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

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

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

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair of the entire building’s deterioration while scaffolding is 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 by Building Diagnosis

It is not always necessary to carry out all the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten Co., Ltd., we conduct free on-site surveys 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 Why Kakeru Koumuten is Chosen for Large-Scale Renovations in Adachi Ward

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

1. Equipment Specialized for Exterior Renovations

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 not outsourcing scaffolding work and using our own scaffolding team, we can cut costs associated with scaffolding work and respond quickly and flexibly.
We have approximately enough scaffolding materials for 100 single-family homes!

Storage of Materials in Our Large In-house Warehouse

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

In-house Waste Separation

In large-scale renovations, various types of waste such as leftover paint, metals, and wood are generated. At Kakeru Koumuten, we cut costs on waste disposal by sorting and recycling the waste in-house.

Exterior Renovation Dedicated Showroom

In the showroom, not only can you have meetings, but you can also check actual samples and colors of exterior materials. Color simulations for exterior wall painting and heat resistance 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 renovations at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the same person is responsible throughout, smooth communication is possible.

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

3. Obtaining Various Permits and Skilled Workers on Staff

We have obtained construction industry licenses and permits for industrial waste collection and transportation! We also have nationally certified sheet metal and painting technicians on staff, and we are confident in our construction techniques. We are capable of handling large-scale roofing projects such as factories! We also have qualified personnel for asbestos work supervisors and building materials containing asbestos investigators, so we can handle asbestos-containing roofing materials and conduct pre-investigations.

4. Warranty and Aftercare

Most large-scale repair works, including “painting work,” “substrate repair work,” and “waterproofing work,” come with a warranty!
Aftercare is available every year, and we send out notification DM each year.

5. Flexible and Prompt Response

Our company is equipped to handle various troubles and situations related to apartments and condominiums.

We can also address exterior walls and rooftops that cannot be checked from high places using drones! During leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!

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

6. Human Resource Development

Our staff creates various models to enhance their skills and conducts practical training. Since different processing and techniques are required depending on the site, we regularly provide skill enhancement education to ensure that each staff member can respond appropriately. We also educate on points to pay attention to and areas to check during each phase of large-scale repair work.

7. Consideration for Residents and Neighbors

During large-scale repair work, we not only notify residents and visit neighbors to explain the work but also set up bulletin boards at entrances to display progress charts and notices! Additionally, we ensure that the manners of visitors are thoroughly educated to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Each phase undergoes inspection by a responsible person, along with detailed photographs of the work. We use film thickness inspection machines and check sheets to ensure there are no oversights during inspections. When performing exterior wall painting or waterproofing work, we confirm the number of used paint cans to ensure the specified amount of paint is used, and we order paint in-house to prevent construction defects. Of course, we will also photograph and report the used paint.

9. Color Simulation for Exterior Wall Painting

9-1 Self Color Simulation

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

*In Adachi Ward, for buildings over 15m in height or with a total floor area of over 1,000㎡, repairs or color changes that exceed half of the exterior area are subject to notification under the landscape plan. Having a color simulation screen will help facilitate explanations at community association and management committee meetings.

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

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

9-3 Exterior renovation simulation

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

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

Cost Estimates for Major Repairs in Adachi Ward

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

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 approximately 70% in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary costs, so they differ from the current total construction costs including tax.

Source: Ministry of Land, Infrastructure, Transport and Tourism “FY 2021 Survey on Major Repair Work for Condominiums” (200 companies, 818 cases)　*Amounts do not include consumption tax and common temporary costs. Percentages may not total 100% due to rounding and non-responses.

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

Source: Ministry of Land, Infrastructure, Transport and Tourism “Fiscal Year 2021 Survey on Large-Scale Repair Works for Condominiums” (Second aggregation of large-scale repair works. The overall average is construction work 59.0%, temporary works 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because it includes equipment-related work, exterior works, and others. This is an average value and is not a criterion for judging the appropriateness of individual estimates.

Cost Estimates by Building Size (Scaffolding, Substrate Repairs, Exterior Wall Painting, Waterproofing, Sealing)

*The above is an estimate based on Kakeru Koumuten’s construction achievements and may vary depending on the presence of roofing work, metal work, plumbing, etc. For condominiums, please also consider the amount obtained by multiplying the above national statistics (750,000 – 1,500,000 JPY per unit) by the number of units as a reference.

Cost Breakdown for Temporary Works, Substrate Repairs, Exterior Walls, and Waterproofing

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

Examples of Unit Prices for Repair Work

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

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

“Good paint does not equal the right choice.” Aligning when the next major repair will be done with the lifespan 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

The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per exclusive area. Additional charges are required if there is a mechanical parking lot.

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

In the comprehensive survey for the fiscal year Reiwa 5, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” If there is a shortfall, there are four main options.

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

In Adachi Ward, Tokyo, there are no subsidies specifically targeting the construction costs of large-scale renovations. 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 construction. (As of October 9, 2026)

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

If large-scale repairs (all three types: exterior wall painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are carried out, the fixed property tax amount for the following year will be reduced. The reduction rate is determined by the municipality within the national range (one-sixth to one-half). The fixed property tax in the 23 wards of Tokyo is a metropolitan tax, and the reduction rate in Tokyo is one-half (up to the tax amount equivalent to 100㎡ per unit).

② Ward and Tokyo Government Offices (Management Associations should start here)

The certification of the management plan for condominiums is conducted by Adachi Ward. It is not a subsidy for the construction costs of large-scale repairs, but can be used as a basis for consultation and decision-making in the preliminary stages.

Source: Adachi Ward “Condominium Sales (Management Plan Certification System)”／Adachi Ward “Condominium Management Advisor Dispatch”／Adachi Ward “Condominium Mini-Seminar”／Adachi Ward “Condominium On-Site Consultation”／Adachi Ward “Condominium Longevity Promotion Tax System”／Adachi Ward “Landscape Planning Notification”　*The status of the system’s window and reception may change.

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

This is a system certified by Adachi Ward. Once certified, you can meet one of the requirements for the Housing Finance Agency’s “Flat 35” and the interest rate reduction for condominium common area renovation loans, as well as the longevity promotion tax system (certification alone does not guarantee tax reduction). The certification criteria are mainly based on national guidelines, with the main criteria including holding a general meeting at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, overdue amounts within 10% of the total, and “having a long-term repair plan that includes large-scale repair work twice or more, created or reviewed within 7 years, with a planning period of 30 years or more”.

*Certification is renewed every 5 years, and approval from the general meeting is required for application. New applications are made through the condominium management center’s “Management Plan Certification Procedure Support System.” For details on procedures and certification criteria, please check the ward’s website.

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, “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 Tokyo Metropolis, Adachi Ward Subsidies and Support

* Applications for the district’s seismic assistance and asbestos assistance are required before contracting and starting construction. There are specific requirements and conditions for the insulation and renewable energy concentration promotion project for rental housing. Please be sure to check the conditions before signing a contract.

⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)

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

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

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

Building Conditions and Repair Points in Adachi Ward

Adachi Ward is a special ward with a population of over 700,000, and there are approximately 68,200 condominium units in the area (as of the end of July 2022). The ward expects a rapid increase in condominiums over 40 years old in the future. There are flood hazard maps considering river floods, including the Arakawa River, and the ward has established a unique landscape plan regarding scenery. However, this information pertains to the entire ward. The age and deterioration status of your own building will be individually confirmed through on-site surveys.

Source: Adachi Ward “Households and Population by Town (Reiwa 8, September 1)”／Adachi Ward “Adachi in Numbers” (Area・PDF)／Adachi Ward Condominium Management Promotion Plan (Reiwa 5, March・PDF)／Adachi Ward “Adachi in Numbers” (Industry・Economic Census・PDF)　※Population and number of households are based on values publicly announced by the ward based on the Basic Resident Register, including foreign residents. The number of condominium units is based on the description in the ward’s condominium management promotion plan, with no mention of the number of buildings.

Organizing the Topography and Buildings of Adachi Ward from a Repair Perspective

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

Four Key Factors to Consider for Major Repairs Unique to Adachi Ward

Based on the flood risk assessment and age trends in Adachi Ward, as well as the town’s rules, we have organized four factors to keep in mind for major repairs. The circumstances for each building differ, so we will confirm individually through on-site surveys.

Source: Adachi Ward “Flood Hazard Map”／Koto 5 District Large-Scale Flood Countermeasures Council Results (Published by Katsushika Ward)／Adachi Ward Condominium Management Promotion Plan (PDF)／Adachi Ward “Adachi in Numbers” (Industry, PDF)／Tokyo Metropolitan “Non-Combustible Special Zone” Adachi Ward (PDF)／Adachi Ward “Second Adachi Ward Landscape Plan”

When Landscape Procedures Are Required (Buildings)

When performing exterior wall repainting and other work in Adachi Ward, the notification related to the ward’s landscape plan is as follows.

Source: Adachi Ward “Landscape Plan Notification” / Adachi Ward Landscape Plan “Standards Edition” (PDF) / Adachi Ward “Second Adachi Ward Landscape Plan” *The scale applies to buildings. Please confirm at the counter whether your building is subject to this.

Common Issues in Construction in Adachi Ward

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

Deterioration Symptoms and Timing Requiring Major Repairs

Generally, large-scale 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% 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 just the number of years, so if you notice 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 specifications, location conditions, and deterioration status of the building.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-term Repair Plans” (Reiwa 6, June revision – PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on the Actual Conditions of Large-scale Renovation Work for Condominiums in FY2021”

Examples of Large-scale Renovation Work

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

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

Customer Feedback

Flow from On-Site Survey to Completion of Work

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

1. Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is also fine.
2. On-Site Survey & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproofing layers, and if necessary, use drones or thermal imaging to inspect the roof, high places, and leak areas. For properties in Adachi Ward, we will also check the road width, distance to neighboring properties, delivery routes, parking, and drainage conditions of the roof and balcony.
3. Submission of Survey 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 through color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. For buildings that require notification under the Adachi Ward landscape plan, we will explain the notification process and color considerations.
5. Notification to Residents & Neighbors We will distribute construction notices, visit neighbors to greet them, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
6. 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 → ironwork & ancillary work in that order. A supervisor will inspect each stage and take construction photos.
7. Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
8. Aftercare We will send out annual DM notifications, allowing for yearly inspections. Simple repairs such as partial sealing are provided free of charge.

Resident Interaction, Approval for Additional Work, Inspection Reports

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

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

How will life during construction be? Impact on Residents

Large-scale repairs are generally carried out while residents remain in the building. However, there will be limitations on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction.

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

There are many large-scale repair contractors that cover the Adachi Ward, 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 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 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 nearby neighbors. Therefore, it is necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, and we receive many requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, let’s confirm the presence of a warranty. If any issues such as leaks occur after the construction, having a leak warranty from the contractor ensures that repairs can be made free of charge, providing peace of mind! Companies that offer a warranty demonstrate confidence 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 typically set between 1 to 10 years. Emergency repairs or partial fixes often do not come with a leak warranty. Some contractors also offer aftercare services separate from the warranty, so be sure to check for warranties and aftercare services.

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

Obtain Estimates from Multiple Contractors (at least 3 companies)

When requesting large-scale repairs, let’s obtain estimates from multiple contractors. It is important to obtain estimates from at least 3 companies and compare their estimates and reports! Even for the same scope of work, costs may vary between contractors, and warranties or aftercare services may differ as well. 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! Costs can be lowered by using lower-grade materials or skipping processes, so avoid making decisions based solely on price. Especially since substrate repair work is often not visible from the outside, be sure to check whether the repair method is suitable for the condition of the substrate!

Check This on the Estimate (Checklist)

Check if it is self-managed

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

Contractors that completely outsource to subcontractors may lack knowledge and experience, leading to proposals for repairs in irrelevant areas or unnecessary work. If you request a subcontractor after investigation, it may incur additional time and costs. By having knowledge and experience and managing in-house, responsible construction can be performed at a reduced cost.

Moreover, contractors that outsource may also 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 the approach.

Especially for management associations, it is necessary to decide “how to request” before “which company to rely on.” 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 Fair Trade Commission announced that 38 companies received exclusion orders regarding large-scale renovation work commissioned by condominium management associations in the Kanto region, with 37 companies ordered to pay a total of 1.63788 billion yen in surcharges (two design consulting companies were also subject to exclusion orders).

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

Three Typical Methods

Source: Yokohama City “What is Collusion in Large-Scale Renovation Work for Condominiums?” / Ministry of Land, Infrastructure, Transport and Tourism “On the Proper Ordering of Large-Scale Renovation Work for Condominiums” (Notification dated April 3, Reiwa 5, PDF)

Self-Defense Measures for Management Associations

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

Contact Points for Third-Party Consultation

If you are unsure about how to read estimates or 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 Adachi Ward are as follows.

Source: Adachi Ward “Condominium”／Adachi Ward “Condominium Management Advisor Dispatch”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Large-Scale Renovation Work Orders”／Condominium Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Adachi Ward

How much does large-scale repair in Adachi Ward cost?

For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey, 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. 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 condominiums or mixed-use buildings at 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is needed, so we 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 is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breaks in the waterproof layer are observed, it is better to carry out repairs without waiting for the cycle, which can ultimately save costs. We will assess the age and condition of your building during the on-site survey to make a judgment.

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

For apartments, it typically takes 3 weeks to 2 months, for small condominiums or buildings 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 up, 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 on 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 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 (procedures for district certification).

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

As of now, there do not appear to be any subsidies specifically for large-scale repair work on condominiums in Adachi Ward or Tokyo. Potential options include the Tokyo Metropolitan Government’s subsidy for condominium improvement work (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), reductions in fixed property tax (50% in the 23 wards of Tokyo), free dispatch of condominium management advisors from the ward, and subsidies for seismic reinforcement of non-wooden buildings or for asbestos analysis and removal (with conditions). Owners of rental apartments may qualify for the Tokyo Metropolitan Government’s “Insulation and Renewable Energy Promotion Project for Rental Housing.” If the work includes windows and insulation, there may also be eligibility for “Advanced Window Renovation 2026” and “Future Eco Housing 2026.” The application timing and applicants vary by program, so please check the eligibility criteria and application procedures for each program before contracting or starting work.

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

It is true if the requirements are met. Under the Long-Term Condominium Promotion Tax System, if a condominium that meets the criteria of being over 20 years old and having more than 10 units conducts large-scale repairs that contribute to its longevity (including exterior painting, floor waterproofing, and roof waterproofing), the fixed property tax for the following year will be reduced. The reduction rate in the 23 wards of Tokyo is 50%, applicable to tax amounts for up to 100 square meters per unit. The eligible work must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made within three months of completion to the Tokyo tax office for the ward where the condominium is located (for Adachi Ward, it is the Adachi Tax Office, phone 03-5888-6211). If the administrator submits the declaration collectively, it can replace the individual declarations of each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so we recommend starting the process more than a year before the construction.

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

There is. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Management associations and management corporations can also become joint contractors, allowing for insulation renovations in common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in the fiscal year 2025, and will not be implemented in fiscal year 2026. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for apartment buildings from May 29, 2026 (application procedures will be handled by registered contractors). Please be careful not to establish financial plans based on outdated information.

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

There are mainly four options: ① Postpone low-urgency work based on deterioration diagnosis to the next time, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The agency’s financing for apartment common area renovations 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 or earthquake-resistant work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for decisions on separation.

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

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

What happens to the parking lot for residents during construction?

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

Can I freely decide the color of the exterior walls?

Adachi Ward is a scenic administrative district with a district landscape plan. Throughout the ward, excluding special landscape formation areas, buildings over 15m in height or with a total floor area of over 1,000㎡ are subject to notification, and repairs or color changes that alter the appearance are subject to those where the area related to repairs exceeds half of the previous exterior area. The elevation drawing attached to the notification must include the Munsell values for all four exterior walls. In the five special landscape formation areas along the Nippori-Toneri Liner, Sumida River, Hōgawa River, around Minumadai Shinsui Park, and Nishiarai Daishi, the targets and standards differ. To confirm whether your building is subject to these regulations, please check with the Urban Development Division, Landscape Planning Section of the ward office (phone 03-3880-5738). There may also be separate provisions in district planning areas. 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 particularly covered in moss and algae?

The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By using high-pressure washing to thoroughly clean it and selecting 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: responsibility construction method or design supervision method?

In buildings with fewer units, the burden of consulting fees tends to be heavier, so we believe that the responsibility construction method is often more suitable for small to medium-sized buildings. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications; however, 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 construction item, allowing you to compare with other companies on the same level.

How can I detect collusion in large-scale repairs?

There are three typical tactics. ① Pre-selecting the contractor in advance and having other companies submit only formal high estimates, known as “dummy estimates,” ② A consultant contracts at an extremely low design supervision fee and receives kickbacks from affiliated contractors, 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, 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, and if there are too few, competition does not occur. What is important is not the number of companies, but “comparing after creating the same playing field.” By creating a common specification sheet and quantity table and requesting estimates under the same conditions, while making detailed breakdowns mandatory instead of accepting “one set” notation, the differences in amounts will be clear as to whether they are due to differences in range or unit prices.

What is the difference if you own your own scaffolding?

In large-scale repair projects, temporary construction accounts for about 20% of the total cost (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffolding work, it is easier to control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for about 100 single-family homes and plans according to the site, even in areas with limited road width.

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

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

Can I request just emergency repairs for a leak?

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

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

Yes, we can. We have qualified personnel who are certified as asbestos work supervisors and building material asbestos surveyors, and we can handle everything from the legally mandated preliminary surveys to the roof overlay method and removal of asbestos-containing roofing materials. In Adachi Ward, there are subsidies for analysis and removal of asbestos that include condominium management associations as eligible recipients (the analysis survey covers half of the costs, up to 100,000 yen; the removal work for sprayed asbestos varies in subsidy rates and limits depending on the total area). Applications for removal work must be submitted before starting the project. The contact point is the Environmental Conservation Division, Asbestos Countermeasures Section (phone 03-3880-8041). 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 accidents due to falling exterior wall tiles, structural deterioration from rusting rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, investigations through full tapping and other methods are required under certain conditions, such as when more than ten years have passed since completion or exterior wall renovations for tiles or mortar finishes. The scale of joint housing subject to reporting and the timing of reports can be confirmed in the “List of Buildings and Equipment Subject to Periodic Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check the latest information with the Building Review Division, Equipment Section of Adachi Ward (Ward Office Main Phone 03-3880-5111). 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 between 2 million and 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is 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 through color simulations during repairs to improve occupancy rates.

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

Our company handles many exterior wall renovations and large-scale repairs for condominiums and apartments in Adachi Ward. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot” We will propose the best solutions for your specific requests and future repair plans.

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

Large-scale repair work service area

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

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