LIVIA · INFORMATION

LIVIA service terms

These terms govern the website, account area and related communications. Agreed lease terms govern the specific home, price and dates, subject to mandatory law.

Accounts and contracts

1. Parties: 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.
2. Account management: Provide accurate, current names, contact information and intended use. Do not transfer accounts or impersonate others. Required guardian consent or corporate authority must be established before contracting. Reverify changed email addresses. Report suspected compromise immediately; LIVIA may explain and impose proportionate security restrictions.
3. Contract formation: 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.
4. 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.

Residence and procedures

5. Arrival and return: 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.
Departure deadline: 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.
Forming an extension: 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.
Latest checkout date: Checkout for new reservations and date changes is limited to two calendar years from the application date in Japan. Letting authority, existing bookings and blocked dates may shorten the available period. Extensions also require availability, prices and the necessary agreement; they are not automatic.
Delayed surrender damages: 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.
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.
No duplicate recovery: 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.
Notice and lawful recovery: 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.
6. Use of the home: Observe the agreed occupancy, residential purpose and building rules. Unauthorized subletting, unlawful activity and serious nuisance are prohibited. Smoking, pet and equipment restrictions follow the individual conditions disclosed before contracting. Website updates alone do not add restrictions to existing contracts.
7. Repairs and damage: 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.
8. Termination: 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.
Date-change 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 and minimum rent: 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.
Change agreement: 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.
Early departure rent and refunds: 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.
Termination notice and actual return: 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.
Change and departure settlement: 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.
9. Deposit refund: 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.

Service administration and responsibility

10. Disruption, liability and disputes: Maintenance, incidents or security issues may limit functions. LIVIA gives notice where practicable and offers alternative contact. An outage is not proof of received notice or completed payment. Liability follows the agreement and law; LIVIA is not wholly exempted, intent or gross negligence is not excused, and statutory consumer rights are preserved.
11. Law and language: Japanese law applies; court jurisdiction follows the law. Japanese, English and Traditional Chinese assist understanding. The authoritative contract language and effect of translations are specified before signing; language differences do not remove statutory protections. Ask about any uncertainty before signing.
12. Revisions: 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.