Reiwa 8 Takken exam: traps and themes across all 50 questions

The Reiwa 8 examination was held on 18 October 2026. This page is FudoPro's analysis of all 50 questions: the topic, the trap, and a difficulty from 1 to 5. It is based on a community transcription of the paper. FudoPro does not reproduce the questions, and it does not publish another site's difficulty grades.

The official paper and the official answers come from RETIO. Each question links to its cell on the provisional answer key. Attendance and the format counts are on the exam by the numbers.

Average length, counting every character in the stem and the four options and ignoring whitespace, is 431 for 2026 (21571 in total). 2023 was 399 (19927), 2024 was 421 (21043), and 2025 was 447 (22366). The 2023–2025 mean is 422. 2026 sits about 2% above that mean: longer than 2023 and 2024, shorter than 2025. A few items are long: questions 42 (849), 43 (791), 19 (639), 12 (575).

The 50-question layout is unchanged: 14 rights, 8 restrictions, 3 tax, 20 brokerage, and 5 exempt subjects. That is the same split as the 2023–2025 distribution. Question 45 remains the housing-defect warranty item inside brokerage. The laws in the familiar slots are the ones this sitting uses as well: urban planning, building standards, the fill-and-cut statute, land readjustment, farmland, and the after-the-fact national-land filing, then the gift-tax exemption, acquisition tax, and the published land price.

The sitting is written against the law in force on 1 April 2026.

Question 1 turns on two neighbouring Civil Code orders: administration of land whose owner cannot be found, and administration of land that is being mismanaged. The distractors widen who may petition, import a time bar from a different co-owner tool, and collapse the two administrators into one office. See the Civil Code.

Question 13 is the Condominium Act as amended by Act No. 47 of Reiwa 7. The old three-quarters-of-all-owners vote for a change to the common areas is still offered as if it were current, and mere absence is treated as an owner whose whereabouts are unknown. The keyed point is the domestic administrator. The Ministry of Justice explains the amendment here, and the statute is the Condominium Act. MLIT's mansion page is here.

Question 14's false statement is the one that still refuses a domestic contact on the register for an owner with no address in Japan. See the Real Property Registration Act.

Question 46 sets Japan Housing Finance Agency lending against the condominium-renewal statute. The incorrect statement denies lending for a whole-building renovation or a demolition under that statute, which reads a gap in a lending menu as a legal ban. See MLIT's mansion page and the agency's statute.

Question 43 is a combination item written as a narrative memo of an administrative hearing. Parking, the gas supply, and seismic records are claims inside the story, not a list of statements. Question 42 stacks the place of solicitation, paper versus electronic delivery, and the day count in one count item. That stacking, not the paper's average length, is the new difficulty.

On question 42, the brokerage statute's cooling-off rule runs for eight days counted from receipt of the explanation, and the statute names the starting day. Civil Code article 140 would otherwise leave the first day out. The wording 「8日目」 collapses "the receipt day counted as day 1" with "the day eight days have elapsed." Those are different dates, so the window is closed a day early or a day late. The same statement also folds in whether the buyer asked to sign at the office. See the brokerage statute and the Civil Code.

The patterns that show up more than once are an actor who does not have the power, a number taken from the neighbouring rule, a statement that is true up to its last clause, and a pre-amendment rule stated as current. Count items multiply the last of those: every statement has to be judged, and one true clause does not save the statement.

Two different court-appointed land administrators: one for land whose owner cannot be found, and one for land that is being mismanaged.

Trap. The distractors let anyone petition, borrow a ten-year bar from a different co-owner tool, or treat a permission to dispose as if the two administrators were the same office.

Difficulty 4. The two orders sit next to each other in the Civil Code, and the petition rules are easy to swap.

Provisional answer

How a lease is asserted against someone who later acquires the property, including a lease whose effect is held back until a condition is met.

Trap. A registered lease, a building lease with a short statutory term, and a mere promise to lease are written as if they had the same effect on a successor.

Difficulty 3. The rules are standard, but the status of the lease is the whole question.

Provisional answer

What one co-owner may do with the shared property when the use goes beyond that owner's share.

Trap. Saving the property, a change to it, and day-to-day management are given the same voting rule.

Difficulty 3. The voting fractions are familiar once the act is classified.

Provisional answer

Who is an heir, and how a statutory share is calculated when someone in the family diagram is not an heir at all.

Trap. A person who looks like an heir on a family sketch is given a share, or a spouse's share is computed as if every name on the sketch inherited.

Difficulty 3. The arithmetic is short once the non-heir is removed.

Provisional answer

When a loan for use ends, including what the death of the lender does to it.

Trap. Death of one party, the purpose being achieved, and a demand for return are treated as the same ending event.

Difficulty 2. The ending events are a short statutory list.

Provisional answer

A combination item that mixes a sale with a lease and asks which pairing of statements holds.

Trap. A remedy that belongs to a sale is pinned on the lease, and a lease rule is pinned on the sale.

Difficulty 4. Each statement is ordinary. The work is keeping the two contracts apart while pairing them.

Provisional answer

A count of statements about an agent who acts outside authority, including whether silence counts as ratification.

Trap. The other party, the principal, and the agent are each given a power to ratify or to reject that only one of them has. Silence is written as consent.

Difficulty 4. Ratification is a small set of rules, and the actor is swapped in every direction.

Provisional answer

Rescission of a contract and what passes to the heirs of a party who could have rescinded.

Trap. A right that dies with the holder is written as inheritable, or a time limit is started from the wrong event.

Difficulty 4. The inheritance of a rescission right is a classic swap of personal and property claims.

Provisional answer

The order of a statutory superficies against later registrations, and which land right supports the building.

Trap. A mortgage, a registered lease, and a statutory superficies are ranked as if registration date alone decided every one of them.

Difficulty 5. The ranking depends on which right was born by statute and which one needed a registration.

Provisional answer

When a contract for work ends, and that the work has to be unfinished before one of the ending routes applies.

Trap. Completion, the client's death, and a cancellation are written as if each of them always ends the contract.

Difficulty 2. The ending routes are short once the work's stage is fixed.

Provisional answer

The maximum term of a lease, and the shorter cap that applies to a fixed-term building lease for business use.

Trap. A 50-year figure, a 20-year figure, and a term with no statutory cap are offered as the same rule.

Difficulty 4. The two caps are close enough that the use of the building decides the answer.

Provisional answer

Which special agreements in a lease are mandatory and which ones the parties may change.

Trap. A rule the parties can waive is written as mandatory, and a mandatory protection is written as a default.

Difficulty 4. The item is long, and each agreement has to be classified on its own.

Provisional answer

The Condominium Act as amended by Act No. 47 of Reiwa 7, in force from 1 April 2026. The keyed point is the domestic administrator for a unit owner.

Trap. The old three-quarters-of-all-owners vote for a change to the common areas is still offered. Mere absence is treated as an owner whose whereabouts are unknown. A notice period is attached to the wrong decision.

Difficulty 4. The amendment moved several voting and notice rules at once. The domestic administrator is the new office.

Provisional answer

The statement that is false: the registry now has a place for a domestic contact when an owner has no address in Japan.

Trap. The old refusal to record a contact in Japan is stated as if it were still the rule.

Difficulty 2. One change of the registration statute decides it.

Provisional answer

Which name belongs to which urban-planning district, and what that district restricts.

Trap. A district that controls use is given the effect of a district that controls buildings, or the other way around.

Difficulty 3. The names are close. The effect of each district is a definition.

Provisional answer

Who succeeds to a development permission, and which acts need a fresh permission.

Trap. The buyer of the land, the heir, and the original applicant are each written as the person who automatically holds the permission.

Difficulty 3. Succession is a short list of people and events.

Provisional answer

Which order the building authority may issue, and against which building.

Trap. A recommendation is written as an order, or an order that fits one violation is used for a different violation.

Difficulty 3. The orders are paired with the violation. The pairing is the question.

Provisional answer

Use zones and the height and coverage caps that attach to them.

Trap. A cap from one zone is printed on another zone, or a road-slant limit is applied where the zone rule is the one that matters.

Difficulty 4. Several numbers sit in one item, and each zone has its own set.

Provisional answer

The fill and cut statute: who has to explain the work, and which permit the work needs.

Trap. The owner, the contractor, and the developer are swapped as the person who must explain or apply.

Difficulty 4. The item is long because the explanation duty and the permit are stacked.

Provisional answer

Who is a member of the readjustment association, and what that membership decides.

Trap. A lessee, a mortgagee, and an owner are each written as a member.

Difficulty 3. Membership follows ownership. The surrounding rights are the bait.

Provisional answer

Which dealings in farmland need permission and which ones need only a filing.

Trap. A conversion that needs permission is written as a filing, and a filing case is written as needing permission.

Difficulty 3. The split is permission versus filing, by who the parties are and what the land becomes.

Provisional answer

The after-the-fact filing under the National Land Use Planning Act, including the area thresholds and when neighbouring deals are added together.

Trap. A deal under the threshold is written as notifiable on its own, or two deals that must be added are kept apart.

Difficulty 3. The areas are fixed. The aggregation rule is the part people miss.

Provisional answer

The gift-tax exemption for money given to buy a home: whose age matters, and that the gift has to be money.

Trap. The donor's age is swapped with the recipient's, or a gift of the house itself is treated as a gift of money.

Difficulty 2. Two conditions decide it: age, and cash rather than the house.

Provisional answer

What the real-estate acquisition tax reaches, and which other taxes are being offered in its place.

Trap. Registration tax, fixed-asset tax, and income tax are given the acquisition tax's event.

Difficulty 3. The tax is identified by its event: acquisition, not holding and not registration.

Provisional answer

The assumption behind a published standard price, and which assumption the statute actually uses.

Trap. A price that assumes a special buyer or a forced sale is written as the normal price.

Difficulty 3. The definition is one sentence. The item inverts a clause of it.

Provisional answer

What an advertisement may say about distance and about a property that has already been sold.

Trap. A walked distance is written as if any measurement were allowed, or a sold listing is left up without the limit the statute puts on it.

Difficulty 3. Each limit is a single rule. The item states the rule without its limit.

Provisional answer

A count of statements about where a licence reaches and which governor or minister is the authority.

Trap. A prefectural licence is given national effect, or the minister is named for an office that has only one shop.

Difficulty 4. Counting forces every statement to be judged, and two of them turn on the same licence map.

Provisional answer

A combination item on who may be the exclusive broker and what disqualifies a person.

Trap. A person who is eligible is paired with a disqualification that belongs to someone else.

Difficulty 4. The combination hides which half of the pair is the false one.

Provisional answer

A count of duties that continue after the brokerage contract has done its work.

Trap. A duty to report, a duty to keep a record, and a duty that ended with the contract are given the same lifespan.

Difficulty 4. Each duty has its own end point. The count asks for all of them.

Provisional answer

The deposit amounts and the cases where a security association's cover replaces the deposit.

Trap. The new-office amount, the extra-office amount, and the association's cover are swapped.

Difficulty 4. The figures are the ones candidates memorise in the wrong pairs.

Provisional answer

A combination of definitions: which label matches which duty.

Trap. Two neighbouring defined terms are given each other's content.

Difficulty 3. The definitions are short. The combination is what slows the item down.

Provisional answer

When a suspicion of money laundering has to be reported, and which office receives the report.

Trap. The report is sent to the licensing governor, or it is required for a suspicion the statute does not cover.

Difficulty 4. The recipient is a different office from the one that granted the licence.

Provisional answer

A count of statements about the exclusive broker who must be stationed at the office.

Trap. A head-count rule for one office is applied to every office, or a person who need not be exclusive is required to be.

Difficulty 3. The head-count rules are standard. The count is the extra step.

Provisional answer

An explanation of important matters that is given with information technology, and what still has to be shown in person.

Trap. The licence card is treated as something the screen replaces.

Difficulty 4. The channel of the explanation changed. The card did not.

Provisional answer

A count of statements about the cap on the brokerage fee.

Trap. A cap for a sale is used on a lease, or a percentage is applied to the wrong price.

Difficulty 4. The formula is memorised. The count asks it in several prices at once.

Provisional answer

A combination of statements about what the important-matters explanation must cover.

Trap. A matter that belongs in the later contract document is required at the explanation, or a required matter is left out of the pair.

Difficulty 3. Each statement is half-familiar. The pair is the decision.

Provisional answer

A count of statements about the fee on a rental brokerage.

Trap. The sale fee's percentage is applied to rent, or a fee the client on one side may be charged is charged to the other side.

Difficulty 4. Rent and price use different caps, and the count uses both.

Provisional answer

The document under Article 37: who may prepare it and who may deliver it.

Trap. The exclusive broker, any licensed broker, and an unlicensed employee are given the same authority to sign or to hand the document over.

Difficulty 3. Preparation and delivery are different acts with different people.

Provisional answer

A count of statements about day-to-day brokerage duties.

Trap. A duty is stated correctly and then given an exception the statute does not have.

Difficulty 3. The duties are standard. The extra exception is the false half.

Provisional answer

A count of incorrect statements about brokerage practice.

Trap. One clause of a rule is true and the next clause reverses the person it binds.

Difficulty 3. Partial truth is the pattern, and the count multiplies it.

Provisional answer

Which changes have to be filed, the deadline, and who files them.

Trap. A 30-day deadline is swapped with a two-week deadline, or the office manager files a change only the licensee can file.

Difficulty 3. The deadlines are a memorised pair. The actor is the second check.

Provisional answer

A count of statements about cooling-off on a sale by the broker. Place of solicitation, paper versus electronic delivery, and the day count are stacked in one item.

Trap. The phrase 「8日目」 is the trap on the calendar. Article 37-2 of the brokerage statute runs for eight days counted from receipt of the explanation, in the statute's own starting-day words. Civil Code article 140 would otherwise drop the first day. Counting the receipt day as day 1, and counting eight elapsed days, are not the same date, so the window is closed a day early or a day late. The same statement also mixes in whether the buyer asked to sign at the office.

Difficulty 5. Four different cooling-off conditions are judged at once, and the day-count wording does not match the statute's elapsed-days wording.

Provisional answer

A combination item written as a narrative memo of an administrative hearing. The claims are buried in the prose, covering parking, the type of gas supply, and seismic records, instead of a clean list of statements.

Trap. A fact the explanation must include is told as something a witness said, and a fact that belongs in a different document is required in the explanation.

Difficulty 5. The legal points are ordinary. The new difficulty is finding them inside a story.

Provisional answer

A count of duties that attach to a model room and to the advertising around it.

Trap. A duty to display a particular fact is applied to the model room when it applies to the advertisement, or the other way around.

Difficulty 4. The duties are split by place. The count asks for both places.

Provisional answer

The housing defect warranty statute: which seller must deposit or insure, and which buyer is outside the statute.

Trap. A sale by someone who is not a broker is given the broker's deposit duty, or the period is taken from a different warranty.

Difficulty 3. The statute's duty sits on the broker-seller. The other parties are the bait.

Provisional answer

Japan Housing Finance Agency lending, set against the condominium-renewal statute. The incorrect statement is the one that denies lending for a whole-building renovation or a demolition under that statute.

Trap. A product the agency does not offer is written as prohibited by the renewal statute, which collapses a lending menu into a ban.

Difficulty 3. The renewal statute and the agency's lending are different instruments. The item treats a gap in the menu as a legal ban.

Provisional answer

The fair-competition code on property advertising. One point is the code's word for a display period that was paused, which is not the everyday word for calling a sale off. Another is a setback ratio.

Trap. A paused display is written as a cancelled sale, and a setback ratio from a different rule is used.

Difficulty 3. The code's vocabulary is the trap. The ratio is a second, numerical one.

Provisional answer

Which rounded official figure is the one the item is asking for.

Trap. A figure from a neighbouring series, or a figure rounded the wrong way, is offered as the published one.

Difficulty 4. The figures are close, and the item does not show the table.

Provisional answer

Landform: what a sandbar does, and where liquefaction is the risk.

Trap. A feature of a natural levee is given to a sandbar, or liquefaction is placed on hard terrace ground.

Difficulty 2. The pairs are definitional.

Provisional answer

Foundations and structure: which ground and which foundation go together.

Trap. A foundation for soft ground is prescribed for firm ground, or a wooden detail is given to a steel frame.

Difficulty 2. The pairs are definitional.

Provisional answer