premises were a residential space.
3. Investigations revealed that the business premises were a two-storey apartment building with no signage indicating the name of the company at all on the mailbox or at the entrance.
4. In addition, there was no office equipment in the residence, only furniture and other equipment necessary for daily living.
5. Therefore, the business premises were not deemed to be secured.

Case 3.

1. F applied for permission to change his status of residence to establish a limited liability company in Japan to carry out design work.
2. However, the documents submitted revealed that the place of business was not in the name of the corporation or its manager, but in the name of an employee.
3. It was confirmed that the property was used as the employee’s residence and utility bills were also paid in the employee’s name.
4. The consent of the landlord to use the property for other than residential purposes was also not confirmed.
5. For these reasons, the business premises were not found to be secured.

Reference: Immigration and Residence Administration Agency｜Clarification of the residence eligibility criteria for foreign managers.

5. Apply for a business management visa after the business environment has been set up.

The main prerequisite for obtaining a business management visa is that you are actually ready to start a business. From securing an office to establishing a company and obtaining a business licence, you must be ready to open your business.

However, if you are coming to Japan to prepare for starting a business, there is also the option of a ‘four-month business administration visa’.

As a precaution, running a company on a visa other than a business administration visa constitutes illegal employment. Even if you have time remaining on your visa, you should obtain a business administration visa before starting your business.

Finally, it is possible to apply for a business administration visa as a sole trader, but due to the high hurdles involved, setting up a company is recommended.

6. Summary

✓Office requirements must be met to obtain a business management visa. ✓Office contracts should be in the name of a legal entity and for business purposes. ✓The office must be a separate space and well-equipped. ✓Caution should be exercised in home-cum-office and rented office space.

To obtain a business management visa, it is essential to meet the office requirements. The company must have a separate space and a lease agreement in the name of the legal entity.

In addition, the office must be clearly demarcated for business use and have basic facilities. Particular attention should be paid to virtual offices and home offices, as these are not permitted in principle.

The key to success in obtaining a visa is to understand the specific conditions and precautions for each type of office, and to select a property suitable for your business activities. Ensure that the necessary documents are in order and that the application is smooth.

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