Every step, explained before signing.
合同会社LIVIA directly contracts with you as landlord under a fixed-term building sublease. Review the terms, electronic-delivery consent and separate prior explanation before signing and receiving your documents. This page is a procedural guide; the individual documents and records confirm contract status.
Confirm pricing and terms in your individual quote and lease. LIVIA is your landlord. Viewing or using a cost estimate does not create a lease or charge a payment.
The resident’s landlord is LIVIA.
Property owner
Leases the home and furniture to LIVIA.
合同会社LIVIA
Obtains permission to sublet and signs directly with residents in its own name.
Resident
Pays rent and the deposit to LIVIA, which handles contact and settlement.
① Property owner ↔ LIVIAMaster lease and consent to sublet. Explain rent, repairs, termination and related risks before contracting.
② LIVIA ↔ ResidentFixed-term residential sublease. LIVIA supplies and explains a separate fixed-term notice before signing directly.
This page explains the contract process. Open the next action in your workspace to review your documents. Sign through the Zoho Sign link sent by LIVIA; PDFs within LIVIA are for viewing and download.
01 · For everyone Confirm LIVIA as landlord and the specific terms
The customer’s landlord is 合同会社LIVIA. The owner leases the home to LIVIA, and LIVIA enters into a fixed-term building sublease with the customer in its own name. The owner is the landlord under the upstream master lease, not a party to the customer’s lease. Both agreements are direct contracts between their parties; LIVIA does not act as a third-party broker or agent in either.
Confirm the actual address, unit, dates, purpose, occupants, equipment, rent and required charges. Align the two lease terms with subletting consent. A website application does not form the contract.
02 · For guests Consent to electronic delivery first
LIVIA explains the documents, delivery method, format and saving or printing steps to the customer, records who consented and when, and explains withdrawal or paper delivery. This consent is separate from the owner’s consent to electronic master-lease documents and is not replaced by a general website-terms checkbox.
References: Land and Building Leases Act, Article 38 · Lease Act Enforcement Order: consent to electronic provision
03 · For guests LIVIA provides the separate fixed-term explanation
Before signing with the customer, LIVIA as landlord provides a document separate from the contract and explains the absence of renewal and termination at expiry. Check saving, reading and questions, and identify LIVIA’s representative and the explanation record. A clause, signature or payment alone does not replace this, nor does the upstream explanation to the owner.
References: Land and Building Leases Act, Article 38 · MLIT: fixed-term lease Q&A
04 · For everyone LIVIA and the customer directly sign the sublease
After prior explanation, LIVIA and the customer verify identity, signing authority and the final version, agree the fixed-term sublease, charges, early-exit, restoration, equipment and house rules, and retain signing records. The owner is not a party signing this customer agreement. Follow the instructions in your account to sign with Zoho Sign, then view and save the signed documents from your contract documents.
05 · For everyone Deliver and separately retain both agreements
LIVIA and the customer each receive a saveable final sublease. Deliver the owner–LIVIA master lease and applicable post-contract documents separately. Keep versions, consent, explanation, signature, delivery and receipt records with retention and access rules. Direct lease transactions do not automatically require brokerage documents under Articles 35 and 37.
References: MLIT: specified master-lease requirements · Lease Act Enforcement Order: consent to electronic provision
06 · For guests LIVIA reconciles payment before secure key release
Terms start at 30 nights and can be selected in one-day increments. Rent for the entire term is paid in advance, with one exit-cleaning charge, fixed utilities and Wi-Fi, and a refundable deposit listed separately. The property-specific quote and contract confirm the actual amounts, payment deadline and method. Submitting an application alone does not charge a payment.
Move-in starts at 08:00 Japan time on the contract start date. Once the contract, required identity checks, payment and key preparation are confirmed, an email from 08:00 that day directs the customer to sign in and view the four-digit key-box code in their account. The code itself is not included on public pages or in email. Codes change for each tenancy, with handover, return and revocation recorded. Do not share codes, copy keys without permission or move the key box; contact LIVIA for loss or failure.
LIVIA as landlord verifies actual receipt of rent and the deposit. A screenshot, saved card or admin status does not prove receipt; a short card authorisation is not a long-term deposit.
References: Stripe: card authorisation windows
Master-lease termination and customer continuity
Obtain the owner’s consent to residential subletting before listing, and verify permitted occupants, use, term and obligations when the master lease ends. Its expiry, breach or LIVIA’s exit does not justify declaring that customers must leave immediately or promising automatic succession by the owner. Determine succession, notice, unused prepaid rent, deposits and contacts from the reason for termination, applicable law and effective agreements. Until lawful succession is verified, LIVIA must not shift its customer responsibilities to the owner.
References: MLIT: specified master-lease requirements · CAA: risks when a master lease ends
The operation must be a residential lease
The tenant occupies the specified home for the term as a base for daily life and handles routine indoor living. The operator cannot freely exchange rooms as in a hotel. A lease title or 30-night minimum does not automatically exclude lodging, building, fire or local requirements. Each property needs checks of authority, building rules, actual services and the relevant authority's assessment.
References: MHLW: lodging-business Q&A
Term, expiry notice and tax treatment
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.
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.
The tax treatment of residential rent depends on use, the actual contract term and the operation. Lettings shorter than one month and lodging operations are not automatically exempt residential rent. Thirty days or nights on a calendar do not necessarily equal one legal or tax month; assess master rent, subrent and separately supplied cleaning or other services.
References: Land and Building Leases Act, Article 38 · NTA: residential letting tax treatment
Electronic delivery and document storage
Contract documents are normally delivered electronically. LIVIA first explains the documents, formats such as PDF and delivery method, then obtains and records your consent. You can view documents in your account, download them to your device and print them. Electronic signing uses Zoho Sign, and signed documents are retained. Check that you can open and save the files before signing.
To withdraw electronic-delivery consent, report difficulty receiving files or arrange a paper or other alternative required by law, contact info@livia.jp. After withdrawal, further documents covered by that consent will not be delivered electronically without renewed consent. Withdrawal alone does not invalidate documents already delivered or agreements already signed. We explain the alternative method and timing in advance; required statutory explanations still apply.
Agreements, explanation documents, consent, delivery and signature records, and transaction and settlement records are normally retained for 10 years from the later of the contract end date or final settlement date. Where a statutory retention deadline is later, that deadline applies. Unresolved disputes extend retention only for necessary records and periods. Once retention is no longer necessary, records are reviewed for deletion or anonymization.
Identity-document images and names entered for that check have a separate maximum of 30 days. Image access ends after staff review, a resubmission request or your deletion request, followed by deletion. Minimal submission and review timestamps and names separately recorded in agreements are outside this image-retention period; contract-related records follow the period above.
Contract PDFs, signature certificates and delivery records are managed primarily in private electronic storage with access controls, version records and file-integrity checks. Access is limited according to the parties and authorized staff who need the records for their work. Electronic transaction data and originals required by law are retained under the applicable preservation requirements.
Download and keep your own copy of delivered documents. If you cannot sign in or need another copy, contact info@livia.jp with your name and reservation or contract reference. LIVIA checks identity and access rights before responding. Account deletion does not immediately erase records needed by law or for unresolved disputes, and permanent account access is not guaranteed.
References: Lease Act Enforcement Order: consent to electronic provision · Companies Act: LLC records · NTA: record retention periods
Check individual terms before signing
Check the parties, property address, dates, charges and electronic-delivery method in your individual contract documents in your workspace. The documents and records for that contract confirm its formation and delivery status. Contact LIVIA before signing if anything is unclear.