Office Requirements for the Business Manager Visa [October 2025 Amendment — Licensed Immigration Specialist]

Obtaining or renewing a Business Manager Visa (status of residence "Business Manager") requires securing a business office in Japan with genuine operational substance. The October 16, 2025 amendment means that using a home address as a business address is no longer permitted in principle. This article organizes the details of the office requirement and clarifies which office types are and are not acceptable.

The Two Basic Conditions for the Office Requirement

According to the official standards of the Immigration Services Agency, a business office must satisfy the following two conditions:

1. It must have the substance of an independent business establishment (not merely a registered address, but a location where actual business activities take place)
2. The production or provision of goods and services must be carried out continuously at that location, with personnel and equipment

Both conditions are verified during the review.

October 2025 Amendment: Home Use No Longer Permitted in Principle

Before the Amendment

In some cases — such as when the applicant was operating the business alone — the office was permitted to be within the applicant's home if a clearly separate space with a distinct layout could be identified.

After the Amendment

From October 16, 2025, using a home as a business premises is no longer permitted in principle. The reason given is that a business office appropriate for the scale of management activities required under the revised standards must be secured separately.

Key Points for the Lease Contract

When the office is a rented premises, the following points are verified during the review:

• The stated purpose in the lease contract must be "business use," "commercial premises," "office," or similar — residential contracts are not acceptable
• The lessee listed in the lease contract must be the company (corporate entity), not the applicant as an individual
• The contract term must not be a short-term month-to-month arrangement — it must be for a period that suggests ongoing business operations

Eligibility of Different Office Types

Virtual Office

A "virtual office" — where only an address is rented with no actual workspace — is generally not accepted. Securing a business establishment means securing a location where actual business activities are continuously carried out. A service that only provides an address does not meet this requirement.

Rental Office and Shared Office

These may be acceptable when a dedicated workspace is secured and continuous business activities are being conducted there. However, the following questions will be raised:

• Is a fixed desk or dedicated workspace secured?
• Is the size and facilities appropriate for the business scale (capital of 30 million yen)?
• Is the arrangement not a short-term month-to-month contract, but one that suggests ongoing use?

Month-to-month short-term rental spaces are not accepted as failing to meet the "continuous business operation" requirement.

Incubation Office and JETRO IBSC

When supported by JETRO's Invest Japan Business Support Center (IBSC) or an incubation office established for the purpose of supporting new business startups, even a temporary business office arrangement is treated as satisfying the business establishment requirement. This can be effectively used when coming to Japan from abroad to start a business.

Size of the Office

The Immigration Services Agency states that it is "difficult to provide a uniform answer," but explicitly states that "a business establishment of a size that is necessary and sufficient for conducting management activities commensurate with the scale of business after the amendment must be secured."

Key practical points include:

• A size commensurate with the post-amendment business scale — capital of 30 million yen and at least one full-time employee — is required
• A workspace where the full-time employee can actually work is needed
• An environment in which the business operator can conduct day-to-day management activities

Operational Substance of Management Activities Is Also Reviewed

In addition to securing a business office, examiners also assess whether the business operator personally conducts management activities.

Following the October 2025 amendment, the following situations were clarified as not meeting the requirement for "actual management or business activities":

• The majority of operations are outsourced to third parties, and the applicant does not personally conduct day-to-day management activities
• The applicant does not have a grasp of specific business content, financial situation, and other information that a manager should inherently know

Watch Out for Extended Absence From Japan During the Period of Stay

If the applicant is outside Japan for an extended period during the period of stay without a legitimate reason, the renewal may be rejected on the grounds of having no substantive activities in Japan.

As a general guideline, spending more than 50% of the granted period of stay outside Japan cumulatively is evaluated negatively.

For industries where frequent overseas travel is common, it is necessary to prepare a letter of explanation justifying the travel outside Japan.

Frequently Asked Questions

Summary

The core of the Business Manager Visa's office requirement is "having a base for genuine business activities." The October 2025 amendment means that a home address, virtual office, or month-to-month short-term space is no longer accepted in principle.

What is required is an independent office secured under a business-purpose lease contract that is commensurate with the business scale (capital of 30 million yen and at least one full-time employee), where the business operator personally conducts actual business activities.

If you have concerns about how to secure an office or about the appropriate contract format, please consult a licensed immigration specialist before applying.

This article is based on the Immigration Services Agency's "Amendment to the Ministerial Ordinance on Landing Standards Relating to the Status of Residence 'Business Manager' (effective October 16, 2025 / Reiwa 7)" and the "Clarification of Eligibility Standards for Foreign National Business Operators." Requirements are subject to revision. Always verify the latest information on the Immigration Services Agency's official website.