①If a period has been prescribed for a building lease, when a party fails to notify the other party that the lease will not be renewed between six months and one year before the period expires or that it will not be renewed unless the terms and conditions are changed, it is deemed that the contract has been renewed with the same conditions as those for the prior contract; provided, however, that there is to be no provisions for the period of the renewed lease.

②Even if the notice referred to in the preceding paragraph has been given, the same applies as in that paragraph when the lessee of a building continues to use the building after the period of the building lease has expired, and the lessor of a building fails to make an objection without delay.

③If the buildings are being subleased, continued use of the building by the sublessee of a building is deemed to be continued use of the building by the lessee of a building, and the provisions of the preceding paragraph apply to the relationship between the lessee of a building and the lessor.

①When the lessor of a building has given a notice of termination of the lease, the building lease is terminated when six months have passed since the day the notice of termination was given.

②The provisions of paragraphs (2) and (3) of the preceding Article apply mutatis mutandis if a building lease has been terminated by reason of a notice of termination.

The notice referred to in Article 26, paragraph (1) or the notice of termination of a building lease by the lessor of a building may not be given unless it is found that there are justifiable grounds for doing so, taking into account of the circumstances in which the lessor and the lessee (including the sublessee; hereinafter the same applies in this Article) of the building requires the use of the building, the history of the building lease, the state of the building use, the current state of the building, and the offer made by the lessor of the building when the lessor has made an offer to provide payment of monetary considerations to the lessee of the building as a condition for vacating the building or in exchange for vacating the building.

①A building lease that has a period of less than one year is deemed to be a building lease without a prescribed period.

②The provisions of Article 604 of the Civil Code (Act No. 89 of 1896) do not apply to building leases.

A special agreement that runs counter to the provisions of this Section and that is disadvantageous to the lessee of a building is void.

Even if the building lease is not registered, if the building has been delivered, the building lease becomes effective on the person who has subsequently acquired real rights to the building.

①When the rent of a building becomes unreasonable due to the increase or decrease in tax and other defrayment concerning land or buildings, the rise or fall of land or building prices or changes in other economic conditions, or in comparison to the rents on similar buildings in the vicinity, notwithstanding the terms and conditions of the contract, the parties may demand increase or decrease of the amount of the building rent in the future; provided, however, when there is a special agreement providing that the building rent will not be increased for a certain period of time, the special agreement prevails.

②If no agreement is reached between the parties concerning an increase in the amount of the building rent, until the judicial decision finding that the increased amount is valid becomes final and binding, it is sufficient for the party that has received the demand to pay the building rent in an amount that is found to be reasonable; provided, however, that when that judicial decision becomes final and binding, if the amount that has already been paid is insufficient, the amount of the shortfall must be paid with the addition of interest on late payments at the rate of ten percent per year.

③If no agreement is reached between the parties concerning a decrease in the amount of the building rent, until the judicial decision finding that the decreased amount is valid becomes final and binding, it is sufficient for the party that has received demand to pay the building rent in an amount that is found to be reasonable; provided, however, that when that judicial decision becomes final and binding, if the amount that has already been paid exceeds the building rent amount found to be valid, the amount of the excess must be returned with the addition of interest at the rate of ten percent per year from the time the payment was received.

①If there are tatami mats, door fittings, or other interior decorations and fixtures added to the building with the consent of the lessor of a building, when the building lease has been terminated either by the expiration of the period or a notice of termination, the lessee of a building may demand the lessor of the building to purchase those interior decorations and fixtures at the market value. The same applies to interior decorations and fixtures purchased from the lessor of a building.

②The provisions of the preceding paragraph apply mutatis mutandis to the relationship between the sublessee of a building and the lessor if the building lease is terminated either by the expiration of the period or a notice of termination.

①If the building has been subleased, when the building lease is terminated by the expiration of the period or a notice of termination, the lessor of a building may not assert that termination against the sublessee of a building without giving notice to that effect to that sublessee of a building.

②If the lessor of a building has given the notice referred to in the preceding paragraph, the building sublease is terminated when six months have passed from the day the notice was given.

①If there is a lease for a building on the land that is the object of a land leasehold right, and the lessee of a building is to vacate the land due to the expiration of the duration of the land leasehold right, limited to when the lessee of a building was unaware that the duration of the land leasehold right is to expire by one year before the expiration, the court may grant a reasonable period for vacating the land at the demand of the lessee of the building, which does not exceed one year from the day the lessee of the building became aware of the expiration.

②When the court grants the period pursuant to the provisions of the preceding paragraph, the building lease is terminated upon its expiration.

①If a lessee of a building used as residences dies without an heir, and there is a person who is in a de facto husband and wife relationship or foster parent and child relationship with the lessee of a building without submitting a notice of marriage or adoption at that time who lived together with the lessee of the building, that person that lived together with the lessee succeeds to the rights and obligations of the lessee of the building; provided, however, that this does not apply if the person manifest a contrary intention to the lessor of the building within one month after learning that the lessee of the building has died without an heir.

②In the case referred to in the main clause of the preceding paragraph, the claims or obligations arising out of the lease relationship of a building belong to the person who has succeeded to the rights and obligations of the lessee of the building pursuant to the provisions of that paragraph.

A special agreement that runs counter to the provisions of Article 31, Article 34, and Article 35 and that is disadvantageous to the lessee or the sublessee of a building is void.

①If a building is leased with a prescribed period, it may be specified that the contract is not to be renewed only if the contract has been concluded in writing by means of a notarial deed, etc., notwithstanding the provisions of Article 30. In such a case, the provisions of Article 29, paragraph (1) do not apply.

②When a building lease contract under the provisions of the preceding paragraph is concluded by of an electronic or magnetic record on which the content of the contract recorded, the contract is deemed to have been concluded by a document and the provisions of that paragraph apply.

③If the parties seek to enter into a building lease under the provisions of the paragraph (1), the lessor of a building must deliver to the lessee of a building a document stating that the building lease contract under the provisions of that paragraph will not be renewed and that the building lease will be terminated by the expiration of the period, and explain the facts in advance.

④The lessor of a building may provide the matters required to be stated in the document by an electronic or magnetic means (meaning the means that use an electronic data processing system or other means that use information and communications technology specified by Ministry of Justice Order) in lieu of a document under the provisions of the preceding paragraph with the consent of a lessee of a building as specified by Cabinet Order. In such a case, the lessor of the building is deemed to have delivered the document.

⑤If the lessor of a building fails to provide an explanation under the provisions of paragraph (3), the provision to the effect that the contract is not to be renewed is void.

⑥In the cases of a building lease under the provisions of paragraph (1) for which the period is one year or more, unless the lessor of a building notifies the lessee of a building that the building lease will be terminated by the expiration of the period during the period from one year to six months before the expiration of the period (hereinafter referred to as the "notice period" in this paragraph), the lessor of a building may not assert the termination against the lessee of a building; provided, however, that this does not apply if the lessor of a building has notified the lessee of a building of that fact after the notice period has expired and six months have passed since the date of that notice.

⑦In the cases of a lease of a building used for residence (limited to a lease of a building that has a floor area (if a part of the building is the object of the lease, the floor area of that part) of less than 200 square meters), if it becomes difficult for the lessee of a building to use the building as the base and center of their life due to an unavoidable circumstance such as a job transfer, receiving medical treatment, provision of nursing care to relatives, the lessee of a building may give a notice of termination of the building lease. In such a case, the building lease is terminated when one month has passed since the day of the notice of termination.

⑧A special agreement that runs counter to the provisions of the preceding two paragraphs and that is disadvantageous to the lessee of a building is void.

⑨If there is a special agreement concerning revision of rent for a building lease under the provisions of paragraph (1), the provisions of Article 32 do not apply.

①If it is obvious that a building should be demolished after a certain period of time has passed pursuant to laws and regulations or a contract, and the building is leased, it may be provided that the lease will be terminated upon the demolition of the buildings, notwithstanding the provisions of Article 30.

②The special agreement referred to in the preceding paragraph must be concluded by a document that states the reasons for demolishing the building referred to in that paragraph

③If the special agreement referred to in the first paragraph is concluded by an electronic or magnetic record on which the content of the special agreement and the reasons provided for in the preceding paragraph are recorded, the special agreement is deemed to be concluded by the document referred to in the previous paragraph, and the provisions of that paragraph apply.

If it is obvious that building has been leased for the purpose of temporary use, the provisions of this Chapter do not apply.