# 民事執行法 / Civil Enforcement Act — 第七十七条 (Article 77) - Law: 民事執行法 (Civil Enforcement Act), 昭和五十四年法律第四号 - English title "Civil Enforcement Act": Ministry of Justice translation - Kind: Act — the distinction between 法律 (Act), 政令 (Cabinet Order), 省令 (Ministerial Order) and 条例 (local ordinance) decides who may issue it and what it may say. - Provision: 第七十七条 (Article 77)（最高価買受申出人又は買受人のための保全処分等） — address `art-77` - Text in force since: 2026-05-21 - URL (the page that opens at this provision): https://japanlaw.org/en/civil-enforcement-act/art-77 - Permanent URL (e-Gov law ID, never renamed): https://japanlaw.org/l/354AC0000000004/art-77 - Every provision below carries its address and both URLs on the line under it. - Japanese text: e-Gov 法令検索, Digital Agency (デジタル庁). English: as marked on each line below. Only the Japanese as published by the government has legal effect; the text below is a copy of it. Every English rendering below is a translation and says which kind: the Ministry of Justice's translation, or this site's machine translation, whose model and date the Sources list names. They are never merged and never substituted for one another. --- ### 第七十七条（最高価買受申出人又は買受人のための保全処分等） — (Provisional Order for the Highest Bidder or the Purchaser) caption: Ministry of Justice translation — Japanese Law Translation Database System art-77 · https://japanlaw.org/en/civil-enforcement-act/art-77 · https://japanlaw.org/l/354AC0000000004/art-77 **第一項** 執行裁判所は、債務者又は不動産の占有者が、価格減少行為等（不動産の価格を減少させ、又は不動産の引渡しを困難にする行為をいう。以下この項において同じ。）をし、又は価格減少行為等をするおそれがあるときは、最高価買受申出人又は買受人の申立てにより、引渡命令の執行までの間、その買受けの申出の額（金銭により第六十六条の保証を提供した場合にあつては、当該保証の額を控除した額）に相当する金銭を納付させ、又は代金を納付させて、次に掲げる保全処分又は公示保全処分を命ずることができる。 art-77/par-1 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1 If the obligor or the possessor of immovable property has value reduction, etc. (meaning engaging in an act that reduces the value of immovable property or makes it difficult to deliver; the same applies in this paragraph) or is likely to do so, the enforcement court, upon petition by the highest bidder or the purchaser, may establish the provisional order stated in any of the following items or the provisional order to post a public notice stated in any of those items, until the delivery order is carried out, while requiring payment of money equivalent to the purchase offer price (or the purchase offer price less the amount of the guarantee referred to in Article 66, if the person has provided that guarantee in the form of money) or payment of the price: Ministry of Justice translation — Japanese Law Translation Database System **一** 債務者又は不動産の占有者に対し、価格減少行為等を禁止し、又は一定の行為をすることを命ずる保全処分（執行裁判所が必要があると認めるときは、公示保全処分を含む。） art-77/par-1/item-1 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-1 a provisional order prohibiting the obligor or the possessor of the immovable property from value reduction, etc. or ordering that person to engaged a specific act (this includes a provisional order to post a public notice, if the enforcement court finds it to be necessary); Ministry of Justice translation — Japanese Law Translation Database System **二** 次に掲げる事項を内容とする保全処分（執行裁判所が必要があると認めるときは、公示保全処分を含む。） art-77/par-1/item-2 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2 a provisional order with the following content (this includes a provisional order to post a public notice, if the enforcement court finds it to be necessary): Ministry of Justice translation — Japanese Law Translation Database System **イ** 当該価格減少行為等をし、又はそのおそれがある者に対し、不動産に対する占有を解いて執行官に引き渡すことを命ずること。 art-77/par-1/item-2/sub-1 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2/sub-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2/sub-1 that the court orders the person who has reduced the value of the property or is likely to do so to give up possession of the immovable property and deliver it to the court enforcement officer; Ministry of Justice translation — Japanese Law Translation Database System **ロ** 執行官に不動産の保管をさせること。 art-77/par-1/item-2/sub-2 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2/sub-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2/sub-2 that the court will have the court enforcement officer take custody of the immovable property. Ministry of Justice translation — Japanese Law Translation Database System **三** 次に掲げる事項を内容とする保全処分及び公示保全処分 art-77/par-1/item-3 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3 a provisional order with the following content, and a provisional order to post a public notice: Ministry of Justice translation — Japanese Law Translation Database System **イ** 前号イ及びロに掲げる事項 art-77/par-1/item-3/sub-1 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3/sub-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3/sub-1 the matters stated in (a) and (b) of the preceding item; Ministry of Justice translation — Japanese Law Translation Database System **ロ** 前号イに規定する者に対し、不動産の占有の移転を禁止することを命じ、及び不動産の使用を許すこと。 art-77/par-1/item-3/sub-2 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3/sub-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3/sub-2 that the court prohibits the person prescribed in (a) of the preceding item from transferring the possession of immovable property, and that it permits that person to use the immovable property. Ministry of Justice translation — Japanese Law Translation Database System **第二項** 第五十五条第二項（第一号に係る部分に限る。）の規定は前項第二号又は第三号に掲げる保全処分について、同条第二項（第二号に係る部分に限る。）の規定は前項に掲げる保全処分について、同条第三項、第四項本文及び第五項の規定は前項の規定による決定について、同条第六項の規定は前項の申立て又はこの項において準用する同条第五項の申立てについての裁判について、同条第七項の規定はこの項において準用する同条第五項の規定による決定について、同条第八項及び第九項並びに第五十五条の二の規定は前項第二号又は第三号に掲げる保全処分を命ずる決定について準用する。 art-77/par-2 · https://japanlaw.org/en/civil-enforcement-act/art-77/par-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-2 The provisions of Article 55, paragraph (2) (limited to the portion related to item (i)) apply mutatis mutandis to the provisional order stated in item (ii) or item (iii) of the preceding paragraph, the provisions of paragraph (2) of that Article (limited to the portion related to item (ii)) apply mutatis mutandis to the provisional order stated in the preceding paragraph, the provisions of paragraph (3), the main clause of paragraph (4) and paragraph (5) of that Article applies mutatis mutandis to an order under the preceding paragraph, the provisions of paragraph (6) of the Article apply mutatis mutandis pursuant to a judicial decision on the petition referred to in the preceding paragraph or the petition referred to in paragraph (5) of the Article as applied mutatis mutandis pursuant to this paragraph, the provisions of paragraph (7) of the Article apply mutatis mutandis to an order under paragraph (5) of the Article as applied mutatis mutandis pursuant to this paragraph, and the provisions of paragraph (8) and paragraph (9) of the Article and Article 55-2 apply mutatis mutandis to an order granting the provisional order stated in item (ii) or item (iii) of the preceding paragraph. Ministry of Justice translation — Japanese Law Translation Database System --- ## Cites - art-77/par-1: この項 → 民事執行法 第七十七条第一項 (Article 77, paragraph (1)), art-77/par-1 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1 - art-77/par-1: 第六十六条 → 民事執行法 第六十六条 (Article 66), art-66 — https://japanlaw.org/en/civil-enforcement-act/art-66 · https://japanlaw.org/l/354AC0000000004/art-66 - art-77/par-1/item-3/sub-1: 前号 → 民事執行法 第七十七条第一項第二号 (Article 77, paragraph (1), item (ii)), art-77/par-1/item-2 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2 - art-77/par-1/item-3/sub-2: 前号 → 民事執行法 第七十七条第一項第二号 (Article 77, paragraph (1), item (ii)), art-77/par-1/item-2 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2 - art-77/par-2: 第五十五条第二項 → 民事執行法 第五十五条第二項 (Article 55, paragraph (2)), art-55/par-2 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-2 · https://japanlaw.org/l/354AC0000000004/art-55/par-2 - art-77/par-2: 第一号 → 民事執行法 第五十五条第二項第一号 (Article 55, paragraph (2), item (i)), art-55/par-2/item-1 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-2/item-1 · https://japanlaw.org/l/354AC0000000004/art-55/par-2/item-1 - art-77/par-2: 前項第二号 → 民事執行法 第七十七条第一項第二号 (Article 77, paragraph (1), item (ii)), art-77/par-1/item-2 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-2 - art-77/par-2: 第三号 → 民事執行法 第七十七条第一項第三号 (Article 77, paragraph (1), item (iii)), art-77/par-1/item-3 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3 - art-77/par-2: 第二号 → 民事執行法 第五十五条第二項第二号 (Article 55, paragraph (2), item (ii)), art-55/par-2/item-2 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-2/item-2 · https://japanlaw.org/l/354AC0000000004/art-55/par-2/item-2 - art-77/par-2: 前項 → 民事執行法 第七十七条第一項 (Article 77, paragraph (1)), art-77/par-1 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1 - art-77/par-2: 同条第三項 → 民事執行法 第五十五条第三項 (Article 55, paragraph (3)), art-55/par-3 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-3 · https://japanlaw.org/l/354AC0000000004/art-55/par-3 - art-77/par-2: 第四項 → 民事執行法 第五十五条第四項 (Article 55, paragraph (4)), art-55/par-4 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-4 · https://japanlaw.org/l/354AC0000000004/art-55/par-4 - art-77/par-2: 第五項 → 民事執行法 第五十五条第五項 (Article 55, paragraph (5)), art-55/par-5 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-5 · https://japanlaw.org/l/354AC0000000004/art-55/par-5 - art-77/par-2: 同条第六項 → 民事執行法 第五十五条第六項 (Article 55, paragraph (6)), art-55/par-6 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-6 · https://japanlaw.org/l/354AC0000000004/art-55/par-6 - art-77/par-2: この項 → 民事執行法 第七十七条第二項 (Article 77, paragraph (2)), art-77/par-2 — https://japanlaw.org/en/civil-enforcement-act/art-77/par-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-2 - art-77/par-2: 同条第七項 → 民事執行法 第五十五条第七項 (Article 55, paragraph (7)), art-55/par-7 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-7 · https://japanlaw.org/l/354AC0000000004/art-55/par-7 - art-77/par-2: 同条第八項 → 民事執行法 第五十五条第八項 (Article 55, paragraph (8)), art-55/par-8 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-8 · https://japanlaw.org/l/354AC0000000004/art-55/par-8 - art-77/par-2: 第九項 → 民事執行法 第五十五条第九項 (Article 55, paragraph (9)), art-55/par-9 — https://japanlaw.org/en/civil-enforcement-act/art-55/par-9 · https://japanlaw.org/l/354AC0000000004/art-55/par-9 - art-77/par-2: 第五十五条の二 → 民事執行法 第五十五条の二 (Article 55-2), art-55-2 — https://japanlaw.org/en/civil-enforcement-act/art-55-2 · https://japanlaw.org/l/354AC0000000004/art-55-2 ## Cited by 9 provisions cite this one. No official source publishes this direction. - 民事執行法 第二十七条第三項第二号ロ — https://japanlaw.org/en/civil-enforcement-act/art-27/par-3/item-2/sub-2 · https://japanlaw.org/l/354AC0000000004/art-27/par-3/item-2/sub-2 - 民事執行法 第七十七条第一項（最高価買受申出人又は買受人のための保全処分等） — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1 - 民事執行法 第七十七条第一項第三号イ（最高価買受申出人又は買受人のための保全処分等） — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3/sub-1 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3/sub-1 - 民事執行法 第七十七条第一項第三号ロ（最高価買受申出人又は買受人のための保全処分等） — https://japanlaw.org/en/civil-enforcement-act/art-77/par-1/item-3/sub-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-1/item-3/sub-2 - 民事執行法 第七十七条第二項（最高価買受申出人又は買受人のための保全処分等） — https://japanlaw.org/en/civil-enforcement-act/art-77/par-2 · https://japanlaw.org/l/354AC0000000004/art-77/par-2 - 民事執行法 第七十八条第二項（代金の納付） — https://japanlaw.org/en/civil-enforcement-act/art-78/par-2 · https://japanlaw.org/l/354AC0000000004/art-78/par-2 - 民事執行法 第八十三条の二第一項（占有移転禁止の保全処分等の効力） — https://japanlaw.org/en/civil-enforcement-act/art-83-2/par-1 · https://japanlaw.org/l/354AC0000000004/art-83-2/par-1 - 民事執行法 第二百十二条第一項第一号（公示書等損壊罪） — https://japanlaw.org/en/civil-enforcement-act/art-212/par-1/item-1 · https://japanlaw.org/l/354AC0000000004/art-212/par-1/item-1 - 民事執行法 附則第五項（検討） — https://japanlaw.org/en/civil-enforcement-act/suppl-4081-108/par-5 · https://japanlaw.org/l/354AC0000000004/suppl-4081-108/par-5 --- ## Sources - e-Gov 法令検索, Digital Agency (デジタル庁) — 民事執行法 — the text in force from 2026-05-21 (https://laws.e-gov.go.jp/law/354AC0000000004/20260521_505AC0000000053), retrieved 2026-10-19 - Japanese Law Translation Database System, Ministry of Justice (法務省) — Civil Enforcement Act — Ministry of Justice translation (https://www.japaneselawtranslation.go.jp/en/laws/view/4900/tb), retrieved 2026-10-19 - This site's parser, version 204 — 民事執行法 — structure, counts, cross-references and defined terms, computed 2026-10-19