Leave the repairs and renovations of condominiums and apartments in Shinagawa, Tokyo to Kakeru Koumuten Co., Ltd.!

Large-Scale Repairs for Condominiums, Apartments, and Buildings in Shinagawa Ward

Large-scale Repair Work Available in Shinagawa Ward

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair of the entire building’s deterioration while scaffolding is set up. At Kakeru Koumuten, we can handle all the work listed below in-house, ensuring clear responsibility and coordination of the process.

Scope of Major Repairs Determined by 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 them into a deterioration diagnosis report with photos, and propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Shinagawa Ward

The reason why we can be entrusted with large-scale renovations in Shinagawa Ward is our “efforts that cannot be imitated by other companies in large-scale renovation work”, which has received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

Kakeru Koumuten provides exterior wall painting and waterproofing work for large-scale renovations at low cost and high quality, and we have prepared the following warehouses and material storage areas. We have 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 renovations 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 own scaffolding materials for approximately 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 canpurchase materials at a lower cost! Additionally, we always have stock available, allowing us to provide speedy responses in emergencies!

In-House Waste Separation

In large-scale renovations, various waste materials such as waste paint, metal, and wood are generated. Kakeru Koumuten reduces waste disposal costs by separating and recycling waste materials in-house.

Showroom Dedicated to Exterior Renovations

In the showroom, you can not only have meetings but also check actual samples and colors of exterior materials. You can also perform color simulations for exterior wall painting and check heat insulation properties using a heat insulation testing machine!

2. Cost Reduction through In-House Management and Construction

One of Kakeru Koumuten’s major strengths is in-house management and construction.

By managing everything from inquiries to project completion in a unified system, we can keep costs down while ensuring high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, communication can be smooth.

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. Obtaining 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 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 materials containing asbestos investigators, so we can handle and conduct preliminary surveys 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 maintenance 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 drones! 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 promptly respond to urgent requests and emergencies!

6. Staff Development

Our staff create various models for skill improvement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond effectively. We also educate on points to be careful about and areas to check during each stage of large-scale repair work.

7. Consideration for Residents and Neighbors

During large-scale repair work, we will not only notify residents and visit neighbors to explain the work, but also install a notice board at the entrance to display the construction schedule and announcements! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Each stage of the process will be inspected by a responsible person, and detailed construction photos will be taken. We use film thickness testers and check sheets to ensure that no inspections are missed. During exterior painting and waterproofing work, we confirm the quantity of used paint cans to ensure that the specified amount of paint is used, and we prevent construction defects by ordering paint directly from our company. Of course, we will also take photos of the used paint and report them.

9. Exterior Painting Color Simulation

9-1 Self Color Simulation

The simulations we create can be done using actual photos of your apartment or building!Simulations can also be performed on your smartphone or computer. By simulating and then applying a two-tone color or changing the image, we hope to enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

*In Shinagawa Ward, repairs that change the appearance and color changes (including repainting existing colors) are subject to landscape planning notifications (depending on the size of the building and the district). Having a color simulation screen will help facilitate explanations at community association and management committee meetings.

9-2 Confirm the Actual Color with a Sample Paint!

You can order samples of the paint you are considering and conduct a sample paint application on your exterior wall. By doing a sample paint, you can confirm the actual color and gloss!

9-3 Exterior Renovation Simulation

Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting and roof replacement work

With exterior renovation simulations, you can significantly reduce 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 Major Repairs in Shinagawa Ward

The costs for major repairs vary greatly depending on the size of the building, deterioration condition, scope of work, and materials used. First, please refer to the national average based on public statistics, then to our company’s estimates based on construction performance by scale, and finally to unit price examples for each project.

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), the construction costs for major repairs are concentrated at around 750,000 to 1,500,000 yen per unit, with about 70% falling within this range, and the most common price range is 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary construction costs, so they differ from the current total construction costs including tax.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in FY2021” (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)

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in FY2021” (Second aggregation of large-scale repair work. Overall average is construction-related 59.0%, temporary 22.3%, miscellaneous expenses 9.9%). *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 Repairs, Exterior Wall Painting, Waterproofing, Sealing as a Whole)

*The above estimates are based on Kakeru Koumuten’s construction records and may vary depending on the presence of roofing work, steel work, plumbing, etc. For condominiums, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units.

Breakdown of Costs for Temporary Works, Substrate Repairs, Exterior Walls, and Waterproofing

The estimate for large-scale repairs is broadly divided into “Temporary Works,” “Substrate Repairs,” “Sealing,” “Exterior Wall Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.

Examples of Unit Prices for Repair Work

*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 the next major repair will be with the lifespan of the materials to avoid waste.

* The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. For shaded and humid surfaces, choosing paint with anti-algae and anti-mold properties can change durability.

Guidelines for Repair Reserve Funds and Options When Insufficient

According to the Ministry of Land, Infrastructure, Transport and Tourism guidelines, the estimate for repair reserve funds is shown as a monthly amount per exclusive area. Additional charges are required if there is a mechanical parking lot.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for 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 Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” There are four main options when insufficient.

Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Shinagawa Ward

As of now, there are no subsidies that cover the entire construction cost for large-scale renovations in Shinagawa Ward, Tokyo. However, there are systems like the district’s housing improvement construction subsidy that partially subsidize the costs of common area work. The main types available are broadly categorized into four. The eligibility and application status of these 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 9, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of condominiums meeting certain requirements are carried out, the property tax amount for the following year will be reduced. The reduction rate is determined by the municipality within the national range (1/6 to 1/2). The property tax in the 23 wards of Tokyo is a metropolitan tax, and the reduction rate in Tokyo is 1/2 (up to the tax amount equivalent to 100㎡ per unit).

② District and Metropolitan Window (Management Associations should start here)

The certification of management plans for condominium buildings is conducted by Shinagawa Ward. While it is not a direct subsidy for the costs of large-scale repair work, it can be used as a basis for consultation and decision-making in the preliminary stages. The district’s contact point is the Urban Environment Department, Housing Division, Housing Management Section (6th floor of the main office, phone 03-5742-6776).

Source: Shinagawa Ward “Management Plan Certification System”／Shinagawa Ward “Condominium Support”／Shinagawa Ward “Landscape Plan Notification”／Tokyo Metropolitan Government “Condominium Management Status Notification System”　*Please note that the system’s contact points and reception status may change.

③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)

This is a system certified by Shinagawa Ward, and upon certification, you can meet one of the requirements for lower interest rates on the Housing Finance Agency’s “Flat 35” and condominium common area renovation loans, as well as the long-term durability promotion tax system (certification alone does not guarantee tax reduction). The certification criteria mainly follow national guidelines, with key standards including holding general meetings at least once a year, organizing management regulations, separate accounting for management fees and repair reserves, ensuring that arrears are within 10% of the total, and “having a long-term repair plan that includes large-scale repair work at least twice and is created or reviewed within 7 years, with a planning period of over 30 years.”

*Certification is subject to renewal every 5 years, and approval from the general meeting is required for application. Please check the ward’s website for details on procedures and certification criteria.

④ National Energy Conservation Support | Housing Energy Conservation 2026 Campaign

Changes for FY 2026The “Child-Rearing Green Housing Support Project” for FY 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 FY 2027 and will not be implemented in FY 2028. Please be careful not to base your financial plans on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Subsidies and Support in Shinagawa Ward, Tokyo

* The district’s housing improvement construction grant, earthquake resistance grant, and asbestos grant have application deadlines and budget limits. Grants specifically for exterior wall painting or heat-insulating painting in the district have not been found within the confirmed scope. The district’s “Housing Renovation Fund Loan Mediation” has ended new applications as of March 31, Reiwa 8. The insulation and renewable energy concentration promotion project for rental housing has detailed requirements for businesses and other conditions. Be sure to check the conditions before signing a contract.

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).”

Source: Housing Finance Agency “Condominium Sumairu Loans” (official)

Cases Where Fire Insurance Can Be Used and Cases Where It Cannot

Building Conditions and Repair Points in Shinagawa Ward

Shinagawa Ward is composed of a part of the southeastern Musashino Plateau and the lowlands and reclaimed land on its eastern side (Environmental Basic Plan of the Ward). According to the Ward’s Management Appropriateness Promotion Plan, there are approximately 1,700 buildings and about 63,000 units of condominiums in the ward. In the 2017 survey of the actual conditions of condominiums in the ward, 25.0% of the 1,596 cases were built before the 1981 seismic standards. The ward is a landscape administrative organization and has established a unique landscape plan. However, these figures are for the entire ward. The age and deterioration status of your own building will be confirmed individually through on-site surveys.

Source: Shinagawa Ward “Resident Basic Register Population (January, Reiwa 8)”／Shinagawa Ward “Ward Overview”／Shinagawa Ward “Condominium Management Improvement Promotion Plan”／Shinagawa Ward “Condominium Actual Condition Survey (March, Heisei 29)”　※Population and household numbers are based on the ward’s published values, including both Japanese and foreign residents. The area is reported differently in documents, ranging from 22.84 to 22.85㎢. The number of buildings over 30 years and over 40 years old is not indicated in the ward’s plans.

Organizing the topography and buildings of Shinagawa Ward from a repair perspective

The table below summarizes only the items that could be confirmed from the ward and metropolitan public documents. Individual building circumstances cannot be determined from the overall figures of the ward.

Four Factors to Consider for Large-Scale Repairs Unique to Shinagawa Ward

Based on the terrain and construction year trends of Shinagawa Ward, we have organized four factors to keep in mind for large-scale repairs. The circumstances for each building may differ, so individual confirmation will be made during the on-site investigation.

Source: Shinagawa Ward “Basic Environmental Plan”／Shinagawa Ward “Urban Development in the Yashio Area”／Shinagawa Ward “FAQ on Hazard Maps”／Shinagawa Ward “Comprehensive Flood Control Promotion Plan”／Tokyo Metropolitan Government “Liquefaction Countermeasure Leaflet”／Shinagawa Ward “Non-combustible Special Zone Program”／Shinagawa Ward “Togoshi and Toyocho District Planning”

When Landscape Procedures Are Required (Buildings)

When performing exterior wall painting and other work within Shinagawa Ward, the notification related to the ward’s landscape plan is as follows.

Source: Shinagawa City “Landscape Plan Notification” / Shinagawa City “Landscape Plan” / Shinagawa City Landscape Ordinance Enforcement Regulations *The scale applies to buildings and is based on the separate table of the district’s landscape ordinance enforcement regulations. Please check the district classification and color standards in the district’s landscape plan. To confirm whether your building is subject, please check at the counter.

Common Issues in Shinagawa City When Advancing Construction

*Kakeru Koumuten has established five bases centered in Yokohama City and will visit Shinagawa Ward.

Deterioration Symptoms and Timing Requiring Major Repairs

Generally, major repairs are estimated to occur every 12 to 15 years. 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 determination is based on the condition of deterioration rather than the number of years, so if you observe symptoms like those listed below, we recommend an early on-site investigation.

Repair Cycle Guidelines by Part (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)

* 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 “Guidelines for Creating Long-Term Repair Plans” (Revised June 2024, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in FY2021”

Examples of Large-Scale Renovation Work

This is an example of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten Co., Ltd. The building had leaks occurring from several locations, and we combined clear waterproofing for the tile exterior with waterproofing for the rooftop for the renovation.

Exterior Renovation Work on a Mixed-Use Building (Tile Exterior Waterproofing + Rooftop Waterproofing)

Customer Feedback

Flow from On-site Investigation 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 necessary, so starting the process 1 to 1.5 years before the desired start date will allow for a smoother progression.

1. 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.
2. On-Site Survey & Building Diagnosis (Free) We will conduct an exterior wall inspection, check for cracks, sealing, and waterproofing layers, and if necessary, use drones or thermal imaging to investigate the roof, high places, and leak areas. For properties in Shinagawa Ward, we will also check the road width, distance to neighboring properties, delivery routes, parking, and the drainage conditions of the roof and balcony.
3. Survey Report & Estimate Submission 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.
4. Plan Decision & Contract Confirm colors through color simulations, paint samples, and trial painting. For management associations, we can assist in preparing materials for general meetings. For buildings requiring notification under the Shinagawa Ward landscape plan, we will explain the notification process and color considerations.
5. Notification to Residents & Neighbors We will distribute construction notifications, visit neighbors to introduce ourselves, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
6. Temporary Scaffolding Installation & 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 → iron parts & ancillary work in that order. A supervisor will inspect each stage and take construction photos.
7. 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.
8. Aftercare Maintenance We will send annual DM notifications and inspections are possible every year. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, Additional Work Approval, Inspection Reports

Just as 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.

*For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or repair committee) and the estimated amount that requires approval before the contract.

How Will Life Be 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 restrictions 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.

How to Choose a Large-Scale Repair Contractor and Ordering Method

There are many large-scale repair contractors that cover the Shinagawa Ward, and you may be unsure which contractor to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.

Have 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 gives you peace of mind as a reference when you actually request their services.

Using Google and review sites to evaluate large-scale repair contractors can also be effective when comparing them! Be cautious if there are many negative reviews. If there are few reviews, also check their construction achievements, explanation content, and management system.

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and neighboring inhabitants. Therefore, it is necessary to post updates on 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 receive many requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, let’s confirm the availability of a warranty. If any issues such as leaks occur after the work is completed, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! A company that offers a warranty is a sign of confidence in their work, making it 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 the warranty, so be sure to check for the availability of warranties and aftercare services.

Kakeru Koumuten Co., Ltd. sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free assistance for simple repairs such as partial sealing.

Obtain Estimates from Multiple Contractors (At Least 3 Companies)

When requesting large-scale repairs, obtain estimates from multiple contractors. It is important to get estimates from at least three companies and compare their quotes 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 repair 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 This on the Estimate (Checklist)

Confirm 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 content will change based on the actual deterioration condition and customer preferences.

Contractors that completely outsource to subcontractors lack knowledge and experience, which may lead to proposals for repairs in irrelevant areas or unnecessary work. If you investigate and then request a subcontractor, 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.

Moreover, contractors that outsource may also have delayed responses in case of any troubles during construction. It is advisable to avoid companies that do not have direct discussions with customers managing the construction. Kakeru Koumuten performs everything from temporary scaffolding installation 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.

Collusion and Improper 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 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).

※Based on the announcement by the Japan Fair Trade Commission (September 28, 2026).

Three Typical Methods

Source: Yokohama City “What is collusion in large-scale repair work for condominiums?” / Ministry of Land, Infrastructure, Transport and Tourism “On the proper ordering of large-scale repair work for condominiums” (Notification dated April 3, Reiwa 5, PDF)

Self-Defense Measures for Management Associations

• Obtain independent estimates from multiple companies
• Consult with neutral third parties such as condominium management specialists or architects
• Document the vendor selection process in meeting minutes to ensure transparency
• Confirm the reasons for unusually low design management fees from consultants
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications by the management association itself

Contact Points for Third-Party Consultation

If you are unsure about reading estimates or how to proceed with vendor selection, consulting with a third party separate from the construction company can also be effective. The main contact points available for management associations in Shinagawa Ward are as follows:

Source: Shinagawa Ward “Condominium Support”／Tokyo Metropolitan “Condominium Comprehensive Consultation Desk”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Large-Scale Repair Work Orders”／Condominium Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Shinagawa Ward

How much does large-scale repair in Shinagawa Ward 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 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 condominiums 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 will provide an estimate through a free on-site survey.

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 deterioration of sealing, tile lifting, or ruptures in the waterproof layer are observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. We will confirm and assess the age and condition of your building during the on-site survey.

How long does the construction period take? Can residents stay during the work?

For apartments, the duration is approximately 3 weeks to 2 months, for small condominiums or buildings about 1.5 to 3 months, and for condominiums with more than 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, including distributing advance notices, providing information on the schedule and laundry through bulletin boards, 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 establishing the repair committee, conducting building diagnostics, selecting contractors, and passing resolutions at general meetings, followed by 3 to 6 months for construction. Overall, it is advisable to plan for around 2 years to proceed with ample time. If you are utilizing subsidies or tax incentives, please also factor in the time required for obtaining management plan certification (procedures for district certification).

Are there any subsidies available for large-scale repairs in Shinagawa Ward?

As of now, there do not appear to be any subsidies for large-scale repair work for condominium buildings in Shinagawa Ward or Tokyo. Potential options include the Shinagawa Ward Housing Improvement Construction Grant (10% of the construction costs for common areas, with a maximum of 1,000,000 yen for management associations; it is necessary to confirm whether exterior painting and waterproofing are eligible), the Tokyo Metropolitan Government’s condominium improvement construction subsidy (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), reductions in fixed property taxes (50% in the 23 wards of Tokyo), free dispatch of condominium management consultants and first-class architects, the ward’s seismic reinforcement subsidy for older condominiums, and asbestos subsidies. Owners of rental apartments may be eligible for the Tokyo Metropolitan Government’s “Insulation and Renewable Energy Promotion Project for Rental Housing.” If the work includes windows and insulation, it may also qualify for “Advanced Window Renovation 2026” and “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 or starting construction.

I heard that fixed property taxes can be reduced through large-scale repairs; is that true?

Yes, it is true if the requirements are met. Under the Long-Term Condominium Promotion Tax System, if a condominium that is over 20 years old and has more than 10 units conducts large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to its longevity, the fixed property tax amount for the following year will be reduced. The reduction rate in the 23 wards of Tokyo is 50%, and the tax amount is applicable up to the equivalent of 100 square meters per unit. The eligible period is for work completed between April 1, 2023, and March 31, 2027, and it is necessary to report to the Tokyo tax office of the ward where the condominium is located (Shinagawa Ward’s tax office is Shinagawa Tax Office, phone 03-3774-6666) within 3 months of completion. If the administrator submits the report collectively, it can replace individual submissions by each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so it is recommended to start the process more than a year before construction.

Are there any changes to subsidies starting from the fiscal year 2026?

The national “Childcare Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Management associations and management corporations can also become joint contractors, allowing for insulation renovations in common areas. Additionally, the “Long-term Excellent Housing Renovation Promotion Project” will end in the fiscal year Reiwa 7 and will not be implemented in Reiwa 8. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for apartment buildings from May 29, 2026 (application procedures are handled by registered contractors). Please be careful not to establish financial plans based on outdated information.

What should I do if the repair reserve fund is insufficient?

There are mainly four options: ① Postpone low-urgency work based on deterioration diagnosis, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or loans from the Japan Housing Finance Agency. The agency’s renovation loans for common areas of condominiums do not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving and seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for decisions on separation.

Can scaffolding be set up on narrow sites or buildings close to neighboring properties?

Yes, it can. There are sites in Shinagawa Ward with limited road widths and buildings close to neighboring properties. Kakeru Koumuten Co., Ltd. owns its scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after checking the site. This is a part where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.

What will happen to the residents’ parking during construction?

Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings where there is limited parking space on the premises, it may take time to secure an alternative location. Kakeru Koumuten Co., Ltd. will coordinate with you about the availability of nearby parking spaces starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

Shinagawa Ward is a landscape administrative organization and has a landscape plan for the ward. Repairs that change the appearance or color changes (including repainting existing colors) are subject to notification, and the scale requirements are determined for each area (e.g., low-rise residential urban areas require a total floor area of 1,000㎡ or more, and urban areas for housing require a height of 20m or more or a total floor area of 2,000㎡ or more). Areas such as the old Tokaido Shinagawa-juku, around Osaki Station, around Musashi-Koyama Station, and Tennozu are key areas, and there are also areas that are subject regardless of scale. Notifications should be made at least 30 days before building confirmation applications, etc. To check if your building is subject to this, please contact the Urban Planning Division’s Landscape Section of the ward (phone 03-5742-6534, prior phone reservation required). There may be separate provisions in district planning areas. We will also investigate this during our survey. Sharing a color simulation to convey the completed image can facilitate discussions.

Why is the north-facing exterior wall particularly covered in moss and algae?

The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can become trapped, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By thoroughly cleaning with high-pressure washing and choosing paint with anti-algae and anti-mold properties, you can suppress recurrence. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these often lead to puddles on the roof and leaks.

Which method should I choose: responsibility construction method or design supervision method?

In buildings with fewer units, the burden of consulting fees tends to be heavier, so we believe that the responsibility construction method is often more suitable for small to medium-sized buildings with fewer units. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications; however, consulting fees are incurred separately, and there are risks of conflicts of interest and collusion to be aware of. Verification of price, specifications, and construction status is essential even in the responsibility construction method. Kakeru Koumuten Co., Ltd. provides detailed estimates that specify quantities, methods, and materials for each construction item, allowing you to compare with other companies on the same level.

How can I detect collusion in large-scale repairs?

There are three typical methods: ① Deciding on a contractor in advance and having other companies submit only formal high estimates, known as “dummy estimates,” ② A consultant contracts at an extremely low design supervision fee and receives kickbacks from partner companies, leading to collusion, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with a neutral third party, documenting the selection process in meeting minutes, and including penalty clauses in contracts.

How many companies should I get estimates from?

We recommend at least three companies. If you have too many, it becomes difficult to compare, and if you have too few, there is no competition. What’s important is not the number of companies but to “compare after creating the same playing field.” By creating a common specification sheet and quantity table and requesting estimates under the same conditions, while 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 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 detached houses and plans according to the site, even in areas with limited road width.

I’m in the middle of getting estimates, but can I just have my estimate reviewed?

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 competitive 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 materials that contain asbestos?

Yes, we can. We have qualified personnel such as asbestos work supervisors and building material asbestos surveyors, and we can handle everything from the legally required pre-survey to the cover method and removal of asbestos-containing roofing materials. In Shinagawa Ward, there are subsidies for analysis surveys of sprayed asbestos, etc. (50,000 yen per building, first 6 cases) and for removal, etc. (two-thirds of construction costs, up to 1 million yen for multi-unit residential buildings, first 2 cases). While condominium buildings are eligible, the applicant must be the representative of the management association, and materials other than sprayed materials like formed boards are not eligible. The status of applications is detailed on the ward’s page, so please check with the Environmental Division’s Guidance and Survey Section (phone 03-5742-6751). We will also provide guidance based on the survey results.

What happens if I don’t do large-scale repairs?

There are risks such as personal injury from falling exterior tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic 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 tiles and mortar finishes. The scale of multi-unit residential buildings subject to reporting and the timing of reports can be confirmed in the “List of Buildings and Building Equipment Subject to Periodic Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check with the Building Division of Shinagawa Ward (phone 03-5742-6774) for the latest information. Even if not subject to statutory surveys, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.

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 around 2 million to 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is around 4 million to 9 million yen based on our past performance (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common to conduct repairs for apartments 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 Shinagawa Ward, contact Kakeru Koumuten Co., Ltd.

We handle many exterior renovations and large-scale repairs for condominiums and apartments in Shinagawa Ward. 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 will not be outdone in terms of cost, quality, and planning compared to other companies, so we welcome competitive estimates!

Large-scale Repair Work Service Area

Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and Tokyo.

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