LIVIA · INFORMATION

Changes, cancellation and refunds

Submit your request, then review the calculation and next step. We retain the request time, basis of charges and refund progress.

Date changes: deadlines and charges

Receipt and business hours: Requests can be submitted at any time through your account. LIVIA records receipt in Japan time. Staff handle ordinary requests on weekdays from 11:00 to 17:00; statutory notice is not postponed to the next business day. If the system fails, contact info@livia.jp from your registered email. Silence does not constitute agreement to a change.
Request deadline: Before formation, withdraw the original application free and review a new quote. For an ordinary change after formation but before arrival, submit the request at least 7 calendar days before the earlier of the current and proposed start dates, measured in Japan time. Later requests need individual agreement. After the start date, the start cannot be changed retrospectively; request a future end-date change, early termination or a separate new term. This deadline does not restrict statutory termination rights.
Shortening below 30 days: For a consensual shortening before arrival under the new terms disclosed and agreed in advance, rent normally has a 30-day minimum even if the revised term is shorter. Use the saved agreed full-term discounted rent, including extra-occupant rent, divided by the original term days as the average daily basis. Apply it to the longer of the revised term and 30 days, round down only the final fractional yen, and cap it at the original full-term rent. Do not retrospectively remove the long-stay discount. Cleaning, contract administration, system and management fees (or service fees under older contracts), utilities and Wi-Fi, and the deposit are separate; utilities and Wi-Fi cover only the provided term. Ordinary early physical departure after the start does not use this reduction; the original full-term agreed rent remains. Statutory termination, LIVIA-caused changes and legal reductions prevail. The minimum must not evade cancellation-charge limits or duplicate cancellation or notice-shortfall charges for the same period. It is not added automatically to older agreements.
Under-30-day exception review: Changes below 30 days are not offered as routine short-stay bookings. They require individual agreement after LIVIA records the unavoidable legitimate circumstances and verifies lawful treatment for the property and locality. Paying 30 days’ rent does not automatically authorize a short stay. This review does not restrict statutory termination notices or rights.
Required contract steps: A request does not reserve new dates or end the original agreement. LIVIA checks availability, blocked owner-use and inspection dates, its upstream lease and work arrangements, then shows both date ranges, charges and the difference. A date change before arrival requires a separate explanation and new contract. After the start, an early-return arrangement for the same premises and tenant may use a signed agreement identifying the return date and charges; ordinary early departure does not change the original full-term rent. Changes are applied only after the required bilateral confirmations, signatures and settlement conditions. Signed originals are not overwritten. Effective statutory notice does not depend on completing this agreement process.

Requesting cancellation

How to request: Use the inquiry function in your account or info@livia.jp. Urgent contact: +81 80-7003-0314. Include your reservation reference, never passwords or card details.
Before and after contracting: You may withdraw an application without charge before a contract is formed. Cancellation and early termination after formation follow the terms disclosed and agreed before contracting. Keep the application, agreement and calculation statement together.
Before-arrival schedule: Maximum cancellation charges after contracting, before arrival
Request received Rate of the base
31 or more days before Free
30–15 days before 30%
14–8 days before 50%
7–1 days before 80%
Start date 100%
After contract formation and before arrival: free at least 31 days before the start date; 30% of the base at 30–15 days; 50% at 14–8 days; 80% at 7–1 days; 100% on the start date. The base is the lower of the agreed discounted rent for 30 days and the discounted rent for the entire term. Cleaning, utilities, Wi-Fi, deposits and contract administration, system and management fees (or service fees under older contracts) are excluded. The request receipt date is measured in Japan time.
Reductions and application: This is a maximum schedule applicable only when disclosed and agreed before contracting, not an automatic charge. LIVIA checks timing, re-letting, avoided costs and average loss for comparable agreements and reduces any legally unrecoverable amount. Unused cleaning and deposits are normally returned, with any existing debt itemized separately. Do not recover the same loss twice. Statutory rights, LIVIA-caused cancellation and agreed waivers prevail. Existing contracts retain their agreed version.
Limits and itemization: Charges are limited to amounts recoverable by law. For consumer contracts, any portion exceeding average loss from cancellation of comparable contracts is not charged. Avoided cleaning, unprovided services and double recovery must be excluded. LIVIA explains the calculation.
Date or occupant changes: A request does not reserve new dates or end the original agreement. LIVIA checks availability, blocked owner-use and inspection dates, its upstream lease and work arrangements, then shows both date ranges, charges and the difference. A date change before arrival requires a separate explanation and new contract. After the start, an early-return arrangement for the same premises and tenant may use a signed agreement identifying the return date and charges; ordinary early departure does not change the original full-term rent. Changes are applied only after the required bilateral confirmations, signatures and settlement conditions. Signed originals are not overwritten. Effective statutory notice does not depend on completing this agreement process.
Extensions and new terms: The fixed-term sublease between the customer and LIVIA has no automatic renewal and ends at the agreed expiry. Continued occupancy requires LIVIA to verify its upstream letting rights and availability and agree a new contract with the necessary explanations; it is not guaranteed. For terms of at least one year, LIVIA as landlord manages notice between one year and six months before expiry and the statutory six-month period after a late notice.

Maximum cancellation charges after contracting, before arrival
Request received	Rate of the base
31 or more days before	Free
30–15 days before	30%
14–8 days before	50%
7–1 days before	80%
Start date	100%

Early departure, termination and individual circumstances

Ordinary early departure: For ordinary early physical departure after the start for your own convenience, the original agreed full-term rent remains unchanged. It is not reduced to a 30-day price or refunded pro rata for leaving sooner. The ordinary departure settlement refunds only unprovided fixed utilities and Wi-Fi at the agreed daily rate, after actual return of the home and keys is confirmed. A report or quote shows an estimate; no advance refund occurs before return. The deposit balance is returned separately under the deposit rules; cleaning, contract administration, system and management fees (or service fees under older contracts), and notice-shortfall charges are not collected twice. Statutory termination, termination rights in previously agreed contracts, LIVIA-caused changes and legal reductions prevail; legally required refunds are not excluded by this ordinary rule.
Unused-utilities calculation: After actual return of the home and keys is confirmed, fixed utilities and Wi-Fi use Japan calendar dates: provided days equal the actual return date minus the start date, excluding the return date, with a minimum of one day and capped at the prepaid term. The unused amount is the original prepayment minus the agreed daily rate times provided days; its refund cannot exceed the original prepayment. Example: 60 days at JPY 800 per day, JPY 48,000 prepaid. Starting 1 October and actually returning on 21 October uses 20 days, JPY 16,000; JPY 32,000 enters the final refund settlement. Ordinary early departure leaves the original full-term rent unchanged; the deposit is settled separately.
Notice and return date: Record an early physical-departure report separately from a termination notice effective under law or the agreed contract. Receipt governs; statutory notice does not depend on LIVIA approval. A statutory or previously agreed one-calendar-month notice is not a fixed 30 days and does not extend beyond the original end. Keep the actual return date, legal contract end and financial basis separate. A settlement dispute does not postpone effective notice, and new rules do not remove termination rights in an older agreement.
Statutory termination rights: For a residential fixed-term lease below 200 m², unavoidable circumstances such as a work transfer, medical treatment or family care that make continued use as the tenant's principal home difficult can qualify for termination one month after notice under Article 38 of the Land and Building Leases Act. Contract terms do not restrict this statutory right. One calendar month is not a fixed 30-day period.
Non-arrival: Non-arrival alone is not termination notice and does not automatically change the agreed term or full-term rent. For notice after the start, review statutory or agreed termination rights, non-use, re-letting and avoided costs before determining the legally recoverable amount. Do not recover the same loss twice through rent, cancellation or notice-shortfall charges.
Failure to surrender after termination: Unauthorized use after legally effective termination may result in delay-of-surrender damages under the signed clause, at twice the average daily rent prorated by the actual excess time. LIVIA checks the original agreement, termination basis and actual surrender time before providing an itemized claim; there is no automatic charge.
Application and original agreement: First verify effective termination and evidence of the actual end of possession and key return. Key return or a departure report alone does not establish surrender, but missing photos or pending LIVIA inspection or cleaning alone do not extend damages. For a term of at least one year, check expiry notice between one year and six months before expiry under Article 38(6) of the Land and Building Leases Act; a valid late notice requires checking the six calendar months after receipt. Omitted notice or prior explanation, a formed new agreement, LIVIA responsibility, statutory rights, waivers or uncertain legal effect must be reviewed rather than applying twice-rent solely from an on-screen end date. This clause applies only to a new edition disclosed before contracting and signed; it is not added retrospectively to an earlier agreement or through stay-rule acknowledgement. Portions contrary to consumer law or disproportionate in the individual circumstances are not applied.
Waivers and agreed termination: If LIVIA cannot provide the home, we do not apply resident-fault charges. Disasters, illness and other exceptional circumstances are reviewed under the facts and law. Any free cancellation or waiver records its reason, amount and refund method.

Settlement and refund status

Change and cancellation statement: The statement separately lists rent, cancellation or notice-shortfall charges, provided and unprovided items, refundable deposit, received payments, completed refunds and pending refunds. No item is charged twice. Differences are disclosed and any required agreement obtained before charging; a request does not automatically debit a card. Refunds normally use the original card; an alternative such as an account in your name is agreed if unavailable. Undisputed refunds for pre-arrival cancellation or date changes are arranged within 14 days of finalization. For ordinary early departure, unused fixed utilities and Wi-Fi enter the final settlement after actual return of the home and keys, with no advance refund. These and the deposit balance are normally arranged for refund within 14 days after return. Arrangement, provider acceptance and actual arrival are separate statuses. Statutory refund duties prevail.
Method and deadline: LIVIA arranges the refund of the undisputed deposit balance within 14 days after departure. After settlement, the refundable deposit is normally returned to the original payment card. Only customers who choose it may receive an Amazon.co.jp Gift Card instead. It can be used for eligible purchases on Amazon.co.jp and cannot be converted to cash or withdrawn to a bank. Saving a choice does not complete a refund. If the card refund cannot be completed, we will discuss an alternative such as bank transfer. The amount and any costs are explained in advance; unagreed transfer fees are not deducted unilaterally. Disputed amounts are separated from the undisputed balance. The arrangement date differs from the bank or card posting date.
Reviewing the statement: After actual return of the home and keys is confirmed, LIVIA provides an itemised statement and evidence for deductions and arranges return of the undisputed deposit balance within 14 days after return. Unprovided fixed utilities and Wi-Fi for ordinary early departure are settled separately at that point, without waiting for the original contract expiry. Please review or dispute it within a target of 3 days (72 hours). Silence is not agreement and does not exclude statutory rights. Fixed utilities and Wi-Fi are not reconciled against ordinary consumption. LIVIA normally returns funds to the original payment card. If that is unavailable, LIVIA checks for pending or duplicate refunds and agrees an alternative such as bank transfer with the customer. The individual statement and payment provider confirm processing and arrival timing.
Contact: Use the inquiry function in your account or info@livia.jp. Urgent contact: +81 80-7003-0314. Include your reservation reference, never passwords or card details.
Version: Revised 13 October 2026. The version disclosed and agreed before contracting governs each agreement. A website update does not retroactively amend existing contracts. Material changes are announced on this site and, where necessary, individually.

Check the individual home, quote and contract before applying. Updates to this page do not retroactively change agreed contracts.