180 night cap in Japan: Frequently asked questions

The Japan Tourism Agency (JTA) has announced that, starting 2021, some data, including the number of business days booked, will automatically be counted through integration with the government’s management system and private lodging operating system.

Airbnb, along with other travel agencies and platforms which operate under the Private Lodging Business Act, is participating in this system integration. We will be reporting the business results of listings to the JTA (and local governments via the JTA) through this system, which will be based on notification of the Private Lodging Business (including the results of whether there was a stay on a specific date, rather than just the total number of stays).

In line with this, the calculation method for reporting nights booked will be unified for properties operating under the Private Lodging Business Act.

From 1 April 2021 onwards, all new bookings in “notified residence” listings, which are operating under the Private Lodging Business Act, will be included in the 180 nights calculation. This will apply regardless of the length of stay or the applicable ordinances. Bookings with a check-in date beginning 1 April 2021 that have already been confirmed are also included in the 180 night calculation, regardless of the length of the booking. This applies to any bookings in the “notified residence” listing regardless of which platform the booking was made under.

For example: A reservation for 60 nights that was booked on 1 January 2021, with a check-in date on 1 April 2021, will still be counted as 60 out of a possible 180 nights booked and it will be shared with the JTA and local authorities.

From 3 August 2021, we will also start sharing the number of nights booked at “notified residence” listings on Airbnb with the JTA on a daily basis.

How will this affect me?

From 1 April 2021, all nights booked in “notified residence” listings that are operating under the Private Lodging Business Act will be included in the calculation of the 180 nights cap, regardless of the length of stay in a single booking.

What will be required of hosts as a result of this system integration?

Hosts are expected to continue to operate in compliance with the law. If the system confirms that you have exceeded 180 nights, the JTA will share this information with the local authorities.

In the event of an enquiry from the local authorities to which you have submitted your report, you may be asked to report on the management and calculation of nights booked. For further information, please contact the JTA directly.

Additionally, as a result of this system integration, if Airbnb receives a notification from the JTA that you have exceeded 180 nights, your listing calendar on Airbnb’s platform may be subject to blocking—even if your listing has not exceeded 180 nights on the Airbnb platform.

Does this apply to bookings with a check-in date from 1 April 2021, that were confirmed before the rule came into effect?

Yes, all bookings starting 1 April 2021 will be included in the 180 night calculation, regardless of their duration or when they were confirmed.

For example, if you accepted a booking on 1 January 2021, for 30 nights or more with a check-in date from 1 April 2021, that booking will be included in the 180 nights. If you have already accepted a booking, please make sure to manage the total number of nights accordingly.

Is the 180 nights cap required by law? Who should I contact if I have legal questions?

Airbnb isn’t able to provide legal advice. Please contact your legal counsel, or reach out to the Japan Tourism Agency’s call center.

You may also need to contact the JTA if you would like to know how the night cap will be calculated when you have multiple notification numbers, or you have multiple listings with one notification number.

What is the nights counter feature?

The nights counter feature is available on your hosting dashboard and it shows the total nights booked from 1st April to 31st March of the following year. It doesn't show the total nights of the previous fiscal year.

Please note that this is a feature to help hosts comply with the regulations. It’s the responsibility of a host to comply with all regulations, and this feature does not substitute the responsibility of the host.

For instance, if you have multiple listings with one notification number, the nights counter will count the total nights of each individual listing and it will not aggregate the number of nights for multiple listings with the same notification number.

I've accidentally accepted reservations which will result in my listing exceeding the 180 night limit. What can I do to fix this?

If you have accepted reservations that will result in your listing exceeding the 180 night limit, please contact your guests immediately and cancel the necessary reservations in order not to exceed the limit. You should also block your listing calendar until 31st March of the following year, in order to avoid new bookings.

It’s your responsibility to comply with the annual night cap by managing your listing calendar. Airbnb will not be able to cancel the reservation on your behalf or waive any associated cancellation penalties.

What is the night cap tool?

The night cap tool is only available for “notified residence” listings that are operating under the Private Lodging Business Act. 

The tool will prevent hosts from accepting bookings that, in total, will exceed 180 nights, when combined with existing and future reservations from 1st April to 31st March of the following year.

If a cancellation occurs and the resulting total number of nights is lower than 180 nights, you will then be able to accept reservations on the unblocked dates.

Please note that this is a feature to help hosts comply with the regulations.

Is the night cap tool available for listings operating under the Hotels and Inns Business Law or Special Economic Zoning Act?

No. The night cap tool is only available for “notified residence” listings operating under the Private Lodging Business Act.

I can only host for up to 95 nights due to my local municipality’s ordinance. Can the night cap tool be customized to my local municipality’s night cap?

Currently, the night cap tool can’t be customized to each local municipality’s ordinance.

If my guest checks out earlier than planned, how will the system calculate the number of nights they spent?

In order for the system to accurately count the nights your guest spent, the reservation needs to be changed on the Airbnb website to reflect the new check-out date.

For example, if your guest booked for 5 nights, but left after 3, you or your guest will need to change the reservation from 5 nights to 3 nights. If you don’t, the system will count 5 nights by default. 

Please note that changes to a reservation must be made before the check-out date and that Airbnb cannot take this action on your behalf.

What happens if I receive a cancellation after I reach my 180 night limit?

In this situation, you will be able to accept new reservations for the available remaining nights.

I’m a host and I need to cancel a reservation because I am over my 180 night limit, what do I do?

You’ll need to cancel the reservation directly, as it is your responsibility to manage your listing calendar and comply with all laws.

Find out more about what penalties apply when you cancel a reservation. Airbnb is not able to cancel reservations without penalty in these cases.

Could you tell me how the total number of nights is calculated?

The total number of nights is calculated during the period of the fiscal year, which runs from 1st April to 31st March of the following year. 

Under the law, one night is defined as the period between noon of a specified day and noon of the following day. Please note that this definition may vary depending on your local ordinance.

I received an email from Airbnb about the 180 night cap, and my listing has been de-listed. Why did this happen, and how can I re-list my listing?

This is because your listing has confirmed reservations exceeding a total of 180 nights in the current fiscal year (from 1st April to 31st March of the following year). When we notice that your listing has exceeded 180 nights, your listing will be de-listed. Your listing will be automatically re-listed on 1st April of the following year.

Under the Private Lodging Business Act, you are only able to host a total of 180 nights or less every fiscal year. Please note that upon violating this law, you may face a business suspension order or administrative action, or you may be held criminally liable.

Please know that Airbnb reserves the right to subject hosts who violate this rule to penalties.

I have two rooms in my house with one notification number. How do I calculate the number of nights hosted?

Under the Private Lodging Business Act, the 180 night cap applies to each notification number.

For example, if you two bedrooms (A and B) and you have a reservation for bedroom A on Monday and reservations for bedroom A and bedroom B on Tuesday, this means 2 out of 180 nights have been applied to your notification number.

However, on the Airbnb platform, we calculate the total number of nights based on each listing, since our system is unable to count the total nights based on each notification number.

Airbnb is not able to provide legal advice. Please contact your legal counsel, or contact the JTA’s call center if you have legal questions.

Will I receive a notification when my listing is close to reaching the 180 night limit?

Yes. We'll send you a reminder when the total number of nights reaches 150 nights. Please make sure you manage your listing calendar accordingly and that you do not exceed the annual night cap.

What will happen to my listing operating under the Private Lodging Business Act, if I exceed 180 nights?

When your listing has exceeded 180 nights, it will be de-listed.

Please note that Airbnb reserves the right to subject hosts who violate this rule to penalties.

To avoid exceeding the cap of 180 nights, may I ask my guests to shorten their stay instead of canceling the entire reservation?

Yes, but your guest will need to agree to the proposed changes. Otherwise, you will have to cancel the reservation and penalties will apply.

Find out more about changing a reservation and what penalties apply when you cancel a reservation.

Once my listing has been de-listed, will it be re-listed automatically after 1st April of the following year?

Yes. Your listing will be automatically re-listed from 1 April of the following year, and you will be able to accept future reservations (except hosts who have penalties due to violation of our Terms of Service).

I have accepted bookings with a total of 179 nights. Can I accept reservations for more than 2 nights?

No, you won’t be able to accept such reservations.

The number of nights booked on my listing has reached 180 nights and my calendar was blocked. Can I accept reservations with a check-in date on and after 1st April of the following year?

Yes. You can accept the reservations with a check-in date on and after 1st April of the following year.

I have received an email saying that I have new availability on my calendar following the cancellation of a reservation. Will my listing be re-listed automatically?

If a reservation cancellation occurs, your listing will be re-listed automatically.