Leave the repairs and renovations of condominiums and apartments in Zama City, Kanagawa Prefecture to Kakeru Koumuten Co., Ltd.!

Large-Scale Repairs for Condominiums, Apartments, and Buildings in Zama City

Large-scale repair work that can be handled in Zama City

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a project that addresses the overall deterioration of the 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 items below and compile them into a deterioration diagnosis report with photos, after which we will propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Zama City

The reason why we can be entrusted with large-scale repairs in Zama City is partly because “Kakeru Koumuten has a base in Kanagawa Prefecture”, but also due to “our unique approach to large-scale repair work that cannot be imitated by other companies”, which has received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

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

In-house Scaffolding Materials

We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can reduce scaffolding costs and provide quick and flexible responses.
We have approximately enough scaffolding materials for 100 detached houses!

Storage of Materials in Our Large In-house Warehouse

We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can purchase materials at a lower cost! Additionally, we always have stock available, allowing us to respond quickly in emergencies!

In-house Waste Separation

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

Showroom Dedicated to Exterior Renovations

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.

From inquiry to project completion, everything is managed by Kakeru Koumuten in a consistent system, allowing for high-quality large-scale repairs at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the responsible person does not change, communication can proceed smoothly.

We can fully handle everything from temporary scaffolding installation to exterior wall painting, substrate repair, waterproofing work, and tile repairs with our own team! 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 permits and permits for industrial waste collection and transportation! We also have nationally certified sheet metal and painting technicians on staff, giving us confidence in our construction techniques. We can also handle large-scale roofing work for factories! Qualified personnel for asbestos work supervisors and building material asbestos surveys are also on staff, allowing us to handle asbestos-containing roofing materials and conduct preliminary surveys.

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 every year, and we send out notification DM annually.

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

7. Consideration for Residents and Neighbors

During large-scale renovation 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

Each stage will undergo inspections by a responsible person, along with detailed photographs of the work. We use a film thickness inspection machine and check sheets to ensure that no inspections are overlooked. During exterior wall painting and waterproofing work, we will verify the quantity of used paint cans to ensure that the specified amount of paint is used, and we will 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 we create can be done using actual photos of your apartment or building!You can also simulate using your smartphone or computer. By simulating before changing to a two-tone color or making an image change, we hope to help enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

* In Zama City, the entire area is designated as a landscape planning zone, and there are districts where “designs that consider the surrounding landscape harmony” are required in district planning. Having a color simulation screen will make explanations at community association and management union general meetings proceed smoothly.

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

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

9-3 Exterior Renovation Simulation

Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for when metal siding is applied
・Simulation for when accent materials such as 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 by renovating the appearance of your apartment or condominium, it will help increase the occupancy rate.

Estimated Costs for Major Repairs in Zama City

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

The national average for condominiums is 750,000 to 1,500,000 yen per unit

According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), the construction costs for major repairs are concentrated at about 70% in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Please 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 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 works 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, steel work, plumbing, etc. For condominiums, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units 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 Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.

Examples of Unit Prices for Repair Work

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

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

“Good paint does not always equal the right choice.” Aligning when to conduct the next major repair with the durability of the materials is the most efficient way to choose.

* 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 standard for repair reserve funds is indicated as a monthly amount per exclusive area. Additional charges are necessary if there is a mechanical parking lot.

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

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

Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Zama City

In Zama City, 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 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 8, 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 longevity are performed on condominiums that meet certain requirements, the property tax amount for the following year will be reduced. The reduction rate is determined by the municipality’s ordinance under the “local special exception,” and Zama City reduces the property tax amount by one-third (up to the equivalent of 100㎡ per unit; urban planning tax is not included).

② Condominium-related systems in Zama City (For management associations, start here)

The contact point for condominium-related matters in Zama City is the Urban Development Division, Guidance Section (Phone: 046-252-7396) at the city hall. Based on the “Zama City Condominium Management Optimization Promotion Plan” (Fiscal Year 2024 to Fiscal Year 2028), the city conducts the certification of management plans and provides information on the dispatch of condominium advisors from Kanagawa Prefecture. While it does not provide subsidies for the actual costs of large-scale repairs, it can be used as a basis for preliminary investigations and decision-making.

Source: Zama City “Condominium Earthquake Diagnosis Subsidy System” / Zama City “Fiscal Year 2026 Housing Renovation Subsidy System” / Zama City “Formulation of the Condominium Management Optimization Promotion Plan” ※The information page for earthquake diagnosis subsidies was updated on March 20, 2023. Please check with the Urban Development Division, Guidance Section for the latest application status.

③ Management Plan Certification System (Entry for tax and interest rate benefits)

This is a system certified by Zama City, and upon certification, it meets one of the requirements for lower interest rates on the “Flat 35” loan from the Japan Housing Finance Agency and condominium common area renovation loans, as well as the longevity promotion tax system (certification alone does not guarantee tax reductions). The certification criteria are based on national standards, and there are no unique standards from Zama City. The main criteria include holding general meetings at least once a year, maintaining management regulations, separate accounting for management fees and repair reserve funds, ensuring that the amount of arrears is within 10% of the total, and “having a long-term repair plan that includes two or more large-scale repair works, created or reviewed within the last seven years, with a planning period of over 30 years.”

* Before applying, it is necessary to receive a preliminary confirmation through the management plan certification support service of the Public Interest Incorporated Foundation, Mansion Management Center (the usage fee is 10,000 yen per application). There is no certification fee when applying to Zama City. The validity period of the certification is 5 years (renewable).

④ National Energy Saving Support | Housing Energy Saving 2026 Campaign

Changes for 2026The “Child-rearing Green Housing Support Project” for 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 Reiwa 7, and will not be implemented in Reiwa 8. Please be careful not to establish financial plans based on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Kanagawa Prefecture Subsidies and Support (Subsidy applications for fiscal 2026 have ended)

*The subsidy for existing residential energy saving renovation costs 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, it 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 Zama City

Zama City is a town that established its city system in 1971 (Showa 46). According to the city’s landscape plan, it is located approximately 40 km from central Tokyo and about 20 km from central Yokohama. The rapid urbanization occurred during the high-growth period of the 1960s and 1970s due to the expansion of factories and population concentration in the metropolitan area. The city’s condominium management improvement plan indicates that the number of condominiums in the city sharply increased from the late 1980s to the late 1990s, with about 7 to 19 buildings constructed each year. Consequently, there is a characteristic that “collective housing built in the same period reaches the repair period at the same time.”

Source: Zama City Website (Population and Number of Households)／Zama City Condominium Management Improvement Plan (April, Reiwa 6)／Zama City Statistical Handbook (Land and Weather)　※The condominiums counted are those with 6 or more units.

Zama City’s Collective Housing is Divided into “Four Generations”

The number of condominiums in Zama City is organized by construction period according to the city’s plan. The type of major repairs that will be required next will vary depending on which generation your building falls into.

Four Key Factors to Consider for Major Repairs Unique to Zama City

Instead of lumping together “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 city rules of Zama City. Since circumstances vary for each building, individual confirmation will be made through on-site surveys.

Source: Zama City Landscape Plan (Reiwa 1st Year, November Revision) / Zama City “Urban Planning Overview” (District Plan) / Zama City Disaster Prevention Hazard Map / Zama City Statistical Overview (Land)

Points of Discussion When Advancing Construction in Zama City

*Kakeru Koumuten has established five bases centered around Yokohama City and will visit areas within Zama City such as Sagamigaoka, Sobudai, Hibarioka, Iritani, Kurihara, and Midorigaoka.

Signs of Deterioration Requiring Major Repairs and Timing

Generally, major repairs are recommended 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 the 12 to 15 year range, 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 you observe symptoms like those listed below, we recommend an early on-site inspection.

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. Actual cycles will be set according to the building’s specifications, location conditions, and deterioration status.

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

Examples of Large-Scale Renovation Work

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

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

Customer Feedback

Flow from On-Site Investigation to Completion of Construction

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

1. Contact Us (Free) Please reach out via phone, form, or LINE. If you have estimates from other companies, 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 Zama City, we will also check the condition of retaining walls, slopes, trees, and 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. Multiple plan proposals are also possible.
4. Plan Decision & Contract Confirm colors using color simulations, paint samples, and trial painting. For management associations, we can assist in preparing materials for general meetings. In areas subject to landscape planning notifications or district planning, we will also explain the 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. Installation of Temporary Scaffolding & Various Works Our own scaffolding team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → iron parts & ancillary work in that order. A supervisor will inspect each 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 paint 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 requires approval before the contract.

How Will Life Be During Construction? Impact on Residents

For large-scale repairs, the principle is to proceed while you continue to live in the property. However, there will be some 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.

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

There are many large-scale repair contractors that cover Zama City, and you may be unsure which one 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 project achievements. If they provide detailed explanations of repair contents with photos, it offers reassurance as a reference when you actually request their services.

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

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and neighboring inhabitants. Therefore, it is necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior construction, 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 warranties. If any issues such as leaks occur after the construction, 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, making this a key criterion for selecting a contractor.

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

Kakeru Koumuten Co., Ltd. sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide 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 three companies and compare their quotes and reports! Even for the same work, costs can vary between contractors, as well as warranties and aftercare services. Additionally, obtaining multiple estimates makes price negotiations easier.

When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs and exterior wall painting,” and “confirmation of the process” 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 is often not visible from the outside, it is essential to verify whether the repair method is appropriate for the condition of the substrate!

Check This on the Estimate (Checklist)

Confirm if it is managed in-house

Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan content will change based on the actual deterioration condition and customer preferences.

If a contractor completely outsources to subcontractors, they 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 can be carried out at reduced costs.

Moreover, if a contractor is outsourcing completely, there is a risk that their response will be delayed in case of any trouble during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding setup to exterior wall painting and waterproofing work in-house, with knowledgeable and experienced personnel managing the construction!

There are three ordering methods. The choice you make will change 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 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 specialists or architects
• Document the vendor selection process in minutes to ensure transparency
• Confirm the reasons for unusually low design supervision fees from consultants
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications by the management association itself

Contact Points for Third-Party Consultation

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

Source: Zama City “Condominium Management Plan Certification System” / Kanagawa Prefecture “Condominium Advisor Dispatch Project”

Frequently Asked Questions about Large-Scale Repairs in Zama City

How much does large-scale repair in Zama City 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 needed, so we provide free on-site estimates.

How often should large-scale repairs be conducted?

Generally, a cycle of 12 to 15 years is recommended, and the actual cycle according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey is most commonly 13 years, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breaks in the waterproof layer are observed, it is better to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. In Zama City, about 60% of condominiums are over 30 years old (as of fiscal year 2023, according to the city’s plan), and there is a tendency for the proportion of tile repairs and steel part replacements to increase during the second and third repairs.

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

For apartments, the construction 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 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 hanging 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 the 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 comfortably. 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 city certification).

Are there any subsidies available for large-scale repairs in Zama City?

There are no subsidies specifically for large-scale repair work in Zama City or Kanagawa Prefecture. However, for condominium owners, if certain conditions are met, there is a one-third reduction in fixed property tax under the “Condominium Longevity Promotion Tax System,” subsidies from Zama City for seismic diagnosis costs for condominiums built before May 1981 (up to half, with a maximum of 1,500,000 yen per case), and 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 “Mirai Eco Housing 2026.” The application timing and applicants vary by program, so please check the eligibility conditions and application procedures for each program before contracting or starting construction.

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

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) conducts large-scale repairs that contribute to longevity (including exterior painting, floor waterproofing, and roof waterproofing), the fixed property tax amount for the following year will be reduced by one-third in Zama City (up to the equivalent of 100 square meters per unit). The eligible work must be completed between April 1, 2023, and March 31, 2027, and a special application form must be submitted to Zama City’s Fixed Property Tax Division within three months of completion. For certified management plan condominiums, there are additional requirements such as raising the repair reserve fund, so it is recommended to start preparations more than a year before the construction.

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

Yes, there are. 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 project participants, allowing for insulation renovations in common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in fiscal year 2025, and there will be no implementation in fiscal year 2026. The “Advanced Window Renovation 2026 Project” has begun accepting bulk applications for collective housing starting May 29, 2026 (the application process is handled by registered contractors). Please be careful not to base your financial planning 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 support systems such as subsidies, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The Agency’s condominium common area renovation loan does not require collateral, and by obtaining management plan certification and implementing energy-saving and seismic work, the interest rate can be reduced by up to 0.6% per year. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for a decision on separation.

In Zama City, there are slopes and plateaus, but can scaffolding be set up on top of retaining walls or on sloped land?

Yes, it can. In Zama City, the eastern part is the Sagamino Plateau and the western part is the Sagami River’s riverbank plateau and lowland, with an elevation difference of about 64m within the city. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the support and layout of the base plates after confirming the site. This is a part where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage. We also check the deterioration of retaining walls and slopes and consult whether they are included in the long-term repair plan.

What happens to the residents’ parking during construction?

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

Can I freely decide the color of the exterior walls?

In Zama City, the entire area is designated as a landscape planning zone, and repairs that change the appearance of buildings exceeding 15m in height or a building area of 1,000㎡ are subject to notification if the visible area of the repaired part exceeds 1,000㎡ or more than half of the total visible area. Color standards are established for the base color of exterior walls (hues R, YR, and Y must have a saturation of 6 or less, while others must have a saturation of 3 or less, excluding accent colors that are less than one-fifth of the visible area). Additionally, there are areas in the city’s eight district plans that require consideration of harmony with the surroundings for roof and exterior wall designs. Please check with the Urban Planning Department of Zama City Hall (main line 046-255-1111) to see what regulations apply to your property. 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 badly 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. Zama City has areas with sloped green spaces and residential forests, which can increase the likelihood of this issue. After thoroughly cleaning with high-pressure washing, choosing paint with anti-algae and anti-mold properties can help prevent recurrence. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these can often lead to puddles on the roof and cause leaks.

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

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

How can I detect collusion in large-scale repairs?

There are three typical methods: ① Pre-determining the 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 affiliated contractors, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with a neutral third party, documenting the selection process in meeting minutes, and including penalty clauses in contracts.

How many companies should I get estimates from?

We recommend at least three companies. If 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 “creating the same level of comparison.” By creating a common specification sheet and quantity table and requesting under the same conditions, and requiring detailed breakdowns instead of “one set” notation, the differences in amounts can be clearly identified as differences in range or unit price.

What is the difference if you own your own scaffolding?

Among the costs of large-scale repair work, temporary construction accounts for about 20% (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffold work, we can easily control costs in this area, and our in-house scaffold team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffold materials for approximately 100 single-family homes and plans according to the site conditions, even in areas with elevation differences like Zama City.

Can I just have a look at the estimate while I’m comparing quotes?

Of course, that’s possible. If you bring in estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate, and we will provide you with an estimate under the same conditions. We welcome comparative estimates.

Can I request just emergency repairs for a leak?

Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency repairs or partial repairs for leaks. We will identify the cause using thermal imaging and drones and suggest the minimum necessary repairs.

Can you handle roofing or exterior wall materials that contain asbestos?

Yes, we can. We have qualified personnel such as asbestos work supervisors and investigators of buildings containing asbestos materials. We handle everything from the legally required preliminary investigation to the cover method and removal of asbestos-containing roofing materials. Please check with the Zama City and Kanagawa Prefecture offices regarding the availability and conditions of assistance programs in case sprayed asbestos is found. We will also provide guidance based on the investigation results.

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

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, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations through comprehensive probing are required under certain conditions, such as when more than ten years have passed since completion or exterior wall renovations for tiles or mortar finishes. Zama City is an area under the jurisdiction of Kanagawa Prefecture, and only “service-equipped housing for the elderly” is designated as a target use for collective housing; buildings that are only condominium apartments or rental apartments are not designated as target uses. Mixed-use buildings, including stores, require individual confirmation. Even if not subject to statutory investigations, 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 wooden two-story 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 to carry out repairs for apartments 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 Zama City, contact Kakeru Koumuten Co., Ltd.

Our company handles many exterior wall renovations and large-scale repairs for condominiums and apartments in Zama City. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last a long time 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 scaffold work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not be outdone in terms of cost, quality, and planning compared to other companies, so we welcome comparative estimates!

Areas Covered for Large-Scale Repair Work

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

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