Leave the repairs and renovations of condominiums and apartments in Hiratsuka City, Kanagawa Prefecture to Kakeru Koumuten Co., Ltd.!
Large-Scale Repairs for Condominiums, Apartments, and Buildings in Hiratsuka City
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Hiratsuka City.
Kakeru Koumuten Co., Ltd. is a company that handles everything from the installation of temporary scaffolding to substrate repairs, exterior painting, tile repairs, sealing, waterproofing for rooftops and balconies, and roofing work, all managed and performed by our own team. Based in Yokohama City, we have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities in Hiratsuka City.
- On-site surveys and estimates are completely free (we welcome competitive estimates)
- Comprehensive management from temporary scaffolding to exterior and roofing work
- We confirm site conditions and delivery routes on-site and plan scaffolding from our own team
- Consultations for partial repairs and emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is 750,000 to 1,500,000 JPY (according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% fall within this range, with the most common being 1,000,000 to 1,250,000 JPY. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 JPY per building.
- Estimated Cycle / 12 to 15 years. However, the determining factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Hiratsuka City / There are areas with different environments within the city, such as the urban area around Hiratsuka Station, coastal areas facing Sagami Bay, the plains downstream of the Sagami River and Kaname River, and the hilly regions in the northwest and west. Even when repainting the same color, landscape procedures may be necessary, along with issues like rust, sealing, and waterproofing damage along the coast, and drainage for rooftops and sites. The entire city is a landscape planning area, and buildings over 10 meters tall or with a total floor area of over 500 square meters must submit a notification at least 30 days before starting construction.
- Available Funds / There were no publicly available confirmations of subsidies for large-scale repair construction costs from Hiratsuka City or Kanagawa Prefecture. If requirements are met, there may be reductions in fixed property taxes under the condominium longevity promotion tax system (Hiratsuka City offers a 50% reduction for the following fiscal year for the second and subsequent works completed by the end of March 2027), national subsidies if windows and insulation are included, and public financing may be available.
- Tips for Success / At least three competitive estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work that can be handled in Hiratsuka City
Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but a project that collectively addresses the deterioration of the entire building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.
| Type of Work | Main Content |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our own scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, explosion (exposed rebar) repairs, resin mortar repairs for missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats of paint from primer to finish, painting of ancillary parts (iron parts, gutters, water stops, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of broken tiles, joint repairs, clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Replacement and additional application of seals around sashes and exterior wall joints. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, shared corridors, and stairs, PVC sheet waterproofing, and installation of long sheets. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge metal replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Hardware Work | Surface painting of steel staircases, handrails, and PS doors, replacement of coping and water stops. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), resolving gutter blockages. This work is particularly important for ensuring drainage during heavy rain, as it can easily cause puddles and leaks on rooftops. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of asbestos-containing building materials. |
Scope of Major Repairs Determined from Building Diagnosis
It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the items below, compile a deterioration diagnosis report with photos, and propose the scope of work.
| Diagnosis Area | Main Inspection Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual inspection, checking the width of cracks and the condition of the paint film | Methods and quantity for crack repair, specifications for painting (whether to repaint or paint after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding inspection. High areas checked with a drone | Scope and estimated quantity for injection and replacement, whether clear waterproofing is necessary |
| Sealing | Checking for cracks, shrinkage, peeling, and hardening | Whether to replace or add to the existing seal, scope of joints to be worked on |
| Rooftop, Balcony, Shared Corridor | Checking for blisters or breaks in the waterproof layer, puddles, and the condition of drains | Full renovation or partial repair, method (urethane waterproofing, PVC sheet waterproofing, long sheet), whether drain renovation is necessary |
| Leak Areas | Inspection using thermal imaging camera and drone | Identification of the cause and the priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking | Whether painting is sufficient or if material replacement or cover method is necessary |
| Site and Surroundings | Checking trees, delivery routes, parking, and distance to neighboring properties | Planning for scaffolding and scope of temporary construction |
Reasons Why Kakeru Koumuten is Chosen for Large-Scale Renovations in Hiratsuka City
The reason why we can be entrusted with large-scale repairs in Hiratsuka City is partly because “Kakeru Koumuten has a base in Yokohama City”, but also due to our “unique initiatives in large-scale repair work that cannot be imitated by other companies”, which have received high praise from many customers.
1. Equipment Specialized for Exterior Renovations
At Kakeru Koumuten, we have prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale repairs. We have established five bases centered around Yokohama City for material storage and showrooms.
In-house Scaffolding Materials
We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs related to scaffolding work and provide rapid and flexible responses.
We have approximately enough scaffolding materials for 100 single-family homes!
Storage of Materials in Our Large In-house Warehouse
We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can procure materials at a lower cost! Additionally, we always have stock available, allowing for swift responses in emergencies!
In-house Waste Sorting
Large-scale repairs generate various waste materials such as leftover paint, metals, and wood. At Kakeru Koumuten, we sort and recycle waste materials in-house, leading to cost reductions in waste disposal.
Showroom Dedicated to Exterior Renovations
In the showroom, not only can you have meetings, but you can also check actual samples and colors of exterior materials. Color simulations for exterior wall painting and heat resistance tests using heat insulation testing equipment are also available!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
From inquiry to project completion, everything is managed in a consistent system by Kakeru Koumuten, allowing for high-quality large-scale repairs at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the same person is responsible for sales and construction management, smooth communication is possible.
We can handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with complete in-house construction! Those with specialized knowledge and experience will conduct inspections and actual construction for each process!
3. Various Permits and Skilled Workers
We have obtained construction industry licenses and permits for industrial waste collection and transportation! We also have national qualified sheet metal and painting technicians on staff, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building asbestos-containing material investigators, so we can manage and conduct preliminary investigations for asbestos-containing roofing materials.
4. Warranty and Aftercare
Most large-scale repair works, including “painting work,” “substrate repair work,” and “waterproofing work,” come with a warranty!
Aftercare is available every year, and we send out notification DM each year.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations related to apartments and condominiums.
We can also address exterior walls and rooftops that cannot be checked from high places using a drone! During leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!
We will respond according to your wishes. We also accept emergency measures for sudden leaks! We will respond quickly to urgent requests!
6. Staff Development
Our staff creates various models for skill enhancement and conducts practical training. Since different processing and techniques are required at each site, we regularly provide technical training to ensure each staff member can respond appropriately. We also educate on points to be careful about and areas to check during large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we will notify residents and greet neighbors, as well as set up notice boards at entrances to display progress charts and announcements! Additionally, we will thoroughly educate entrants on manners to minimize inconvenience to residents and neighbors.
8. Strict Quality Control
Inspections are conducted by responsible personnel for each process, along with detailed photographs of the work. We use film thickness inspection equipment and check sheets to ensure that no inspections are overlooked. During exterior painting and waterproofing work, we check the number of used paint cans to confirm that the specified amount of paint is used, and we prevent construction defects by ordering paint in-house. Of course, we will also photograph and report on the used paint.
9. Color Simulation for Exterior Painting
9-1 Self Color Simulation
The simulations created by our company can be done using photos of your actual apartment or building!You can also perform the simulation on your smartphone or computer. By simulating and then changing to a two-tone color or altering the image, we hope to help enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange for paint samples to confirm the actual colors.
*In Hiratsuka City, for buildings above a certain size, even if repainting in the same color as the existing one, landscape procedures are required. There are also regulations for each area, such as scenic districts and district plans, so prior confirmation of the exterior wall color is necessary. Having the color simulation screen will help facilitate explanations at neighborhood associations and general meetings.
9-2 Confirm the actual color with a test paint!
You can order samples of the paint you are considering and conduct test painting on your exterior wall. By doing a test paint, you can confirm the actual color and gloss!
9-3 Exterior renovation simulation
We can also perform the following exterior simulations for apartments and condominiums!
・Exterior wall color simulation (two-tone color is also possible)
・Simulation of applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation of roof painting and roof replacement work
With the exterior renovation simulation, you can minimize the risk of failure in image changes! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.
Estimated Costs for Large-Scale Repairs in Hiratsuka City
The costs for large-scale repairs vary significantly depending on the size of the building, its condition, the scope of work, and the materials used. First, please refer to the national average based on public statistics, then to our company’s estimates based on past performance by scale, and finally to examples of unit prices for each type of work.
The national average for condominiums is 750,000 to 1,500,000 yen per unit
According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), approximately 70% of the costs for large-scale repairs are concentrated in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary costs, so they differ from the current total construction costs including tax.
| Construction Cost per Unit | Percentage | Construction Cost per Unit | Percentage |
|---|---|---|---|
| Up to 750,000 yen | 15.1% | 1,250,000 to 1,500,000 yen | 17.4% |
| 750,000 to 1,000,000 yen | 24.7% | 1,500,000 to 2,000,000 yen | 9.1% |
| 1,000,000 to 1,250,000 yen | 27.0% (most common) | Over 2,000,000 yen | 2.8% |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Actual Conditions of Large-Scale Repair Work for Condominiums in FY 2021” (200 companies, 818 cases) *Amounts do not include consumption tax or common temporary costs. Percentages may not total 100% due to rounding and non-responses.
Breakdown of Construction Costs (What the Money is Spent On)
| Category | Composition Ratio | Main Contents |
|---|---|---|
| Construction-related Work | 60.3% | About half for exterior walls, about one-third for waterproofing. Substrate repairs, tiles, painting, waterproofing |
| Temporary Work | 22.8% | Scaffolding, mesh sheets, protective coverings, etc. (does not include common temporary costs) |
| Miscellaneous Expenses | 10.3% | Site management fees, general management fees, statutory welfare expenses, etc. (9.5%), insurance premiums for large-scale repair defect insurance (0.8%) |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Fiscal Year 2021 Survey on Large-Scale Renovation Work for Condominiums” (Second survey of large-scale renovation work. The overall average is 59.0% for construction-related costs, 22.3% for temporary works, and 9.9% for miscellaneous expenses). *The total does not equal 100% because it includes equipment-related work, external works, and others. This is an average value and not a criterion for judging the appropriateness of individual estimates.
Cost Estimates by Building Size (Scaffolding, Substrate Repair, Exterior Painting, Waterproofing, Sealing)
| Type and Size of Building | Cost Estimate | Estimated Construction Period |
|---|---|---|
| Wooden Apartment (2 stories, 6-10 units) | 2,000,000 – 4,000,000 JPY | 3 – 5 weeks |
| Steel Frame/RC Apartment (3 stories, 10-20 units) | 4,000,000 – 9,000,000 JPY | 1 – 2 months |
| Mixed-Use Building/Small Condominium (4-5 stories) | 5,000,000 – 15,000,000 JPY | 1.5 – 3 months |
| Medium-Sized Condominium (30-50 units) | 20,000,000 – 50,000,000 JPY | 3 – 5 months |
| Large Condominium (over 100 units) | Around 100,000,000 JPY – | 6 months – |
*The above is an estimate based on Kakeru Koumuten’s construction performance and may vary depending on the presence of roofing work, metal work, plumbing, etc. For condominiums, please also consider the amount obtained by multiplying the above national statistics (750,000 – 1,500,000 JPY per unit) by the number of units as a guideline.
Breakdown of Costs for Temporary Works, Substrate Repair, Exterior Walls, and Waterproofing
The estimate for large-scale renovations is broadly divided into “temporary works,” “substrate repair,” “sealing,” “exterior painting,” “waterproofing,” and “miscellaneous expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| Item | What to Confirm in the Estimate |
|---|---|
| Building Prerequisites | Structure (wooden, steel frame, RC), number of floors, number of units, exterior wall area, waterproof area. Also confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Facilities & Scaffolding | Area and unit price of scaffolding, mesh sheets, protective measures, temporary toilets, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the 3rd year of Reiwa, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repairs | Quantities and unit prices for repair methods such as cracks, lifting, and spalling. Since these items are not confirmed until scaffolding is set up, confirm whether it will be estimated quantities or actual settlement, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional application, the length to be applied (m), and the name of the material. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and scope of ancillary parts. |
| Waterproofing | Area for each part such as roof, balcony, and common corridor, construction method, name of material, and whether drain renovations are included. |
| Inspection & Reporting | Inspections for each process, construction photos, and whether completion reports and warranty documents are included. |
| Miscellaneous Expenses | Contents and ratios of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the 3rd year of Reiwa, the average is about 10% of construction costs, but it varies depending on the size and conditions of the building, so there is no uniform standard. |
| Tax Classification | Whether the amount includes tax or is tax-excluded. Since the display varies by company, make sure to align totals before comparing. |
Examples of Unit Prices for Repair Work
| Repair Method | Materials Used | Cost |
|---|---|---|
| Tile Replacement | Existing Similar Tiles | per piece / 2,000 JPY〜4,000 JPY |
| Repair of Floating Tile and Mortar Areas | Epoxy Resin Injection | per square meter / 3,000 JPY〜5,000 JPY （Varies depending on the degree） |
| Tile Joint Mortar Repair | Mortar for Tile Joints | per square meter / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Concrete Spalling Repair | Reinforcement Rust Prevention + Resin Mortar | per area / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY （Varies depending on the degree） |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof Top Urethane Waterproofing (Ventilated Buffer Method) | High Strength Urethane | per square meter / 6,500 JPY〜9,500 JPY |
| Sealing Replacement | Modified Silicone | per meter / 900 JPY〜1,500 JPY |
| Temporary Scaffolding | In-house Owned Scaffolding Materials (Wedge Type) | per square meter / 700 JPY〜1,000 JPY |
*Costs and warranty years vary depending on shape, quantity, substrate condition, and type of materials. If you would like a detailed estimate, please feel free to contact us. Estimates are completely free.
Select Paint and Waterproofing Grades Based on “Years Until Next Repair”
“Good paint does not equal the right choice.” The best way to choose is to align when the next major repair will be with the lifespan of the materials to avoid waste.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good choice with a balance of cost and performance. Since the lifespan varies by product, choose specifications that match the cycle. |
| Fluorine | 16-20 years | Buildings that want to set the next repair after 15 years, high-rise or complex-shaped buildings where scaffolding costs are high. |
| Inorganic | 18-22 years | Buildings that want to suppress dirt adhesion. Consider this for locations prone to dirt, such as along busy roads, to ensure longevity. |
| Urethane Waterproofing (Roof) | 8-15 years | Complex-shaped rooftops, when wanting to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| Vinyl Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shape. The construction period is short. |
| Asphalt Waterproofing | 15-20 years | Rooftops planned for long cycles. The cost per instance will increase. |
*The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. The rate of deterioration differs for each side due to location, sunlight, and airflow, so checking the condition of each side during a site survey and selecting paint suitable for the location can change durability.
Guidelines for Repair Reserve Funds and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund as a monthly amount per exclusive area. An additional charge is required if there is a mechanical parking lot.
| Building Size (Less than 20 Stories) | Monthly Estimate (Average) | Range Where Two-Thirds of Cases Fit | Conversion for 70㎡ |
|---|---|---|---|
| Building Floor Area Less than 5,000㎡ | 335 JPY/㎡ | 235-430 JPY/㎡ | Approximately 16,500-30,100 JPY |
| 5,000-10,000㎡ | 252 JPY/㎡ | 170-320 JPY/㎡ | Approximately 11,900-22,400 JPY |
| 10,000-20,000㎡ | 271 JPY/㎡ | 200-330 JPY/㎡ | Approximately 14,000-23,100 JPY |
| 20,000㎡ or More | 255 JPY/㎡ | 190-325 JPY/㎡ | Approximately 13,300-22,750 JPY |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines on Repair Reserve Funds for Condominiums” (Revised June 2024, PDF) / National average is 13,378 JPY per unit per month (Fiscal Year 2023 Comprehensive Survey on Condominiums)
In the comprehensive survey for the fiscal year Reiwa 5, 36.6% of management associations responded that “the reserve fund for repairs is insufficient compared to the plan.” There are four main options if there is a shortfall.
| Options | Considerations and Cautions |
|---|---|
| ① Adjusting the Timing of Construction | Based on deterioration diagnosis, postpone less urgent construction to the next time. However, it is essential to distinguish between construction that can be postponed and that which cannot, as delaying waterproofing and tile detachment measures can ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Construction | Reviewing paint grades, changing from full renovation to partial renovation, etc. Please consider this separately from “apparent reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | Subsidies for energy-saving renovations, etc. (to be discussed later). The reduction of fixed asset tax is a system that lowers the tax amount for each unit owner, and does not directly increase the repair funds of the management association. |
| ④ Increasing Reserve Funds, Borrowing, or One-Time Payments | In addition to considering an increase in the reserve fund at the general meeting, the Housing Finance Agency’s condominium common area renovation loan requires no collateral. Interest rates can be lowered by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Hiratsuka City
Both Hiratsuka City and Kanagawa Prefecture have not confirmed any subsidies specifically targeting large-scale renovation work based on publicly available information (the city does have subsidies for seismic diagnosis of old earthquake-resistant condominiums). The four main types available are as follows. The eligibility and acceptance status of the systems may change during the fiscal year, so please be sure to confirm with our company or each contact point before contracting or starting construction.(As of October 8, 2026)
| Type | Details |
|---|---|
| ① Support for Consultation and Planning | Management plan certification and advice, guidance, and assistance for seismic diagnosis, etc. Can be used in the preliminary stages of large-scale repairs. |
| ② Construction Subsidies by Purpose | Energy-saving (windows, insulation), etc., under national and prefectural systems. Incorporated into large-scale repairs. |
| ③ Tax Incentives | Reduction of fixed property tax under the condominium longevity promotion tax system. |
| ④ Public Financing | Housing finance support organization’s loans for condominium common area renovations. |
① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs (all three types: exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of condominiums meeting certain requirements are carried out, the fixed property tax amount for the residential portion will be reduced (up to 100㎡ equivalent per unit). In Hiratsuka City, the fixed property tax for the following year for eligible properties will be reduced to half.
| Main Requirements | More than 20 years since construction; total number of units is 10 or more (more than half of the exclusive area must be for residential use) / At least one previous large-scale repair (this being the second or subsequent repair) for exterior painting, floor waterproofing, or roof waterproofing / Must meet one of the following: ① A management plan certified condominium that has raised the repair reserve fund to the certified standard after September 1, 2021 ② A management association that has received advice and guidance, created or reviewed a long-term repair plan, and meets certain standards / Cannot be combined with reduction systems related to energy-saving renovations, barrier-free renovations, or seismic renovations, and this reduction can only be applied once per building. Management plan certification must be obtained by January 1 of the year following the completion of construction. |
|---|---|
| Construction Implementation Deadline | From April 1, 2023, to March 31, 2027. |
| Reduction Rate | The fixed property tax for the following year will be reduced by half (up to 100㎡ equivalent per unit). Urban planning tax is not subject to reduction. |
| Declaration | Must declare within three months of the completion date. The declaration destination is the city’s asset tax division (City Hall window 213). Required documents include the declaration form, documents showing the total number of units, certificates for large-scale repairs, and past construction certificates. For certified management plan condominiums, a copy of the certification notification and proof of repair reserve fund increase is required, and for condominiums that received advice and guidance, a certificate of implementation of the advice and guidance is also necessary. The owner can declare individually, or the representative of the management association can declare collectively. |
| Points to Note | Simply obtaining management plan certification does not qualify; there are requirements such as increasing the repair reserve fund. A review of the long-term repair plan is also necessary, so it is recommended to prepare at least one year before the construction. |
- Hiratsuka City: Regarding the reduction of fixed property tax and application for condominiums that have undergone large-scale repairs contributing to longevity (official)
- Ministry of Land, Infrastructure, Transport and Tourism: Tax system promoting condominium longevity (official)
- Ministry of Land, Infrastructure, Transport and Tourism: Fixed property tax reduction for large-scale repairs of condominiums (PDF)
- Ministry of Land, Infrastructure, Transport and Tourism: Information on management plan certification system and tax and loan incentives (PDF)
* The application destination is the Asset Tax Division of Hiratsuka City (for housing inquiries, call 0463-21-8768). For management plan certification and advice/guidance, please confirm with the Building Guidance Division (call 0463-21-9731) before construction.
② Condominium Management Support in Hiratsuka City (Management Associations should start here)
The contact point for condominium-related matters in Hiratsuka City is the Building Guidance Division (call 0463-21-9731). On the city’s public page, no subsidies for the construction costs of large-scale repairs were confirmed. The focus is on management plan certification, advice/guidance, and support for seismic diagnosis.
| System | Content |
|---|---|
| Management Plan Certification System, Advice, Guidance | The Building Guidance Division provides certification if the management plan created by the management association meets the standards, along with advice and guidance from the city. Both are related to the requirements of the longevity promotion tax system. For details, please see section ③ below. |
| Subsidy for Seismic Diagnosis Costs of Condominiums | The target is condominiums that received construction confirmation and commenced construction before May 31, 1981, with a total floor area of 1,000㎡ or more, where more than half of the units are for residential use, and a resolution to conduct a seismic diagnosis has been made at the management association meeting. The subsidy amount is half of the diagnosis and evaluation/assessment costs, with a maximum of 40,000 yen per unit occupied by the owner. The target is the cost of the diagnosis, and renovation work is not included. After prior consultation and plan approval application, a resolution must be made at the meeting, and a contract with the diagnostician is signed after the grant decision. For details, please confirm with the Building Guidance Division (page update date is April 1, 2026). |
Source: Hiratsuka City “Condominium Management Plan Certification System, Advice and Guidance” / Same “Subsidy for Earthquake Diagnosis Costs of Condominiums”
③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)
Based on the national system, this is a certification system recognized by Hiratsuka City, which also provides advice and guidance. Upon receiving certification, there are interest rate benefits for the Housing Finance Agency’s “Condominium Common Area Renovation Loans” and Flat 35 (Maintenance Type), and it relates to one of the requirements for the Long Lifespan Promotion Tax System (certification alone does not guarantee tax reduction). The certification requirements are based on the national “Standards for Condominium Management,” which consists of 16 items. The main criteria include holding general meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, ensuring that the total amount of arrears for more than three months is within 10% of the total, and “having a long-term repair plan that includes large-scale repair work twice or more, created or reviewed within seven years, with a planning period of 30 years or more.” Applications cannot be made directly to the city; they must be submitted through the system after receiving preliminary confirmation from the Public Interest Incorporated Foundation Condominium Management Center’s “Management Plan Certification Procedure Support Service.”
* When applying to the city through the system, there is no fee to the city. However, there are separate charges for the system usage fee and the examination fee for preliminary confirmation by a condominium management consultant (the amounts can be checked on the Condominium Management Center’s website). The validity period of the certification is not stated on the city’s page.
④ National Energy Saving Support | Housing Energy Saving 2026 Campaign
Changes for Fiscal Year 2026The “Child-Rearing Green Housing Support Project” for Fiscal Year 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to establish financial plans based on outdated information.
Mirai Eco Housing 2026 Project
| Target | Renovations of existing homes built before December 31, 2016, regardless of whether they are single-family or multi-family residences. Management associations and management corporations can also become joint contractors (i.e., can be used for renovations of common areas). Rental properties are also eligible. |
|---|---|
| Required Work | Insulation upgrades for openings, insulation upgrades for structural elements (floors, walls, ceilings), and installation of eco-friendly housing equipment are mandatory combinations. |
| Subsidy Limit | Depending on the age of the building and the energy-saving performance achieved, 400,000 to 1,000,000 yen per unit (1,000,000 yen for homes built before 1991 that meet mandatory standards). |
| Period | Subsidy applications are generally submitted by registered contractors (construction contractors) after the completion of the work (the client cannot apply themselves). Applications (including reservations) will end once the budget limit is reached. The status of budget execution is published on the official website, so please check the latest application status before signing a contract. |
Advanced Window Renovation 2026 Project
| Target | Renovations to existing homes (single-family and multi-family) including the installation of interior windows, replacement of exterior windows, and glass replacement to high-performance insulated windows. Subsidy rates are set separately for “low-rise” and “mid-to-high-rise” multi-family residences. |
|---|---|
| Bulk Application for Multi-Family Residences | As of May 29, 2026, applications for “bulk subsidy applications for multi-family residences (including reservations)” have begun. The application process is handled by registered contractors (window renovation contractors), and management associations cannot apply themselves, but they can apply for all units collectively, making it a system that works well with large-scale repairs for window and entrance door renovations. |
| Subsidy Limit | For residences, 1,000,000 yen per unit (changed from 2,000,000 yen in the 2025 fiscal year). For non-residential buildings over 240 square meters, 10,000,000 yen per building. |
| Period | Work that commenced after November 28, 2025. Applications for subsidies will be made after the completion and handover of the work and will end once the budget limit is reached. The status of budget execution is updated daily on the official website, so please check the latest application status before signing a contract. |
⑤ Kanagawa Prefecture Subsidies (Applications for 2026 have ended)
| Existing Housing Energy Conservation Renovation Subsidy | Houses (including exclusive parts of condominiums) that the applicant resides in and owns or has a share in within the prefecture are eligible. Renovation of windows (including entrance doors) that are exposed to the outside air is mandatory. The subsidy covers one-third of the eligible expenses, or a maximum of 150,000 yen, whichever is lower. The application for the 2026 fiscal year reached the budget limit and closed on September 30. Construction that started before the notification of the grant decision is not eligible, and applications by contractors on behalf of the applicant are not allowed. |
|---|---|
| Subsidy for Residential Solar Power Generation and Storage Battery Installation | Management associations of condominium complexes in the prefecture are also eligible. Solar power is subsidized at 70,000 yen/kW, and storage systems at 150,000 yen/unit. The application deadline for the second phase of the 2026 fiscal year was September 30, and the application period has ended. If construction started before the grant decision date, it is not eligible. This is a system to check if you are considering installing solar panels along with rooftop waterproofing. |
* The Existing Housing Energy Conservation Renovation Subsidy does not cover common areas of rental apartments or units where the owner does not reside.
⑥ Loan System (Housing Finance Agency Condominium Sumairu Loan)
If the management association borrows funds for large-scale repairs, it can utilize the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan).”
| Eligible Construction | Large-scale repairs, seismic retrofitting, flood prevention measures, energy conservation measures, balcony repairs, safety measures for elevators and parking lots, asbestos measures, and costs for diagnosis and design by experts. |
|---|---|
| Collateral | No collateral required (joint guarantee by the condominium management center, etc.) |
| Repayment Period | Generally 1 to 10 years; for specific construction, 1 to 20 years; if seismic, flood, and energy conservation work is carried out after obtaining management plan certification, up to 35 years. |
| Interest Rate Reduction | ① Holding of Sumairu Bonds ② Obtaining management plan certification ③ Implementation of seismic, flood, and energy conservation work, each reducing the rate by 0.2% per year (up to 0.6% per year). |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, the delinquency rate of repair reserve funds must be within 10%. Applications are accepted year-round. |
Source: Housing Finance Agency “Condominium Sumairu Loan” (Official)
Cases where fire insurance can be used and cases where it should not be used
Damage caused by “accidental incidents” such as flying rooftop waterproof sheets, caps, and fences due to typhoons and strong winds, hail damage, and lightning strikes may be covered by fire insurance. It is important to separate and record damage caused by accidents from wear and tear during the deterioration diagnosis.
On the other hand, wear and tear itself is not covered. There have been many troubles nationwide caused by contractors who solicit, saying, “You can repair it without any out-of-pocket expenses with insurance,” and the National Consumer Affairs Center has repeatedly issued warnings. False claims can lead to insurance fraud charges. Please confirm the eligibility of claims directly with your management association or property owner to the insurance company or agent. Kakeru Koumuten Co., Ltd. does not provide such guidance at all.
Building conditions and repair points in Hiratsuka City
Hiratsuka City is located almost in the center of Kanagawa Prefecture, in the southern part of the Sagami Plain, facing Sagami Bay to the south. It has developed in the lowlands of the Sagami River and Kaname River, spreading fan-shaped from the coastline to the northwest, with the foothills of Tanzawa and Oyama to the north and the Fuji and Hakone mountain ranges to the west. The city is described as having a balanced harmony of industry, agriculture, fisheries, and commerce. From the urban area around Hiratsuka Station to the coastal residential areas, and the hilly and plateau areas in the northwest and west, there are areas with different environments within the same city, and furthermore, the entire city is a landscape planning area. Depending on the location, the way buildings deteriorate, the way scaffolding is set up, and the necessary procedures before construction will vary.
(as of September 1, Reiwa 8, estimated)
(as of September 1, Reiwa 8, estimated)
(landscape priority areas are designated separately)
Source: Hiratsuka City “Population and Households – Estimated Population by Town and District” (Estimates based on the confirmed values of the 2020 National Census) / Same “Basic Information about Hiratsuka – Let’s Learn about the Town” / Same “Notification of District Plans” / Same “Notification of the Landscape Act and Hiratsuka City Landscape Ordinance”
Buildings in Hiratsuka City are divided into “four types”
In Hiratsuka City, due to differences in terrain and appearance rules depending on the location, not only the age of the building but also the location of the building (around Hiratsuka Station, along main roads, by the sea, in areas with district plans, and in the hilly areas of the northwest and west) will affect the nature of the major repairs and procedures required in the next large-scale renovation. Please check which type your building falls under.
| Type | According to City Public Documents | Estimated Age of Construction | Heavy Repairs and Procedures for the Next Renovation |
|---|---|---|---|
| Urban Area around Hiratsuka Station and Along Main Roads Around Hiratsuka Station and others |
According to the city’s planning documents, the urban area is concentrated around Hiratsuka Station and along major roads radiating from it. Notifications under the Landscape Act apply to buildings over 10m in height or with a total floor area of over 500㎡ when making repairs that change the appearance or color. | Varies by year of construction | For buildings with commercial use or multi-family residences, the focus is on exterior wall painting, tile repairs, sealing, and rooftop waterproofing. For roads with heavy pedestrian and vehicle traffic, it is important to adjust scaffold placement, pedestrian flow, and delivery times. |
| Residential Areas by the Sea Sodegahama, Nijigahama, Takahamadai, etc. |
The coastline is approximately 3.8km long. The city’s tsunami hazard map anticipates the maximum class tsunami, considering the Genroku Kanto Earthquake type, the linked earthquakes of the Kōfu-Tsutsu Fault Zone, and trench-type earthquakes along the Sagami Trough (western model), indicating inundation areas and depths. | Varies by year of construction | Buildings close to the sea will focus on inspecting rust on metal parts, railings, and hardware, sealing of exterior walls, and waterproofing layers on rooftops. For rental apartments and condominiums, it is also important to provide guidance to residents and adjust the schedule. |
| Areas with District Plans Hinataoka, Megumigaoka, Sanada, Higashitoyoda, Fujimicho, Kitakaname, Tenuma, Twin City Oogami |
District plans have been established in eight areas within the city. In areas with district plans, changes in roof shape and exterior wall color are also subject to notification, which must be submitted 30 days before starting the work. | Varies by year of construction | For rental apartments, condominiums, and owner-occupied condominiums, the focus is on exterior wall painting, sealing, waterproofing of rooftops and flat roofs, painting of metal parts, and drainage of rain gutters and drains. Since the contents differ by district, it is necessary to confirm in advance if changing colors. |
| Northwest and Western Hilly Areas and Plateaus and Surroundings Areas Covered by Landslide Hazard Map |
The western area has hills and plateaus. The city’s landslide hazard map indicates landslide warning areas designated by Kanagawa Prefecture, targeting the northwest and western parts of the city (created in March 2020). | Varies by year of construction | Near slopes and retaining walls, scaffold placement, access routes, and rainwater drainage will be confirmed on-site. The focus is on exterior wall painting, waterproofing, and rain gutters. |
Source: Hiratsuka City “Chapter 2 Overview of Hiratsuka City”／Same “Notification of the Landscape Act and Hiratsuka City Landscape Ordinance”／Same “Hiratsuka City Earthquake Disaster Prevention Map and Tsunami Hazard Map”／Same “Notification of District Planning”／Same “Hiratsuka City Landslide Hazard Map”
Four Factors Unique to Hiratsuka City That Damage Buildings
Among the characteristics visible from Hiratsuka City’s public documents, we have narrowed it down to four that are linked to large-scale repairs.
① Coastal Location Facing Sagami Bay
The coastline of Hiratsuka City is approximately 3.8 km long, and the city revised its tsunami hazard map in the 28th year of the Heisei era, disclosing the inundation areas and depths from the largest class of tsunami. For buildings close to the sea, we focus on checking the condition of rust on metal parts, handrails, and fittings, sealing of exterior walls, and waterproof layers on rooftops during deterioration diagnosis.
② Flooding Assumptions for Sagami River and Kaname River
The city’s flood hazard map publishes the flooding assumptions for the Sagami River system and the Kaname River system based on the maximum possible rainfall (updated December 25, Reiwa 7). The city also publishes an internal water hazard map. The roof drains, drainage pipes, and water gradients around parking lots will be key points for inspection along with the condition of waterproof layers.
③ Slopes in the Northwest and West
The city’s landslide hazard map indicates the warning areas designated by Kanagawa Prefecture based on the Landslide Disaster Prevention Act. For sites near slopes and retaining walls, attention is needed for the installation of scaffolding and drainage of rainwater. You can check whether the site falls within the area using the city’s “Hiratsuka Exciting Map” by entering the address.
④ Overlapping Appearance Rules
There are areas where procedures are required when changing the color of exterior walls and roofs due to notifications under the Landscape Act, landscape priority areas, scenic districts, and district planning. Even when repainting in the same color as the existing one, landscape procedures are required, so it is important to confirm the rules applicable to the site before obtaining estimates.
Source: Hiratsuka City “Hiratsuka City Earthquake Disaster Prevention Map and Tsunami Hazard Map”／Same “Hiratsuka City Flood Hazard Map”／Same “Hiratsuka City Landslide Hazard Map”／Same “Notification of the Landscape Act and Hiratsuka City Landscape Ordinance”
Key Points to Consider When Proceeding with Construction in Hiratsuka City
| Issue | Current Situation in Hiratsuka City and Kakeru Koumuten’s Response |
|---|---|
| Notification under the Landscape Act (Buildings over 10m in height or 500㎡ in floor area) | For repairs or color changes that alter the appearance, a pre-consultation and notification are required for buildings above a certain scale. The pre-consultation should be done about 30 days before the notification (approximately 60 days before the start of construction), and the notification should be submitted at least 30 days before the start of construction. Even if repainting with the same color as the existing one, procedures are necessary. Since time must be incorporated into the schedule, please confirm with the Urban Landscape Division of the City Planning Policy Department (Phone: 0463-21-8781) before signing the contract. We will also check this during our investigation. |
| Buildings in Scenic Priority Areas and Scenic Districts | In scenic priority areas, procedures are necessary regardless of scale (for smaller scales, a notification under the landscape ordinance is required). In scenic districts, changes in the color of buildings are included in the acts requiring permission. The procedures vary depending on which area is affected and whether the color is changed, so please confirm before deciding on colors, and share the completed image with the management association and neighbors using color simulations. |
| Buildings in Areas with District Plans | In areas with district plans, changes in exterior wall colors and other forms/designs are also subject to notification, which must be submitted at least 30 days before the start of the act. Since the content varies by district, it is essential to confirm whether the site is affected and whether notification is necessary in advance. We will also investigate this during our survey. |
| Mixed-use Buildings and Stores along Main Roads and Station Fronts | For buildings facing roads with high pedestrian and vehicle traffic, adjustments to the placement of scaffolding, pedestrian flow, and delivery times are crucial. We will consider the operations of tenants and stores and propose a scaffolding plan after confirming the site. |
| Narrow Roads and Buildings Close to Neighboring Properties | In areas with narrow roads or sites close to neighboring buildings, care must be taken regarding scaffolding placement, material delivery, water splashing from high-pressure washing, and paint odors. Our own scaffolding team will assess the site and plan the layout and protection area, and we will also greet and inform the neighbors in advance. |
| Buildings along the Coast, Rivers, or Low-Lying Areas | For buildings near the sea, we will focus on diagnosing the condition of metal parts, fittings, sealing, and waterproof layers. In areas along rivers or low-lying regions, we will inspect rooftop drains, drainage pipes, and water gradients around parking lots, confirming whether there are any damages or blockages in the waterproof layers before proposing specifications. |
| Sites Near Slopes or Retaining Walls in the Northwest and West | Near slopes or retaining walls, the placement of scaffolding and delivery routes may be limited. Some areas are indicated as caution zones on the city’s hazard map. We will confirm the scaffolding placement, drainage of rainwater, and delivery routes on-site before proposing specifications. |
| Large Apartment Complexes and Condominiums | For properties with many buildings and units, diagnosing deterioration for each building and planning whether to conduct work collectively or separate by building or year is necessary. We will propose multiple plans for comparison and assist in creating explanatory materials for the general meeting. |
| Rental Apartments, Condominiums, and Buildings | For rental buildings, there are concerns about informing tenants during construction and the impact on occupancy rates after completion. We can assist in creating notification documents for tenants and propose an image change using color simulations. |
| Parking Lots Under Construction | You need to temporarily clear the parking space where the scaffolding will be set up. In buildings with limited parking availability, securing a temporary relocation for vehicles may take time. We will coordinate together, including checking the availability of nearby coin parking and monthly parking, starting 2 to 3 months before construction begins. |
*Kakeru Koumuten has five bases in Yokohama City and serves the entire Hiratsuka area, including Hiratsuka, Sodegahama, Hanazawa-dai, Shinnomiya, Toyoda, and Oogami.
Signs of Deterioration Requiring Major Repairs and Timing
Generally, major repairs are recommended every 12 to 15 years. According to a survey by the Ministry of Land, Infrastructure, Transport and Tourism, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment should be based on the condition of deterioration rather than just the number of years, so if you observe any of the symptoms listed below, we recommend an early on-site inspection.
| Part | Dangerous Signs of Deterioration if Left Unattended | Main Countermeasures |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks wider than 0.3mm, blistering or peeling of the paint film | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, missing grout, efflorescence, hollow sound when tapped | Injection of lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Roof and Balcony | Bloating or breaking of the waterproof layer, puddles, clogged drains, rain leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts and Steel Stairs | Rust, peeling paint, corrosion of treads | Grinding + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, misalignment of tiles | Roof painting, roof overlay (cover method), re-roofing |
| Concrete | Spalling (exposed rebar with rust stains), water leakage from cracks | Spalling repair + resin mortar filling |
| Common Corridor and Stair Floor | Lifting, peeling, or opening at the ends of long sheets, exposure of the substrate | Replacement of long sheets + substrate waterproofing |
Guidelines for Repair Cycles by Part (Ministry of Land, Infrastructure, Transport and Tourism)
| Part/Work | Recommended Cycle | Part/Work | Recommended Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12-15 years | Sealing Replacement | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Iron Part Painting | 5-7 years |
| Roof Waterproofing (Repair) | 12-15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
| Roof Waterproofing (Removal/New Installation) | 24-30 years | Drainage Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
*The above are reference examples of guidelines and are not uniform construction deadlines. Actual cycles will be set according to the specifications, location conditions, and deterioration status of the building.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Long-Term Repair Planning” (Revised June 2024, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Actual Condition Survey on Large-Scale Renovation Work for Condominiums in FY2021”
Examples of Large-Scale Renovation Work
This is a case of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten. The building had leaks occurring in several places, and it was renovated by combining clear waterproofing for the tile exterior wall and roof waterproofing.
Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)
| Work Details | Partial tile replacement for damaged tiles / painting of auxiliary parts (pipes, water cut-off) / roof waterproofing work (urethane waterproofing) / exterior wall tile waterproofing (Seven S) / sealing work around windows / repair of exterior wall tile mortar joints / ivy removal |
|---|---|
| New Materials Used | Exterior wall tiles: Kunishiro Tiles / painting of auxiliary parts: radical silicone paint / roof waterproofing: high-strength urethane (Sarasene A) / exterior wall tile waterproofing: Seven S |
| Price Range | 4,000,000 to 4,100,000 JPY |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Work | Due to leaks occurring from several areas such as the exterior walls and roof, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile walls, and while it is somewhat expensive, it offers high waterproofing performance, making it recommended for cases where leaks are occurring from multiple areas of the exterior wall. |
Customer Feedback
Flow from On-Site Investigation to Completion of Work
From the initial inquiry to the completion of work and aftercare, a single representative will consistently handle your case. For management associations, a resolution at the general meeting is necessary, so starting the process 1 to 1.5 years before the desired start date will allow for a smoother progression.
- Contact Us (Free) Please reach out via phone, form, or LINE. If you have estimates from other companies, it’s fine to just present those.
- On-site Investigation & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproofing layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Hiratsuka City, we will check whether they are near the station or along main roads, the distance to neighboring properties, the width of the road and delivery routes, pedestrian traffic, drainage, rust on metal parts and fittings, and the parking lot.
- Submission of Investigation Report & Estimate We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plans can also be proposed.
- Plan Decision & Contract Confirm colors using color simulations, paint samples, and trial painting. For management associations, we can assist in preparing materials for general meetings. In areas subject to district planning, landscape planning, or building agreements, we will also explain the considerations for color choices.
- Notification to Residents & Neighbors We will distribute construction notifications, visit neighbors for greetings, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, we will coordinate this at this stage.
- Installation of Temporary Scaffolding & Various Works Our in-house scaffolding team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → metal parts & ancillary work in that order. A supervisor will inspect each process and take construction photos.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paint used, and a warranty certificate.
- Aftercare Maintenance We will send annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Approval for Additional Work, Inspection Reports
Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we provide materials and reports in the following four situations.
| Situation | Materials Provided / Actions Taken |
|---|---|
| Before Construction Building Diagnosis |
We will provide a deterioration diagnosis report with photos. This document summarizes the deteriorated areas and the basis for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notifications, visit neighbors for greetings, and provide information on the schedule and laundry via the entrance bulletin board. |
| During Construction Approval for Additional Work |
Deterioration discovered after scaffolding is erected will be presented with photos, quantities, and costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Reports |
A supervisor will inspect each process and take construction photos. At completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the paint used, and a warranty certificate. |
* For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or repair committee) and the approximate amount that will require approval before the contract.
What Will Life Be Like During Construction? Impact on Residents
For large-scale repairs, the principle is to proceed while you continue to live in your home. However, there will be some limitations on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.
| Impacts | What Actually Happens / Our Company’s Response |
|---|---|
| Laundry | On days of high-pressure washing, painting, and waterproofing, you will not be able to dry clothes outside. We will inform you via bulletin boards and each household’s mailbox about “which side will be worked on today” and will ensure as many days as possible for drying. |
| Window Opening and Closing | In addition to washing and painting days, there may be times when windows cannot be opened during processes such as protection, drying, and waterproofing. We will provide information for each process, so please check the postings and notifications. We will schedule the work to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal items, potted plants, and air conditioning outdoor units. The timing will be notified in advance for each household. |
| Noise and Odor | The period of substrate repair (chipping and drilling) will produce the most noise. Work hours are generally from 8 AM to 5 PM, and we will accommodate requests such as refraining from work on Sundays and holidays. Low-odor paint options are also available. |
| Security and Privacy | Scaffolding can become an access route. We can take measures such as blocking sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate visitors on proper manners. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking spot may take time, we will work together to secure a new location starting 2 to 3 months before construction begins. |
| Pets, Small Children, and Working from Home | If you have sensitivities to noise, please inform us in advance, and we may be able to adjust the work schedule accordingly. Please feel free to let us know. |
| Rented Rooms | We can assist property owners in creating notification documents for tenants. If you are concerned about the impact of construction on occupancy rates, we can also propose an image change using color simulations. |
How to Choose a Large-Scale Repair Contractor and Ordering Methods
There are many large-scale repair contractors that cover Hiratsuka City, and you may be unsure which one to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.
● Extensive experience in large-scale repairs
● Confirm the presence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they are self-managed
Extensive Experience in Large-Scale Repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it offers reassurance as a reference when you actually request their services.
Using ratings from Google and review sites can be effective when comparing large-scale repair contractors!Be cautious if there are many negative reviews. If there are few reviews, also check the construction track record, the content of explanations, and the management system.
Large-scale repair work involves not only the construction itself but also potential troubles with residents and nearby neighbors. Therefore, it is necessary to report the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, so we often receive requests for exterior renovations of apartments and condominiums.
Check for warranties and aftercare services
When choosing a large-scale repair company, make sure to check for warranties. If any issues like leaks occur after construction, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! Companies that offer warranty periods are often confident in their work, which can serve as a criterion for selecting a contractor.
Warranty periods vary by contractor and type of work, but typically range from 1 to 10 years. Emergency repairs or partial fixes often do not come with a leak warranty. Some contractors also offer aftercare services separate from warranties, so be sure to check if warranties and aftercare services are available.
Kakeru Koumuten Co., Ltd. sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free assistance for simple repairs like partial sealing.
Obtain estimates from multiple contractors (at least 3 companies)
When requesting large-scale repairs, be sure to obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their quotes and reports! Even for the same scope of work, costs can vary by contractor, and warranties and aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs and exterior wall painting,” and “confirmation of the process” in detail! If the quality of auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess visually, ensure that the repair method is appropriate for the condition of the substrate!
Check these points on the estimate (checklist)
| Check Items | Points to Consider |
|---|---|
| Is there an excessive use of “one set” notation? | Are the quantities and unit prices clearly stated? With “Exterior Wall Repair One Set,” comparison and verification are not possible. |
| Do the quantities match the actual measurements? | Are there quantities recorded that are far from the drawings or actual measurements? This is the area where inflation is most likely to occur. |
| Proportion of miscellaneous expenses | Details and proportions of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the 3rd year of Reiwa, the average is about 10% of the construction cost (excluding common temporary costs), but it varies depending on the scale and conditions of the building, so there is no uniform standard. |
| Are the names of materials listed? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials specified? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. It is crucial to specify whether it is “estimated quantity” or “actual quantity settlement,” and the agreement on increases or decreases. |
| Warranties and after-inspection | Warranty period for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, track record of similar scale and structure projects, presence of qualified personnel. |
Check if it is managed in-house
Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan details will change based on the actual deterioration state and customer preferences.
There are cases where contractors that completely outsource to subcontractors lack knowledge and experience, leading to proposals for repairs in irrelevant areas or unnecessary work. If you request a subcontractor after investigation, it may incur additional time and costs. By managing in-house with knowledge and experience, responsible construction can be achieved at a reduced cost.
Additionally, contractors that outsource to subcontractors may also have delayed responses in case of trouble during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding setup to exterior wall painting and waterproofing work in-house, managed by knowledgeable and experienced personnel!
There are three ordering methods. The choice affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are as follows:
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles everything from investigation, design, construction to management. | No additional costs for design consulting (investigation and design costs may be included in the construction costs) / A single point of contact reduces the burden on the management association / Responsibility is clear / The period until ordering can sometimes be shortened. | Specifications can easily be left to the construction company, making it difficult to compare side by side / It is hard to have third-party checks, and the management association needs to verify price, specifications, and construction status. |
| Design Supervision Method | A design office or consultant conducts the investigation and design, while a separate company handles the construction. | Allows for comparison of construction companies under the same conditions / Independent supervision during construction. | Consulting fees are required separately / Attention is needed for risks of conflicts of interest and collusion / The period can easily become prolonged. |
| Management Company General Contractor Method | The management company acts as the general contractor, and subcontractors perform the construction. | Easy coordination with daily management / Minimal effort required from the management association. | Can easily become expensive due to intermediate margins / Competition principles may not be effective. |
Collusion and Improper Consulting Issues in Large-Scale Renovations and Self-Defense Measures
Latest 2026 In the large-scale renovation industry, improper orders linked between design consultants and construction companies have long been a problem. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and a total of 1.63788 billion yen in payment orders to 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).
※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Methods
① Dummy Estimates
Prior to placing an order, companies decide on a contractor, while other companies only provide high estimates as a formality, creating a “prearranged race.” This gives the impression to the management association that they have properly obtained multiple estimates.
② Collusion with Design Supervisors
Consultants contract at extremely low design supervision fees while receiving kickbacks from the high construction costs of affiliated contractors. Be cautious of design supervision fees that are too low.
③ Back Margin
A certain percentage of the contract amount is given as a kickback, which is then added to the construction costs as an expense. As a result, the management association ends up paying extra.
Self-Defense Measures for Management Associations
- Obtain independent estimates from multiple companies.
- Consult with neutral third parties such as condominium management professionals or architects.
- Document the contractor selection process in meeting minutes to ensure transparency.
- Confirm the reasons for unusually low consulting fees.
- Include a penalty clause in the contract for cases of collusion.
- Avoid concentrating information with a single consultant and verify specifications independently.
Frequently Asked Questions about Large-Scale Repairs in Hiratsuka City
- How much does large-scale repair in Hiratsuka City cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our construction records, the cost for a two-story wooden apartment ranges from 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment from 4,000,000 to 9,000,000 yen, and for small-scale condominiums or mixed-use buildings from 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is needed, so we provide free on-site estimates.
- How often should large-scale repairs be conducted?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If there are signs of deterioration in the sealing, lifting of tiles, or rupture of the waterproof layer, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. Older buildings tend to have a greater proportion of tile repairs and iron part replacements during the second and third repairs.
- How long does the construction period take? Can residents stay during the work?
- For apartments, the construction period is approximately 3 weeks to 2 months, for small-scale condominiums or buildings about 1.5 to 3 months, and for condominiums with over 50 units around 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, such as distributing advance notices, providing information on the bulletin board regarding the schedule and laundry, and strictly adhering to work hours.
- How long should I expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for the establishment of the repair committee, building diagnosis, contractor selection, and general meeting resolutions, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to allow for a smooth process. If you are using subsidies or tax incentives, please also factor in the time required to obtain management plan certification (which requires prior confirmation and general meeting resolution).
- Are there any subsidies available for large-scale repairs in Hiratsuka City?
- Neither Hiratsuka City nor Kanagawa Prefecture has confirmed any subsidies specifically for large-scale repair work based on publicly available information. However, for condominium owners, if certain conditions are met, a reduction in fixed property tax can be applied under the “Condominium Longevity Promotion Tax System” (Hiratsuka City offers a 50% reduction for the following fiscal year). The city also provides subsidies for seismic diagnosis costs for old earthquake-resistant condominiums, along with management plan certification systems and advice. If the work includes windows and insulation, it may qualify for “Advanced Window Renovation 2026” or “Mirai Eco Housing 2026.” The application timing and applicants vary by system, so please check the eligibility conditions and application procedures for each system before contracting or starting construction.
- I heard that fixed property tax can be reduced through large-scale repairs; is that true?
- Yes, it is true if the conditions are met. Under the Condominium Longevity Promotion Tax System, if a condominium that is over 20 years old and has more than 10 units conducts large-scale repairs that contribute to longevity (for the second or subsequent repairs), the fixed property tax for the following year can be reduced by half for up to 100 square meters per unit (urban planning tax is not included). This applies to work completed between April 1, 2023, and March 31, 2027, and a declaration must be made within three months of completion. The declaration should be submitted to the Asset Tax Division of Hiratsuka City (for inquiries about buildings, call 0463-21-8768). It is a requirement to be a condominium that has received management plan certification or a management association that has received advice and guidance from the city, and preparations such as raising repair reserves may take time, so we recommend starting the process more than a year before construction.
- Are there any changes to subsidies starting from the fiscal year 2026?
- Yes, there are. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Management associations and management association corporations can also become joint project participants, allowing for insulation renovations in common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in fiscal year 2025, and it will not be implemented in fiscal year 2026. The “Advanced Window Renovation 2026 Project” has begun accepting bulk applications for apartment buildings starting May 29, 2026 (the application process is handled by registered contractors). Please be careful not to base your financial planning on outdated information.
- 一般的には3社以上の相見積もりを取得することをお勧めします。複数の業者から見積もりを取ることで、価格やサービス内容を比較しやすくなります。また、業者によって提案内容や工法が異なるため、より良い選択ができる可能性が高まります。翔工務店では、他社様との比較を行う際に必要な情報を提供し、サポートいたします。
最低3社をおすすめします。多すぎると比較しきれず、少なすぎると競争が働きません。大切なのは社数よりも「同じ土俵を作ってから比べること」です。共通の仕様書や数量表を作って同一条件で依頼し、「一式」表記を認めず内訳明細を必須にすると、金額差が範囲の違いなのか単価の違いなのかがはっきりします。
- What is the difference if we have our own scaffolding?
- In large-scale repair projects, temporary construction accounts for about 20% of the total cost (according to the Ministry of Land, Infrastructure, Transport and Tourism’s FY2021 survey). By not outsourcing scaffolding work, we can easily control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans scaffolding on-site according to the site conditions.
- Can I just have a look at the estimate while I’m in the middle of getting multiple quotes?
- Of course, that’s possible. If you bring estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate and provide you with an estimate under the same conditions. We welcome multiple quotes.
- Can I request just emergency repairs for a leak?
- Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency repairs or partial repairs for leaks. We will identify the cause using thermal imaging or drones and propose the minimum necessary repairs.
- Can you handle roofing or exterior wall materials that contain asbestos?
- Yes, we can. We have qualified personnel such as asbestos work supervisors and investigators for buildings containing asbestos, and we can handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. The availability of subsidies for investigation and removal costs in cases of sprayed asbestos may vary by year, so please confirm in advance with the municipal office. We will also provide guidance from the investigation stage.
- What happens if large-scale repairs are not done?
- There are risks such as personal injury accidents due to falling exterior tiles, structural deterioration due to corrosion of reinforcing bars, leaks, and a decrease in asset value. Furthermore, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations such as full tapping are required under certain conditions, such as when the exterior wall has exceeded 10 years since completion or exterior wall renovation. The submission destination for regular reports in Hiratsuka City is the Kanagawa Prefecture Building Safety Association, and the municipal target list specifies that for apartment buildings, it is limited to “housing for the elderly with services.” Mixed-use buildings including stores require individual confirmation (Hiratsuka City Building Guidance Division, Building Safety Section, Phone: 0463-20-8860). Even if not subject to statutory investigation, regular inspections and maintenance are essential, so please consult us if you are unsure.
- How much does large-scale repair for an apartment (about 10 units) cost?
- For a two-story wooden building with 6 to 10 units, the estimate is between 2 million and 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is between 4 million and 9 million yen based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance through color simulations during repairs to improve occupancy rates.
If you are looking for large-scale repair contractors in Hiratsuka City, contact Kakeru Koumuten
Our company is based in Yokohama City and has handled many exterior wall renovations and large-scale repairs for condominiums and apartments in Hiratsuka City. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. In urgent cases such as leaks, emergency measures may be possible, so please feel free to consult us. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the room is hot” We will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not lose in terms of cost, quality, and scheduling compared to other companies, so we welcome multiple quotes!
On-site surveys, estimates, and color simulations are all free of charge
Please feel free to contact us via the inquiry form, phone, or LINE.
It’s perfectly fine to just present estimates from other companies.
Large-Scale Repair Work Service Area
Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and Tokyo.
Akashicho / Amanuma / Iijima / Denawa / Irino / Iribe / Enokicho / Oimatsucho / Oiwake / Ogami / Oshima / Ohara / Okazaki / Kataoka / Kamiyoshizawa / Kamihiratsuka / Kitakaname / Kitatoyoda / Shirodoko / Kojo / Kyoryotei / Kurobeoka / Kawachi / Goten / Konabesima / Saiwaicho / Sakuragaoka / Sanada / Shinonome / Shimoyoshizawa / Shimojima / Shinmachi / Suga / Sumirehira / Suwaicho / Asama-cho / Sengokugashi / Chisugaya / Sodegahama / Daikancho / Takane / Takahamadai / Takamura / Takaracho / Tatenomachi / Tamura / Tachikamioka / Tsuchiya / Tsutsumimachi / Teradanawa / Karagahara / Tokunobu / Toyoda Utagaki / Toyoda Komine / Toyoda Byodoin / Toyoda Hongu / Toyoda Miyashita / Toyohara-cho / Nakazato / Nakado / Nakahara / Nakahara Kamijuku / Nakahara Shimojuku / Nagatoro / Nagamochi / Nadeshikohara / Nishinashimachi / Nishiyahata / Nijigahama / Nezakamata / Hanamizudai / Bairin / Bairin Honmachi / Higashinashimachi / Higashitoyoda / Higashinakahara / Higashiyahata / Hinataoka / Hiratsuka / Hirokawa / Fujimicho / Fujimino / Satsubacho / Beniyacho / Matsukazecho / Matoi / Mandai / Mitsukecho / Minamikaname / Minamitoyoda / Minamihara / Miyano-mae / Miyamatsu-cho / Megumigaoka / Momohama-cho / Yaezaki-cho / Yachiyo-cho / Yamashita / Yahata / Yuhigaoka / Yokouchi / Yoshizawa / Ryujokogaoka
・When should large-scale renovations be carried out? An explanation of the optimal timing and risks of postponement!
・Estimates are essential when conducting large-scale renovations! Key comparison points and precautions!
・5 common troubles in large-scale renovations of condominiums! Thorough explanation of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of its role, signs of deterioration, and precautions!
・Insufficient funds for large-scale renovations… An explanation of how to deal with funding shortages and preparations you can do right now!
・What is the important substrate repair in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and types of work!
・What is sealing work in large-scale renovations? An introduction to its role, methods, and tips for avoiding mistakes!
・What is the important tile repair in large-scale renovations? An explanation of signs of deterioration, types of work, and cost averages!
・What is the important exterior painting in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and cost averages!
・For exterior renovations in Hiratsuka City, trust Kakeru Koumuten!
・Leave your roof renovation in Hiratsuka City to Kakeru Koumuten!
・Leave your exterior painting in Hiratsuka City to Kakeru Koumuten!
We welcome inquiries via LINE as well◎
We are also regularly updating our Instagram◎ Please follow us!
contact Kakeru Koumuten Co., Ltd.
Kakeru Koumuten is a young company whose team is, on average, in their late twenties, but our skills are second to none.
Our greatest strength is that we handle scaffolding, roofing and painting entirely in-house. In an industry where these tasks are usually divided among contractors, our complete service simplifies project management and helps keep costs down. Above all, if a problem arises, we respond promptly.
We proudly describe ourselves as the youngest and most helpful renovation company in Kanagawa!
