Your owner portal. One clear step at a time.

Where to openInvitation email → owner account registration

1. 1

   Open the link in your invitation

   Use the same email address that received your invitation. Choose “Create an account” if you are new, or “Already registered? Sign in”. Complete the sign-in or email verification shown.

2. 2

   Confirm your name and finish registration

   In owner registration, confirm your name or company, read and accept the privacy policy, then choose “Complete owner registration”. Creating a general account alone does not complete owner enrolment.

3. 3

   Open your owner portal

   After the completion message, choose “Open owner portal”. Return through “Owner portal” on the website or the owner sign-in page; you do not need to register again.

If no property is linked yet, do not create another account. Check your signed-in email, then ask LIVIA to check the link.

Where to openHome → Review contracts

1. 1

   Start with “What to do now”

   Home shows the action currently needed from you. Open “Review contracts” and complete electronic delivery consent in order. Read, check the consent box and choose “Agree and view documents”. Do not repeat actions while LIVIA is preparing them.

2. 2

   Read the current documents

   Choose “Required: view current documents”, read the PDF and complete required confirmations such as “Record document acknowledgement”. Check the home, dates, costs and name. Ask about anything unclear. Downloading is optional, and viewing is not signing.

3. 3

   Sign personally in the Zoho Sign email

   When signing is available, check the confirmation and choose “Send signature invitation”. Open the separate Zoho Sign email in your registered inbox, read the document, sign and complete the final submission. Return to the portal and choose “Refresh” to check signing and the next steps.

Check spam and your registered address before requesting another email. If the signing interface is in another language, use its language menu. Stop and contact LIVIA if the contents are unclear. LIVIA arranges necessary explanations separately.

Where to openHome → Your properties and activity

1. 1

   Find your home on Home

   Check the property name, publication status, current occupancy and upcoming stays. “Provisional / procedures” is not a confirmed arrival; “Awaiting LIVIA” means an operational check remains.

2. 2

   Open dates, settings and pricing

   Expand “Reservation dates, settings and pricing” for daily rent, booking dates, cleaning fees and other settings. Existing reservations retain their saved pricing when current settings change.

3. 3

   View the listing or request an update

   For a published home, choose “View listing” to see the public introduction. Choose “Ask LIVIA to update” to request changes, naming the home and desired update. “Property details” also contains your photos and documents; LIVIA enters the records.

If refresh fails, choose “Refresh”. Old or incomplete information does not prove there are no bookings. Tell LIVIA the home and status you see if it still differs.

Where to openUse my home → When would you like to stay?

1. 1

   Choose the home and available dates

   Open “Use my home”, choose the property, check the calendar and enter arrival and departure dates. Dates use Japan time: arrival from 08:00 and departure by 20:00. Three full preparation days are needed on each side; existing bookings remain protected.

2. 2

   Choose “Hold these dates”

   The system rechecks availability and your agreement, then immediately closes an available period to new bookings. Check the dates and status under “Date requests”. The hold is separate from confirmation of costs, use terms and key handover.

3. 3

   Use the controls shown for your stage

   While “Change dates” and “Release dates” are shown, you can use them yourself. Choose new dates and “Save date change”, or confirm the release. Saving rechecks availability; if it fails, the original hold stays. Once you enter “Personal-use procedures / next step”, use “Changes, extensions or cancellation” → “Send request” and wait for LIVIA to confirm.

4. 4

   Review and agree the proposed costs

   When LIVIA presents occupancy, cleaning and fixed utilities/Wi-Fi costs, review them, check the agreement and choose “Agree to terms”. Ask before agreeing if unclear. A change or extension request alone does not change the existing dates or costs.

If a control is unavailable, read the reason or reload before retrying. Do not create the same date request again. Ask LIVIA about changes to confirmed arrangements.

Where to openUse my home → Personal-use procedures / next step

1. 1

   Check “What to do now”

   Open “Personal-use procedures / next step” on your approved dates. Check agreed terms and the release time under “Entry and key”. Access is available from 08:00 on the start date once terms and property readiness are confirmed.

2. 2

   Record entry after receiving the key

   When available, choose “Show key code” and follow the location and entry instructions. Once you have the key and have checked entry, confirm and choose “Record receipt”. Do not post the code in public forms or share it with unauthorised people.

3. 3

   Upload photos, return keys and report departure

   Tidy the home, remove rubbish and return the key as instructed. Upload photos in the same procedure, then select a different saved photo for each of Room, Bathroom / toilet, Kitchen and Returned key. Confirm departure and key return, then choose “Submit departure report”.

If keys are unavailable, check the release time and messages, then choose “Reload procedures”. Contact LIVIA about access or equipment problems instead of altering unfamiliar equipment.

Where to openHome → Costs and preparation discussions

1. 1

   Open cost discussions for the home

   Choose “Costs and preparation discussions” on the property card and check the selected home. Discuss initial furnishing, repairs or extra purchases here, separately from cleaning work progress.

2. 2

   Send your questions or preferences

   In “Discussion”, describe the work, cost question or preferred share and choose “Send message”. You can propose a 50/50 split; LIVIA records the agreed cost terms. A conversation alone is not a settled payment.

3. 3

   Check amounts and shares before approving

   Review items, totals, your percentage and yen share, LIVIA’s share and the settlement method under “Costs, shares & settlement”. Check the confirmation and choose “Approve this version” only when correct. Review again if the terms change, or send a question first.

Furniture funding follows your selected plan. Building repairs, fire insurance, special cleaning and agreed owner costs remain separate. LIVIA arranges Wi-Fi; special installation and costs require prior agreement. No unagreed deductions or double-charging of LIVIA-funded furniture purchases.

Where to openIncome → Payment status and transfer records

1. 1

   Find the home and statement period

   Open “Income” and find the relevant period. Monthly calculations include rent received for stays that have started and only elapsed days; future prepaid days are excluded. Unresolved refunds or early departures need review. The standard is month-end closing and payment on the next month’s 20th, or the preceding Japanese banking day if the 20th is a bank holiday. Existing individual agreements retain their terms.

2. 2

   Separate rent allocation from expenses

   Owner-provided furniture: 85% owner / 15% LIVIA. LIVIA fully funds agreed furniture: 70% owner / 30% LIVIA. Allocation uses collected sublease rent (including rent for additional occupants) after relevant refunds; LIVIA’s share is monthly operations. Agreed owner expenses are separate. Rent, occupancy and net returns are not guaranteed.

3. 3

   Check payment records and bank receipt

   Choose “Refresh payment status” under “Payment status and transfer records”. Check paid and remaining amounts, and open “View records” where needed to compare dates and amounts with receipt in your bank.

An issued statement is not proof of bank receipt or a tax receipt. This guide does not promise instant transfers, fixed income or occupancy.

Where to openContact / More → My details & notifications

1. 1

   Start a message in “Contact”

   Open “Contact”, enter a subject and message under “Start a conversation”, then choose “Save enquiry”. Include the property name, dates, screen item and what you need help with.

2. 2

   Follow the same conversation

   Choose “Open conversation” in your records, read LIVIA’s reply and choose “Save reply” for further information. Continue cost discussions in the relevant home’s cost consultation rather than opening duplicate conversations.

3. 3

   Check your email and preferences

   Open “More” → “My details & notifications” to review account details and notification links. Follow action or signing emails into their procedure, then return to the portal to check progress. Check your spam folder too.

“Mail provider accepted” does not mean delivered or read. For urgent access, equipment or safety issues, use the contact method in your arrival instructions instead of waiting only for a general message reply.