Leave the repairs and renovations of condominiums and apartments in Asao, Kawasaki City to Kakeru Koumuten Co., Ltd.!
Large-scale Repairs for Condominiums, Apartments, and Buildings in Asao Ward, Kawasaki City
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Asao Ward, Kawasaki City.
Kakeru Koumuten Co., Ltd. is an exterior repair company that handles everything from the installation of temporary scaffolding to substrate repairs, exterior wall painting, tile repairs, sealing, waterproofing for rooftops and balconies, and roofing work, all managed and performed by our own team. In Asao Ward, we have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities.
- On-site surveys and estimates are completely free (we welcome comparative estimates)
- All management from temporary scaffolding to exterior and roofing work is handled in-house
- Our own scaffolding team will handle sites with slopes and elevation differences after confirming the location
- Consultations for partial repairs or emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is approximately 750,000 to 1,500,000 yen (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 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the deciding factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Asao Ward / Considerations for flooding and internal water assumptions in low-lying areas along the Tsurumi River, retaining walls and landslide assumptions in the valleys and slopes of the Tama Hills, drains and rain gutters around buildings near greenery and farmland, and confirming the appearance and procedures according to district plans, landscape plans, and building agreements.
- Available Funding / There are no subsidies specifically for large-scale repairs, but if requirements are met, there is a 50% reduction in fixed asset tax (for work completed by the end of March 2027), and national subsidies may be available if windows and insulation are included, as well as public financing options.
- Tips for Success / At least three comparative estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work that can be handled in Asao Ward, Kawasaki City
Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair 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 Contents |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our owned 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 from primer to topcoat, painting of ancillary parts (iron parts, gutters, water cut-offs, 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 | Re-sealing around sashes and exterior wall joints, additional sealing. |
| 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 cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Hardware Work | Surface preparation and painting of steel staircases, handrails, and PS doors, replacement of caps and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (inserting renovation drains), resolving clogs in gutters. Clogs in drainage can lead to puddles on rooftops and leaks, making inspections and cleaning essential work. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary investigations of asbestos-containing building materials. |
Scope of Major Repairs Determined by Building Diagnosis
It is not guaranteed that all of the above works will be performed. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten Co., Ltd., we conduct a free on-site survey to confirm the items below, compile them into 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 | Method and quantity of crack repairs, specifications for painting (repainting or painting after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Tap test. 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 | Investigation using thermal imaging cameras and drones | Identification of the cause and priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking. For buildings near the sea, checking the progression of rust due to salt | Whether painting is sufficient or if component replacement or overlay installation is necessary |
| Site and Surroundings | Checking slopes, retaining walls, embankments, trees, access routes, and parking areas | Planning for scaffolding and the scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Asao Ward, Kawasaki City
The reason why our company can be entrusted with large-scale repairs in Aso Ward 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 on scaffolding work and provide quick and flexible responses.
We have approximately enough scaffolding materials for 100 detached houses!
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 lower prices! Additionally, since we always have stock available, we can provide swift responses even in emergencies!
In-house Waste Separation
During large-scale repairs, various waste materials such as leftover paint, metal, and wood are generated. At Kakeru Koumuten, we separate and recycle waste materials in-house, which helps reduce waste disposal costs.
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 a heat resistance testing machine 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 inquiries to project completion, everything is managed by Kakeru Koumuten in a consistent system, 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 nationally certified sheet metal and painting skilled workers, 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 handle and conduct preliminary investigations of 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 every 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 inspected from high places using drones! During rain 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 rain leaks! We will promptly respond to urgent requests!
6. Staff Development
Our staff create various models to enhance their skills and conduct practical training. Since different processing and techniques are required at the job site, we provide regular skill enhancement education to ensure each staff member can respond effectively. We also educate on points to pay attention to and areas to check during each phase of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we not only notify residents and greet neighbors, but we also install notice boards at entrances to display project schedules and announcements! Additionally, we ensure proper etiquette for visitors to minimize inconvenience to residents and neighbors.
8. Strict Quality Control
Each phase undergoes inspection by a responsible person, 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 verify the quantity of paint used by checking the number of empty paint cans and prevent construction defects by ordering paint in-house. Of course, we also photograph and report on the used paint.
9. Color Simulation for Exterior Painting
9-1 Self Color Simulation
The simulations we create can be done using photos of your actual apartment or building!You can also perform simulations on your smartphone or computer. By simulating and then applying a two-tone color or changing 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 Aso Ward, there are areas with district planning and building agreements, and the area around Shin-Yurigaoka Station is a designated area for landscape planning. There may be regulations regarding the color of the exterior walls and procedures. Having a color simulation screen can help facilitate explanations at the management association’s general meetings or community 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 for applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting or roof replacement work
With the exterior renovation simulation, you can minimize the risk of failure in image changes! We hope that by renovating the appearance of apartments and condominiums, it will help increase occupancy rates.
Estimated Costs for Large-Scale Repairs in Asao Ward, Kawasaki City
The costs for large-scale repairs vary significantly based 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 between 750,000 and 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 between 750,000 and 1,500,000 yen per unit, with the most common price range being between 1,000,000 and 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 “FY 2021 Survey on Large-Scale Repair Work for Condominiums” (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, exterior 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 or more | 6 months or more |
*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 the 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 Reiwa 3, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repairs | Quantities and unit prices for repairs such as cracks, lifting, and spalling, by repair method. Since these items are not finalized until scaffolding is set up, confirm whether it will be based on estimated quantities or actual settlement, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional sealing, the length to be applied (m), and the name of the material. |
| Exterior Painting | Painting area (㎡), name of the paint manufacturer, product name, grade, number of coats, and scope of ancillary parts. |
| Waterproofing | Area by section such as rooftop, balcony, and common corridor, construction method, name of the 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 fees, general management fees, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, the average is about 10% of construction costs, but this 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, be sure to align the total amounts before comparison. |
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 Tile and Mortar Lifting 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 Preventive + Resin Mortar | per location / 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 |
| Sealant 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 periods 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 to conduct the next major repair 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 balance of cost and performance. The lifespan varies by product, so choose a product specification that matches 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. Effective for areas with poor sunlight and areas prone to algae and moss due to moisture around water sources. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Rooftops with complex shapes, when you want to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| PVC Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shapes. 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. For areas exposed to strong rain, wind, and sunlight, choosing highly weather-resistant paint and specifications that include rust prevention for metal parts after cleaning will improve durability.
Guideline for Repair Reserve Funds and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the guideline for repair reserve funds on a monthly basis per exclusive area. Additional charges are required if there is a mechanical parking lot.
| Building Size (Less than 20 Floors) | Monthly Guideline (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| Building Total 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 |
| Over 20,000㎡ | 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” (Reiwa 6 June Revision – PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the comprehensive survey for the fiscal year Reiwa 5, 36.6% of management associations responded that “the repair reserve fund 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 construction that cannot, as delaying waterproofing and tile peeling measures can ultimately be more costly. |
| ② Reviewing the scope and specifications of construction | Revising paint grades, changing from full renovations to partial renovations, 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 taxes 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 the reserve fund, borrowing, or one-time payments | In addition to considering an increase in the repair reserve fund at the general meeting, the Housing Finance Agency’s condominium common area renovation loan requires no collateral. Interest rates can be reduced by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Asao Ward, Kawasaki City
Both Kawasaki City and Kanagawa Prefecture do not have subsidies specifically for large-scale renovation work itself (Kawasaki City has indicated that there are no subsidies for renovation work such as exterior wall painting or roof repairs). The available options can be broadly categorized into the following four types. The eligibility and application 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 work.(As of October 8, 2026)
| Type | Details |
|---|---|
| ① Support for Consultation and Planning | Free consultations with experts and dispatch of advisors. Useful for pre-construction phases of large-scale repairs, such as deterioration diagnosis and review of long-term repair plans. |
| ② Construction Subsidies by Purpose | Energy saving (windows, insulation), earthquake resistance, barrier-free, asbestos, EV charging, etc. Incorporated into large-scale repairs. |
| ③ Tax Incentives | Reduction of fixed property tax under the condominium longevity promotion tax system. |
| ④ Public Loans | Renovation loans for common areas of condominiums from the Japan Housing Finance Agency. |
① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs (all three types: exterior wall painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain condominium units meeting specific requirements are carried out, the fixed property tax amount for the following year will be reduced by half (up to the equivalent of 100㎡ per unit; urban planning tax is not included).
| Main Requirements | Built over 20 years ago, with more than 10 units / having previously conducted at least one exterior wall painting, floor waterproofing, and roof waterproofing / meeting one of the following: ① A management plan certified condominium that raised the amount of repair reserve funds (average amount during the planning period) from below to above the certification standard after September 1, 2021 ② A management association that received advice and guidance from the city, resulting in long-term repair plans meeting the standards (advice and guidance are not available upon request). |
|---|---|
| Deadline for Construction | From April 1, 2023, to March 31, 2027. |
| Declaration | Declare within three months after construction completion to the city tax office or city tax division (house tax section) responsible for the building’s location. A certificate of large-scale repair work issued by an architect, etc., is required. |
| Points to Note | The reduction is limited to once for the same condominium. Simply obtaining management plan certification does not qualify; there are requirements such as raising 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 construction. |
② Support for Condominium Management in Kawasaki City: Subsidies by Purpose (For Management Associations, Start Here)
Kawasaki City has a “Kawasaki City Condominium Management Association Registration and Support System” (Free Registration). By registering, you will receive the “Condominium Newsletter,” and the number of advisor dispatches will also increase. Management associations that have not yet registered, this is your starting point.
| System | Details |
|---|---|
| Condominium Management Association Registration and Support System | Free. You will receive a “Condominium Newsletter” containing information on legal amendments and notices for management association exchange meetings. This registration is included in the city’s unique standards for management plan certification (Contact: Housing Development Promotion Division 044-200-2996) |
| Free Consultation Desk (Kawasaki City Housing Supply Corporation Housing Salon) | You can consult for free about large-scale repairs and management association operations. Managed by condominium management professionals and first-class architects, by appointment only (Tuesday to Saturday, excluding holidays and year-end/New Year). Phone 044-874-0180 |
| Advisor Dispatch System | After consultation at the desk or by phone, if deemed necessary, an expert will provide on-site consultation. Free, registered condominiums can receive up to 3 times, unregistered can receive 1 time |
| Subsidy for Cost of Barrier-Free Renovation Work in Condominiums | A subsidy of one-third of the cost for barrier-free renovation work in common areas (such as installation of handrails and ramps). Please check with the Housing Development Promotion Division for application timing and requirements. |
| Support for Earthquake Resistance in Condominiums | Targeting condominiums built under the old earthquake resistance standards (before June 1, 1981). Preliminary survey for earthquake diagnosis is free. Earthquake diagnosis and seismic retrofitting design are subsidized at two-thirds of the cost, and earthquake retrofitting work is subsidized at 15.2% of the construction cost (Disaster Prevention Urban Development Promotion Division 044-200-3017) |
| Asbestos Spray Insulation Measures for Private Buildings | For condominiums, the management association applies, targeting common areas (buildings that started construction before September 30, 2006). Investigation costs are covered at 100% (up to 150,000 yen, 250,000 yen for multiple locations with different construction years), and removal work is subsidized at two-thirds of the cost (up to 3 million yen) (excluding consumption tax). Investigations or contracts before grant decision are not eligible. The application period for Reiwa 8 is not listed on the city’s page, so please check with the Building Guidance Division (044-200-2757). |
| Subsidy for EV Charging Infrastructure for Multi-Family Housing | Targeting management associations, owners, etc. The application period is from April 24, 2026, to February 28, 2027, and the project must be completed by March 31, 2027. The subsidy rate is three-quarters (four-fourths if applied simultaneously with solar power installation subsidies), with a cap of 230,000 yen per standard charging facility and 120,000 yen per charging outlet. Ends when the budget is reached. |
| Subsidy for Installation Costs of Solar Power Generation Equipment, etc. (Reiwa 8) | Condominium management associations are also eligible. Solar power systems not subject to FIT (2 kW to less than 50 kW, installed by registered contractors) and batteries connected to them are eligible, with simultaneous application for EV charging equipment subsidies required. Solar power is 70,000 yen/kW, and batteries are 100,000 yen/kWh (up to 700,000 yen per case). The application period is from April 24, 2026, to December 28, 2026, and may end early depending on budget conditions (as of October 7, the budget execution rate is 52%). |
Source: Kawasaki City “Support System for Condominium Management Associations” ／ Kawasaki City Housing Subsidy System Information ／ Sprayed Asbestos Subsidy System ／ EV Charging Infrastructure Subsidy (for Multi-Family Housing) ／ Reiwa 8 Fiscal Year Solar Power Generation Equipment Installation Subsidy *The status of applications and maximum amounts for barrier-free and earthquake resistance subsidies are not listed on the city’s page.
③ Management Plan Certification System (Tax and Interest Rate Benefits Entry)
This is a system certified by Kawasaki City. Upon certification, you may receive interest rate benefits for the “Condominium Common Area Renovation Loan” from the Japan Housing Finance Agency and Flat 35 (Maintenance Type), and it is also one of the requirements for the Long-Life Promotion Tax System (certification alone does not guarantee tax reduction). The main criteria include holding a general meeting at least once a year, maintaining management regulations, separate accounting for management fees and repair reserves, overdue amounts of three months or more being within 10% of the total, and “having a long-term repair plan that includes two or more large-scale repair works within the remaining period of 30 years, created or reviewed within the last 7 years”, and being registered in the city’s registration and support system.
*The registration fee and certification application fee for Kawasaki City are free (additional costs apply for preliminary checks). The validity period of the certification is 5 years. Applications proceed in the order of resolution at the general meeting, preliminary checks through the “Management Plan Certification Procedure Support Service,” and city registration.
④ National Energy Conservation Support | Housing Energy Conservation 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 common area renovations). Rental housing is also eligible. |
|---|---|
| Required Work | Insulation renovations of openings, insulation renovations of the structure (floor, walls, ceiling), 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 if reaching the mandatory standards for houses built before 1991). |
| Period | Subsidy applications are generally submitted by registered contractors (construction contractors) after the completion of the work (the ordering party cannot apply themselves). Reservations for subsidy applications must be made by November 16, 2026, and applications must be submitted by December 31, 2026, at the latest (will end as soon as the budget limit is reached). |
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 | From May 29, 2026, applications for “bulk subsidy applications for multi-family residences (including reservations)” have started. The application process is conducted 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 fiscal 2025). For non-residential buildings over 240 square meters, 10,000,000 yen per building. |
| Period | Work must commence after November 28, 2025. Subsidy applications are to be made after the completion and handover of the work, with reservations by November 16, 2026, at the latest, and applications by December 31, 2026, at the latest (will end as soon as the budget limit is reached). |
⑤ Kanagawa Prefecture Subsidies (Applications for Fiscal 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 divided ownership in within the prefecture are eligible. Renovation of windows (including entrance doors, etc.) 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. As of the fiscal year 2026, applications were closed as the requested amount reached the budget amount by 17:30 on September 30. Construction that commenced before the notification of the grant decision is not eligible, and applications by contractors on behalf of the applicant are not permitted. |
|---|---|
| Subsidy for Residential Solar Power Generation and Storage Battery Installation | Management associations of condominium complexes in the prefecture are also eligible. Solar power: 70,000 yen/kW, storage systems: 150,000 yen/unit. The second phase for the fiscal year 2026 was closed as the requested amount reached the budget amount on the application start date of September 7. If work commenced before the grant decision date, it is not eligible. This is a system to confirm if you are considering the installation of solar power 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 Financing System (Housing Finance Agency Condominium Sumairu Loan)
When a management association borrows funds for large-scale repairs, the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan)” can be utilized.
| 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 diagnostic and design costs by specialists. |
|---|---|
| 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 | Establishment 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 debris from rooftop waterproof sheets, caps, and fences due to typhoons or strong winds, hail damage, and lightning strikes may be covered by fire insurance. It is important to clearly document and differentiate between damage caused by accidents and normal wear and tear during deterioration assessments.
On the other hand, normal wear and tear itself is not covered. There have been numerous troubles nationwide with contractors promoting that “repairs can be made without any out-of-pocket expenses using 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 with the insurance company or agent. Kakeru Koumuten Co., Ltd. will not provide such guidance.
Building Conditions and Repair Points in Asao Ward, Kawasaki City
Asao Ward, Kawasaki City, is located in the northeastern part of Kanagawa Prefecture, in the northwestern part of Kawasaki City, and is part of the Tama Hills. The Kakio Station on the Odakyu Line was opened in 1927, followed by the establishment of Shin-Yurigaoka Station in 1974, and Asao Ward was separated from Tama Ward in 1982. Haruhino Station was established in 2004. The population, which was about 96,000 at the time of separation, reached approximately 160,000 in 2007 and is currently around 180,000. The terrain is characterized by the Yatogawa River penetrating deep into the hills, with a mix of highlands and lowlands, hills and valleys, surrounded by ridgelines throughout the ward. The elevation ranges from about 20m along the Tsurumi River in the south to 148m at the border with Kurokawa, Machida City (the highest point in Kawasaki City). The diverse areas, including the mixed urban area around Shin-Yurigaoka Station, residential areas along the Odakyu Line, residential areas and complexes in the hilly and valley regions, and new residential areas and farmland/green spaces along the Odakyu Tama Line, all situated within a ward rich in slopes and greenery, serve as a starting point for considering large-scale renovations in Asao Ward.
(as of September 1, Reiwa 8)
6th among 7 wards in Kawasaki City
(as of September 1, Reiwa 8)
7th among 7 wards in Kawasaki City
(as of 2020)
1st among 7 wards in Kawasaki City
(the highest point in Kawasaki City)
The lowest point is about 20m
(List of district plans in Kawasaki City,
updated April 10, Reiwa 8)
Source: Kawasaki City “Population Report” (Estimated as of September 1, Reiwa 8)／Kawasaki City “Reiwa 7 National Census Basic Population Summary”／Kawasaki City “Population by Age” (Reiwa 2)／Asao Ward “Topography of Asao Ward”／Kawasaki City “Overview of Asao Ward”／Kawasaki City “District Planning List” ※The ranking is based on the values in the table, arranged from the highest district.
Let’s also check the composition of generations and households. The percentage of elderly population (65 years and older) in Asao Ward is 24.2% (Reiwa 2), making it the highest among the seven wards in Kawasaki City. Calculating from the population and number of households, there are approximately 2.2 people per household. According to materials from the ward in 2008, residential development progressed along the Odakyu Tama Line, with the “Haruhino” area being newly developed, while the “Hakusan” area has seen an increase in the proportion of elderly residents due to the passage of a certain number of years since its development. This indicates that the composition of generations varies by area within the same ward. This reflects trends for the ward or area as a whole and does not represent the situation of individual building occupants.
Buildings in Asao Ward are divided into “four faces”
The buildings in Asao Ward reflect the history of station openings and residential development, which have become characteristics of each location. Depending on where your building is located, the major repairs required in the next large-scale renovation will differ. Please note that the history of rebuilding and large-scale renovations varies by building, so the age of the building should be viewed as a guideline.
| History of the Town | Representative Locations | Since Development (as of 2026) | Heavy Construction in Next Repairs |
|---|---|---|---|
| Mixed Urban Area around Shin-Yurigaoka Station Surrounding Shin-Yurigaoka Station, Manpukuji, Kamiasao, Tama Art University, etc. |
Shin-Yurigaoka Station was established in 1974, and in 2007, large-scale collective housing was developed alongside the relocation and opening of Showa Music University. The opening of the Manpukuji District Land Readjustment Area is also included in the strengthening of the functions of the wide-area base. The area around Shin-Yurigaoka Station is designated as a specific area in Kawasaki City’s landscape plan. | About 52 years since the establishment of Shin-Yurigaoka Station (1974) / About 19 years since the mixed development (2007) | For buildings with stores and tenants or large-scale collective housing, planning for scaffolding and delivery on busy roads, rooftop waterproofing, and checking the condition of exterior wall tiles and sealing will be key points. If it falls under the specific area of the landscape plan, procedures and standards regarding appearance must also be confirmed. |
| Residential Area along the Odakyu Line Surrounding Kakioka Station, Yurigaoka Station, Katahirah, Shimoasao, etc. |
Kakioka Station was opened in 1927, and urbanization progressed around the station on the Odakyu Line. The area has various districts with different topographical features along the Odakyu Line, and it is noted for its hilly terrain. | About 99 years since the opening of Kakioka Station (1927) | In the condominiums and apartments along the road, the safety plan for scaffolding facing slopes, adjustment of delivery times, the condition of exterior wall tiles, and sealing will be key points. For older buildings, the weight of waterproofing updates for the second and third times may increase. |
| Residential Areas and Housing Complexes in Hilly and Valley Regions Surrounding Ozenji, Hakusan, Chiyogaoka, Nijigaoka, Higashi-Yurigaoka, etc. |
The Yato River extends deep into the hills, intertwining highlands and lowlands, hills and valleys. According to the district’s 2008 materials, the “Hakusan” area has seen an increase in the proportion of elderly residents as a certain number of years have passed since development. There are areas designated as building agreements, such as Nijigaoka Districts 1 and 2. | Varies by property (subdivision established in 1982, about 44 years ago) | For collective housing built on sloped or terraced land, the method of securing scaffolding, the delivery route for materials, and the condition of retaining walls and slopes will be key points. For older buildings, updates to iron parts, waterproofing, and tile repairs are likely to overlap, and informing residents and arranging parking will affect the quality of the work. |
| New Residential Areas and Agricultural/Green Spaces along the Odakyu Tama Line Surrounding Haruhino, Kurihira, Kurokawa, Okagami, Hayano, etc. |
Residential development has progressed along the Odakyu Tama Line, and the “Haruhino” area has been newly developed. Agricultural land and forests occupy about one-third of the district’s area, and “Kurokawa,” “Okagami,” and “Hayano” are designated as agricultural promotion areas (all according to the district’s 2008 materials). | About 22 years since the establishment of Haruhino Station (2004) | For buildings from new to about 20 years old, the focus will be on deterioration diagnosis and reviewing long-term repair plans for the first large-scale repairs. In areas close to greenery and agricultural land, the cleaning and waterproofing condition around drains and rain gutters will also be checked. |
Source: Kawasaki City “Overview of Asao Ward” (Kakio Station 1927, Shin-Yurigaoka Station 1974, subdivision 1982, Haruhino Station 2004) / Kawasaki City “Current Situation and Main Issues in Asao Ward” (Published October 2008. Comprehensive development of Shin-Yurigaoka, Manpukuji District Land Readjustment Area, Haruhino and Hakusan, agricultural land and green space, agricultural promotion area) / Asao Ward “Topography of Asao Ward” / Kawasaki City “Specific Districts of the Landscape Plan” / Nijigaoka Districts 1 & 2 Building Agreement (Kawasaki City) *The figures and descriptions in the district’s materials are from around 2008 and may differ from the current situation.
Four Factors Unique to Asao Ward that Damage Buildings
The contents of large-scale repairs vary depending on the location of the building. When investigating buildings in Asao Ward, the following four factors should be particularly checked. I will discuss based on the overall trends in the ward, but the actual conditions differ from building to building, so be sure to check on-site.
① Lowlands along the Tsurumi River and the risk of flooding and internal water
In the southern part of Asao Ward, the Tsurumi River flows, creating lowlands. The lowest point in the ward (approximately 20m above sea level) is also along the Tsurumi River, which flows between the detached area of Okakami. Kawasaki City’s flood hazard map includes a version for Asao Ward (assumptions for the Tama River and Tsurumi River, published October 30, 2023, updated May 29, 2026), and an internal water hazard map is also published. Since the assumptions differ by site, it cannot be generalized. We will check the waterproofing around the first floor, basement, and mechanical room, as well as the condition of the equipment on-site, and specify necessary protection and repairs in the estimate.
② Slopes and valleys in hilly areas and the risk of sediment disasters
Aso Ward is part of the Tama Hills, where the Yatogawa River penetrates deep into the hills, creating a mix of highlands and lowlands. The ward also highlights its hilly terrain. There is a Aso Ward version of the landslide hazard map for Kawasaki City (created in March of Reiwa 7). For buildings located on sites with slopes, stairs, and retaining walls, the foundation for scaffolding and the transportation routes for materials differ from those on flat land. It is important to check the assumptions for each site on the city’s hazard map and to see if the condition of the retaining walls and slopes is included in the long-term repair plan.
③ Management of rainwater systems in environments close to greenery and farmland
According to the ward’s 2008 materials, farmland and forests account for about one-third of the ward’s area, and the presence of substantial farmland and green spaces is considered an attractive feature of the living environment. Generally, buildings close to trees and green spaces are prone to blockages in drains and rain gutters due to fallen leaves, as well as dirt and moss on the shaded sides. We will check for blockages in rooftop and balcony drains, swelling of waterproof layers, and puddles, as well as the condition of the north-facing and shaded exterior walls on-site, and include necessary cleaning and repair estimates. This is a general trend for the ward, and the actual conditions should be verified for each building.
④ Range of building ages, district plans, landscape plans, and building agreements
The development periods within the ward vary, with Kakio Station established in 1927, Shin-Yurigaoka Station in 1974, and Haruhino Station in 2004, resulting in a variety of building ages. There are 21 districts in Aso Ward listed in Kawasaki City’s district plans, and the area around Shin-Yurigaoka Station is a designated district for landscape planning. Areas with building agreements include the Nijigaoka 1st and 2nd districts. Kawasaki City’s scenic districts include one in the Tamagawa scenic district, located in areas such as Nakahara Ward and Saiwai Ward, but Aso Ward is not included. There may be regulations regarding the color of exterior walls and the appearance of buildings, and the specifics differ by district, so it is important to check whether these apply to your own site.
Source: Asao Ward “Topography of Asao Ward” / Kawasaki City “Flood Hazard Map”・“Internal Water Hazard Map” / Kawasaki City “Landslide Hazard Map” / Kawasaki City “Current Situation and Main Issues in Asao Ward” (Published October 2008) / Kawasaki City “List of District Plans” / Kawasaki City “Specific Areas of Landscape Planning” / Kawasaki City “Building Agreements”・Nijigaoka District 1 & 2 Building Agreement / Kawasaki City “Scenic Areas” ※ The descriptions in the district’s materials are from around 2008.
Key Issues to Address When Advancing Construction in Asao Ward
| Issues | Current Situation in Asao Ward and Kakeru Koumuten’s Response |
|---|---|
| District Planning, Landscape Planning, and Building Agreements | The procedures and considerations for exterior wall colors may change depending on what is applicable to the property. We will confirm the property during the investigation phase and incorporate necessary procedures into the project plan. |
| Material Delivery and Scaffolding | In areas with many slopes, valleys, or hilly residential areas, there may be sites where large vehicles cannot access due to sloped land, terraced properties, or narrow roads. Our in-house scaffolding team will assess the site and plan the delivery route and scaffolding layout. We will check parts that are likely to lead to cost increases after the estimate during the estimation phase. |
| Parking During Construction | Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings with communal or on-site parking, it may take time to secure the number of vehicles, their arrangement, and relocation. We will coordinate the situation, including nearby coin parking and monthly rental availability, starting 2 to 3 months before construction begins. |
| Flood and Landslide Considerations | In low-lying areas along the Tsurumi River, flood and internal water considerations differ by property, while landslide considerations vary in hilly areas. We will check the hazard map for property assumptions and assess waterproofing and protection around the first floor, basement, mechanical rooms, and external piping and electrical equipment, as well as the condition of retaining walls and slopes during the site investigation. Necessary ranges will be clearly stated in the estimate. |
| Consideration for Neighbors | In residential areas, high-pressure washing splatter and paint odors may reach neighboring properties. We strictly adhere to greetings, posting project schedules, and maintaining work hours. In large complexes or housing estates, we also provide information through neighborhood associations and management organizations. |
| Notifications to Residents | Asao Ward has the highest proportion of elderly population among the seven wards of Kawasaki City (24.2%, Reiwa 2). Since the composition of residents and their home hours differ by building, we will provide notifications both through distribution and bulletin boards, and requests for balcony tidying and home confirmations will be conducted after checking residents’ availability in advance. |
* Kakeru Koumuten has five locations in Yokohama City, including a showroom and material storage, and responds to inquiries throughout Asao Ward, including Shin-Yurigaoka, Kakioka, Kurokawa, Kurihira, Ozenji, and Haruhino.
Signs of Deterioration Requiring Major Repairs and Timing
Generally, major repairs are considered to be on a 12 to 15-year cycle. According to the Ministry of Land, Infrastructure, Transport and Tourism’s actual survey, 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 the number of years, so if symptoms like those listed below are observed, we recommend an early on-site investigation.
| Location | Signs of Deterioration That Are Dangerous 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, chipping of joints, efflorescence, hollow sounds when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Rooftop / Balcony | Bubbling or breaking of waterproof layer, puddles, clogged drains, rain leakage to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts / Steel Stairs | Rust, peeling of paint film, 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 / Stair Floor | Lifting or peeling of long sheet, opening at edges, exposure of substrate | Replacement of long sheet + substrate waterproofing |
Repair Cycle Guidelines by Location (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)
| Location / Work | Estimated Cycle | Location / Work | Estimated Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12-15 years | Re-sealing | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Metal Painting | 5-7 years |
| Rooftop Waterproofing (Repair) | 12-15 years | Water Supply Pipe (Rehabilitation / Replacement) | 19-23 years / 30-40 years |
| Rooftop Waterproofing (Removal / New Installation) | 24-30 years | Drain Pipe (Rehabilitation / Replacement) | 19-23 years / 30-40 years |
* The above are reference examples from the 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 “Long-term Repair Plan Creation Guidelines” (Revised June 2024, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “FY2021 Survey on Large-Scale Repair Work for Condominiums”
Examples of Large-Scale Renovation Work
This is an example of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten. The building had leaks occurring in several places, and we combined clear waterproofing for the tile exterior walls with waterproofing for the roof for the renovation.
Exterior Renovation Work on a Mixed-Use Building (Tile Exterior Wall Waterproofing + Roof Waterproofing)
| Construction Details | Partial replacement of damaged tiles / Painting of ancillary parts (pipes, drip edges) / Rooftop waterproofing (urethane waterproofing) / Exterior wall tile waterproofing (Seven S) / Sealing work around sashes / Repair of exterior wall tile mortar joints / Removal of ivy |
|---|---|
| New Materials Used | Exterior wall tiles: Kunishiro Tiles / Painting of ancillary parts: Radical silicone paint / Rooftop waterproofing: High-strength urethane (Sarasene A) / Exterior wall tile waterproofing: Seven S |
| Price Range | 4,000,000 – 4,100,000 JPY |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Construction | Due to leaks occurring from several areas such as the exterior walls and rooftop, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile exteriors, and while it is somewhat expensive, its high waterproofing performance makes it recommended for cases where leaks are occurring from multiple areas of the exterior wall. |
Customer Feedback
Flow from On-site Survey to Completion of Construction
From inquiry to completion of construction and aftercare, one representative will consistently handle your case. In the case of management associations, a resolution at the general meeting is required, 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 waterproof layers, and if necessary, investigate the roof, high places, and leak areas using drones or thermal imaging. For properties in Aso Ward, we will also check for rust on iron parts, potential flooding and landslide risks on the site, the condition of slopes and retaining walls, as well as access routes and parking.
- 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 plan proposals are also possible.
- Plan Decision & Contract Confirm colors using color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. In areas subject to district planning, landscape planning, or building agreements, we will explain the procedures and considerations for color selection.
- Notification to Residents & Neighbors We will distribute construction notifications, conduct greetings to neighbors, 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, and work on iron parts and accessories in that order. A supervisor will inspect each stage and take construction photos.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finished work in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
- Aftercare Maintenance We will send out 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 scenarios.
| Scenario | 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 rationale for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notifications, conduct greetings to neighbors, and provide a schedule and laundry information on the entrance bulletin board. |
| During Construction Approval for Additional Work |
Any deterioration discovered after scaffolding is erected will be addressed by presenting photos, quantities, and costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Report |
A supervisor will inspect each stage and take construction photos. Upon completion, we will confirm the finished work in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate. |
* For management associations, it is smooth to decide in advance who will approve additional work (chairperson, repair committee, etc.) and the estimated amount that will require approval before the contract.
What Will Life Be Like During Construction? Impact on Residents
Large-scale repairs are principally carried out while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is in place. Most troubles can be prevented by providing advance 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, outdoor drying will not be possible. 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 Operation | In addition to washing and painting days, there may be times when windows cannot be opened during other 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 railing 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. Working 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 provide a means of entry. 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 etiquette. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking location may take time, we will begin securing a new location together 2 to 3 months before construction starts. |
| 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. |
| Rental Units | We can assist owners in creating notification documents for residents. If there are concerns 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 the Asao Ward of Kawasaki 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 work with photos, it can give you peace of mind as a reference when you actually make a request.
Using ratings from Google and review sites can be effective when comparing large-scale renovation contractors! Be cautious if there are many negative reviews. If there are few reviews, also check the contractor’s track record, the content of their explanations, and their management system.
Large-scale renovation work involves not only the construction itself but also potential troubles with residents and 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, and we often receive requests for exterior renovations of apartments and condominiums.
Check for warranties and aftercare services
When choosing a large-scale renovation company, make sure to check for warranties. If any issues such as leaks occur after the construction, having a leak warranty from the contractor ensures that repairs can be made free of charge, 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 the nature of the 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 responses for simple repairs such as partial sealing.
Obtain estimates from multiple contractors (at least 3 companies)
When requesting large-scale renovations, be sure to obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their estimates and reports! Even for the same work, costs can vary between contractors, 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.” Carefully compare these details! Costs can be lowered by using lower-grade materials or skipping processes, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess from appearance alone, 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 “lump sum” notation? | Are the quantities and unit prices clearly stated? With “Exterior Wall Repair Lump Sum,” comparisons and verifications 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, and statutory welfare costs. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, 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 agreements for increases or decreases. |
| Warranty 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, and presence of qualified personnel. |
Check if it is managed in-house
Large-scale repair works include various tasks such as “substrate repair,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan details will vary depending on the actual deterioration condition 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 having knowledge and experience and managing in-house, responsible construction can be performed at a reduced cost.
Additionally, contractors that outsource to subcontractors may also be slow to respond in case of any troubles 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 the following three.
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles everything from investigation, design, construction, to management. | No additional costs for commissioning design consultants (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 become dependent on the construction company, making it difficult to compare side by side / Third-party checks are hard to implement, and the management association needs to verify price, specifications, and construction status. |
| Design Supervision Method | A design office or consultant conducts investigation and design, while a separate company handles 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 Prime Contract Method | The management company acts as the prime 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 Inappropriate Consulting Issues in Large-Scale Renovations and Self-Defense Measures
Latest 2026 In the large-scale renovation industry, inappropriate 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 payment orders for a total of 1.63788 billion yen to 37 companies regarding large-scale renovation work commissioned by condominium management associations in the Kanto region (two design consulting companies 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 “pre-arranged race.” This gives the management association the impression that they have properly obtained competitive estimates.
② Collusion with Design Supervisors
While consultants contract at extremely low design supervision fees, they receive 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 more.
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 Asao Ward, Kawasaki City
- How much does large-scale repair in Asao Ward, Kawasaki City cost?
- For apartments, 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 construction costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment is estimated at 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment at 4,000,000 to 9,000,000 yen, and for small-scale apartments or mixed-use buildings at 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 according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey shows that 13 years is the most common, 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 is visible deterioration of sealing, tile lifting, or breaks in the waterproof layer, it is better to conduct repairs without waiting for the cycle, as this can ultimately reduce costs. For older buildings, the proportion of tile repairs and iron part replacements tends to increase in the second and third rounds of repairs.
- How long does the construction period take? Can residents stay during the work?
- For apartments, the construction period is typically 3 weeks to 2 months, for small-scale apartments or buildings it is about 1.5 to 3 months, and for apartments with over 50 units, it takes approximately 4 to 6 months. Residents can remain in their homes during the construction. However, there will be restrictions on outdoor drying of laundry and opening windows while scaffolding is in place, so we ensure to minimize the impact on daily life by distributing pre-construction notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.
- How long should we 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 proceed comfortably. If using subsidies or tax incentives, please also factor in the time needed to obtain management plan certification (resolutions at general meetings, pre-confirmations, and applications to the city).
- Are there any subsidies available for large-scale repairs in Asao Ward, Kawasaki City?
- There are no subsidies for large-scale repair work itself from either Kawasaki City or Kanagawa Prefecture (Kawasaki City has indicated that there are no subsidies for exterior wall painting or roof repairs aimed at renovations). However, for condominium owners, if certain conditions are met, a 50% reduction in fixed property tax can be applied under the “Condominium Longevity Promotion Tax System.” Additionally, Kawasaki City offers free consultation services and advisor dispatch (up to 3 times for registered management associations), subsidies for eliminating step differences in common areas (one-third of the cost), assistance for investigating and removing sprayed asbestos, and subsidies for EV charging facilities and solar power/storage batteries for multi-family housing. If the work includes windows and insulation, it may be eligible for “Advanced Window Renovation 2026” or “Future Eco Housing 2026.” The application timing and applicants vary by program, so please check the eligibility conditions and application procedures for each program before contracting and starting work.
- I heard that fixed property tax can be reduced through large-scale repairs. Is that true?
- 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 (including exterior wall painting, floor waterproofing, and roof waterproofing), the fixed property tax for the following year can be reduced by half for up to 100 square meters per unit. This applies to work completed between April 1, 2023, and March 31, 2027, and a declaration must be made to the municipal tax office within 3 months of completion. For certified management plan condominiums, there are additional requirements such as raising repair reserve funds, so it is recommended to start preparations more than a year in advance.
- Are there any changes to subsidies starting from the fiscal year 2026?
- There is a risk of collusion in large-scale repairs, and it can be difficult to detect. However, there are some signs to watch for. If you notice that multiple contractors are providing similar estimates or if the pricing seems unusually consistent across different bids, this could indicate collusion. Additionally, if the contractors are reluctant to provide detailed breakdowns of their costs or if they all suggest the same materials and methods without variation, it may be worth investigating further. It’s important to have a clear understanding of the market rates and to seek multiple opinions to ensure transparency in the bidding process. Kakeru Koumuten Co., Ltd. emphasizes the importance of fair competition and encourages clients to be vigilant in their selection process.There are three typical methods. ① Deciding on a contractor in advance and having other companies provide only formal high estimates, known as “dummy estimates.” ② Consultants contract at extremely low design and supervision fees and receive kickbacks from partner companies, leading to collusion. ③ Adding a portion of the contract amount as a back margin to the construction costs. The countermeasures are to obtain independent estimates, consult a neutral third party, keep minutes of the selection process, and include a penalty clause in the contract.
- How many companies should I get estimates from?
- We recommend at least three companies. If there are too many, it becomes difficult to compare, and if there are too few, competition does not occur. What is important is not the number of companies but to “create the same playing field before comparing.” By creating a common specification sheet and quantity list and requesting estimates under the same conditions, and by requiring detailed breakdowns instead of a lump sum, it becomes clear whether the price differences are due to variations in scope or unit prices.
- What is the difference if you have your own scaffolding?
- In large-scale repair construction, temporary works account for about 20% of the construction costs (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffolding work, it is easier to control costs in this area, and our in-house scaffolding team can respond flexibly to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site conditions, even on slopes or uneven terrain.
- Can I just have my estimate reviewed while I’m in the middle of getting other estimates?
- Of course, that is possible. If you bring in estimates from other companies, we will check whether the items, quantities, methods, and materials are appropriate for free and provide you with an estimate under the same conditions. We welcome comparative estimates.
- 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 and 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 who are asbestos work supervisors and building material surveyors for asbestos-containing materials. We handle everything from the legally required preliminary surveys to the roof overlay method and removal of asbestos-containing roofing materials. If there is sprayed asbestos, there is a possibility of utilizing the Kawasaki City subsidy system (the cost of the survey is covered 100% up to a maximum of 150,000 yen, and removal and other construction costs are covered 2/3 up to a maximum of 3,000,000 yen. Contracts made before the grant decision are not eligible), so we will provide guidance on that as well.
- What happens if large-scale repairs are not done?
- There are risks such as personal injury accidents due to falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations through full tapping and other methods are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiled or mortar-finished walls. Although the list of regular reporting target uses in Kawasaki City does not include collective housing (apartments), the judgment for mixed-use buildings, including stores, varies based on the use and area of each floor, so individual confirmation is necessary. Even if it is 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 wooden two-story building with 6 to 10 units, it is estimated to be between 2,000,000 and 4,000,000 yen, and for a three-story steel or RC building with 10 to 20 units, it is estimated to be between 4,000,000 and 9,000,000 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 using color simulations during repairs to improve occupancy rates.
If you are looking for a large-scale repair contractor in Asao Ward, Kawasaki City, contact Kakeru Koumuten Co., Ltd.
We handle many exterior wall renovations and large-scale repairs for condominiums and apartments in Asao Ward, Kawasaki City. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “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 indoors are hot” We will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roofing and exterior painting, all work is performed by our own team. We are confident that we won’t be outdone by others in terms of cost, quality, and efficiency, so we welcome competitive quotes!
On-site inspections, estimates, and color simulations are all free of charge
Please feel free to consult with 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.
Ozenji / Ozenji Nishi / Ozenji Higashi / Okagami / Katahara / Kanemoto / Kamiasao / Kuriki / Kurikidai / Kurihira / Kurokawa / Goritada / Shimoasao / Shiratori / Takaishi / Tamabi / Chiyogaoka / Nijigaoka / Hakusan / Hayano / Haruhino / Higashi Yurigaoka / Furusawa / Hosoyama / Manpukuji / Minamikurokawa / Mukohara / Yurigaoka
・When should large-scale renovations be carried out? An explanation of the optimal timing and the 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! A thorough explanation of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of roles, 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 substrate repair, which is important in large-scale renovations? A thorough explanation of the reasons needed, signs of deterioration, and types of work!
・What is sealing work in large-scale renovations? An introduction to roles, methods, and tips for avoiding failures!
・What is tile repair, which is important in large-scale renovations? An explanation of signs of deterioration, types of work, and cost averages!
・What is exterior wall painting, which is important in large-scale renovations? A thorough explanation of necessity, signs of deterioration, and cost averages!
・For exterior renovations in Asao Ward, Kawasaki City, trust Kakeru Koumuten!
・For roof renovations in Asao Ward, Kawasaki City, trust Kakeru Koumuten!
・For exterior wall painting in Asao Ward, Kawasaki City, trust Kakeru Koumuten!
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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!
