Kyoto Plans Tougher Restrictions on Short-Term Rentals

The proposed measures, which would significantly tighten existing rules, have raised concerns among accommodation operators who say the additional staffing requirements could make it difficult to continue running their businesses.

Private lodging facilities, commonly known as minpaku, have attracted growing attention as Japan's tourism industry expands. However, the rapid increase in short-term rentals has also generated complaints from residents, prompting local governments across the country to consider stronger regulations.

In Osaka, for example, several incidents in 2025 drew attention to problems involving tourists staying at private accommodations, including guests setting off fireworks on public roads outside their lodgings.

Similar problems have emerged in Kyoto, one of the world's leading tourist destinations, where the recovery in visitor numbers following the COVID-19 pandemic has been accompanied by an increase in complaints about short-term rental properties.

In some residential neighborhoods, posters opposing the establishment of small lodging facilities have appeared along narrow streets and alleyways, reflecting growing frustration among local residents.

One resident said the constant noise of tourists pulling wheeled suitcases through residential streets late at night had become intolerable. "Even at night, you can hear the rolling noise of suitcases. I'm absolutely opposed to these accommodations," the resident said.

Another complained about guests smoking in the street and behaving without consideration for their neighbors. "They stand in the middle of the road smoking. People are doing whatever they please, and this kind of behavior has become widespread," the resident said.

Against this backdrop, Kyoto Mayor Koji Matsui presented an outline of proposed regulatory changes at a municipal review meeting on November 2nd.

"We have submitted a preliminary proposal to strengthen private lodging regulations, including mandatory on-site staffing and a zero-day operating restriction," Matsui said.

One of the proposed measures would effectively prohibit new private lodging businesses from opening in designated residential-only zones and certain other areas. Under the so-called zero-day regulation, newly established properties in these districts would be permitted to operate for zero days per year, amounting to a ban on new businesses.

The second major proposal would substantially tighten staffing requirements for private lodging operators.

Under the current system, accommodation operators are required to have staff stationed at a location from which they can reach a property within 10 minutes. The proposed regulations would replace this arrangement with a requirement for staff to be permanently stationed inside the accommodation or in a building within 10 meters of it.

While the city argues that stronger oversight is needed to address neighborhood complaints, operators who have complied with existing regulations say the proposed staffing obligations could place an excessive burden on their businesses.

Narikazu Kaneko, owner of Softbound Plus, which operates 30 private lodging properties in Kyoto, expressed concern about the practical difficulties of implementing the new requirements.

"If staff must be stationed at approximately 3,600 small lodging facilities across the city, more than 5,000 personnel would need to be secured every day," Kaneko said. "That would be a very difficult hurdle for operators to overcome, and it is something we are seriously concerned about."

Kaneko said his company has already introduced a range of measures designed to prevent disturbances and minimize the impact of visitors on surrounding neighborhoods.

At one of the company's properties, noise sensors have been installed to detect excessive sound levels. When noise is detected, reception staff can contact guests directly and ask them to lower the volume.

During a demonstration, a staff member contacted the accommodation after the sensor detected noise, saying, "Hello, this is reception. There has been continued noise, so could you please keep it down a little?"

The company has also introduced procedures to reduce noise associated with tourists moving luggage through residential streets.

Guests are asked to leave their suitcases at a separate check-in facility rather than transporting them directly to their accommodation. Staff then deliver the luggage to the lodging property by car, reducing the disturbance caused by wheeled suitcases on narrow neighborhood roads.

Kaneko said the company was committed to operating in a way that respected local communities while allowing the private lodging industry to develop sustainably.

"We are working to create a sustainable future for private lodging by prioritizing the safety and peace of mind of local communities," Kaneko said. "We would appreciate it if the city could consider regulations that are genuinely effective."

The debate highlights the challenges facing Kyoto as it seeks to balance the economic benefits of tourism with the daily lives of residents, particularly in historic neighborhoods where traditional homes and narrow streets sit alongside an increasing number of tourist accommodations.

For operators, the proposed changes could fundamentally alter the economics of running small accommodation properties, particularly those that currently rely on centralized management teams to oversee multiple locations.

Kyoto City plans to finalize its proposed regulations during November 2026 and submit amendments to the relevant municipal ordinance to the city assembly in February 2027.

The proposed changes would represent a significant tightening of the city's approach to private lodging businesses, with authorities seeking stronger controls over new accommodation facilities and more immediate responses to problems involving guests.

Source: YOMIURI