第三条借地権の存続期間は、三十年とする。ただし、契約でこれより長い期間を定めたときは、その期間とする。

Article 3The duration of the Land Leasehold Right is thirty years; provided, however, that if a period longer than this is prescribed by contract, that period applies.

第四条当事者が借地契約を更新する場合においては、その期間は、更新の日から十年（借地権の設定後の最初の更新にあっては、二十年）とする。ただし、当事者がこれより長い期間を定めたときは、その期間とする。

Article 4In cases where the parties renew the land lease contract, the period is to be ten years from the day of renewal (twenty years in the case of the first renewal after the establishment of the Land Leasehold Right); provided, however, that if the parties prescribe a period longer than this, that period applies.

第五条借地権の存続期間が満了する場合において、借地権者が契約の更新を請求したときは、建物がある場合に限り、前条の規定によるもののほか、従前の契約と同一の条件で契約を更新したものとみなす。ただし、借地権設定者が遅滞なく異議を述べたときは、この限りでない。

Article 5(1)When the Land Leasehold Right Holder requests the renewal of the contract in cases where the duration of the Land Leasehold Right expires, limited to cases where there is a building, in addition to cases pursuant to the provisions of the preceding Article, the contract is deemed to have been renewed with the same conditions as those of the prior contract; provided, however, that this does not apply when the Lessor makes an objection without delay.

２借地権の存続期間が満了した後、借地権者が土地の使用を継続するときも、建物がある場合に限り、前項と同様とする。

(2)The provisions of the preceding paragraph also apply when the Land Leasehold Right Holder continues to make use of the land after the expiration of the duration of the Land Leasehold Right, limited to cases where there is a building.

３転借地権が設定されている場合においては、転借地権者がする土地の使用の継続を借地権者がする土地の使用の継続とみなして、借地権者と借地権設定者との間について前項の規定を適用する。

(3)In the case where a Land Sublease Right has been established, the continuing use that the Land Sublease Right Holder makes of the land is deemed to be the continuing use the Land Leasehold Right Holder makes of the land, and the provisions of the preceding paragraph apply between the Land Leasehold Right Holder and the Lessor.

第六条前条の異議は、借地権設定者及び借地権者（転借地権者を含む。以下この条において同じ。）が土地の使用を必要とする事情のほか、借地に関する従前の経過及び土地の利用状況並びに借地権設定者が土地の明渡しの条件として又は土地の明渡しと引換えに借地権者に対して財産上の給付をする旨の申出をした場合におけるその申出を考慮して、正当の事由があると認められる場合でなければ、述べることができない。

Article 6The objection set forth in the preceding Article may not be raised unless it is found, upon consideration of the history of the leased land, the conditions of the land use and, in cases where the Lessor has offered the payment of property benefits to the Land Leasehold Right Holder as a condition for evicting the land or in exchange for evicting the land, the consideration of the offer, that there are justifiable grounds for doing so in addition to the circumstances pertaining to the necessity of using the land on the part of the Lessor and the Land Leasehold Right Holder (including the Land Sublease Right Holder; hereinafter the same applies in this Article).

第七条借地権の存続期間が満了する前に建物の滅失（借地権者又は転借地権者による取壊しを含む。以下同じ。）があった場合において、借地権者が残存期間を超えて存続すべき建物を築造したときは、その建物を築造するにつき借地権設定者の承諾がある場合に限り、借地権は、承諾があった日又は建物が築造された日のいずれか早い日から二十年間存続する。ただし、残存期間がこれより長いとき、又は当事者がこれより長い期間を定めたときは、その期間による。

Article 7(1)In cases where the buildings are lost before the duration of the Land Leasehold Right expires (including demolition by the Land Leasehold Right Holder or the Land Sublease Right Holder; the same applies hereinafter) and the Land Leasehold Right Holder constructs buildings that are to survive past the remaining period, the Land Leasehold Right, limited to cases where the Lessor has consented to such building construction, continues to exist for twenty years from the day of consent or the day the buildings are constructed, whichever is the earliest; provided, however, that when the remaining period is longer than this, or when the parties have prescribed a longer period, such period applies.

２借地権者が借地権設定者に対し残存期間を超えて存続すべき建物を新たに築造する旨を通知した場合において、借地権設定者がその通知を受けた後二月以内に異議を述べなかったときは、その建物を築造するにつき前項の借地権設定者の承諾があったものとみなす。ただし、契約の更新の後（同項の規定により借地権の存続期間が延長された場合にあっては、借地権の当初の存続期間が満了すべき日の後。次条及び第十八条において同じ。）に通知があった場合においては、この限りでない。

(2)In cases where the Land Leasehold Right Holder notifies the Lessor to the effect that the Land Leasehold Right Holder intends to newly construct buildings that are to survive past the remaining period and the Lessor does not voice an objection within two months after receiving such notice, it is deemed that this constitutes the approval for the building construction on the part of the Lessor referred to in the preceding paragraph; provided, however, that this does not apply to cases where notice was given after the contract was renewed (in cases where the duration of the Land Leasehold Right has been extended pursuant to the provisions of the same paragraph, subsequent to the date that the initial duration of the Land Leasehold Right is to expire; hereinafter the same applies in the following Article and Article 18).

３転借地権が設定されている場合においては、転借地権者がする建物の築造を借地権者がする建物の築造とみなして、借地権者と借地権設定者との間について第一項の規定を適用する。

(3)In cases where a Land Sublease Right has been established, building construction that the Land Sublease Right Holder undertakes is deemed to be building construction that the Land Leasehold Right Holder undertakes, and the provisions of paragraph (1) apply between the Land Leasehold Right Holder and the Lessor.

第八条契約の更新の後に建物の滅失があった場合においては、借地権者は、地上権の放棄又は土地の賃貸借の解約の申入れをすることができる。

Article 8(1)In cases where the buildings are lost after the contract has been renewed, the Land Leasehold Right Holder may request that the superficies be waived or give a notice of termination of the land lease.

２前項に規定する場合において、借地権者が借地権設定者の承諾を得ないで残存期間を超えて存続すべき建物を築造したときは、借地権設定者は、地上権の消滅の請求又は土地の賃貸借の解約の申入れをすることができる。

(2)In the case prescribed in the preceding paragraph, when the Land Leasehold Right Holder has constructed buildings that are to survive past the remaining period without receiving the consent of the Lessor, the Lessor may request that the superficies be extinguished or give a notice of termination of the land lease.

３前二項の場合においては、借地権は、地上権の放棄若しくは消滅の請求又は土地の賃貸借の解約の申入れがあった日から三月を経過することによって消滅する。

(3)In the case set forth in the preceding two paragraphs, the Land Leasehold Right is extinguished by reason of the passage of three months from the day the request for waiver or extinction of superficies or the notice of termination of the land lease was made.

４第一項に規定する地上権の放棄又は土地の賃貸借の解約の申入れをする権利は、第二項に規定する地上権の消滅の請求又は土地の賃貸借の解約の申入れをする権利を制限する場合に限り、制限することができる。

(4)The right to request a waiver of superficies or give a notice of termination of the land lease provided in paragraph (1) may be restricted only in cases where the right to request the extinction of superficies or give a notice of the termination of the land lease provided in paragraph (2) is restricted.

５転借地権が設定されている場合においては、転借地権者がする建物の築造を借地権者がする建物の築造とみなして、借地権者と借地権設定者との間について第二項の規定を適用する。

(5)In cases where a Land Sublease Right has been established, building construction that the Land Sublease Right Holder undertakes is deemed to be building construction that the Land Leasehold Right Holder undertakes, and the provisions of paragraph (2) apply between the Land Leasehold Right Holder and the Lessor.

第九条この節の規定に反する特約で借地権者に不利なものは、無効とする。

Article 9Any special provisions that run counter to the provisions of this Section and that are disadvantageous to the Land Leasehold Right Holder are invalid.

第十条借地権は、その登記がなくても、土地の上に借地権者が登記されている建物を所有するときは、これをもって第三者に対抗することができる。

Article 10(1)Even if the Land Leasehold Right is not registered, when the Land Leasehold Right Holder possesses registered buildings on the land, the Land Leasehold Right may be asserted against a third party.

２前項の場合において、建物の滅失があっても、借地権者が、その建物を特定するために必要な事項、その滅失があった日及び建物を新たに築造する旨を土地の上の見やすい場所に掲示するときは、借地権は、なお同項の効力を有する。ただし、建物の滅失があった日から二年を経過した後にあっては、その前に建物を新たに築造し、かつ、その建物につき登記した場合に限る。

(2)In the case referred to in the preceding paragraph, even if the buildings have been destroyed, when the Land Leasehold Right Holder posts a notice of matters necessary to identify the buildings, the day the buildings were lost, and the intent to construct new buildings in a clearly visible location on the land, the Land Leasehold Right is effective as provided in the same paragraph; provided, however, that if two years have passed since the day the original buildings were destroyed, this is limited to the cases where the buildings were newly constructed and registered before that date.

３民法（明治二十九年法律第八十九号）第五百六十六条第一項及び第三項の規定は、前二項の規定により第三者に対抗することができる借地権の目的である土地が売買の目的物である場合に準用する。

(3)The provisions of Article 566, paragraph (1) and paragraph (3) of the Civil Code (Act No. 89 of 1896) apply mutatis mutandis to cases where the land that is the object of the Land Leasehold Right that may be asserted against a third party pursuant to the provisions of the preceding two paragraphs is the object matter of a sale.

４民法第五百三十三条の規定は、前項の場合に準用する。

(4)The provisions of Article 533 of the Civil Code apply mutatis mutandis to the case referred to in the preceding paragraph.

第十一条地代又は土地の借賃（以下この条及び次条において「地代等」という。）が、土地に対する租税その他の公課の増減により、土地の価格の上昇若しくは低下その他の経済事情の変動により、又は近傍類似の土地の地代等に比較して不相当となったときは、契約の条件にかかわらず、当事者は、将来に向かって地代等の額の増減を請求することができる。ただし、一定の期間地代等を増額しない旨の特約がある場合には、その定めに従う。

Article 11(1)When rent or land rent (hereinafter referred to as "Rent, etc." in this Article and in the following Article) become unreasonable, as a result of the increase or decrease in tax and other public charges relating to the land, as a result of the rise or fall of land prices or fluctuations in other economic circumstances, or in comparison to the Rent, etc. on similar land in the vicinity, the parties may, notwithstanding the contract conditions, request future increases or decrease in the amount of Rent, etc.; provided however, that when special provisions exist to the effect that Rent, etc. will not be increased for a fixed period, those provisions apply.

２地代等の増額について当事者間に協議が調わないときは、その請求を受けた者は、増額を正当とする裁判が確定するまでは、相当と認める額の地代等を支払うことをもって足りる。ただし、その裁判が確定した場合において、既に支払った額に不足があるときは、その不足額に年一割の割合による支払期後の利息を付してこれを支払わなければならない。

(2)If no agreement may be reached between the parties regarding the increase in the amount of Rent, etc., until the judicial decision on establishing the increased amount as valid becomes final and binding, it is sufficient for the party which has received that request to pay Rent, etc. in an amount that is deemed to be reasonable; provided, however, that when the judicial decision becomes final and binding, if the amount that has already been paid is insufficient, the amount of the shortfall is paid with the addition of interest on late payments at the rate of ten percent per year.

３地代等の減額について当事者間に協議が調わないときは、その請求を受けた者は、減額を正当とする裁判が確定するまでは、相当と認める額の地代等の支払を請求することができる。ただし、その裁判が確定した場合において、既に支払を受けた額が正当とされた地代等の額を超えるときは、その超過額に年一割の割合による受領の時からの利息を付してこれを返還しなければならない。

(3)If no agreement may be reached between the parties regarding the decrease in the amount of Rent, etc., until the judicial decision on establishing the decreased amount as valid becomes final and binding, the party which has received that request may request payment of Rent, etc. in an amount that is deemed to be reasonable; provided, however, that when that judicial decision becomes final and binding, if the Rent, etc. that has already been paid exceeds the Rent, etc. amount found to be valid, the amount of the excess must be returned with the addition of interest at the rate of ten percent per year from the time the payment was received.

第十二条借地権設定者は、弁済期の到来した最後の二年分の地代等について、借地権者がその土地において所有する建物の上に先取特権を有する。

Article 12(1)With respect to the final two years of Rent, etc. the term of which has become due, the Lessor has a statutory lien on the buildings that the Land Leasehold Right Holder owns on that land.

２前項の先取特権は、地上権又は土地の賃貸借の登記をすることによって、その効力を保存する。

(2)The effect of the statutory lien referred to in the preceding paragraph is retained by reason of the registration of the superficies or the land lease.

３第一項の先取特権は、他の権利に対して優先する効力を有する。ただし、共益費用、不動産保存及び不動産工事の先取特権並びに地上権又は土地の賃貸借の登記より前に登記された質権及び抵当権には後れる。

(3)The statutory lien set forth in paragraph (1) has the effect of prevailing over other rights; provided, however, that it is delayed with regard to the statutory liens for the expenses for common benefit, the preservation of immovable properties and the construction work for immovable properties, as well as the pledges and mortgages registered prior to the registration of superficies or land leases.

４前三項の規定は、転借地権者がその土地において所有する建物について準用する。

(4)The provisions of the preceding three paragraphs apply mutatis mutandis to buildings that the Land Sublease Right Holder owns on that land.

第十三条借地権の存続期間が満了した場合において、契約の更新がないときは、借地権者は、借地権設定者に対し、建物その他借地権者が権原により土地に附属させた物を時価で買い取るべきことを請求することができる。

Article 13(1)In cases where the term of the Land Leasehold Right expires and the contract is not renewed, the Land Leasehold Right Holder may request that the Lessor purchase the buildings and other items that the Land Leasehold Right Holder has attached to the land by title at the prevailing market value.

２前項の場合において、建物が借地権の存続期間が満了する前に借地権設定者の承諾を得ないで残存期間を超えて存続すべきものとして新たに築造されたものであるときは、裁判所は、借地権設定者の請求により、代金の全部又は一部の支払につき相当の期限を許与することができる。

(2)In the case referred to in the preceding paragraph, when the buildings have been newly constructed prior to the expiration of the term of the Land Leasehold Right without the consent of the Lessor with the intention that they survive after the expiration of the Land Leasehold Right, the court, if the Lessor so requests, may impose a reasonable time frame for the payment of all or part of the purchase money.

３前二項の規定は、借地権の存続期間が満了した場合における転借地権者と借地権設定者との間について準用する。

(3)The provisions of the preceding two paragraphs apply mutatis mutandis between the Land Sublease Right Holder and the Lessor in cases where the Land Leasehold Right has expired.

第十四条第三者が賃借権の目的である土地の上の建物その他借地権者が権原によって土地に附属させた物を取得した場合において、借地権設定者が賃借権の譲渡又は転貸を承諾しないときは、その第三者は、借地権設定者に対し、建物その他借地権者が権原によって土地に附属させた物を時価で買い取るべきことを請求することができる。

Article 14In cases where a third party has acquired the buildings and other items on the land that is the object of the lease right that the Land Leasehold Right Holder has attached to the land by title, and the Lessor does not consent to the transfer of the lease right or to a sublease, the third party may request that the Lessor purchase the buildings and other items that the Land Leasehold Right Holder has attached to the land by title at the prevailing market value.

第十五条借地権を設定する場合においては、他の者と共に有することとなるときに限り、借地権設定者が自らその借地権を有することを妨げない。

Article 15(1)Establishment of a Land Leasehold Right does not preclude the Lessor from personally possessing the Land Leasehold Right only when the right is held in common with another party.

２借地権が借地権設定者に帰した場合であっても、他の者と共にその借地権を有するときは、その借地権は、消滅しない。

(2)Even in a case where the Land Leasehold Right has been returned to the Lessor, when the right is held in common with another party, the Land Leasehold Right is not extinguished.

第十六条第十条、第十三条及び第十四条の規定に反する特約で借地権者又は転借地権者に不利なものは、無効とする。

Article 16Any special provisions that run counter to the provisions of Article 10, Article 13 and Article 14 and that are disadvantageous to the Land Leasehold Right Holder or the Land Sublease Right Holder are invalid.

第十七条建物の種類、構造、規模又は用途を制限する旨の借地条件がある場合において、法令による土地利用の規制の変更、付近の土地の利用状況の変化その他の事情の変更により現に借地権を設定するにおいてはその借地条件と異なる建物の所有を目的とすることが相当であるにもかかわらず、借地条件の変更につき当事者間に協議が調わないときは、裁判所は、当事者の申立てにより、その借地条件を変更することができる。

Article 17(1)In cases where there are land lease terms that limit the type, construction, scale, or use of buildings, if, notwithstanding the fact that an objective of owning buildings that departs from the land lease terms is reasonable when the Land Leasehold Right is to be actually established due to changes to regulations concerning land use pursuant to laws and regulations, changes to the conditions of the land use in the vicinity or changes to other conditions, no agreement may be reached between the parties regarding changes to the land lease terms, the court may, pursuant to the petition of the parties, change the land lease terms.

２増改築を制限する旨の借地条件がある場合において、土地の通常の利用上相当とすべき増改築につき当事者間に協議が調わないときは、裁判所は、借地権者の申立てにより、その増改築についての借地権設定者の承諾に代わる許可を与えることができる。

(2)In cases where there are land lease terms that limit remodeling and expansion, if no agreement may be reached between the parties regarding reasonable remodeling and expansion for normal use of the land, the court may, pursuant to the petition of the Land Leasehold Right Holder, grant permission for the remodeling and expansion in lieu of the consent of the Lessor.

３裁判所は、前二項の裁判をする場合において、当事者間の利益の衡平を図るため必要があるときは、他の借地条件を変更し、財産上の給付を命じ、その他相当の処分をすることができる。

(3)When rendering the judicial decision set forth in the preceding two paragraphs, the court, when it is necessary for facilitating equitable benefit between the parties, may change other land lease terms, order the payment of property benefits, or enact other reasonable dispositions.

４裁判所は、前三項の裁判をするには、借地権の残存期間、土地の状況、借地に関する従前の経過その他一切の事情を考慮しなければならない。

(4)When rendering the judicial decision set forth in preceding three paragraphs, the court must consider the remaining period of the Land Leasehold Right, the condition of the land, the history of the leased land, and all other circumstances.

５転借地権が設定されている場合において、必要があるときは、裁判所は、転借地権者の申立てにより、転借地権とともに借地権につき第一項から第三項までの裁判をすることができる。

(5)When a Land Sublease Right has been established, the court may, when it is necessary, pursuant to the petition of the Land Sublease Right Holder, render the judicial decisions set forth in paragraph (1) through paragraph (3) in regard to the Land Leasehold Right as well as the Land Sublease Right.

６裁判所は、特に必要がないと認める場合を除き、第一項から第三項まで又は前項の裁判をする前に鑑定委員会の意見を聴かなければならない。

(6)Excluding cases where it is not deemed to be particularly necessary, the court, prior to rendering the judicial decisions set forth in paragraph (1) through paragraph (3) or the judicial decision set forth in the preceding paragraph, must hear the opinion of a committee of experts.

第十八条契約の更新の後において、借地権者が残存期間を超えて存続すべき建物を新たに築造することにつきやむを得ない事情があるにもかかわらず、借地権設定者がその建物の築造を承諾しないときは、借地権設定者が地上権の消滅の請求又は土地の賃貸借の解約の申入れをすることができない旨を定めた場合を除き、裁判所は、借地権者の申立てにより、借地権設定者の承諾に代わる許可を与えることができる。この場合において、当事者間の利益の衡平を図るため必要があるときは、延長すべき借地権の期間として第七条第一項の規定による期間と異なる期間を定め、他の借地条件を変更し、財産上の給付を命じ、その他相当の処分をすることができる。

Article 18(1)Subsequent to the renewal of the contract, when, notwithstanding the fact that there are unavoidable circumstances pertaining to the fact that the Land Leasehold Right Holder is to newly construct a building that is to survive past the remaining period, the Lessor does not consent to the construction of that building, excluding cases where it has been prescribed that the Lessor may not request the extinction of the superficies nor give a notice of the termination of the land lease, the court may, pursuant to the petition of the Land Leasehold Right Holder, grant permission in lieu of the consent of the Lessor.In this case, when it is necessary for facilitating equitable benefit between the parties, the court may prescribe a period different from the period pursuant to the provisions of Article 7, paragraph (1) as an extension of the Land Leasehold Right, change other land lease terms, order the payment of property benefits, or enact other reasonable dispositions.

２裁判所は、前項の裁判をするには、建物の状況、建物の滅失があった場合には滅失に至った事情、借地に関する従前の経過、借地権設定者及び借地権者（転借地権者を含む。）が土地の使用を必要とする事情その他一切の事情を考慮しなければならない。

(2)When rendering the judicial decision set forth in the preceding paragraph, the court must consider the condition of the buildings, the circumstances leading to the loss of the buildings in the case of such loss, the history of the leased land, the circumstances pertaining to the necessity of using the land on the part of the Lessor and the Land Leasehold Right Holder (including the Land Sublease Right Holder) and all other circumstances.

３前条第五項及び第六項の規定は、第一項の裁判をする場合に準用する。

(3)The provisions of paragraph (5) and paragraph (6) of the preceding Article apply mutatis mutandis to cases where the judicial decision set forth in paragraph (1) is rendered.

第十九条借地権者が賃借権の目的である土地の上の建物を第三者に譲渡しようとする場合において、その第三者が賃借権を取得し、又は転借をしても借地権設定者に不利となるおそれがないにもかかわらず、借地権設定者がその賃借権の譲渡又は転貸を承諾しないときは、裁判所は、借地権者の申立てにより、借地権設定者の承諾に代わる許可を与えることができる。この場合において、当事者間の利益の衡平を図るため必要があるときは、賃借権の譲渡若しくは転貸を条件とする借地条件の変更を命じ、又はその許可を財産上の給付に係らしめることができる。

Article 19(1)In cases where the Land Leasehold Right Holder wishes to transfer buildings on the land that is the object of the lease right to a third party, and the Lessor does not consent to the transfer or sublease of the lease right despite the fact that it is unlikely that the acquisition by, or sublease to, the third party of the lease right will be disadvantageous to the Lessor, the court may, pursuant to a petition by the Land Leasehold Right Holder, grant permission in lieu of the Lessor's consent.In this case, when it is necessary for the facilitation of equitable benefits between the parties, the court may order changes to the land lease terms wherein the transfer or sublease of the lease right is the condition of those changes, or may cause permission to be given for the property benefit.

２裁判所は、前項の裁判をするには、賃借権の残存期間、借地に関する従前の経過、賃借権の譲渡又は転貸を必要とする事情その他一切の事情を考慮しなければならない。

(2)When rendering the judicial decision referred to in the preceding paragraph, the court must consider the remaining period of the lease right, the prior history concerning the leased land, circumstances pertaining to the necessity of transferring or subleasing the lease right, and all other circumstances.

３第一項の申立てがあった場合において、裁判所が定める期間内に借地権設定者が自ら建物の譲渡及び賃借権の譲渡又は転貸を受ける旨の申立てをしたときは、裁判所は、同項の規定にかかわらず、相当の対価及び転貸の条件を定めて、これを命ずることができる。この裁判においては、当事者双方に対し、その義務を同時に履行すべきことを命ずることができる。

(3)In cases where there is a petition as set forth in paragraph (1), when, within the period prescribed by the court, the Lessor personally files a petition stating that the Lessor will accept the transfer of the building and transfer or sublease of the lease right, the court may, notwithstanding the provisions of the same paragraph, prescribe a reasonable value and sublease terms by order. In this judicial decision, the court may order both parties to perform their obligations simultaneously.

４前項の申立ては、第一項の申立てが取り下げられたとき、又は不適法として却下されたときは、その効力を失う。

(4)When the petition set forth in paragraph (1) is withdrawn or when it is dismissed as unlawful, the petition referred to in the preceding paragraph ceases to be effective.

５第三項の裁判があった後は、第一項又は第三項の申立ては、当事者の合意がある場合でなければ取り下げることができない。

(5)Subsequent to the judicial decision set forth in paragraph (3), the petitions set forth in paragraph (1) and paragraph (3) may not be dismissed without the agreement of the parties.

６裁判所は、特に必要がないと認める場合を除き、第一項又は第三項の裁判をする前に鑑定委員会の意見を聴かなければならない。

(6)Excluding cases where it is not deemed particularly necessary, the court, prior to rendering a judicial decision set forth in paragraph (1) or paragraph (3), must hear the opinion of a committee of experts.

７前各項の規定は、転借地権が設定されている場合における転借地権者と借地権設定者との間について準用する。ただし、借地権設定者が第三項の申立てをするには、借地権者の承諾を得なければならない。

(7)The provisions of each of the preceding paragraphs apply mutatis mutandis between the Land Sublease Right Holder and the Lessor in cases where a Land Sublease Right has been established; provided, however, that when the Lessor files the petition set forth in paragraph (3), the consent of the Land Leasehold Right Holder must be obtained.

第二十条第三者が賃借権の目的である土地の上の建物を競売又は公売により取得した場合において、その第三者が賃借権を取得しても借地権設定者に不利となるおそれがないにもかかわらず、借地権設定者がその賃借権の譲渡を承諾しないときは、裁判所は、その第三者の申立てにより、借地権設定者の承諾に代わる許可を与えることができる。この場合において、当事者間の利益の衡平を図るため必要があるときは、借地条件を変更し、又は財産上の給付を命ずることができる。

Article 20(1)In cases where a third party has acquired the buildings on the land that is the object of the lease right through auction or public sale, when the Lessor does not consent to the transfer of that lease right notwithstanding the fact that it is unlikely that the acquisition by the third party of the lease right will be disadvantageous to the Lessor, the court may, pursuant to the petition of the third party, grant permission in lieu of the consent of the Lessor.In this case, when it is necessary for facilitating equitable benefit between the parties, the court may change the land lease terms or order the payment of property benefits.

２前条第二項から第六項までの規定は、前項の申立てがあった場合に準用する。

(2)The provisions of paragraph (2) through paragraph (6) of the preceding Article apply mutatis mutandis to cases where the petition referred to in the preceding paragraph is filed.

３第一項の申立ては、建物の代金を支払った後二月以内に限り、することができる。

(3)The petition set forth in paragraph (1) may be filed only within two months after the payment of the purchase money of the buildings.

４民事調停法（昭和二十六年法律第二百二十二号）第十九条の規定は、同条に規定する期間内に第一項の申立てをした場合に準用する。

(4)The provisions of Article 19 of the Civil Conciliation Act (Act No. 222 of 1951) apply mutatis mutandis to cases where the petition set forth in paragraph (1) is filed within the period prescribed in the same Article.

５前各項の規定は、転借地権者から競売又は公売により建物を取得した第三者と借地権設定者との間について準用する。ただし、借地権設定者が第二項において準用する前条第三項の申立てをするには、借地権者の承諾を得なければならない。

(5)The provisions of each of the preceding paragraphs apply mutatis mutandis between the third party who has acquired the buildings from the Land Sublease Right Holder through auction or public sale and the Lessor; provided, however, that when the Lessor files the petition set forth in paragraph (3) of the preceding Article as applied mutatis mutandis pursuant to paragraph (2), the consent of the Land Leasehold Right Holder must be obtained.

第二十一条第十七条から第十九条までの規定に反する特約で借地権者又は転借地権者に不利なものは、無効とする。

Article 21Any special provisions that run counter to the provisions of Article 17 through Article 19 and that are disadvantageous to the Land Leasehold Right Holder or the Land Sublease Right Holder are invalid.

第二十二条存続期間を五十年以上として借地権を設定する場合においては、第九条及び第十六条の規定にかかわらず、契約の更新（更新の請求及び土地の使用の継続によるものを含む。次条第一項において同じ。）及び建物の築造による存続期間の延長がなく、並びに第十三条の規定による買取りの請求をしないこととする旨を定めることができる。この場合においては、その特約は、公正証書による等書面によってしなければならない。

Article 22In cases where a Land Leasehold Right is established with a duration of fifty years or more, notwithstanding the provisions of Articles 9 and 16, it may be stipulated that there is to be no extension of the duration through renewal of the contract (including renewal pursuant to a request for renewal or due to continued use of the land; the same applies in paragraph (1) of the following Article) or due to the construction of buildings, and that no requests to purchase are to be made pursuant to the provisions of Article 13.In this case, a special contract stating to that effect must be concluded in writing by means of an authentic instrument, etc.

第二十三条専ら事業の用に供する建物（居住の用に供するものを除く。次項において同じ。）の所有を目的とし、かつ、存続期間を三十年以上五十年未満として借地権を設定する場合においては、第九条及び第十六条の規定にかかわらず、契約の更新及び建物の築造による存続期間の延長がなく、並びに第十三条の規定による買取りの請求をしないこととする旨を定めることができる。

Article 23(1)In cases where the objective is the ownership of buildings used solely for business (excluding those used for residences; the same applies in the following paragraph) and a Land Leasehold Right with a duration of at least thirty but shorter than fifty years is to be established notwithstanding the provisions of Articles 9 and 16, it may be stipulated that there is to be no extension of the duration pursuant to renewal of the contract or the construction of buildings, and no request to purchase pursuant to the provisions of Article 13.

２専ら事業の用に供する建物の所有を目的とし、かつ、存続期間を十年以上三十年未満として借地権を設定する場合には、第三条から第八条まで、第十三条及び第十八条の規定は、適用しない。

(2)In cases where the objective is the ownership of buildings used solely for business and a Land Leasehold Right with a duration of ten or more but less than thirty years is to be established, the provisions of Articles 3 through 8, 13 and 18 do not apply.

３前二項に規定する借地権の設定を目的とする契約は、公正証書によってしなければならない。

(3)Contracts with the objective of establishing Land Leasehold Rights as provided in the preceding two paragraphs must be made by an authentic instrument.

第二十四条借地権を設定する場合（前条第二項に規定する借地権を設定する場合を除く。）においては、第九条の規定にかかわらず、借地権を消滅させるため、その設定後三十年以上を経過した日に借地権の目的である土地の上の建物を借地権設定者に相当の対価で譲渡する旨を定めることができる。

Article 24(1)In cases where a Land Leasehold Right is to be established (excluding cases where a Land Leasehold Right as prescribed in paragraph (2) of the preceding Article is to be established), notwithstanding the provisions of Article 9, it may be prescribed that in order to extinguish the Land Leasehold Right, on the day that thirty years or more have passed since that right was established, the buildings on the land that is the object of the Land Leasehold Right will be transferred to the Lessor for a reasonable price.

２前項の特約により借地権が消滅した場合において、その借地権者又は建物の賃借人でその消滅後建物の使用を継続しているものが請求をしたときは、請求の時にその建物につきその借地権者又は建物の賃借人と借地権設定者との間で期間の定めのない賃貸借（借地権者が請求をした場合において、借地権の残存期間があるときは、その残存期間を存続期間とする賃貸借）がされたものとみなす。この場合において、建物の借賃は、当事者の請求により、裁判所が定める。

(2)In cases where a Land Leasehold Right has been extinguished pursuant to the special provisions of the preceding paragraph, when the Land Leasehold Right Holder or the building lessee making use of the buildings subsequent to the extinguishment makes a request, it is deemed that at the time the request was made a lease regarding the buildings having no prescribed period was established between the Land Leasehold Right Holder or the building lessee and the Lessor (in cases where the Land Leasehold Right Holder makes the request and when the Land Leasehold Right has a remaining period, a lease where the remaining period constitutes the duration).In this case, the court prescribes the building rent pursuant to the request of the party.

３第一項の特約がある場合において、借地権者又は建物の賃借人と借地権設定者との間でその建物につき第三十八条第一項の規定による賃貸借契約をしたときは、前項の規定にかかわらず、その定めに従う。

(3)In cases where the special provisions of paragraph (1) exist and when a lease contract between the Land Leasehold Right Holder or the building lessee and the Lessor regarding the buildings has been entered into pursuant to the provisions of Article 38, paragraph (1), the provisions of the contract do not apply notwithstanding the provisions of the preceding paragraph.

第二十五条第三条から第八条まで、第十三条、第十七条、第十八条及び第二十二条から前条までの規定は、臨時設備の設置その他一時使用のために借地権を設定したことが明らかな場合には、適用しない。

Article 25In cases where it is clear that the Land Leasehold Right has been established for the purpose of installing temporary facilities or for some other temporary use, the provisions of Article 3 through Article 8, Article 13, Article 17, Article 18, and Article 22 through the preceding Article do not apply.

第二十六条建物の賃貸借について期間の定めがある場合において、当事者が期間の満了の一年前から六月前までの間に相手方に対して更新をしない旨の通知又は条件を変更しなければ更新をしない旨の通知をしなかったときは、従前の契約と同一の条件で契約を更新したものとみなす。ただし、その期間は、定めがないものとする。

Article 26(1)In cases where a period has been prescribed for a building lease, when, from between one year to six months prior to the expiration of the period, the relevant party fails to notify the other party to the effect that the lease will not be renewed or that it will not be renewed unless the conditions are changed, it is deemed that the contract has been renewed with conditions identical to those of the existing contract; provided, however, that the period of the renewed lease is not prescribed.

２前項の通知をした場合であっても、建物の賃貸借の期間が満了した後建物の賃借人が使用を継続する場合において、建物の賃貸人が遅滞なく異議を述べなかったときも、同項と同様とする。

(2)Even in cases where the notice referred to in the preceding paragraph has been given, in cases where the building lessee continues to use the buildings after the period of the building lease has expired, the provisions of the same paragraph also apply when the building lessor failed to make an objection without delay.

３建物の転貸借がされている場合においては、建物の転借人がする建物の使用の継続を建物の賃借人がする建物の使用の継続とみなして、建物の賃借人と賃貸人との間について前項の規定を適用する。

(3)In cases where the buildings are being subleased, continuing use of the buildings on the part of the building sublessee is deemed to be continuing use of the buildings on the part of the building lessee, and the provisions of the preceding paragraph apply between the building lessee and the Lessor.

第二十七条建物の賃貸人が賃貸借の解約の申入れをした場合においては、建物の賃貸借は、解約の申入れの日から六月を経過することによって終了する。

Article 27(1)In cases where the building lessor has given a notice of termination of the lease, the building lease is terminated by reason of the passage of six months from the day the notice of termination was given.

２前条第二項及び第三項の規定は、建物の賃貸借が解約の申入れによって終了した場合に準用する。

(2)The provisions of paragraphs (2) and (3) of the preceding Article apply mutatis mutandis to cases where a building lease has been terminated pursuant to a notice of termination.

第二十八条建物の賃貸人による第二十六条第一項の通知又は建物の賃貸借の解約の申入れは、建物の賃貸人及び賃借人（転借人を含む。以下この条において同じ。）が建物の使用を必要とする事情のほか、建物の賃貸借に関する従前の経過、建物の利用状況及び建物の現況並びに建物の賃貸人が建物の明渡しの条件として又は建物の明渡しと引換えに建物の賃借人に対して財産上の給付をする旨の申出をした場合におけるその申出を考慮して、正当の事由があると認められる場合でなければ、することができない。

Article 28The notice on the part of the building lessor set forth in Article 26, paragraph (1) or a notice of termination of a building lease may not be given, unless it is found, upon consideration of the history of the building lease, the conditions of the building's use, the current state of the building and, in cases where the building lessor has offered payment to the building lessee as a condition for evicting the buildings or in exchange for evicting the buildings, the consideration of the offer, that there are justifiable grounds for doing so in addition to the circumstances pertaining to the necessity of using the buildings on the part of the building lessor and the lessee (including the sublessee; hereinafter the same applies in this Article).

第二十九条期間を一年未満とする建物の賃貸借は、期間の定めがない建物の賃貸借とみなす。

Article 29(1)A building lease having a period of less than one year is deemed to be a building lease having no prescribed period.

２民法第六百四条の規定は、建物の賃貸借については、適用しない。

(2)The provisions of Article 604 of the Civil Code do not apply to building leases.

第三十条この節の規定に反する特約で建物の賃借人に不利なものは、無効とする。

Article 30Any special provisions that run counter to the provisions of this Section and that are disadvantageous to the building lessee are invalid.

第三十一条建物の賃貸借は、その登記がなくても、建物の引渡しがあったときは、その後その建物について物権を取得した者に対し、その効力を生ずる。

Article 31(1)Even if the building lease is not registered, at the time the buildings are delivered, the building lease subsequently becomes effective in respect to the person who has acquired real rights to those buildings.

２民法第五百六十六条第一項及び第三項の規定は、前項の規定により効力を有する賃貸借の目的である建物が売買の目的物である場合に準用する。

(2)The provisions of Article 566, paragraph (1) and paragraph (3) of the Civil Code apply mutatis mutandis to cases where the buildings that are the object of the lease that has become effective pursuant to the provisions of the preceding paragraph are the objects of a sale.

３民法第五百三十三条の規定は、前項の場合に準用する。

(3)The provisions of Article 533 of the Civil Code apply mutatis mutandis to the cases referred to in the preceding paragraph.

第三十二条建物の借賃が、土地若しくは建物に対する租税その他の負担の増減により、土地若しくは建物の価格の上昇若しくは低下その他の経済事情の変動により、又は近傍同種の建物の借賃に比較して不相当となったときは、契約の条件にかかわらず、当事者は、将来に向かって建物の借賃の額の増減を請求することができる。ただし、一定の期間建物の借賃を増額しない旨の特約がある場合には、その定めに従う。

Article 32(1)When the building rent becomes unreasonable, as a result of an increase or decrease in tax and other burdens relating to the land or the buildings, as a result of the rise or fall of land or building prices or fluctuations in other economic circumstances, or in comparison to the rents on similar buildings in the vicinity, the parties may, notwithstanding the contract conditions, request future increases or decreases in the amount of the building rent; provided, however, when special provisions exist to the effect that building rent will not be increased for a fixed period, those provisions apply.

２建物の借賃の増額について当事者間に協議が調わないときは、その請求を受けた者は、増額を正当とする裁判が確定するまでは、相当と認める額の建物の借賃を支払うことをもって足りる。ただし、その裁判が確定した場合において、既に支払った額に不足があるときは、その不足額に年一割の割合による支払期後の利息を付してこれを支払わなければならない。

(2)If no agreement may be reached between the parties regarding an increase in the amount of the building rent, until the judicial decision on establishing the increased amount as valid becomes final and binding, it is sufficient for the party which has received that request to pay the building rent in an amount that is deemed to be reasonable; provided, however, that when that judicial decision becomes final and binding, if the amount that has already been paid is insufficient, the amount of the shortfall must be paid with the addition of interest on late payments at the rate of ten percent per year.

３建物の借賃の減額について当事者間に協議が調わないときは、その請求を受けた者は、減額を正当とする裁判が確定するまでは、相当と認める額の建物の借賃の支払を請求することができる。ただし、その裁判が確定した場合において、既に支払を受けた額が正当とされた建物の借賃の額を超えるときは、その超過額に年一割の割合による受領の時からの利息を付してこれを返還しなければならない。

(3)If no agreement may be reached between the parties regarding a decrease in the amount of the building rent, until the judicial decision on establishing the decreased amount as valid becomes final and binding, it is sufficient for the party which has received that request to request payment of the building rent in an amount that is deemed to be reasonable; provided, however, that when that judicial decision becomes final and binding, if the amount that has already been paid exceeds the building rent amount found to be valid, the amount of the excess must be returned with the addition of interest at the rate of ten percent per year from the time the payment was received.

第三十三条建物の賃貸人の同意を得て建物に付加した畳、建具その他の造作がある場合には、建物の賃借人は、建物の賃貸借が期間の満了又は解約の申入れによって終了するときに、建物の賃貸人に対し、その造作を時価で買い取るべきことを請求することができる。建物の賃貸人から買い受けた造作についても、同様とする。

Article 33(1)In cases where tatami mats, fixtures, or other interior decorations added with the consent of the building lessor exist, when the building lease has been terminated either by reason of the expiration of the period or by a notice of termination, the building lessee may request of the building lessor that the building lessor purchase those interior decorations and fixtures at the prevailing market value. The same applies to interior decorations and fixtures purchased from the building lessor.

２前項の規定は、建物の賃貸借が期間の満了又は解約の申入れによって終了する場合における建物の転借人と賃貸人との間について準用する。

(2)The provisions of the preceding paragraph apply mutatis mutandis between the building sublessee and the lessor in cases where the building lease has been terminated either by reason of the expiration of the period or by a notice of termination.

第三十四条建物の転貸借がされている場合において、建物の賃貸借が期間の満了又は解約の申入れによって終了するときは、建物の賃貸人は、建物の転借人にその旨の通知をしなければ、その終了を建物の転借人に対抗することができない。

Article 34(1)In cases where the buildings are being subleased, when the building lease is terminated by reason of the expiration of the period or by a notice of termination, the building lessor may not assert that termination against the building sublessee without providing notice to that effect to the building sublessee.

２建物の賃貸人が前項の通知をしたときは、建物の転貸借は、その通知がされた日から六月を経過することによって終了する。

(2)When the building lessor delivers the notice referred to in the preceding paragraph, the building sublease is terminated by reason of the passage of six months from the day the notice was given.

第三十五条借地権の目的である土地の上の建物につき賃貸借がされている場合において、借地権の存続期間の満了によって建物の賃借人が土地を明け渡すべきときは、建物の賃借人が借地権の存続期間が満了することをその一年前までに知らなかった場合に限り、裁判所は、建物の賃借人の請求により、建物の賃借人がこれを知った日から一年を超えない範囲内において、土地の明渡しにつき相当の期限を許与することができる。

Article 35(1)In cases where there is a lease with respect to buildings on land that is the object of a Land Leasehold Right, when the building lessee must evict the buildings by reason of the expiration of the term of the Land Leasehold Right, only in cases where the building lessee was unaware of the expiration of the term of the Land Leasehold Right at least one year prior to the expiration, the court may, pursuant to a request by the building lessee, grant a reasonable time period for the eviction of the land, not exceeding one year from the day the building lessee was made aware of the expiration of the Land Leasehold Right.

２前項の規定により裁判所が期限の許与をしたときは、建物の賃貸借は、その期限が到来することによって終了する。

(2)When the court grants the time period pursuant to the provisions of the preceding paragraph, the building lease is terminated upon its expiration.

第三十六条居住の用に供する建物の賃借人が相続人なしに死亡した場合において、その当時婚姻又は縁組の届出をしていないが、建物の賃借人と事実上夫婦又は養親子と同様の関係にあった同居者があるときは、その同居者は、建物の賃借人の権利義務を承継する。ただし、相続人なしに死亡したことを知った後一月以内に建物の賃貸人に反対の意思を表示したときは、この限りでない。

Article 36(1)In cases where a lessee of buildings used as residences dies with no heir, and persons with a relationship to the building lessee similar to a de facto marital relationship or a foster parent and child relationship, although notice of marriage or adoption has not been submitted, live together with the building lessee, the persons succeed to the rights and duties of the building lessee; provided, however, that this does not apply when those persons express intentions contrary to those of the building lessor within one month of being made aware that the building lessee died without heirs.

２前項本文の場合においては、建物の賃貸借関係に基づき生じた債権又は債務は、同項の規定により建物の賃借人の権利義務を承継した者に帰属する。

(2)In the case set forth in the main clause of the preceding paragraph, claims or obligations arising out of the building lease relationship belong to the person who has succeeded to the rights and obligations of the building lessee pursuant to the provisions of the same paragraph.

第三十七条第三十一条、第三十四条及び第三十五条の規定に反する特約で建物の賃借人又は転借人に不利なものは、無効とする。

Article 37Any special provisions that run counter to the provisions of Article 31, Article 34, and Article 35 and that are disadvantageous to the building lessee or sublessee are invalid.

第三十八条期間の定めがある建物の賃貸借をする場合においては、公正証書による等書面によって契約をするときに限り、第三十条の規定にかかわらず、契約の更新がないこととする旨を定めることができる。この場合には、第二十九条第一項の規定を適用しない。

Article 38(1)In cases where a building lease with a prescribed period is entered into it may be stipulate that the contract is not to be renewed only if the contract has been concluded in writing by means of notarial deed, etc. notwithstanding the provisions of Article 30. In this case, the provisions of Article 29, paragraph (1) do not apply.

２前項の規定による建物の賃貸借をしようとするときは、建物の賃貸人は、あらかじめ、建物の賃借人に対し、同項の規定による建物の賃貸借は契約の更新がなく、期間の満了により当該建物の賃貸借は終了することについて、その旨を記載した書面を交付して説明しなければならない。

(2)Where parties enter into a building lease pursuant to the provisions of the preceding paragraph, the building lessor must provide to the building lessee in advance, an explanation that the building lease contract pursuant to the provisions of the same paragraph will not be renewed and that the building lease will be terminated by reason of the expiration of the period, by delivering a written statement to that effect.

３建物の賃貸人が前項の規定による説明をしなかったときは、契約の更新がないこととする旨の定めは、無効とする。

(3)When the building lessor fails to provide an explanation pursuant to the provisions of the preceding paragraph, the provisions to the effect that the contract is not to be renewed are invalid.

４第一項の規定による建物の賃貸借において、期間が一年以上である場合には、建物の賃貸人は、期間の満了の一年前から六月前までの間（以下この項において「通知期間」という。）に建物の賃借人に対し期間の満了により建物の賃貸借が終了する旨の通知をしなければ、その終了を建物の賃借人に対抗することができない。ただし、建物の賃貸人が通知期間の経過後建物の賃借人に対しその旨の通知をした場合においては、その通知の日から六月を経過した後は、この限りでない。

(4)In cases of a building lease pursuant to the provisions of paragraph (1) for which the duration is one year or more, unless the building lessor during the period from one year to six months prior to expiration of the period (hereinafter referred to as the "Notice Period" in this paragraph) notifies the building lessee to the effect that the building lease will be terminated by reason of the expiration of the period, the building lessor may not assert that termination against the building lessee; provided, however, that this does not apply in cases where the building lessor has notified the building lessee to that effect after expiration of the Notice Period and six months have passed since the date of that notice.

５第一項の規定による居住の用に供する建物の賃貸借（床面積（建物の一部分を賃貸借の目的とする場合にあっては、当該一部分の床面積）が二百平方メートル未満の建物に係るものに限る。）において、転勤、療養、親族の介護その他のやむを得ない事情により、建物の賃借人が建物を自己の生活の本拠として使用することが困難となったときは、建物の賃借人は、建物の賃貸借の解約の申入れをすることができる。この場合においては、建物の賃貸借は、解約の申入れの日から一月を経過することによって終了する。

(5)In cases of a lease pursuant to the provisions of paragraph (1) for a building used for a residence (limited to those pertaining to buildings having floor area (in the case where a part of the building is the object of the lease, the floor area of the part) of less than 200 square meters), when it becomes difficult for the building lessee to use the building as the building lessee's principal place of daily activity due to an unavoidable circumstance such as a work-related transfer, the receiving of medical care, or the necessity of providing nursing care to a relative, the building lessee may give a notice of termination of the building lease.In this case, the building lease is terminated when one month has passed since the day of the notice of termination.

６前二項の規定に反する特約で建物の賃借人に不利なものは、無効とする。

(6)Any special provisions that run counter to the provisions of the preceding two paragraphs and that are disadvantageous to the building lessee are invalid.

７第三十二条の規定は、第一項の規定による建物の賃貸借において、借賃の改定に係る特約がある場合には、適用しない。

(7)In cases of a building lease pursuant to the provisions of paragraph (1), the provisions of Article 32 do not apply in cases where there are special provisions pertaining to rent revision.

第三十九条法令又は契約により一定の期間を経過した後に建物を取り壊すべきことが明らかな場合において、建物の賃貸借をするときは、第三十条の規定にかかわらず、建物を取り壊すこととなる時に賃貸借が終了する旨を定めることができる。

Article 39(1)In cases where it is clear that pursuant to laws and regulations or contract the buildings are to be demolished after a fixed period of time has passed, when the buildings are leased it may be provided to the effect that the lease will be terminated upon the demolition of the buildings, notwithstanding the provisions of Article 30.

２前項の特約は、同項の建物を取り壊すべき事由を記載した書面によってしなければならない。

(2)The special provisions of the preceding paragraph must be executed by means of a document in which the reasons for the demolition of the buildings of the same paragraph are written.

第四十条この章の規定は、一時使用のために建物の賃貸借をしたことが明らかな場合には、適用しない。

Article 40In cases where it is clear that buildings have been leased for the purpose of temporary use, the provisions of this Chapter do not apply.