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

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

Large-scale repair work that can be handled in Edogawa Ward

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

Scope of Major Repairs Determined from Building Diagnosis

It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the following and compile a deterioration diagnosis report with photos, after which we will propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Repairs in Edogawa Ward

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

1. Equipment Specialized for Exterior Renovation

At Kakeru Koumuten, we have prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale repairs. We have established five bases centered around Yokohama City for material storage and showrooms.

In-house Ownership of Scaffolding Materials

We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team without outsourcing, we can cut costs for 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 canprocure materials at a lower cost! Additionally, since we always have stock available, we can provide swift responses even in emergencies!

In-house Sorting of Waste Materials

In large-scale repairs, various waste materials such as waste paint, metal, and wood are generated. At Kakeru Koumuten, we sort and recycle waste materials in-house, which helps reduce waste disposal costs.

Showroom Dedicated to Exterior Renovation

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

2. Cost Reduction through In-House Management and Construction

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

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 same person is responsible for sales and construction management, smooth communication is possible.

We can handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with complete in-house construction! Those with specialized knowledge and experience will conduct inspections and actual construction for each process!

3. 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 skilled workers, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building material asbestos surveyors, so we can manage asbestos-containing roofing materials and conduct preliminary surveys.

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 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 rain leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!

We will respond according to your wishes. We also accept urgent requests for emergency rain leak repairs! We will respond quickly to emergencies or urgent requests!

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 training 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 bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Inspections will be conducted by responsible personnel for each process, along with detailed photographs of the work. We use film thickness inspection machines and check sheets to ensure that no inspections are overlooked. During exterior wall 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 Wall Painting Color Simulation

9-1 Self Color Simulation

The simulations created by our company can be done using actual photos of your apartment or building!You can also perform simulations on your smartphone or computer. By simulating and then changing to a two-tone color or making an image change, we hope to enhance the stylish appearance and contribute to an increase in occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

*Edogawa Ward is entirely within a landscape planning area, and buildings of a certain scale are subject to notification for exterior wall repainting (including repainting in the same color). Having a color simulation screen will help facilitate explanations at neighborhood association and management committee meetings.

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

You can order samples of the paint you are considering and conduct test painting on your exterior wall. By performing a test 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 the exterior renovation simulation, you can significantly reduce the risk of failure in changing the image! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.

Estimated Costs for Major Repairs in Edogawa Ward

The cost of major repairs varies significantly depending on the size of the building, its deterioration status, the scope of work, and the materials used. First, 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), approximately 70% of the costs for major repairs are concentrated in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary construction costs, so the conditions 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 FY 2021” (200 companies, 818 cases) *Amounts do not include consumption tax or common temporary costs. Percentages may not total 100% due to rounding and non-responses.

Breakdown of Construction Costs (What the Money is Spent On)

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY 2021” (Second aggregation 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 not a criterion for judging the appropriateness of individual estimates.

Cost Estimates by Building Size (Scaffolding, Substrate Repair, 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 apartments, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units as a guideline.

Breakdown of Costs for Temporary Works, Substrate 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 is included in each item, how much, and at what cost.

Examples of Unit Prices for Repair Work

*Costs and warranty years vary depending on shape, quantity, substrate condition, and type of materials. If you would like a detailed estimate, please feel free to contact us. Estimates are completely free.

Select Paint and Waterproofing Grades Based on “Years Until Next Repair”

“Good paint does not always 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 minimize waste.

*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 can improve durability in shaded and humid areas.

Guidelines for Repair Reserve Funds and Options When Insufficient

The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per unit 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 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 Edogawa Ward

In Edogawa Ward, Tokyo, there are no subsidies specifically targeting the construction costs of large-scale renovations. The available options can be broadly categorized into the following four 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 large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are carried out, the fixed 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 fixed 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 Edogawa Ward. It is not a direct subsidy for the costs of large-scale repair work, but can be used as a consultation or decision-making material in the preliminary stages.

Source: Edogawa Ward “Condominium Management Plan Certification System”／Edogawa Ward “Condominium Advisor System Utilization Subsidy”／Edogawa Ward “Guidelines for Notification of Landscape Plans” (PDF)　*The status of the system’s window and reception may change.

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

This is a system certified by Edogawa 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 are mainly based on national guidelines, with key criteria 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 two or more large-scale repair works and is created or reviewed within seven years, with a planning period of over 30 years”.

*Before applying, it is necessary to obtain a pre-confirmation compliance certificate through the public interest incorporated foundation, the Condominium Management Center’s management plan certification procedure support service (pre-confirmation fee is 10,000 yen, tax included). Certification is subject to renewal every five years, and approval from the general meeting is required for the application. For details on the application process and certification criteria, please check the ward’s website.

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, “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to establish financial plans based on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Tokyo Metropolis, Edogawa Ward Subsidies and Support

* The district’s subsidy for solar power generation and stationary storage batteries is noted to have ended in fiscal year 2025 on the district’s page. The rental housing insulation and renewable energy promotion project has specific requirements for contractors and other detailed conditions. Please be sure to check the conditions before signing a contract.

⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)

If the management association borrows funds for large-scale repairs, they can utilize the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan).”

Source: Housing Finance Agency “Condominium Sumairu Loan” (Official)

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

Building Conditions and Repair Points in Edogawa City

Edogawa City is a low-lying area with the Edogawa and Old Edogawa rivers flowing to the east and the Arakawa and Nakagawa rivers to the west, with 70% of the land area in the district being zero-meter zone (land lower than the water surface at high tide). As of April 1, Reiwa 7, the land use zones consist of 59.4% residential, 15.8% industrial, and 8.1% commercial, with the entire district being designated as a landscape planning area. The district anticipates a significant increase in high-age condominiums over 40 years old in the future. However, this is a figure for the entire district. The age and deterioration status of your own building will be individually confirmed through on-site surveys.

Source: Edogawa Ward “Household and Population by Town and District – Population by Age Report (Fiscal Year 2026)”／Edogawa Ward Statistical Report (Reiwa 7 Edition – PDF)／Edogawa Ward “Flood Hazard Map (Overview Version)”／Edogawa Ward Apartment Management Improvement Plan (PDF)　*Population and household numbers are based on values publicly announced by the ward based on the Basic Resident Register, and area figures are from the ward’s statistical report. The zero-meter zone is noted in the ward’s flood hazard map (overview version), and the number of apartments over 40 years old is based on the ward’s apartment management improvement plan.

When organizing the terrain and buildings of Edogawa Ward from a repair perspective

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

Four Factors Unique to Edogawa Ward to Consider in Major Repairs

Based on the topography and age trends of Edogawa Ward, as well as the rules of the town, we have organized four factors to keep in mind for major repairs. The circumstances for each building may differ, so individual confirmation will be made through on-site surveys.

Source: Edogawa Ward “Flood Hazard Map (Overview)” / Edogawa Ward “Flood Hazard Map” / Edogawa Ward Planning Document “Chapter 2 Discovering Edogawa” (PDF) / Edogawa Ward Condominium Management Improvement Plan (PDF) / Edogawa Ward “Non-Combustible Special Zone” / Edogawa Ward Statistical Report (2025 Edition, PDF)

Scale of Buildings Requiring Notification for Landscape Plans

According to the district’s “Notification Target Actions and Scale,” buildings that meet the following height or total floor area (either) are subject to notification in each area. The scope of landscape axes and hubs can be confirmed in the district’s landscape plan drawings.

Source: Edogawa Ward “Notification Target Actions and Scale of Scenic Plan” (PDF) / Edogawa Ward “Guidelines for Notification of Scenic Plan” (PDF) *The scale applies to buildings. Please confirm which area your building falls under and whether it is subject to notification with the Urban Planning Division, Urban Planning Section (Phone: 03-5662-6369).

Points of Discussion When Proceeding with Construction in Edogawa Ward

* Kakeru Koumuten has established five bases centered around Yokohama City and will visit Edogawa Ward.

Signs and Timing of Deterioration 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% of cases falling within 12 to 15 years, and the cycle tends to shorten with each occurrence. However, the actual determination should be based on the condition of deterioration rather than just the number of years, so if any of the symptoms listed below are observed, an early on-site inspection is recommended.

Estimated Repair Cycles by Part (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 specifications, location conditions, and deterioration status of the building.

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 the Actual Conditions of 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 we combined clear waterproofing for the tile exterior and waterproofing for the roof for the renovation.

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

Customer Feedback

Flow from On-Site Investigation to Completion of Work

From the initial inquiry to the completion of the work and aftercare, a single representative will consistently handle your case. For management associations, a resolution at the general meeting is required, so starting the process 1 to 1.5 years before the desired start date allows for a smoother progression.

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 Investigation & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproofing layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Edogawa Ward, we will also check the road width, distance to neighboring properties, delivery routes, parking, and drainage conditions on rooftops and balconies.
3. Investigation 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 using color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. For buildings requiring landscape planning notifications, we will explain the notification process and color considerations.
5. Notification to Residents & Neighbors We will distribute construction notices, visit neighbors to greet them, 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 & Various Works Our in-house scaffold team will set up 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 each stage and take construction photos.
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 annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, Additional Work Approval, Inspection Reports

Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we provide materials and reports in the following four situations.

*For management associations, it is smooth to decide in advance who will approve additional work (chairperson, repair committee, etc.) and the approximate amount that requires approval before the contract.

What Will Life Be Like During Construction? Impact on Residents

For large-scale repairs, the principle is to proceed 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 Large-Scale Repair Contractor and Ordering Method

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

Extensive Experience in Large-Scale Repairs

Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair work with photos, it can give you peace of mind as a reference when you actually request work.

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 nearby 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 receive many requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, make sure 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 are often confident in their work, which can serve as a criterion for selecting a contractor.

Warranty periods vary by contractor and the nature of the work, but typically range from 1 to 10 years. Emergency repairs or partial fixes often do not come with a leak warranty. Some contractors also offer aftercare services separate from warranties, so be sure to check for warranties and aftercare services.

At Kakeru Koumuten Co., Ltd., we send 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)

When requesting large-scale repairs, be sure to 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, pay attention to not just the costs, but also the “items in the estimate,” “methods and materials for substrate repairs and exterior painting,” and “confirmation of the process.” Make sure to compare these details carefully! 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 from appearance alone, ensure that the repair methods are appropriate for the condition of the substrate!

Checklist: What to Look for in the Estimate

Confirm whether 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 state and customer preferences.

Contractors that completely outsource to subcontractors may lack knowledge and experience, leading to proposals for repairs in irrelevant areas or meaningless 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.

Additionally, contractors that outsource may also have delayed responses 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 to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and payment orders for a total of 1.63788 billion yen to 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).

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

Three Typical Methods

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 professionals or architects
• Document the vendor selection process in meeting minutes to ensure transparency
• Confirm the reasons for unusually low consulting fees
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications independently

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 Edogawa Ward are as follows.

Source: Edogawa Ward “Subsidy for Utilizing the Apartment Advisor System”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Ordering Large-Scale Renovation Work”／Apartment Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Edogawa Ward

How much does large-scale repair in Edogawa 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 ranges from 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment from 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings from 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is required, so we provide estimates 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 12 to 15 years. 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 rupture of the waterproof layer is observed, it is more cost-effective to repair without waiting for the cycle. We will assess the age and condition of your building during the on-site survey to make a judgment.

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

For apartments, the period is approximately 3 weeks to 2 months, for small condominiums or buildings about 1.5 to 3 months, and for condominiums with over 50 units around 4 to 6 months. Residents can remain in their homes during the construction. However, there will be restrictions on drying laundry outside and opening windows while scaffolding is in place, 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 working 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 an additional 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 to obtain management plan certification (from preliminary confirmation by the condominium management center to certification by Edogawa Ward).

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

As of now, there do not appear to be any subsidies specifically for large-scale repair work on condominiums in Edogawa Ward or Tokyo. Possible options include the Tokyo Metropolitan Government’s subsidy for condominium improvement work (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), reductions in fixed property tax (50% in the 23 wards of Tokyo), and subsidies for utilizing the ward’s condominium advisor system (two-thirds of dispatch fees). Owners of rental apartments may qualify for Tokyo’s “Promotion of Insulation and Renewable Energy in Rental Housing” program. If the work includes windows and insulation, it may also qualify for “Advanced Window Renovation 2026” and “Mirai Eco Housing 2026.” The application periods 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 tax can be reduced through large-scale repairs. Is that true?

It is true if the requirements are met. Under the condominium longevity promotion tax system, if a condominium that is over 20 years old and has more than 10 units conducts large-scale repairs that contribute to its longevity (including exterior painting, floor waterproofing, and roof waterproofing), the fixed property tax for the following year will be reduced. The reduction rate in the 23 wards of Tokyo is 50%, applicable to tax amounts for up to 100 square meters per unit. The eligible period is for work completed between April 1, 2023, and March 31, 2027, and a declaration must be made to the Tokyo tax office of the ward where the condominium is located (for Edogawa Ward, it is the Edogawa Tax Office, phone 03-3654-2157) within 3 months of the completion date. If the manager submits the declaration collectively, it can replace individual declarations from 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 we recommend starting 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 there will be no implementation in the fiscal year 2026. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for apartment buildings from May 29, 2026 (application procedures will be 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 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 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. Edogawa Ward is a low-lying area with little elevation difference, but there are also sites with limited road width and buildings close to neighboring properties. Kakeru Koumuten owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after confirming the site. This is an area 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 happens 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 will coordinate with you, including checking the availability of nearby parking, starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

Edogawa Ward is a designated area for landscape planning, and repairs that change the appearance or color are subject to notification for buildings of a certain size or larger. Even repainting the same color as the current state is included, and notification is required 30 days prior to the start date, along with a prior consultation (generally up to 30 days before the notification). The size that requires notification varies depending on the area, such as along rivers, roads, or near stations and parks, with heights of 10m or more to 15m or more, and total floor areas of 300㎡ or more to 3,000㎡ or more (whichever applies). There are standards based on Munsell values for colors. To check if your building is subject to this, please contact the Urban Planning Division of the Urban Development Department of the ward (phone 03-5662-6369). There may be separate regulations in district planning areas. We will also check this during our investigation. Sharing a color simulation to visualize the completed image can facilitate discussions.

Why is the north-facing exterior wall particularly affected by moss and algae?

The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By using high-pressure washing to thoroughly remove it and selecting paint with anti-algae and anti-mold properties, recurrence can be suppressed. 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. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications; however, it incurs separate consulting fees and requires caution regarding conflicts of interest and collusion risks. Even with the responsibility construction method, verification of price, specifications, and construction status is essential. Kakeru Koumuten provides estimates that clearly specify 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 tactics. ① Pre-selecting a contractor 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, creating collusion, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with neutral third parties, documenting the selection process in minutes, and including penalty clauses in contracts.

How many estimates should I get?

We recommend at least three companies. If you have too many, it becomes difficult to compare, and if you have too few, there won’t be enough 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 under the same conditions, while making detailed breakdowns mandatory instead of accepting “one set” notation, it becomes clear whether the price differences are due to differences in range 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 survey for the fiscal year 2021). By not outsourcing scaffolding work, it is easier to control costs in this area, and our in-house scaffolding team can respond flexibly to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for about 100 single-family homes and plans according to the site, even in areas with limited road width.

Can I just have the estimate reviewed while in the middle of getting multiple estimates?

Of course, that’s possible. If you bring estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate and provide you with an estimate under the same conditions. We welcome multiple 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 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 handle everything from the legally required preliminary surveys to the roof overlay method and removal of asbestos-containing roofing materials. For the asbestos removal cost subsidy in Edogawa Ward (two-thirds of the construction cost for condominiums, up to 1 million yen) when sprayed asbestos is found, applications for the fiscal year 2026 have already closed. For handling in the next fiscal year and beyond, please check with the Building Guidance Division, Survey Section of the ward (phone 03-5662-1104). We will also provide guidance according to the survey results.

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

There are risks such as personal injury accidents due to falling exterior wall tiles, structural deterioration due to corrosion of reinforcing bars, leaks, and a decrease in asset value. Furthermore, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations 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. According to the list published by Edogawa Ward (issued in April 2021), condominiums with five or more stories and a floor area exceeding 1,000 square meters are subject to this, with reports required every three years. The applicable uses and scales may be revised, so please check with the Building Guidance Division of the ward (Ward Office main phone 03-3652-1151) 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 company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance using color simulations during repairs to improve occupancy rates.

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

Our company handles many exterior wall renovations and large-scale repairs for condominiums and apartments in Edogawa 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,” and other specific requests and future repair plans will be met with optimal solutions.

From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not lose in terms of cost, quality, and scheduling compared to other companies, so we welcome multiple estimates!

Large-scale Repair Work Service Area

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

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