Rules for your stay and charges

Stay rules for all properties

• No smoking

  No smoking, including electronic cigarettes, indoors, on balconies or in common areas. Follow building rules.

• Keep noise down

  No parties or loud music. Be especially quiet after 22:00, including conversations, laundry and activity in common areas.

• Visitors and occupants

  Apply for additional overnight guests through your account before they stay. Each person has free nights up to one fifth of contract days, rounded down, cumulatively across all requests for that person. Contract days are the departure date minus the arrival date; the departure night is excluded. Excess nights are charged at the disclosed additional per-person daily rent and utilities rates and included in the departure statement. Free nights do not permit exceeding capacity. Day visitors do not count, but must remain quiet and follow building rules. Do not exceed capacity, sublet or share key codes.

• Cleaning and ventilation

  Clean regularly with the provided cleaning tools, ventilate and remove moisture, grease and food residue. Do not leave dirt or mould untreated.

• Protect furniture and bedding

  Do not drill or attach items to walls. Protect beds from food, drinks and stains. Furniture, equipment and Wi-Fi devices, including mobile Wi-Fi, must not be taken out or used outdoors. Consumables are for their intended household use indoors; do not remove remaining stock. Report damage, stains, loss or blockages to LIVIA promptly and stop using leaking fixtures. Reasonable necessary repair, drain-clearing or equivalent restoration costs caused by intentional acts, negligence or misuse are borne by the tenant and normally settled separately during the stay rather than waiting for deposit settlement. Confirm specifications, arrangements and building rules with LIVIA before hiring a contractor or purchasing replacements. LIVIA-arranged work is also itemized. Emergency safety measures and statutory repair rights remain available. Ordinary wear, aging and pre-existing faults are not automatically tenant costs; no duplicate recovery is made. An optional purchase of new items, separate from the room charge. Each pack includes one single futon set, one bath towel and two face towels. The purchased items are yours to take home. You may instead leave only this purchased pack inside the room at checkout for LIVIA to dispose of free of charge. Remove all other waste and belongings.

• Use utilities responsibly

  Turn off air conditioning and lights when out and do not leave water running. Fixed utilities and Wi-Fi cover ordinary residential use; ordinary consumption is not reconciled at departure. Only evidenced intentional acts, negligence or excessive misuse causing substantial extra actual costs reasonably attributable to the tenant may lead to LIVIA presenting a difference and its basis, including settlement during the stay. The bills, usage, cause, amounts already paid and calculation for the same unit and period must be disclosed. Fixed Wi-Fi fees are not consumption costs. Deduct fixed charges and additional utilities already paid for that period; do not recover the same cost twice. An internal review threshold alone does not trigger automatic billing without prior disclosure and agreement on charging conditions. Ordinary use, pre-existing equipment faults and costs not reasonably attributable to the tenant are excluded.

• Bathroom and drains

  Do not dye hair in the bathroom. Keep oil, food, hair and chemicals out of drains; collect hair and dispose of it correctly.

• Toilet use

  Flush only toilet paper. Never flush tissues, wipes, sanitary products or other waste. Stop use and contact LIVIA if blocked.

• Electrical and fire safety

  Follow appliance instructions and check compatibility with Japanese voltage and outlets. Avoid overloaded sockets, clothing on heaters and hazardous open flames.

• Waste sorting and collection

  Follow the property-specific waste sheet posted in your room: sorting, collection dates, times and place. Do not use another building’s collection area.

• Departure, photos and key return

  Follow the prescribed handover method: remove your belongings, return the keys and surrender possession by 20:00 Japan time on the agreed departure date. Photograph each area marked as required in your account—room, bathroom, kitchen, entrance and indoor hallway, and returned keys—clearly showing the overall condition and key-return location, and submit the departure report. If there is no separate hallway, photograph the passage from the entrance into the room. Dispose of all rubbish and remove all belongings before departure, following the property’s waste rules. Leave no rubbish bags, including at the entrance, indoor hallway, balcony or common areas. The only exception is the new bedding and towel pack purchased from LIVIA for this stay: take it home or leave it inside the room for free disposal. Do not leave it in hallways or common areas. The on-screen departure procedure remains incomplete until the required photos, key return, removal of belongings and departure report are complete. If device, connection or other problems prevent submission, contact LIVIA promptly for alternative verification by phone or email. Actual delay in surrender attributable to the tenant after legally effective termination may incur delay-of-surrender damages under the signed clause. Missing photos or pending LIVIA confirmation alone do not create or extend additional rent or damages after actual surrender, or stop return of an undisputed deposit.

• Extensions and late surrender

  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.

• Complimentary starter supplies

  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.

• Check condition on arrival

  On arrival day, review existing damage, stains and photos. Report additional issues with photos from your account.

• Report problems promptly

  Contact LIVIA through in-stay support in your account for faults, leaks, lost keys or other issues. For fire or immediate danger, prioritize safety and local emergency assistance.

Move-out time and photo report

Follow the prescribed handover method: remove your belongings, return the keys and surrender possession by 20:00 Japan time on the agreed departure date. Photograph each area marked as required in your account—room, bathroom, kitchen, entrance and indoor hallway, and returned keys—clearly showing the overall condition and key-return location, and submit the departure report. If there is no separate hallway, photograph the passage from the entrance into the room. Dispose of all rubbish and remove all belongings before departure, following the property’s waste rules. Leave no rubbish bags, including at the entrance, indoor hallway, balcony or common areas. The only exception is the new bedding and towel pack purchased from LIVIA for this stay: take it home or leave it inside the room for free disposal. Do not leave it in hallways or common areas. The on-screen departure procedure remains incomplete until the required photos, key return, removal of belongings and departure report are complete. If device, connection or other problems prevent submission, contact LIVIA promptly for alternative verification by phone or email. Actual delay in surrender attributable to the tenant after legally effective termination may incur delay-of-surrender damages under the signed clause. Missing photos or pending LIVIA confirmation alone do not create or extend additional rent or damages after actual surrender, or stop return of an undisputed deposit.

Document checks and staff review

After receipt of your identity document, continue without waiting for staff review. Receipt is not completed identity verification. LIVIA staff review later and may request corrections; if verification is not possible, the case is handled under the agreement and terms, including possible cancellation. A resubmission request alone does not automatically cancel occupancy or revoke keys after move-in. Use the designated secure submission channel. Identity images and personal data are not sent to OpenAI for identity checks.

Extensions and delayed surrender

The departure deadline is 20:00 Japan time on the final contract date. Remove your belongings, return the keys and surrender possession. Contact LIVIA immediately through your account if you cannot meet the deadline.

A fixed-term lease does not renew automatically. An extension requires verification of letting authority, availability and new terms, the necessary explanation, a new signed agreement by both parties and payment verification before confirmation. A request, provisional booking or payment alone does not confirm an extension. A formed new agreement is not invalidated merely because payment verification is pending. Paying delay damages does not authorize an extension.

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.

This clause provides agreed liquidated damages for delay attributable to the tenant after termination can legally be asserted against the tenant. The calculation is: discounted agreed rent for the full applicable signed term (including agreed additional-occupant rent) / actual days in that term × 2 × actual excess seconds / 86,400. The rent basis excludes cleaning, contract administration, system and management fees (or service fees under older contracts), deposits and utilities/Wi-Fi. Round down fractions of one yen only at the end; a short delay is not rounded up to a full day. For example, an average daily rent of ¥8,000 and a three-hour delay gives ¥2,000. A valid continuous new agreement uses the rent and days in the last applicable term.

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.

These damages cover loss of use and income, subsequent guests’ cancellation or accommodation compensation, ordinary negotiation and demand costs, and surrender-procedure losses arising from the same delay. Rent for the same period, actual costs or penalties for that same loss are not added. Separate physical damage requires its own responsibility and evidence, without overlap. Any separately assessed litigation or execution costs awarded by a court must also exclude costs already recovered.

After checking the facts, LIVIA gives a surrender demand, calculation and evidence and accepts questions or disputes. Silence is not consent and disputed amounts are handled separately. Refusal to surrender is addressed through lawful discussion, court proceedings and execution by the bailiff, not unauthorized lock changes, utility shutoff, entry, removal or disposal of belongings to force departure. Imminent danger to life, health or property is handled separately through lawful minimum measures.

The master lease and the customer sublease

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.

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: Kanagawa: activities requiring a real-estate business licence · MLIT: specified master-lease requirements · CAA: risks when a master lease ends

Who contracts with whom

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.

This page explains LIVIA’s common rules and procedures. Before applying, check the property-specific quote and contract documents for charges, dates and individual terms. Reading this guide does not form an individual contract or exclude mandatory legal rights.

References: Land and Building Leases Act, Article 38 · Kanagawa: activities requiring a real-estate business licence

Initial payment and separate charges

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.

Discounted base rent carries a system fee of 5% and a management fee of 10%, totalling 15%. Each fee is rounded down to whole yen; extra-occupant rent, cleaning, utilities, Wi-Fi and the deposit are excluded from the basis. Contract administration is a fixed ¥10,000 for each new agreement, with no duplicate charge for a date change or extension of that agreement. All charges are itemised before signing; existing agreements retain their agreed amounts.

Utilities and Wi-Fi: fixed rates

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.

Turn off air conditioning and lights when out and do not leave water running. Fixed utilities and Wi-Fi cover ordinary residential use; ordinary consumption is not reconciled at departure. Only evidenced intentional acts, negligence or excessive misuse causing substantial extra actual costs reasonably attributable to the tenant may lead to LIVIA presenting a difference and its basis, including settlement during the stay. The bills, usage, cause, amounts already paid and calculation for the same unit and period must be disclosed. Fixed Wi-Fi fees are not consumption costs. Deduct fixed charges and additional utilities already paid for that period; do not recover the same cost twice. An internal review threshold alone does not trigger automatic billing without prior disclosure and agreement on charging conditions. Ordinary use, pre-existing equipment faults and costs not reasonably attributable to the tenant are excluded.

Deposit and return

The property-specific quote and contract confirm the deposit amount and return terms before signing. LIVIA receives it as landlord and is responsible for settlement and return, separately from rent.

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.

LIVIA as landlord handles deposit returns and settlement questions. Review the statement and contact the designated team with questions or disputes.

References: MLIT: return of security deposits

Standard cleaning and extra work

The amount and scope of the single exit-cleaning charge are confirmed in the property-specific quote and contract before signing. The work list identifies applicable tasks such as floors, kitchen, bathroom, surface cleaning and linen handling. The same task is not charged twice. 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.

During your stay, please take care of routine cleaning, ventilation, waste sorting and consumables. Daily room cleaning and regular linen changes are not included in the rent. For additional services, please confirm the scope, price and access arrangements in advance. Exceptional soiling is inspected and documented before any extra work and charges are explained; a fixed penalty does not replace an assessment of responsibility.

References: MLIT: restoration guidelines

Damage, evidence and shortfalls

Normal wear and age-related deterioration are not charged to the tenant. Claims for intentional, negligent or contract-breaching damage require before-and-after evidence, the cause and affected area, age, necessary repairs and an estimate or invoice. Extra cleaning must identify work beyond the standard scope without duplicate charges or automatic replacement-at-new-value claims.

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.

Use dated, location- and item-specific photos and checklists before and after occupancy. Report problems promptly on arrival; a delayed report alone does not waive rights. Evidence is shared only with necessary people for the relevant purpose, not published openly.

References: MLIT: restoration guidelines · MLIT: return of security deposits

Key boxes and secure handover

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.

Key-box installation must have the necessary permission and comply with building rules. Report a leaked code promptly so identity can be checked and the code changed. Contractors receive only the access needed for their assignment. Rent arrears or departure disputes are not handled by unilateral lockouts, utility cutoffs or disposal of belongings.

References: CAA: monthly-lease clause settlement example

Living in the home and access

Occupancy and use are limited to the people and purpose stated in the contract. Unauthorised subletting, additional long-term occupants, parties and unlawful activities are prohibited. Smoking, pets, visitors, noise, waste and equipment rules are stated per property. Working remotely and registering a business address are different; registration or public-facing business use needs prior confirmation.

For non-urgent inspections or repairs, explain the purpose, timing and personnel and obtain the required consent. Emergency access for incidents such as leaks or fire is limited to protecting life and preventing further damage, with reasons and work recorded. Management authority is not unrestricted permission to enter a tenant's home.

Cancellation, early exit and a new lease

Applications may be withdrawn free of charge before contract formation.

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.

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.

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.

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.

References: Land and Building Leases Act, Article 38 · CAA: cancellation charges and average loss · CAA: monthly-lease clause settlement example

Repairs and urgent issues

Contact LIVIA for repairs. As landlord, LIVIA handles its contractual and legal duties, assesses the issue and urgency, and arranges necessary action and restoration. Responsibility and any tenant charge depend on the cause, evidence, contract and law, without restricting statutory tenant rights.