How do you choose a building for an accredited Japanese-language institution? Site/building area requirements and zoning

In short: Under the accredited Japanese-language institution system that began in April 2024, the accreditation standard (MEXT Ordinance No. 40 of 2023) requires a school building of 115 m² or more and at least 2.3 m² per student receiving instruction at the same time, and the site and building must in principle be owned by the founder and free of mortgages or other encumbrances (exceptions exist for unavoidable circumstances). Zoning limits are set by Article 48 and Appended Table 2 of the Building Standards Act; where it counts as a "miscellaneous school," it cannot be built in low-rise exclusive residential zones, the agricultural-residential zone, or the exclusive industrial zone. Accreditation and foreign teachers' residence status go to an administrative scrivener; building confirmation, the inspection certificate, and change-of-use to an architect and the designated administrative agency; tax to a tax accountant; and brokerage of the building to us — each a separate contract.

This is written for operating entities and principals newly establishing or relocating an accredited Japanese-language institution, and for real estate staff tasked with finding a building. We organize "how many square meters the building needs and what location may be accredited" from the accreditation standard and the Building Standards Act. We handle property and location information and brokerage; accreditation and residence status, building confirmation, registration, tax, and disputes are each referred to the appropriate professional.

What changed with the accredited Japanese-language institution system?

In April 2024 a new framework began in which the state accredits the quality of Japanese-language schools. Oversight moved from a Ministry of Justice notice standard to accreditation by the Minister of Education, and the requirements for the site, building, and teachers were set in law.

The governing law is the "Act on Accreditation etc. of Japanese-language Institutions for Ensuring Proper and Reliable Japanese-language Education" (Act No. 41 of 2023; effective 1 April 2024). Previously, Japanese-language schools accepting international students were managed under the Immigration Services Agency's notice standard, but under the new system the Minister of Education accredits institutions, and courses are split into three types: "study abroad," "employment," and "living." The site/building standards and the requirements for teachers and head teachers are set in the Accreditation Standard for Accredited Japanese-language Institutions (MEXT Ordinance No. 40 of 2023).

Topic	Old system (notice standard)	New system (accredited institution)
Oversight	Immigration Services Agency (notice)	Minister of Education (accreditation)
Basis	Notice standard for Japanese-language institutions	Accreditation Act (Act No. 41 of 2023) / Standard (Ordinance No. 40 of 2023)
Courses	Mainly study abroad	Study abroad, employment, living (three courses)
Effective	—	1 April 2024

From a property standpoint, the important point is that the physical conditions of the "building" are a prerequisite for being accredited. The overall system can be checked in MEXT's materials, but whether an individual case is accredited is judged by MEXT and the review body. For the general logic of zoning and change-of-use shared across facility properties, see What to confirm before signing for a clinic property — zoning, change-of-use, and the opening notification.

How do the required building area and the capacity (number of students taught at once) relate?

The standard requires a building of 115 m² or more overall, and at least 2.3 m² per student receiving instruction at the same time. In other words, the size of the classrooms caps the number who can be taught at once — effectively the capacity.

Article 13 of the Accreditation Standard (MEXT Ordinance No. 40 of 2023) sets the building area as follows.

Item	Content
Total building area	115 m² or more
Per student	2.3 m² or more per student taught at the same time
Required facilities	Classrooms, a teachers' room, and an office, plus a library, infirmary, etc. according to the curriculum, organization, and number of students

What matters here is that "the number of students taught at once" is capped by area. For example, the upper limit of simultaneous students is back-calculated from the total classroom area, and that drives the timetable and the number of students that can be enrolled. When viewing a property, confirm from the floor plan not only the total area but "how many rooms and how many square meters can be used as classrooms." The separation of classroom, waiting, and office areas parallels When leasing or finding a property for small-scale childcare — what to confirm with zoning and area. Which area-calculation method applies, and the required room composition, should be confirmed against the latest standard and the review body's practice.

In which zones can you open a Japanese-language school? (use under the Building Standards Act)

Under the Building Standards Act, where a Japanese-language school counts as a "miscellaneous school," it cannot be built in Category I/II low-rise exclusive residential zones, the agricultural-residential zone, or the exclusive industrial zone. First confirm which zone the property is in and how it is classified under the Act.

Building limits by zone are set in Article 48 and Appended Table 2. The treatment of schools differs between kindergartens/elementary/junior-high/high schools (the "school" entry) and universities, specialized schools, and miscellaneous schools.

Zone	Kindergarten/elementary/junior-high/high	University/specialized/miscellaneous school
Category I/II low-rise exclusive residential, agricultural-residential	Allowed	Not allowed
Category I/II medium/high-rise exclusive residential	Allowed	Allowed
Residential / neighborhood-commercial / commercial / quasi-industrial	Allowed	Allowed
Industrial zone	Not allowed	Allowed
Exclusive industrial zone	Not allowed	Not allowed

The catch is that how an accredited Japanese-language institution is classified under the Act is not uniform. The classification (school / miscellaneous school / office, etc.) can differ depending on whether it operates as a miscellaneous school under the School Education Act (prefectural governor's authorization) or as another course run by a corporation. Because the classification is ultimately judged by the designated administrative agency on the actual use, the surest course is to confirm with the designated administrative agency through an architect before signing whether the property can be used for that purpose. The classification judgment is made by the architect and the designated administrative agency; we do not make it.

Must the site and building be self-owned, or can a long-term lease be accredited?

The standard requires the site and building to be, in principle, owned by the founder and free of mortgages or other encumbrances. However, where there are unavoidable circumstances, use by lease may be recognized.

Under the standard, the site and building must in principle be owned by the founder, with no mortgage or other security interest attached. That said, where funds to acquire the site/building are borrowed and a mortgage must be set as security — an unavoidable circumstance — an exception may be recognized. When securing the building by lease, the key is whether stable, continuous use can be shown.

Form of securing	Idea
Self-ownership (principle)	Premised on no encumbrance such as a mortgage
Borrowing + mortgage	Security set for a loan to acquire the site/building may be an unavoidable-circumstance exception
Lease (borrowing)	Whether stable, continuous use can be shown is the point. Check term, renewal, and permitted use

If you secure the building by lease, pin down the lease term, renewal conditions, purpose of use (whether school use is permitted), and restoration before signing. Which form satisfies the standard is judged against the latest standard and the review body's practice, so confirm the individual case with MEXT and the review body. The basics of what to read in a lease are in What to read in a lease agreement.

What to confirm first on the property side — lighting, two-way evacuation, inspection certificate

A school is a special building under the Act, and the lighting of classrooms (habitable rooms), evacuation routes, and whether an inspection certificate exists become the deciding points. For conversion from another use, first check whether a change-of-use confirmation is required.

Because a school is a facility where people gather, the following provisions of the Act matter on the property side.

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Point	Provision / content
Lighting of habitable rooms	Article 28. Classrooms and other habitable rooms need windows etc. effective for lighting
Evacuation of special buildings	A school is a special building in Appended Table 1. Corridor width, direct stairs, and two or more evacuation routes (evacuation provisions of the Enforcement Order) are at issue by scale/floors
Change-of-use confirmation	Article 87. Converting from office/store etc. to a school, where that part exceeds 200 m², in principle requires a change-of-use confirmation
Inspection certificate	Proof that the building passed its completion inspection; important as a premise for change-of-use or extension

In particular, a property without an inspection certificate can make change-of-use or later extension harder. If classrooms are placed on the second floor or above, securing evacuation routes matters; for converting an existing building, whether a change-of-use confirmation is required is the check before deciding. The approach when there is no inspection certificate is in Can a property without an inspection certificate be converted to a welfare facility?. These Building Standards Act judgments (need for confirmation, compliance with evacuation provisions) are made by the architect and the designated administrative agency; we limit ourselves to providing property information.

From finding a building to accreditation — who to ask for what (division of roles)

Selecting, leasing, or buying the building is real estate (licensed agent); building confirmation, inspection certificate, and change-of-use are the architect and designated administrative agency; accreditation and foreign teachers' residence status are the administrative scrivener; registration is the judicial scrivener; tax is the tax accountant. Where roles overlap, clarify before signing who handles what.

Opening an accredited Japanese-language institution combines property, construction, permits, labor, and tax. In the Yotsuba group, consultations on the building/site are handled by Yotsuba Real Estate Co., Ltd., and accreditation and residence-status filing by the affiliated Yotsuba Administrative Scrivener Office, under a separate contract.

Where to consult	What they handle
Yotsuba Real Estate Co., Ltd. (real estate brokerage)	Building/site information; brokerage of lease and sale
Architect / designated administrative agency	Zoning and use classification, building confirmation, inspection certificate, change-of-use confirmation, evacuation/lighting compliance
Yotsuba Administrative Scrivener Office (separate contract)	Accreditation of the institution; filing for foreign teachers' residence status
Judicial scrivener	Registration of ownership and other rights in the site/building
Land/house surveyor	Subdivision and registration of physical description
Tax accountant	Tax of the school corporation/business
Lawyer	Disputes over leases or with neighbors

We and our office, and the various professionals, are each independent business entities. Where roles overlap, we clarify before the contract who handles what, and you contract with each separately. We neither receive nor pay any referral fee or introduction commission. Consultations are free. For the building/commercial property, see Investment & commercial real estate; for an office/base, Commercial property & office. Teachers' working hours and social insurance are areas handled by a labor and social security attorney, which we do not enter.

FAQ

Q. What is the minimum building area for a Japanese-language school?
A. The Accreditation Standard (MEXT Ordinance No. 40 of 2023) sets the building area at 115 m² or more overall and at least 2.3 m² per student taught at the same time. Besides classrooms, a teachers' room, and an office, a library, infirmary, etc. are required according to the curriculum and number of students. Confirm the specific area-calculation method and required room composition against the latest standard and the review body's practice.

Q. In which zones can a Japanese-language school open?
A. Under Article 48 and Appended Table 2, where it counts as a miscellaneous school it cannot be built in Category I/II low-rise exclusive residential zones, the agricultural-residential zone, or the exclusive industrial zone; it can be built in medium/high-rise exclusive residential zones and above, and in commercial/quasi-industrial zones. However, how an accredited institution is classified under the Act (school / miscellaneous school / office) differs by actual use, so confirm the final classification with the designated administrative agency through an architect.

Q. Must the building always be self-owned to be accredited?
A. The standard requires the site and building to be, in principle, self-owned by the founder and free of encumbrance, but where there are unavoidable circumstances — such as a mortgage for a loan to acquire them — an exception may be allowed. When securing by lease, the key is whether stable, continuous use can be shown. Confirm the individual case with MEXT and the review body.

Q. Can I rent an office building and turn it into a Japanese-language school?
A. The premise is a zone where a miscellaneous school etc. can be built; converting from office to school, where that part exceeds 200 m², in principle requires a change-of-use confirmation under Article 87. The presence of an inspection certificate, classroom (habitable-room) lighting, and evacuation routes where classrooms are on the second floor or above are also deciding points. These Building Standards Act judgments are made by the architect and the designated administrative agency.

Sources (primary information)

• e-Gov Law Search "Act on Accreditation etc. of Japanese-language Institutions for Ensuring Proper and Reliable Japanese-language Education" (Act No. 41 of 2023; accreditation by the Minister of Education; three courses of study abroad/employment/living; effective 1 April 2024. Accessed 3 Oct 2026)
• e-Gov Law Search "Accreditation Standard for Accredited Japanese-language Institutions" (MEXT Ordinance No. 40 of 2023; Article 13 = building 115 m² or more, 2.3 m² or more per student taught at the same time; site/building in principle self-owned and free of encumbrance. Accessed 3 Oct 2026)
• e-Gov Law Search "Building Standards Act" (Act No. 201 of 1950; Article 48 / Appended Table 2 = zoning limits, Article 28 = lighting of habitable rooms, Article 87 = change-of-use confirmation; a school is a special building in Appended Table 1. Accessed 3 Oct 2026)
• MEXT "About the accreditation system for Japanese-language institutions" (April 2024, Japanese Language Education Division) (overall system, three courses, outline of the standard. Accessed 3 Oct 2026)
• e-Gov Law Search "Real Estate Brokerage Act" (Act No. 176 of 1952; scope of brokerage and important-matters explanation. Accessed 3 Oct 2026)

• The area-calculation method, required room composition, exceptions to the self-ownership requirement, and differences among the courses (study abroad/employment/living) may change with the latest standard and the review body's practice. Confirm against e-Gov Law Search and MEXT's latest materials. Applicability is treated as [unverified], assuming confirmation by MEXT and the review body.
• Classification under the Building Standards Act (school / miscellaneous school / office), the need for a change-of-use confirmation, and evacuation/lighting compliance are judged per building by the designated administrative agency and the architect. This article does not assert specific compliance.
• Eligibility for foreign teachers' residence status and tax treatment vary with circumstances. This article does not present specific judgments or amounts.
• This article is general information, not an individual legal or tax judgment. Accreditation and residence-status filing are for an administrative scrivener, building confirmation and change-of-use for an architect and the designated administrative agency, rights registration for a judicial scrivener, physical-description registration for a land/house surveyor, tax for a tax accountant, and disputes for a lawyer.
• Building/site information and brokerage of lease and sale are handled by Yotsuba Real Estate Co., Ltd. (real estate brokerage); the various professionals contract with you separately as independent business entities. There is no exchange of referral fees or introduction commissions.

About the author

Joji Uramatsu — Licensed Real Estate Transaction Specialist (Tokyo Governor registration No. 293544) and Administrative Scrivener (registration No. 25087022). Representative Director of Yotsuba Real Estate Co., Ltd. (real estate brokerage, Tokyo Governor (1) No. 113304) / Head of Yotsuba Administrative Scrivener Office. Kohinata, Bunkyo-ku, Tokyo, about 5 minutes' walk from Myogadani Station. For finding a building for an accredited Japanese-language institution, the standard's site/building requirements and the Act's zoning, change-of-use, and evacuation are confirmed side by side. See the author page for the full profile.