I am Teruyoshi Yoneda, the representative of Yoneda Legal Services and a certified Immigration Application Agent. My practice specializes in international administrative procedures such as visa and naturalization applications. Based primarily in Hiroshima Prefecture, I support foreign nationals living in Japan with various immigration matters, including work visas, Business Manager visas, spouse visas, permanent residency applications, and naturalization procedures. In this article, I will explain the office requirements for the Business Manager Visa—updated to reflect the new standards—for foreign entrepreneurs operating companies in Japan.
As a fundamental premise, securing an office is mandatory for obtaining a Business Manager Visa. When a Japanese national starts a business, there are no restrictions on the type of office; they may freely use a home office or rent a virtual office. However, the office requirements for foreign nationals applying for a Business Manager Visa are strictly regulated.
1.Overview
On October 16, 2025, the Ministerial Ordinance governing the Business Manager Visa was revised, resulting in significantly stricter requirements, including those related to office space. It is essential to understand these changes. Based on the revised standards, let us examine the requirements for each type of office setup.
| Office Type | Acceptable | Explanation |
| Independent Office (standard commercial rental) | YES | As long as an independent, enclosed space is leased and sufficient floor area is secured, it is acceptable. |
| Rental Office (private room) | YES (with conditions) | Due to the October 2025 revision requiring the employment of full-time staff, a one-person private booth intended only for the manager may not be accepted. Adequate space must be ensured. |
| Subleased Office | YES (with conditions) | It may be accepted if written consent for subleasing is obtained from the property owner. However, it is generally not recommended in practice as it may raise unnecessary concerns. |
| Home Office (apartment) | NO | Home offices are not permitted. |
| Home Office (detached house) | NO | Home offices are not permitted.Before the legal revision, a separated layout (e.g., office on the first floor, residence on the second) could sometimes be accepted, but under the new rules, approval is highly unlikely. |
| Virtual Office | NO | Not acceptable because an independent physical workspace cannot be secured. |
| Rental Office (no private room) | NO | Not acceptable because an independent physical workspace cannot be secured. |
| Mobile Vehicles, etc. | NO | Such setups are not considered capable of supporting continuous business operations. |
2. Important Points When Signing an Office Lease
When selecting an office that meets the requirements above, several key points must be considered at the time of contracting.
1. The lease must be under the company’s name
When entering into a lease agreement, the company may not yet be incorporated. In such cases, it is common practice for the foreign individual or a co-representative in Japan to temporarily sign the lease under their personal name, and then switch the contract to the company’s name after incorporation but before submitting the Business Manager Visa application.A lease kept under the foreign individual’s name will not be accepted, even if that individual is the owner and representative of the company.
2. The purpose of use must be listed as “business use”
If the lease contract lists the purpose of use as “residential,” the office will not be considered properly secured for visa purposes.
3. Required Office Equipment
The office must be equipped with the items necessary for continuous business operations. Examples include:Desk and chair for business activities,Telephone,Computer,Printer and Company signage.For restaurant businesses or other retail operations, it is generally required to have a separate private office space within or outside the store where the foreign manager can perform administrative duties.Using an empty customer seat or simply placing a partition is often not accepted. Therefore, it is advisable to choose a property that includes a dedicated office room from the beginning.
Due to the October 16, 2025 revision requiring the employment of full-time staff, the immigration office will also examine whether the office provides sufficient workspace for those employees.
With the recent legal revisions, the screening process for the Business Manager Visa has become significantly stricter. Careful and thorough preparation is now more important than ever.At our office, we conduct detailed consultations to accurately understand each applicant’s circumstances and provide tailored support.If you are considering applying for a Business Manager Visa in the Chugoku region (Hiroshima, Yamaguchi, Okayama, Shimane, Tottori) or elsewhere in Japan, we offer free consultations. Please feel free to contact us. We are committed to supporting you and your family so that you can live in Japan with peace of mind.
