Business Manager Visa with a Rental Office: Is It Possible? (October 2025 Updates)

Overview of the Business Manager Visa and Office Requirement

The Business Manager Visa is a residence status (visa) for foreign nationals who establish a company in Japan and engage in business management or administration (as business owners or managers).

To obtain this Business Manager Visa, many requirements must be satisfied, such as the validity of the business plan and the applicant’s background. Among them, one of the key pillars is the requirement that “a business office for operating the business must exist in Japan”.

Under the old requirements before October 15, 2025, when the capital requirement was ¥5 million, we received many inquiries from people who wanted to “obtain the visa with a rental office” in order to reduce initial costs, and approval was sometimes possible if certain conditions were met.

However, due to the requirement changes on October 16, 2025, the screening of this office requirement has become significantly stricter.

To state the conclusion first, “due to the requirement changes in October 2025, obtaining a Business Manager Visa with a rental office has become much more difficult than before”.

In this article, we explain why rental offices have become more difficult, and how business offices are assessed under the new requirements, based on the latest guidelines.

Changes to the “Business Office” Requirement for the Business Manager Visa

This revision has significantly changed the standards relating to business offices. Previously, there was no clear written provision, but the new guidelines expressly state the following.

This “revised business scale” is precisely the biggest reason why obtaining a visa with a rental office has become more difficult.

Why Has It Become More Difficult to Use a Rental Office?

The reason is that the other visa requirements have been raised substantially.

1. Significant Increase in the Capital Requirement

As a requirement for the Business Manager Visa, the capital amount “was previously ¥5 million, but has now been changed to ¥30 million.”

The screening authorities will assess the application from the perspective of whether the office is appropriate for “a company with capital on the scale of ¥30 million.” With a low-cost rental office, the risk increases that it will be judged inconsistent with the scale of the business.

2. Mandatory Employment of a Full-Time Staff Member

“Previously, there was no employment requirement (as long as the ¥5 million capital requirement was met), but now the employment of at least one full-time staff member has become mandatory.”

As a result, the business office must now be a place where at least two people—the applicant (business manager) and the full-time staff member—can work. In an extremely small rental office designed for one person, it is physically impossible to meet this new requirement.

Conditions for a Rental Office to Be Recognized as a “Business Office” Under the New Requirements

Given the above, TOUCH Law Firm does not recommend entering into a rental office agreement casually. If you sign a lease with the old mindset of “a private room is enough,” it can become a major reason for denial.

Even so, if you still wish to use a rental office, you must satisfy the following points to a high standard in addition to the conventional requirements.

1. It Must Be an Independent “Private Room” (Conventional Requirement)

This is the minimum requirement. The independence of the business office must be ensured.

2. Sufficient “Space” and “Facilities” Appropriate to the Business Scale and Staffing

This is the most important point under the new requirements.

3. Contract Structure and Continuity

Office Types That Will Not Be Accepted (Hot Desk / Virtual Office)

The following types of office arrangements will not be recognized as a business office for a Business Manager Visa, regardless of whether under the old or new requirements.

These are also wholly unsuitable as a “place where a full-time staff member works” under the new requirements, and there is no possibility of approval.

Home Office Also Principally Not Allowed

One of the most significant impacts of this revision is the treatment of a home office.

The new guidelines clearly prohibit this, stating that “using one’s residence as a business office is, in principle, not permitted”.

Previously, there were cases where it could be accepted under certain conditions, such as a clear separation between the residential area and the office area, but after the revision this has become extremely strict. To obtain a Business Manager Visa, you need to secure a business office separate from your residence.

Summary: Please Consult TOUCH Law Firm About Your Business Office for a Business Manager Visa

The requirement changes on October 16, 2025 have significantly raised the hurdle for obtaining a Business Manager Visa.

In particular, the office requirement is closely tied to the capital requirement and the employment obligation, and screening has become stricter. If you casually proceed with an application using a rental office or home office, there is a very high risk of denial due to the office requirement, even if you satisfy the other requirements (such as ¥30 million in capital and the business plan).

TOUCH Law Firm continuously incorporates the latest information on changes to Business Manager Visa requirements, and provides comprehensive support from advice on choosing the most suitable business office for your business content and scale to handling the application procedures.

If you are concerned about obtaining, renewing, or adapting to requirement changes for a Business Manager Visa, please feel free to consult the experienced team at TOUCH Law Firm.

TOUCH Law Firm’s Business Manager Visa Application Support

Click here for the free consultation form