LIVIA · STAY GUIDE
From browsing to moving in
Find your home, review the costs and follow each next step in your account.
Choose your home and dates
Choose an area and the number of guests, then check dates, availability and costs on the property page. Stays start at 30 nights; the minimum may vary by property.
Sign in and apply
Review the price breakdown and conditions, then apply. Create an account if this is your first visit. Applying does not charge your card or confirm a reservation.
Complete the contract steps
Upload the requested documents in your account, review the pre-contract explanation and lease terms, and follow the instructions to sign electronically. Your account shows the next step and its deadline.
Pay and check your confirmation
Open the card-payment page from your account. Once the contract and payment are confirmed, check your booking confirmation and arrival instructions.
Collect your keys and move in
From 8:00 am Japan time on your arrival date, once move-in requirements are complete, your account shows the key-box location, photo and four-digit code. Follow the email notification to view them.
Before you apply
Can I browse before choosing dates?
Yes. Browse homes first, then enter your dates and guests on a property page to check availability and a quote.
Read more →What is included in the initial payment?
Rent, standard departure cleaning, fixed utilities and Wi-Fi, and the security deposit are itemized. Any other applicable charges are also shown in your quote. Review the total before applying.
Read more →When is the deposit refunded?
After departure, we provide an itemized settlement and arrange the refund of the undisputed balance within 14 days of departure. The date it reaches your card or bank account may differ.
Read more →Can I extend or cancel?
Extensions require availability, pricing and new contract terms to be checked; an enquiry does not confirm an extension. Withdrawing before a contract is formed is free. After that, the cancellation rules and your lease apply. Contact LIVIA through your account.
Read more →What are the arrival and departure times?
Move in from 8:00 am on your arrival date and vacate by 8:00 pm on your departure date, both Japan time. Return the keys and submit photos and your departure report in your account.
Read more →Need help with your stay?
Find guidance on costs, documents and arrivals in our help centre, or ask AI to find a relevant answer. Contact LIVIA for advice about your individual arrangements.
Detailed conditions and guidance
Find application requirements, in-stay services and contact guidance below. Check the property page and contract documents for the home’s charges, equipment and individual terms before applying.
Applications and contracts
- individual and corporate eligibility
- Individuals and companies may apply, including from overseas. Register the actual contracting party, current contact details and all occupants, within the property capacity. A company must act through an authorised representative. Contact LIVIA first where guardian consent or other authority is needed. Your account lists the required documents and individual conditions for review before signing.
- application, explanation and contract delivery process
- Submitting an application alone does not form a contract or complete payment. The contract is formed through the required procedures, including prior explanations, agreement by both parties and signing. Complete the owner–LIVIA master lease, subletting consent and required prior explanations first. Separately, LIVIA as the customer’s landlord obtains electronic-delivery consent, provides the independent fixed-term explanation, then signs and delivers the customer sublease. Contract formation, payment reconciliation and key release are separate steps.
- response time, contract formation and confirmation notice timing
- An accepted application is a provisional reservation. Your account shows the next step and completion deadline: submit the requested information, review and electronically sign the contract, then pay. After document receipt you can continue without waiting for staff review, although corrections may be requested. Check the confirmed status and notice in your account; submitting an application or document, or opening payment, is not confirmation. If the deadline is missed, the provisional hold ends as explained on screen; a new request needs a fresh availability check. For new applications, submit identity documents, electronically sign the agreement and pay within 72 hours of applying, or before arrival if earlier. An unfinished provisional reservation is automatically cancelled after its deadline. Payments in progress, collected payments and formed agreements require individual review, without blind cancellation or an automatic refund. Existing reservations retain the original deadline shown in your account. A completed application is not cancelled merely because LIVIA’s final review is pending. Monday–Friday, 11:00–17:00 (Japan time). Calls are available in Taiwanese and Japanese. English calls are unavailable. Enquiries outside these hours are handled in order during the next business period. Round-the-clock replies, an immediate response or dispatch are not guaranteed. Call 119 for immediate danger to life, fire or medical emergencies, or 110 for urgent police matters, without waiting for LIVIA.
- secure identity-document submission method
- Sign in and use the designated upload field in your account, following its format and size limits. Required documents are listed for your application. Do not submit identity documents by ordinary email or in the AI question field.
Before and during your stay
- fixed utilities and Wi-Fi charges
- Utilities and Wi-Fi are charged at a fixed rate. The total is agreed before signing based on the property's daily rate, occupants and contract days. There is no move-out adjustment for ordinary consumption. For ordinary early departure, fixed charges for the unprovided period are settled after actual return of the home and keys is confirmed; this is not a consumption-based refund, and the original full-term rent remains unchanged. Extensions or occupant changes require a new agreed quote for the affected period. Existing agreements retain their agreed terms.
- arrival, key collection and late arrival arrangements
- 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.
- in-stay cleaning, linen and consumable supplies
- During your stay, handle routine cleaning, ventilation, waste separation and washing of linens yourself. The standard cleaning charge covers one clean after departure, not daily housekeeping, scheduled linen changes or in-stay replenishment. Ask LIVIA in advance about availability, scope and costs for extra cleaning or other services. Laundry/dish detergent, rubbish bags, tissues and toilet paper are complimentary starter supplies in limited quantities. Availability, items, stock and replenishment during your stay are not guaranteed. Please buy your own if unavailable or used up. Body wash is not included.
- mail, deliveries, residence registration and business registration rules
- Receive mail and deliveries in your own name at the contracted address, following building rules. LIVIA does not receive, store or forward them for you, and parcel lockers are not guaranteed. Arrange valuable or cash-on-delivery items when you can receive them. Update addresses and arrange forwarding before departure. Check residence registration with the municipality based on your actual living circumstances. Company registration, business-base use or public use of the address needs LIVIA’s prior written agreement.
- extensions, changes, early departure and refunds
- Changes to dates, occupants or the home need LIVIA’s agreement, upstream letting authority, availability and a check of use conditions and price differences, followed by the required amended or new documents. A fixed-term lease does not extend automatically and a website action does not guarantee a change. Non-arrival does not automatically terminate it; clarify the contract and refunds with the contact, without unilateral deposit forfeiture or disposal of property. 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. 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 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.
- departure, key return, lost property and final settlement
- Before deducting a deposit, provide the tenant with the items, basis of liability, calculation and evidence, with an opportunity to query or dispute them. Verified rent arrears, previously agreed additional services and damage for which the tenant is responsible may be settled under the contract; any amount beyond the deposit requires a separate itemised claim. The deposit is neither a liability cap nor money to forfeit at will. Disputed sums are handled separately, without estimated automatic card charges or duplicate insurance recovery. 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. 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. At departure, remove personal belongings and complete the agreed key return and handover. Record the discovery, notification and storage of lost property rather than disposing of it unilaterally.
- corporate contracts, company payment and receipt procedures
- Contact LIVIA through your account or info@livia.jp with the company name, contact person, actual occupants, preferred home and dates, and the payer and document recipient names. LIVIA checks availability, signing authority and costs before providing individual terms; follow your account instructions for the contract and payment. Check the payment confirmation for your receipt. Request company-named receipts, quotations or other documents before paying. Deferred payment, credit terms and special document formats require separate agreement.