Leave the repairs and renovations of condominiums and apartments in Ashigarashimo District (Hakone Town, Manazuru Town, Yugawara Town) to Kakeru Koumuten Co., Ltd.!

Large-scale Repairs for Condominiums, Apartments, and Buildings in Ashigarakami District (Hakone Town, Manazuru Town, Yugawara Town)

Large-scale Renovation Works Available in Ashigarakami District

Large-scale renovations are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair of the entire building’s deterioration while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following works 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 items below, compile them into a deterioration diagnosis report with photos, and propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Ashigarakami District

The reason why we can be entrusted with large-scale renovations in Ashigarakami District is partly because “Kakeru Koumuten has a base in Kanagawa Prefecture”, but also due to our “unique initiatives in large-scale renovation work that cannot be imitated by other companies”, which have 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 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 associated with scaffolding work and provide quick and flexible responses.
We own enough scaffolding materials for approximately 100 single-family homes!

Material Storage in Our Large In-house Warehouse

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

In-house Waste Separation

In large-scale renovations, various waste materials such as leftover paint, metal, and wood are generated. At Kakeru Koumuten, we sort and recycle waste materials in-house, leading to cost reductions in waste disposal.

Showroom Dedicated to Exterior Renovation

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

2. Cost Reduction through In-House Management and Construction

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

By managing everything from inquiries to project completion in a unified system, we can keep costs down while 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, 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 business licenses and permits for industrial waste collection and transportation! We also have national 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 materials containing asbestos inspectors, so we can handle asbestos-containing roofing materials and preliminary investigations.

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 checked from high places using drones! During leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!

We will respond according to your wishes. We also accept emergency measures for sudden leaks! We will promptly respond to urgent requests or emergencies!

6. Staff Development

Our staff create various models for skill enhancement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill improvement education to ensure each staff member can respond appropriately. We also educate on points to be careful of 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 we will 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

Each stage will undergo inspections by responsible personnel, along with detailed photographs of the work. We utilize film thickness inspection devices and check sheets to ensure no inspection oversights occur. During exterior wall painting and waterproofing work, we confirm the quantity of used paint cans to ensure the specified amount of paint is used, and we prevent construction defects by ordering paint directly from our company. Of course, we will also photograph and report the used paint.

9. Exterior Wall Painting Color Simulation

9-1 Self Color Simulation

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

* All three towns in Ashigarakami District are landscape administrative bodies, and Hakone Town has color procedures as it is also within a national park area. Having a color simulation screen will make explanations at community association and management committee meetings proceed smoothly.

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

You can order samples of the paint you are considering and conduct a sample paint test on your exterior wall. By conducting a sample paint test, 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 cornices and louvers are used
・Simulation for roof painting and roof replacement work

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

Cost Estimate for Major Repairs in Ashigarakami District

The cost of major repairs varies significantly depending on the size of the building, the degree of deterioration, the scope of work, and the materials used. First, please refer to the national average based on official statistics, then to our company’s cost estimates based on construction performance 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), about 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. Please note that the amounts in this survey do not include consumption tax and common temporary 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 FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax or common temporary costs. Percentages may not total 100% due to rounding and non-responses.

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

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (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 Repairs, Exterior Wall Painting, Waterproofing, Sealing Set)

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

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

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

Examples of Unit Prices for Repair Work

*Costs and warranty periods vary based on shape, quantity, substrate condition, and type of materials. For 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 ≠ correct choice.” The best way to choose is to align when to conduct the next major repair with the lifespan of the materials to avoid waste.

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

Guidelines for Repair Reserve Funds and Options When Insufficient

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

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Repair Reserve Funds for Condominiums” (Reiwa 6 June Revision – PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)

In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” There are four main options when there is a shortfall.

Subsidies, Tax Systems, and Loans to Confirm for Large-Scale Renovations in Ashigarashimo District

In the three towns of Ashigarashimo District, Kanagawa Prefecture, there are no subsidies specifically for large-scale renovation work. The available options can be broadly categorized into 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 each contact point before contracting or starting work. (As of October 9, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of condominiums meeting certain requirements are carried out, the property tax amount for the following year will be reduced. The reduction rate is determined by the town’s ordinance within the national range (1/6 to 1/2, with the national reference standard being 1/3) as “local special exception” set by the town. Up to 100 square meters per unit is eligible, and urban planning tax is not included.

② Prefectural and Town Offices (Management Associations should start here)

The three towns in Ashigarashimo District are under the jurisdiction of Kanagawa Prefecture for the management plan certification of condominiums. The prefecture has established the policy for the town and village areas in the “Kanagawa Prefecture Basic Housing Plan Chapter 5: Promotion Plan for Proper Management of Condominiums,” and the actual condition survey of condominiums in the town and village areas for the fiscal year 2020 targeted 153 cases across 14 towns and villages (including 87 resort condominiums and 66 others). The breakdown of the number of buildings and their ages for just the three towns is not provided. Although it is not a subsidy for the construction costs of large-scale repairs themselves, it can be used as a consultation or decision-making resource in the preliminary stages.

Source: Kanagawa Prefecture Basic Living Plan Chapter 5: Promotion Plan for Proper Management of Condominiums (PDF)／Kanagawa Prefecture “Guide to the Condominium Management Plan Certification System” (PDF)／Hakone Town “Landscape Formation and Improvement Cost Subsidy System”／Yugawara Town “Subsidy for Housing Renovation, Tree Pruning, and Demolition of Masonry Structures”／Manazuru Town “Up to 300,000 yen subsidy for those who carry out insulation renovation work on windows”　※The systems of each town may change in terms of application status and remaining budget.

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

In the three towns of Ashigarashimo District, this is a system certified by Kanagawa Prefecture. Upon receiving 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 main criteria include holding general meetings at least once a year, organizing management regulations, separating accounting for management fees and repair reserve funds, ensuring that the amount in arrears is 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 plan period of 30 years or more.”

※Before applying, utilizing the support service for management plan certification procedures from the Public Interest Incorporated Foundation Condominium Management Center allows for a preliminary check by a condominium management specialist (a preliminary confirmation certificate will be issued if compliant). Certification is renewed every five years. Please check the prefectural guide for the application procedures.

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 plan your funding based on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Kanagawa Prefecture Subsidies and Support (Subsidy applications for FY2026 have ended)

* The Existing Housing Energy Conservation Renovation Subsidy does not cover common areas of rental apartments or units not occupied by the owner.

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 Loans” (official)

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

Building Conditions and Repair Points in the Three Towns of Ashigarakami District

The three towns in Ashigarashimo District (Hakone Town, Manazuru Town, and Yugawara Town) have significantly different locations and town rules, influenced by mountains, the sea, and hot springs. Even just looking at the area, Hakone Town is 92.86 km², Manazuru Town is 7.05 km², and Yugawara Town is 40.97 km² (as of October 1, Reiwa 4), so they cannot be grouped together simply as “Ashigarashimo District.” According to Kanagawa Prefecture’s plan, the prefecture is organizing condominiums in the towns and villages, with a survey conducted in Reiwa 2 covering 153 cases across 14 towns and villages (including 87 resort condominiums and 66 others). Since the breakdown of the number of buildings and their ages for each town has not been disclosed, it is important to assess based on the age and deterioration of your own building.

Source: Hakone Town・Manazuru Town・Yugawara Town official websites (population and number of households)／Kanagawa Prefecture Basic Living Plan Chapter 5 Condominium Management Improvement Plan (PDF)／Kanagawa Prefecture “Kanagawa Scenery”／Kanagawa Prefecture “Overview of the Prefecture” (area, as of October 1, Reiwa 4)　*The reference date for population and number of households varies by town (Hakone Town and Yugawara Town are September 1, Manazuru Town is October 1).

Differences Among the 3 Towns from a Repair Perspective

Each town has different “systems and rules that apply.” The table below summarizes only the items that could be confirmed from public documents. Since the circumstances for each building vary, actual assessments will be conducted through on-site investigations and confirmations with each town’s office.

Four Factors Unique to Ashigarashimo District to Consider for Major Repairs

Instead of lumping it all together with “salt damage measures because it’s Kanagawa Prefecture,” we have organized four factors to keep in mind for major repairs based on the topography and town rules of Ashigarashimo District. Each building has different circumstances, so individual confirmation will be made through on-site surveys.

Source: Hakone Town Landscape Ordinance／Hakone Town Landscape Plan／Manazuru Town “Standards of Beauty”／Yugawara Town Landscape Plan／Ministry of the Environment “National Park Permits and Notifications” (PDF)／Kanagawa Prefecture “Kanagawa’s Landscape”／Kanagawa Prefecture “Overview of the Prefecture” ※Please check with the relevant departments of Manazuru Town and Yugawara Town for the scale and color standards for notifications.

Points of Discussion When Advancing Construction in Ashigarakami District

*Kakeru Koumuten has established five bases centered in Yokohama City and will visit Hakone Town, Manazuru Town, and Yugawara Town.

Signs of Deterioration Requiring Major Repairs and Timing

Generally, major repairs are estimated to occur every 12 to 15 years. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment should be based on the condition of deterioration rather than the number of years, so if 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. Actual cycles will be set according to the specifications, location conditions, and deterioration status of the building.

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

Examples of Large-Scale Renovation Work

This is a case of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten. The building had leaks occurring in several places, and it was renovated by combining clear waterproofing for the tile exterior and waterproofing for the roof.

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

Customer Feedback

Flow from On-site Survey to Completion of Construction

From inquiry to completion of construction and aftercare, one representative will consistently handle your case. In the case of management associations, a resolution at the general meeting is necessary, so starting the process 1 to 1.5 years before the desired start date will allow for a smoother progression.

1. Contact Us (Free) Please reach out via phone, form, or LINE. If you have estimates from other companies, 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 Ashigarakami District, we will also check the condition of retaining walls, slopes, trees, access routes, and parking.
3. Submission of Investigation Report & Estimate We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Proposals for multiple plans are also possible.
4. Plan Decision & Contract Confirm colors using color simulations, sample boards, and trial painting. For management associations, we can assist in preparing materials for general meetings. In areas requiring landscape planning notifications, national park procedures, or district plans, we will also explain the considerations for color choices.
5. Notification to Residents & Neighbors We will distribute construction notices, visit neighbors for greetings, and install bulletin boards at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
6. Installation of Temporary Scaffolding & Various Works Our own scaffolding team will set up the scaffolding, followed by high-pressure washing, substrate repairs, sealing, exterior wall painting, tile repairs, waterproofing, and work on metal and accessory parts in that order. A responsible person will inspect each process and take construction photos.
7. Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
8. Aftercare Maintenance We will send out annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, Approval for Additional Work, Inspection Reports

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

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

How Will Life Be During Construction? Impact on Residents

The principle is to proceed with large-scale repairs while you continue to live in your home. However, there will be some limitations on your 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 the Ashigarakami District, and you may be unsure which contractor to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.

Have Extensive Experience in Large-Scale Repairs

Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it gives you peace of mind as a reference when you actually request 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, etc., on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, and we receive many requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, let’s confirm the availability of a warranty. If any issues such as leaks occur after the work is completed, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! Companies that offer a warranty period are often confident in their work, making it a key criterion for selecting a contractor.

The warranty period varies by contractor and the nature of the work, but it is generally set between 1 and 10 years. Emergency repairs or partial repairs often do not come with a leak warranty. Some contractors also provide aftercare services separate from the warranty, 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 inspections every year. We also provide simple repairs, such as partial sealing, at no charge.

Obtain Estimates from Multiple Contractors (at least 3)

When requesting large-scale repairs, obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their quotes and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.

When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repair and exterior wall painting,” and “confirmation of the process” in detail! If the quality of auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess visually, ensure that the repair method is appropriate for the condition of the substrate!

Check These Points on the Estimate (Checklist)

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 may change depending on the actual deterioration condition 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 be slow to respond in case of any troubles during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding installation to exterior wall painting and waterproofing work in-house, managed by knowledgeable and experienced personnel!

There are three ordering methods. The choice affects how the process proceeds

Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are the following three.

Collusion and Improper Consulting Issues in Large-Scale Renovations and Self-Defense Measures

Latest 2026 In the large-scale renovation industry, inappropriate orders linked between design consultants and construction companies have long been a problem. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and a total of 1.63788 billion yen in payment orders to 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).

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

Three Typical Schemes

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 by the management association itself

Contact Points for Third-Party Consultation

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

Source: Kanagawa Prefecture “Guide to Applying for the Condominium Management Plan Certification System” (PDF) / Condominium Management Plan Certification Consultation Dial / Kanagawa Prefecture “Condominium Advisor Dispatch Project”

Frequently Asked Questions about Large-Scale Renovations in Ashigarakami District

How much does a large-scale renovation in Ashigarakami District cost?

For apartments, 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. In our company’s construction records, the cost for a two-story wooden apartment is estimated at 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment at 4,000,000 to 9,000,000 yen, and for small-scale apartments or mixed-use buildings at 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is required, so we will provide an estimate through a free on-site survey.

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 the number of years. If there are signs of deterioration in sealing, tile lifting, or ruptures in the waterproof layer, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. The three towns in Ashigarakami District do not publish the breakdown of building ages, so you should check the age and condition of your building through an on-site survey. For buildings close to the sea or near mountains and trees, it is advisable to shorten the inspection intervals for peace of mind.

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

For apartments, the estimated time is 3 weeks to 2 months, for small-scale apartments or buildings 1.5 to 3 months, and for apartments with over 50 units 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 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 a repair committee, building diagnosis, selecting contractors, and passing resolutions at general meetings, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed with ample time. If you are using 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 Kanagawa Prefecture).

Are there any subsidies available for large-scale renovations in Ashigarakami District?

As of now, there do not appear to be any subsidies specifically for large-scale renovation work on condominiums in the three towns of Ashigarakami District and Kanagawa Prefecture. However, if it is a condominium, you may be eligible for a reduction in fixed property tax under the “Condominium Longevity Promotion Tax System” if certain conditions are met (the rate is determined by the town’s ordinance, with Hakone Town at one-third), and you can also utilize the free dispatch of condominium advisors from Kanagawa Prefecture. If the work includes windows and insulation, it may be eligible for “Advanced Window Renovation 2026” or “Future Eco Housing 2026.” Please check with the respective town’s department to confirm whether the town’s established systems (such as Hakone Town’s landscape formation improvement subsidy, Yugawara Town’s housing renovation subsidy, and Manazuru Town’s window insulation renovation subsidy) apply to the common areas of condominiums. The application timing and applicants vary by system, so please confirm the eligibility conditions and application procedures for each system before contracting and starting work.

I heard that property taxes can be reduced through large-scale renovations. Is that true?

Yes, it is true if the conditions are met. Under the Condominium Longevity Promotion Tax System, if a condominium that meets the requirements (such as being over 20 years old and having more than 10 units) carries out large-scale renovations that contribute to longevity (including exterior wall painting, floor waterproofing, and roof waterproofing), the fixed property tax amount for the following year will be reduced (up to the equivalent of 100 square meters per unit). The reduction rate is determined by the town’s ordinance within the national range (one-sixth to one-half), with Hakone Town at one-third. The rates for Manazuru Town and Yugawara Town can be confirmed with each town’s tax office. The eligible renovations must be completed between April 1, 2023, and March 31, 2027, and a special application form must be submitted to the town’s tax office within three months of completion (as stipulated by national regulations). For certified management plan condominiums, there are additional requirements such as raising the repair reserve fund, which can take 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 the use of funds 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 fiscal year 2026. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for collective housing from May 29, 2026 (the application process 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 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 results in higher costs, so please consult us regarding the decision to separate these issues.

Can scaffolding be set up on a site with slopes or retaining walls?

Yes, it can. The three towns in Ashigarakami District include sites with slopes, steps, and retaining walls. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan support and layout of the boards 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. We also check the deterioration of retaining walls and consult on whether they are included in the long-term repair plan.

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 Co., Ltd. will coordinate with you about the availability of nearby parking starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

All three towns are scenic administrative organizations, and the scale at which exterior wall colors and notifications are required differs by town. In Hakone Town, changes that exceed half of the visible surface area of the exterior walls for buildings over 13m in height or over 1,000㎡ in area require notification, and colors such as beige and brown are suggested. Additionally, many areas in Hakone Town fall under national park jurisdiction, and in special regions, permission from the Ministry of the Environment is required for color changes, and construction cannot begin before obtaining permission. Manazuru Town has “standards of beauty,” and the entire area of Yugawara Town is designated as a scenic planning area, so please check with the town in advance. The contact points are: Hakone Town Urban Development Division (Phone: 0460-85-9566), Manazuru Town Urban Planning Division (Phone: 0465-68-1131), Yugawara Town Town Development Division (Phone: 0465-63-2111), Ministry of the Environment Hakone Management Office (Phone: 0460-84-8727). We will also investigate this during our survey. Sharing a color simulation to visualize the completed image can facilitate discussions.

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

The north side receives less sunlight throughout the day, and when shadows from trees, mountains, 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 mountains or trees. By thoroughly cleaning 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 fallen leaves, as these often lead to puddles on the roof and leaks.

Which method should I choose, the responsible construction method or the design supervision method?

In buildings with fewer units, the burden of consulting costs tends to be heavier, so we believe that the responsible 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, consulting costs are incurred separately, and attention must be paid to risks of conflicts of interest and collusion. Even with the responsible construction method, verification of price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides estimates that clearly outline quantities, methods, and materials for each construction item, allowing you to compare us on the same level as other companies.

How can I detect collusion in large-scale repairs?

There are three typical methods. ① Pre-selecting a contractor and having other companies provide only formal high estimates, known as “dummy estimates.” ② Consultants contract at extremely low design management fees and receive 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 a neutral third party, keeping minutes of the selection process, and including penalty clauses in contracts.

How many companies should I get estimates from?

We recommend at least three companies. If there are too many, it becomes difficult to compare; 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 instead of accepting “one set” notation, it becomes clear whether the price difference is due to variations in scope or unit prices.

What is the difference if you own your own scaffolding?

In large-scale repair construction, temporary construction accounts for about 20% of the costs (according to the Ministry of Land, Infrastructure, Transport and Tourism’s FY2021 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 about 100 detached houses and plans according to the site, even in areas with slopes and steps.

I’m in the middle of getting 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, methods, and materials are appropriate for free and provide you with an estimate under the same conditions. We welcome competitive estimates.

Can I request just emergency repairs for leaks?

Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency repairs 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 who are certified as asbestos work supervisors and building material surveyors for asbestos-containing materials. We handle everything from the legally required preliminary surveys to the roof overlay method and removal of asbestos-containing roofing materials. Please check with the local government offices in each town and Kanagawa Prefecture regarding the availability and conditions of assistance programs in case sprayed asbestos is found. We will also provide guidance based on the survey results.

What happens if large-scale repairs are not done?

There are risks such as personal injury from falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, buildings subject to periodic reporting under Article 12 of the Building Standards Act require investigations based on certain conditions, such as when more than ten years have passed since completion or exterior wall renovations for tiles or mortar finishes. The three towns in Ashigarakami District are areas managed by Kanagawa Prefecture, and only “service-oriented housing for the elderly” is designated as a target use for collective housing, while buildings like condominiums and rental apartments are not designated as target uses. Mixed-use buildings, including stores, require individual confirmation. Even if not subject to statutory inspections, 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 wooden two-story buildings with 6 to 10 units, it is estimated to be between 2 million and 4 million yen, and for three-story steel or RC buildings with 10 to 20 units, it is estimated to be between 4 million and 9 million yen, based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance with color simulations during repairs to improve occupancy rates.

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

Our company has handled many exterior wall renovations and large-scale repairs for condominiums and apartments in Ashigarakami District. 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 won’t be outdone by others in terms of cost, quality, and scheduling, so we welcome competitive estimates!

Large-scale Repair Work Service Area

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

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