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

Large-scale Renovations for Condominiums, Apartments, and Buildings in Kita City, Tokyo

Large-scale repair work that can be handled in Kita Ward, Tokyo

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but a comprehensive repair of the entire building’s deterioration while scaffolding is in place. At Kakeru Koumuten, we can handle all the work listed below with our own team, 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. Kakeru Koumuten Co., Ltd. conducts a free on-site survey to confirm the items below, compiles them into a deterioration diagnosis report with photos, and proposes the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Kita Ward, Tokyo

The reason why we can be entrusted with large-scale renovations in Kita Ward is that we have “initiatives that other companies cannot imitate in large-scale renovation work”, which has received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

Kakeru Koumuten Co., Ltd. has prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale renovations. 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 renovations and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs related to scaffolding work and provide quick and flexible responses.
We own enough scaffolding materials for approximately 100 single-family homes!

Storage of Materials in Our Large In-house Warehouse

We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can purchase materials at a lower cost! Additionally, since we always have stock available, we can provide swift responses even in emergencies!

In-house Waste Separation

Various waste materials such as waste paint, metal, and wood are generated during large-scale renovations. At Kakeru Koumuten, we separate and recycle waste materials in-house, leading to cost reductions in waste disposal fees.

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 insulation tests 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.

By managing everything from inquiries to project completion in a consistent system, we can keep costs down while providing 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 proceed smoothly.

We can handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing, 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 national certified sheet metal workers and painting workers, and we are confident in our construction techniques. We can also handle large-scale roofing projects for factories! We have qualified personnel for asbestos work supervisors and building material asbestos surveyors, so we can handle asbestos-containing roofing materials and preliminary surveys as well.

4. Warranty and Aftercare

Most large-scale repair works come with a warranty for services such as “painting work,” “substrate repair work,” and “waterproofing work”!
Aftercare maintenance is available annually, 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 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 attend to urgent requests and emergencies!

6. Staff Development

Our staff create various models to enhance their skills 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 pay attention to 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 greet nearby residents, 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

Inspections and detailed construction photographs will be taken by responsible personnel for each process. We will use film thickness inspection machines and check sheets to ensure that no inspections are overlooked. During exterior wall painting and waterproofing work, we will verify the quantity of used paint cans to ensure that the specified amount of paint is used, and we will order paint in-house to prevent construction defects. Of course, we will also take photographs of the used paint and report them.

9. Exterior Wall Painting Color Simulation

9-1 Self Color Simulation

Our simulations can be created using actual photos of your 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 enhance the stylish appearance and contribute to increased occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

*In Kita Ward, as it is a scenic administrative district, the repainting of exterior walls of buildings that fall under certain scales may require notification under the landscape plan, even if the color does not change (the applicable scale varies by district). When deciding on colors, it is necessary to also confirm the existence of district plans. Having a color simulation screen will help facilitate explanations to the general meeting, neighbors, owners, and residents.

9-2 Confirm the actual color with a trial paint!

You can order samples of the paint you are considering and conduct trial painting on your exterior wall. By performing a trial 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 when metal siding is applied
・Simulation for when accent materials such as fascia boards and louvers are used
・Simulation for roof painting and roof replacement work

With the exterior renovation simulation, you can significantly reduce the risk of failure in image change! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.

Cost Estimates for Large-Scale Repairs in Kita Ward, Tokyo

The cost of large-scale repairs varies significantly depending on the size of the building, deterioration condition, scope of work, and materials used. First, refer to the national average based on public statistics, then to our company’s cost estimates based on construction results by scale, and finally to examples of unit prices 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 large-scale repairs are concentrated at approximately 70% in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary 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 Renovation Work for Condominiums in FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax and 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 Renovation Work for Condominiums in FY2021” (Second survey of large-scale renovation work. Overall average is construction-related 59.0%, temporary 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because equipment-related work, exterior works, and others are included. This is an average value and is not a standard 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 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 timing of the next major repair should align with the durability of the materials, as this is the most efficient way to make a selection.

* The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. Choosing paints with anti-algae and anti-mold properties for shaded and humid areas can 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 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 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 Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations reported 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 Kita Ward, Tokyo

According to the official website of Kita Ward, Tokyo, there is no system that subsidizes the construction costs of large-scale renovations such as exterior wall painting. The available options can be broadly categorized into the following five types. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to confirm with our company or the respective offices before contracting or starting work. (As of October 9, 2026)

① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)

If you carry out large-scale repairs (such as exterior wall painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums as a single project, the fixed property tax amount for the following year will be reduced (up to the equivalent of 100㎡ per unit; urban planning tax is not included). The reduction rate is determined by local ordinances. In the 23 wards of Tokyo, the fixed property tax is a metropolitan tax, and according to the Tokyo Metropolitan Bureau of Taxation, the fixed property tax amount for the year following the completion of the work will be reduced by 50%.

② Management Plan Certification System (Entry for Tax and Interest Rate Benefits)

Receiving certification leads to interest rate benefits for loans and bonds from the Japan Housing Finance Agency, and fulfills one of the requirements for the Long-term Life Promotion Tax System (certification alone does not guarantee tax reduction). The certification by Tokyo Metropolitan Government applies to towns and villages, while condominiums in the 23 wards are certified through each ward’s office. The main criteria include holding meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, having overdue repair reserves of three months or less within 10% of the total, and “creating and reviewing a long-term repair plan that includes two or more large-scale repair works within 30 years and within 7 years”, among others.

③ Consultation and Subsidy for Diagnosis Costs for Condominium Management (Kita Ward)

The official website of Kita Ward offers free consultations for management associations and unit owners, as well as subsidies for deterioration diagnosis costs. You can consult a third party before placing orders regarding the review of long-term repair plans and the approach to large-scale repairs. The contact point is the Urban Development Department, Housing Division, Housing Policy Section (03-3908-9201).

*The Ministry of Land, Infrastructure, Transport and Tourism provides guidance on consultation points for management associations and points to consider when placing orders, following the announcement by the Fair Trade Commission on September 28, 2026 (please refer to the following chapter for issues related to collusion and inappropriate consulting).

④ National Energy Saving Support | Housing Energy Saving 2026 Campaign

Changes for Fiscal Year 2026The “Child-Rearing Green Housing Support Project” for Fiscal Year 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to create financial plans based on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Subsidies and Grants in Kita Ward, Tokyo (Energy Saving, Earthquake Resistance, Greening)

*Subsidies specifically for exterior wall painting or roof painting could not be confirmed on the official websites of Kita Ward and Tokyo. Subsidies for asbestos investigation and removal in Kita Ward were also not confirmed on the official page. Owners of rental apartments may be able to use the Tokyo rental housing project for window and insulation renovations. Since the reception status may change, please be sure to check the official page before applying.

⑥ Financing 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 Loan” (Official)

Tokyo Condominium Improvement Work Subsidy (Interest Subsidy)

Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used

Building Conditions and Repair Points in Kita Ward, Tokyo

Kita Ward is a long and narrow area approximately 2.9 km east-west and 9.3 km north-south, divided by a cliff line running from northwest to southeast, with the Musashino Plateau to the west and the Arakawa Lowland to the east. Four rivers flow through the ward: the Arakawa, Sumida, Shinkawaguchi, and Shakujii rivers. The population peaked at 452,064 in Showa 40 (1965), then decreased before rising again to 355,213 in Reiwa 2 (2020) (Census). About 80% of the housing consists of apartment buildings, and the age of condominium buildings is increasing. The figures below are taken only from publicly available documents.

Source: Kita Ward “Population and Number of Households” (As of September 1, Reiwa 8)／Kita Ward Green Situation Survey (Overview, Area and Topography)／Kita Ward Housing Master Plan 2026 (Draft, cited from Reiwa 5 Housing and Land Statistics Survey)／Kita Ward “District Plans, etc.” *The Housing Master Plan is in the draft stage.

Kita Ward’s buildings are divided into layers based on “periods of population decline” and “periods of population increase”

The population of Kita Ward, according to the census, peaked at 452,064 in Showa 40 (1965) from 418,603 in Showa 35 (1960), then decreased to 326,764 in Heisei 12 (2000) before increasing to 355,213 in Reiwa 2 (2020). The number of households increased from 178,379 in Heisei 27 (2015) to 189,700 in Reiwa 2 (2020). There is a history of former military land being repurposed into residential complexes, hospitals, parks, etc. (Kita Ward Green Situation Survey), and there are large-scale complexes within the ward, such as the UR Akabane-dai Housing Complex (constructed in Showa 37) and the Tokyo Metropolitan Kiri-ga-oka Housing Complex (construction began in Heisei 29). Since the values for Kita Ward in the same survey from Heisei 30 could not be confirmed, the table below serves as a guideline based on population and era. The actual construction year varies by building.

Source: Kita Ward Population Vision (National Census until Heisei 22)・Reiwa 2 National Census Kita Ward Summary／UR Urban Development Corporation “Akabane-dai Housing Complex”・Kita Ward Materials (Kirioka Housing Complex)　※The age of construction is an estimate calculated from the year of the Gregorian calendar and is not based on construction period statistics. Kita Ward peaked in population in Showa 40 and has since decreased temporarily, so the age of buildings cannot be determined solely by population trends.

Four Factors Affecting Buildings and Construction in Kita Ward

Based on public documents, we have organized four characteristics that are linked to large-scale repairs. Kita Ward is divided into plateaus and lowlands by a cliff line, so the issues vary depending on the location of the site even within the same ward.

Source: Japan Meteorological Agency “Past Weather Data (Tokyo)”／Kita Ward Greenery Survey (Overview)／Kita Ward “Flood Hazard Map”／Tokyo Metropolitan Government “Tokyo Liquefaction Prediction Map”／Kita Ward “Non-combustible Special Zone”／Kita Ward Housing Master Plan 2026 (Draft)／Kita Ward Landscape Creation Plan・Pre-consultation and Notification for Landscape・Landscape Creation Plan (Notification Target)・Landscape Q&A／District Planning, etc.・Scenic Districts and Building Agreements　*Weather data is based on observations from Tokyo (Chiyoda Ward).

Key Points to Consider When Proceeding with Construction in Kita Ward

Source: Kita Ward “Article 42, Paragraph 2 Road (Setback)” / Kita Ward “Guidelines for Widening Narrow Roads” / Kita Ward “Landscape Q&A” / Kita Ward “Flood Hazard Map” / Kita Ward Green Situation Survey (Overview)

*We accept consultations for the entire Kita Ward.

Deterioration Symptoms and Timing Requiring Major Repairs

Generally, major repairs are estimated to occur every 12 to 15 years. According to a survey by the Ministry of Land, Infrastructure, Transport and Tourism, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment is based on the deterioration condition rather than the number of years, so if you observe symptoms like those listed below, we recommend an early on-site inspection.

Estimated Repair Cycles by Location (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)

*The above are reference examples from the guidelines and are not uniform construction deadlines. The actual cycle will be set according to the building’s specifications, location conditions, and deterioration status.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (Reiwa 6, June revision – 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 in several places, and it was renovated by combining clear waterproofing on the tile exterior wall and waterproofing on the roof.

Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)

Customer Feedback

Flow from On-Site Investigation to Completion of Construction

From the initial inquiry to the completion of the work and aftercare, a single representative will consistently handle your case. For management associations, since a resolution at the general meeting is required, it is advisable to start the process 1 to 1.5 years before the desired start date to proceed with ample time.

1. Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting them is fine.
2. On-site Survey & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproof layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in the Kita Ward, we will also check the site conditions, trees, slopes, road widths, delivery routes, and parking.
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. Proposals for multiple plans are also possible.
4. Plan Decision & Contract Confirm colors through color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. We will also explain the color standards for landscape planning (including prior consultations for landscape notifications) and areas subject to district planning.
5. Notification to Residents & Neighbors We will distribute construction notices, visit neighbors for greetings, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
6. Temporary Scaffold Installation to Various Works Our in-house scaffold team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → ironwork & ancillary work in that order. A supervisor will inspect and take construction photos at each stage.
7. Completion Inspection, Scaffold 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 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 Interaction, Additional Work Approval, Inspection Reports

Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we will 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 approximate amount that requires approval before the contract.

What Will Life Be Like During Construction? Impact on Residents

Major repairs are principally carried out while residents remain in their homes. However, there will be limitations on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.

How to Choose a Major Repair Contractor and Ordering Method

There are many major repair contractors that cover the Kita Ward of Tokyo, 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 Major Repairs

Major repair contractors often have websites that showcase their exterior renovation project achievements. If they provide detailed explanations of repair contents with photos, it offers peace of mind as a reference when you actually request work.

Using Google and review sites to evaluate major repair contractors can also be effective! Be cautious if there are many negative reviews. If there are few reviews, also check their project achievements, explanation content, and management systems.

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and neighbors. 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 often receive requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, it is important to check for warranties. 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! Companies that offer warranty periods demonstrate confidence in their work, making it a key 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 provide aftercare services separate from warranties, so be sure to check for 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, be sure to obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their proposals and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ as well. Additionally, obtaining multiple estimates makes price negotiations easier.

When comparing estimates, consider not only the costs but also the “items listed in the estimate,” “methods and materials for substrate repair and exterior wall painting,” and “confirmation of the process” to make an informed decision! If the quality of the 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 from the exterior, ensure that the repair methods are appropriate for the condition of the substrate!

Check These Points on the Estimate (Checklist)

Check if it is managed in-house

Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan 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 at reduced costs becomes possible.

Moreover, contractors that outsource may also respond slowly 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 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 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 for 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 imposed a total of 1.63788 billion yen in surcharges on 37 companies regarding large-scale renovation work commissioned by condominium management associations in the Kanto region to design consulting firms (two design consulting firms were also subject to exclusion orders).

※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).

Three Typical Methods

Source: Ministry of Land, Infrastructure, Transport and Tourism “On the Appropriateness of Ordering Large-Scale Renovation 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 professionals or architects
• Document the vendor selection process in meeting minutes to ensure transparency
• Confirm the reasons for abnormally low consulting fees
• Include a penalty clause in the contract for cases of collusion
• Avoid concentrating information with a single consultant and verify specifications by the management association itself

Frequently Asked Questions about Large-Scale Renovations in Kita Ward, Tokyo

How much does a large-scale renovation in Kita Ward, Tokyo cost?

For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% of cases 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 and roofing work is required, so we provide free on-site estimates.

How often should large-scale renovations be carried out?

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 signs of deterioration such as sealing degradation, tile lifting, or waterproof layer rupture are observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. In the fiscal year 2022 survey of condominiums in Kita Ward (180 responses), 48.3% were over 30 years old, and 26.1% were over 40 years old (this is the composition ratio of responses and does not represent the overall ratio in the ward). Older buildings tend to have a higher proportion of tile repairs, iron part replacements, and updates to water supply and drainage pipes.

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 condominiums or buildings it is about 1.5 to 3 months, and for condominiums with more than 50 units, it takes about 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 ensure to minimize the impact on daily life by distributing advance notices, providing information on the schedule and laundry on 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 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 allow about 2 years for a comfortable progression. If using subsidies or tax incentives, obtaining management plan certification (resolutions at general meetings, prior confirmation, and certification application) will also take time, so please factor this into your timeline.

Are there any subsidies available for large-scale renovations in Kita Ward, Tokyo?

As of October 9, 2026, there are no confirmed systems on the official websites of Kita Ward or Tokyo that subsidize the construction costs of large-scale renovations such as exterior wall painting. However, for condominiums, if certain conditions are met, a reduction in fixed property tax can be applied under the “Condominium Longevity Promotion Tax System” (in the 23 wards of Tokyo, this is a metropolitan tax with a reduction rate of 50%). One of the requirements for this tax system is obtaining management plan certification, which is handled by Kita Ward. Kita Ward also offers subsidies for deterioration diagnosis surveys for management associations (for buildings over 10 years old, covering 20% of costs up to 200,000 yen, prior consultation required) and free condominium management consultations. Tokyo also has a “Condominium Improvement Construction Subsidy” that compensates interest on institutional loans (the second phase for fiscal year 2026 is accepting applications until February 19, 2027). If the construction includes windows and insulation, it may be eligible for the national programs “Advanced Window Renovation 2026,” “Future Eco Housing 2026,” or Tokyo’s energy-saving renovation promotion project for existing homes. The application timing and applicants vary by program, so please check the eligibility conditions and application procedures for each program before contracting and starting construction.

I heard that fixed property tax can be reduced with large-scale renovations. Is that true?

If the requirements are met, a reduction will apply. Under the Condominium Longevity Promotion Tax System, if a condominium that meets the requirements of being over 20 years old and having more than 10 units conducts large-scale renovations that contribute to longevity (such as exterior wall painting, floor waterproofing, and roof waterproofing carried out together), the fixed property tax amount for the following year can be reduced for up to 100 square meters per unit. The reduction rate is determined by local ordinances, and in the 23 wards of Tokyo (where fixed property tax is a metropolitan tax), it is 50%. The eligible renovations must be completed between April 1, 2023, and March 31, 2027, and the application should be submitted to the metropolitan tax office for the property location (for Kita Ward, it is the Kita Metropolitan Tax Office), with a submission deadline of within 3 months after construction completion. For management plan certified condominiums, there are also requirements such as increasing the repair reserve fund, 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?

There is. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Management associations and management 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 2025, and will not be implemented in the fiscal year 2026. The “Advanced Window Renovation 2026 Project” has a method for collective applications for apartment buildings (the application process is 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 a deterioration diagnosis to the next time, 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 financing from the Japan Housing Finance Agency. The Agency’s financing for common area renovations in condominiums does 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 even if there is a height difference on the site or if the front road is narrow?

Yes, it can be set up. In Kita Ward, the area is divided into a plateau on the west side of the cliff line and low land on the east side, with many slopes in Akabane Nishi, Oji Nishi, and Takino-gawa, and there are also roads with a width of less than 4m (Article 42, Paragraph 2 of the Building Standards Act) within the ward. The height difference and delivery routes vary by building. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan support for the base plates, layout, and delivery routes after confirming the site. Since additional costs are likely to arise after seeing the site, it is important to confirm the delivery route during the estimation stage.

What happens to the parking lot for residents during construction?

Vehicles on the side where scaffolding will be erected will need to be temporarily moved. The number of parking spaces and availability varies by building, and securing a relocation spot may take time depending on the availability of nearby parking lots. Kakeru Koumuten Co., Ltd. will coordinate with you, including checking the availability of nearby coin parking and monthly parking lots, starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

Kita Ward is a scenic administrative organization, and the repainting of exterior walls of buildings that meet certain criteria may require notification of the scenic plan, even if the color is not changed (according to Kita Ward’s Q&A, the criteria are judged based on the entire building on the site, and if the scope is narrow, it may not be necessary, so prior consultation is recommended). The applicable criteria differ by district (for example, commercial areas require a height of 30m or more or a total floor area of 1,200㎡ or more, while other areas require a height of 20m or more or 800㎡ or more; all buildings in the Nishioka area are included), and prior consultation is required at least 30 days before notification. Additionally, there are 22 district plans within the ward. Whether notification is necessary varies by the location of the building, so please check in advance with the Kita Ward Urban Planning Division (03-3908-9152). We will also investigate this during our survey. Sharing a color simulation to convey the completed image can facilitate discussions at general meetings and with neighbors.

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

This is because areas with poor sunlight and trapped moisture are more prone to the growth of algae, moss, and mold. In addition to the north side, areas that do not receive sunlight due to neighboring buildings or trees are also likely to be affected. By thoroughly removing them with high-pressure washing and choosing paint with anti-algae and anti-mold properties, recurrence can be minimized. Additionally, we recommend checking for blockages in roof drains and gutters caused by leaves and mud, as these can lead to puddles on the roof and cause leaks.

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

In smaller buildings, the burden of consulting fees tends to be heavier, so we believe that the responsibility construction method is often more suitable for medium-sized buildings. On the other hand, for large buildings with many units, the design management method allows for third-party specification alignment, which has significant advantages for comparison under the same conditions. While the design management method allows for comparison of construction companies under the same conditions, it incurs separate consulting fees, and there are risks of conflicts of interest and collusion that need to be considered. Verification of price, specifications, and construction status is essential even under the responsibility construction method. Kakeru Koumuten Co., Ltd. provides estimates that clearly state quantities, methods, and materials for each construction item, allowing for comparison on the same level as other companies.

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 management fee and receives kickbacks from partner companies, creating 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 with a neutral third party, keep minutes of the selection process, and include a penalty clause in the contract. On September 28, 2026, the Japan Fair Trade Commission announced exclusion orders and payment orders for surcharges related to large-scale repair work.

How many estimates should I obtain?

We recommend at least three. 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 “comparing after creating the same playing field.” By creating a common specification sheet and quantity table and requesting under the same conditions, and making detailed breakdowns mandatory without allowing “one set” notation, it becomes clear whether the price differences are due to differences in scope or unit prices.

What is different if you have your own scaffolding?

Temporary construction accounts for about 20% of the construction costs for large-scale repairs (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 own scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with elevation differences or narrow front roads.

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

Of course, that’s possible. If you bring estimates from other companies, we will check whether the items, quantities, construction 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 measures for a leak?

Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency measures for leaks or partial repairs. 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, including asbestos work supervisors and building material surveyors, who can handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. We could not confirm any subsidies for asbestos surveys and removals on the official page of the Kita Ward. For the latest information, please check with the Kita Ward Office (main line 03-3908-1111).

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

There are risks such as personal injury accidents due to 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 tiled or mortar-finished walls. Periodic reports for buildings in Kita Ward are handled by the Kita Ward Building Division, and conditions such as the number of floors and floor area for apartment buildings can be confirmed on the Tokyo Metropolitan Government’s periodic reporting target list. Complex buildings, including stores, restaurants, hospitals, and hotels, may be subject to these requirements depending on their use and scale, so individual confirmation is necessary. Even if not subject to statutory investigations, regular inspections and maintenance are essential, so please consult us if you are unsure.

How much does large-scale repair for an apartment (about 10 units) cost?

For a two-story wooden building with 6 to 10 units, 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 exterior appearance with color simulations during repairs to improve occupancy rates.

If you are looking for a large-scale repair contractor in Kita Ward, Tokyo, contact Kakeru Koumuten Co., Ltd.

Our company handles exterior wall renovations and large-scale repairs for condominiums and apartments in the Kita Ward, covering all areas of Kanagawa Prefecture and Tokyo. 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 roof work and exterior painting, all work is performed by our own team. We are confident that we will not be outdone by others in terms of cost, quality, and planning, so we welcome competitive estimates!

Large-Scale Repair Work Service Area

Kakeru Koumuten accepts requests covering all areas of Kanagawa Prefecture and Tokyo.

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