①If there are land lease terms that limit the type, construction, size, or use of buildings, if, notwithstanding the fact that an object of owning the buildings which is different from the land lease terms is reasonable in actually establishing the land leasehold right due to changes in control of land use pursuant to laws and regulations, changes to the conditions of use of land in the vicinity, or changes in other circumstances, no agreement is reached between the parties regarding the changes to the land lease terms, the court may change the land lease terms pursuant to the petition of the parties.

②If there are land lease terms that limit remodeling and expansion of buildings, if no agreement is reached between the parties regarding the remodeling and expansion for normal use of land, the court may grant permission for the remodeling and expansion in lieu of the consent of the lessor pursuant to the petition of the land leasehold right holder.

③When rendering a judicial decision referred to in the preceding two paragraphs, when it is necessary for facilitating equitable benefit between the parties, the court may change other land lease terms, order the payment of monetary considerations, or enact other reasonable dispositions.

④When making the judicial decision referred to in the preceding three paragraphs, the court must take into account of the remaining period of the land leasehold right, the situation of the land, the history of the leased land, and all other circumstances.

⑤When a land sublease right has been established, when it is necessary, the court may make the judicial decisions referred to in paragraphs (1) through (3) concerning the land leasehold right as well as the land sublease right pursuant to the petition of the land sublease right holder,.

⑥Unless found unnecessary, prior to making the judicial decisions referred to in paragraphs (1) through (3) or the judicial decision referred to in the preceding paragraph, the court must hear the opinion of a committee of experts.

①If, notwithstanding the fact that there are unavoidable circumstances for a land leasehold right holder to newly construct a building that is to last past the remaining period of existence, the lessor does not consent to the construction of that building, excluding the cases in which it is specified that the lessor may not demand the superficies to be extinguished or give a notice of the termination of the land lease, the court may grant permission in lieu of the consent of the lessor, pursuant to the petition of the land leasehold right holder. In such a case, when it is necessary for facilitating equitable benefit between the parties, the court may specify a period different from the period specified under the provisions of Article 7, paragraph (1) as a period of the land leasehold right required to be extended, change other land lease terms, order the payment of monetary considerations, or make other reasonable dispositions.

②When making the judicial decision referred to in the preceding paragraph, the court must take into account of the building condition, the circumstances leading to the loss of the building in cases of the loss, the history of the leased land, the circumstances for a lessor and a land leasehold right holder (including the land sublease right holder) to require the use of the land and all other circumstances.

③The provisions of paragraph (5) and paragraph (6) of the preceding Article apply mutatis mutandis to cases in which the judicial decision referred to in paragraph (1) is to be made.

①If the land leasehold right holder intends to transfer building on the land that is the object of right of lease to a third party, and the lessor does not consent to the transfer or sublease of the right of lease, notwithstanding the fact that it is unlikely that the acquisition of the right of lease by the third party or the sublease of the right of lease to the third party to be disadvantageous to the lessor, the court may grant permission in lieu of the lessor's consent pursuant to the petition by a land leasehold right holder. In such a case, if it is necessary for facilitating equitable benefit between the parties, the court may order changes to the land lease terms for which the transfer or sublease of the right of lease is the condition for making the changes, or may require the payment of monetary considerations for the permission.

②When making the judicial decision referred to in the preceding paragraph, the court must take into account the remaining period of the right of lease, the prior history concerning the leased land, the circumstances for requiring the transfer or sublease of the right of lease, and all other circumstances.

③In the case the petition referred to in paragraph (1) is filed, if the lessor files a petition stating that they will personally accept the transfer of the building and transfer or sublease of the right of lease within the period prescribed by the court, the court may specify a reasonable consideration and sublease terms, and order the lessor to pay the consideration and obey the terms, notwithstanding the provisions of that paragraph. In that judicial decision, the court may order both parties to perform their obligations simultaneously.

④If the petition referred to in paragraph (1) is withdrawn or is dismissed because it is not in accordance with the law, the petition ceases to be effective.

⑤After the judicial decision referred to in paragraph (3) is made, the petition referred to in paragraph (1) or (3) may not be withdrawn without the agreement of the parties.

⑥Excluding cases that the court finds that it is not particularly necessary, the court must hear the opinion of a committee of experts before making a judicial decision referred to in paragraph (1) or (3).

⑦The provisions of the preceding paragraphs apply mutatis mutandis to the relationship between the land sublease right holder and the lessor if a land sublease right has been established; provided, however, that when the lessor files the petition referred to in paragraph (3), the consent of the land leasehold right holder must be obtained.

①If a third party has acquired a building on the land that is the object of the right of lease through auction or public auction, and the lessor does not consent to the transfer of that right of lease notwithstanding the fact that it is unlikely that the acquisition the right of lease by the third party will be disadvantageous to the lessor, the court may grant permission in lieu of the consent of the lessor pursuant to the petition of the third party. In such a case, when it is necessary for facilitating equitable benefit between the parties, the court may change the land lease terms or order the payment of monetary considerations.

②The provisions of paragraphs (2) through (6) of the preceding Article apply mutatis mutandis to cases in which the petition referred to in the preceding paragraph is filed.

③The petition referred to in paragraph (1) may be filed only within two months after paying the price of the building.

④The provisions of Article 19 of the Civil Conciliation Act (Act No. 222 of 1951) apply mutatis mutandis to cases in which the petition referred to in paragraph (1) is filed within the period provided for in that Article.

⑤The provisions of the preceding paragraphs apply mutatis mutandis to the relationship between the third party who has acquired the building from the land sublease right holder through auction or public auction and the lessor; provided, however, that if the lessor files the petition referred to in paragraph (3) of the preceding Article as applied mutatis mutandis pursuant to paragraph (2), the consent of the land leasehold right holder must be obtained.

A special agreement that runs counter to the provisions of Articles 17 through 19 and that is disadvantageous to the land leasehold right holder or the land sublease right holder is void.

①If a land leasehold right is to be established with a duration of fifty years or more, notwithstanding the provisions of Article 9 and Article 16, it is possible to prescribe that there is to be no extension of the duration due to renewal of the contract (including renewal pursuant to a demand for renewal or due to continued use of land; the same applies in paragraph (1) of the following Article) and due to construction of the building, and that a demand for purchase under the provisions of Article 13 is not to be made. In this case, that special agreement must be made by a document such as a notarial deed.

②When the special agreement referred to in the first sentence of the preceding paragraph is made by an electronic or magnetic record (meaning a record created in an electronic form, magnetic form, or any other form that cannot be perceived by human senses, which will be used for information processing by computers; the same applies in Article 38, paragraph (2) and Article 39, paragraph (3)), the special agreement is deemed to have been made by a document and the provisions of the second sentence of the preceding paragraph apply.

①When the objective is the ownership of a building used solely for business (excluding those used for residence; the same applies in the following paragraph) and a land leasehold right with a duration of at least thirty years and less than fifty years is to be established, notwithstanding the provisions of Article 9 and Article 16, it is possible to prescribe that there is to be no extension of the duration due to renewal of the contract or construction of a building, and a demand for purchase under the provisions of Article 13 is not to be made.

②If the objective is the ownership of the building used solely for business and a land leasehold right with a duration of ten or more and less than thirty years is to be established, the provisions of Articles 3 through 8, Article 13, and Article 18 do not apply.

③Contracts with the object of establishing land leasehold rights provided for in the preceding two paragraphs must be made by notarial deeds.

①If a land leasehold right is to be established (excluding cases in which a land leasehold right provided for in paragraph (2) of the preceding Article is to be established), notwithstanding the provisions of Article 9, special provisions may specify that in order to extinguish the land leasehold right, on the day that thirty years or more have passed since that right was established, the building on the land that is the object of the land leasehold right is to be transferred to the lessor for a reasonable price.

②When a land leasehold right is extinguished in accordance with the special agreement referred to in the preceding paragraph, and the land leasehold right holder or the lessee of a building that continues to use the building after the right is extinguished makes a demand, it is deemed that a lease with an indefinite term ( if a land leasehold right holder has made a demand and there is remaining period for existence, a lease that considers that remaining period to be the duration of the right) for the building has been signed between the land leasehold right holder or the lessee of the building and the lessor at the time of the demand. In this case, the court prescribes the building rent at the request of a party.

③If there is a special agreement referred to in paragraph (1) and a lease contract under the provisions of Article 38, paragraph (1) has been concluded between the land leasehold right holder or the lessee of a building and the lessor concerning the building, the provisions of the special agreement prevail notwithstanding the provisions of the preceding paragraph.

If it is obvious that the land leasehold right has been established for the purpose of installing temporary facilities or for other temporary use, the provisions of Articles 3 through 8, Article 13, Article 17, Article 18, and Article 22 through the preceding Article do not apply.