Leave the repairs and renovations of condominiums and apartments in Chuo City, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-Scale Repairs for Condominiums, Apartments, and Buildings in Chuo City, Tokyo
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Chuo City, Tokyo.
Kakeru Koumuten Co., Ltd. is an exterior repair company that handles everything from the installation of temporary scaffolding to substrate repairs, exterior wall painting, tile repairs, sealing, waterproofing of rooftops and balconies, and roofing work, all managed and performed by our own team. We have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities in Chuo City.
- On-site surveys and estimates are completely free (we welcome competitive estimates)
- Comprehensive management from temporary scaffolding to exterior and roofing work
- Our own scaffolding team handles sites in Chuo City, from condominiums to apartments
- Consultations for partial repairs or emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is 750,000 to 1,500,000 yen (according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% fall within this range, with the most common being 1,000,000 to 1,250,000 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the determining factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Chuo City / There are 977 condominium buildings (as of March 2022, according to the district’s promotion plan), with 18.3% built over 40 years ago, 25.6% over 30 years, and about 60% having fewer than 50 units. Households living in collective housing make up 90.0%, with 71.9% residing on the 11th floor or higher (according to the 2015 national census), indicating a high number of tall buildings, making planning for scaffolding and temporary structures and confirming road occupancy essential. Most of the area is reclaimed land, so it is also necessary to check for flooding risks from the Arakawa and Sumida rivers and liquefaction. While no landscape notification to the district is required, notifications under the Tokyo Metropolitan Landscape Ordinance may be necessary along waterfronts.
- Available Funding / In Chuo City, there is a subsidy for repair costs of common areas for condominium management associations (applicable to those over 20 years old. Covers two-thirds of design costs, up to 1,000,000 yen; for construction costs, two-thirds of the eligible construction costs, up to 10,000,000 yen, with applications required generally two months before construction, and applications after commencement will not be accepted). Additionally, if requirements are met, there may be half reductions on fixed asset taxes (Tokyo’s 23 wards are subject to metropolitan taxes. Construction must be completed by March 31, 2027, with declarations within three months of completion), subsidies from the national and Tokyo Metropolitan governments for windows and insulation, interest subsidies from Tokyo (applications for the second phase of fiscal year 2026 are accepted until February 19, 2027), and public financing may be available.
- Tips for Success / At least three competitive estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work we can handle in Chuo, Tokyo
Large-scale repairs are not just “exterior painting” or “waterproofing”; they are comprehensive repairs to the entire building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work with our own team, ensuring clear responsibility and coordination of the process.
| Type of Work | Main Contents |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our own scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, explosion (exposed rebar) repairs, and resin mortar repairs for missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats from primer to topcoat, and painting of ancillary parts (iron parts, gutters, water cut-offs, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of broken tiles, joint repairs, and clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Re-sealing around sashes and exterior wall joints, and additional sealing. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, common corridors, and stairs, PVC sheet waterproofing, and installation of long sheets. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge metal replacement. We have sheet metal craftsmen who can handle large roofs such as factories. |
| Iron and Hardware Work | Surface painting of steel stairs, handrails, and PS doors, and replacement of caps and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), and resolving gutter blockages. Drainage issues can cause puddles and leaks, making this work particularly important for buildings with rooftops. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of asbestos-containing materials. |
Scope of Major Repairs Determined by Building Diagnosis
It is not always necessary to perform all of the above work. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the items below, compile them into a deterioration diagnosis report with photos, and propose the scope of work.
| Diagnosis Area | Main Investigation Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual inspection, checking the width of cracks and the condition of the paint film | Method and quantity of crack repairs, specifications for painting (whether to repaint or paint after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding survey. High areas checked with a drone | Scope and estimated quantity for injection and replacement, whether clear waterproofing is necessary |
| Sealing | Checking for cracks, shrinkage, peeling, and hardening | Whether to replace or add to the existing sealant, scope of joints to be worked on |
| Rooftop, Balcony, Shared Corridor | Checking for blisters or breaks in the waterproof layer, puddles, and the condition of drains | Full renovation or partial repair, method (urethane waterproofing, PVC sheet waterproofing, long sheet), whether drain renovation is necessary |
| Leak Areas | Investigation using thermal imaging camera and drone | Identification of the cause and the priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking | Whether it can be resolved with painting or if material replacement or overlay installation is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, delivery routes, and parking lots | Planning for scaffolding and the scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Chuo Ward, Tokyo
The reason why we can be entrusted with large-scale renovations in Chuo Ward is that we have “initiatives 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
Kakeru Koumuten Co., Ltd. has prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale renovations. We have established five bases centered around Yokohama City for material storage and showrooms.
In-house Ownership of Scaffolding Materials
We own the scaffolding materials necessary for temporary scaffolding required for large-scale renovations and can assemble scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing it, we can cut costs for scaffolding work and enable quick and flexible responses.
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, allowing for swift responses even in emergencies!
In-house Sorting of Waste Materials
Large-scale renovations generate various waste materials such as leftover paint, metal, and wood. Kakeru Koumuten sorts and recycles waste materials in-house, leading to cost reductions in waste disposal fees.
Showroom Dedicated to Exterior Renovations
In the showroom, you can not only have meetings but also check actual samples and colors of exterior materials. You can also perform color simulations for exterior wall painting and check thermal insulation properties using a thermal insulation testing machine!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
By managing everything from inquiries to project completion in a unified system, we can keep costs down while providing high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the sales and construction management representatives do not change, smooth communication is possible.
We can fully handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with our own team! Those with specialized knowledge and experience conduct inspections and actual construction for each process!
3. Obtaining Various Permits and Skilled Workers
We have obtained construction industry licenses and permits for industrial waste collection and transportation! We also have nationally certified sheet metal and painting skilled workers, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building material asbestos surveyors, so we can handle asbestos-containing roofing materials and conduct preliminary surveys.
4. Warranty and Aftercare
Most large-scale repair works, including “painting work,” “substrate repair work,” and “waterproofing work,” come with a warranty!
Aftercare maintenance is available 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 rain leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!
We will respond according to your wishes. We also accept emergency measures for sudden rain leaks! We will promptly respond to urgent requests and emergencies!
6. Staff Development
Our staff create various models for skill enhancement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond effectively. We also educate on points to be careful about and areas to check in each process of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we will not only notify residents and greet neighbors, but also install a notice board at the entrance to display the construction schedule and announcements! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Each stage of the process will be inspected by a responsible person, and detailed construction photos will be taken. We will use film thickness inspection machines and check sheets to ensure that there are no oversights in the inspections. During exterior painting and waterproofing work, we will check the number of used paint cans to confirm that the specified amount of paint is being used, and we will order paint directly from our company to prevent construction defects. Of course, we will also take photos of the used paint and report them.
9. Exterior Painting Color Simulation
9-1 Self Color Simulation
The simulations we create can be done using actual photos of your apartment or building!Simulations can also be done on your smartphone or computer. By simulating and then applying a two-tone color or changing the image, we hope to enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
* Chuo Ward does not have its own landscape regulations, and notification to the ward regarding landscape is not required; however, notification under the Tokyo Metropolitan Landscape Ordinance may be necessary along waterfronts. It is also essential to check district regulations such as district plans. Having a color simulation screen will help facilitate explanations to the general meeting, neighbors, owners, and residents.
9-2 Confirm the Actual Color with a Test Paint!
You can order samples of the paint you are considering and conduct a test paint 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 applying metal siding
・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 the image! We hope that renovating the appearance of apartments and condominiums will help increase occupancy rates.
Cost Estimates for Major Repairs in Chuo Ward, Tokyo
The cost of major repairs varies significantly based on the size of the building, deterioration condition, scope of work, and materials used. First, refer to the national average based on public statistics, then to our company’s cost estimates based on construction 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 collected 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 construction costs, so the current total construction costs including tax differ from these conditions.
| Construction Cost per Unit | Percentage | Construction Cost per Unit | Percentage |
|---|---|---|---|
| Up to 750,000 JPY | 15.1% | 1,250,000 to 1,500,000 JPY | 17.4% |
| 750,000 to 1,000,000 JPY | 24.7% | 1,500,000 to 2,000,000 JPY | 9.1% |
| 1,000,000 to 1,250,000 JPY | 27.0% (most common) | Over 2,000,000 JPY | 2.8% |
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)
| Category | Composition Ratio | Main Contents |
|---|---|---|
| Construction-related Work | 60.3% | About half for exterior walls, about one-third for waterproofing. Substrate repairs, tiles, painting, waterproofing |
| Temporary Works | 22.8% | Scaffolding, mesh sheets, protection, etc. (does not include common temporary costs) |
| Miscellaneous Expenses | 10.3% | Site management fees, general management fees, statutory welfare expenses, etc. (9.5%), insurance premiums for large-scale renovation defects (0.8%) |
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 as a Whole)
| Type and Scale of Building | Estimated Cost | Estimated Construction Period |
|---|---|---|
| Wooden Apartment (2 stories, 6-10 units) | 2,000,000 – 4,000,000 JPY | 3 – 5 weeks |
| Steel Frame / RC Apartment (3 stories, 10-20 units) | 4,000,000 – 9,000,000 JPY | 1 – 2 months |
| Mixed-Use Building / Small-Scale Condominium (4-5 stories) | 5,000,000 – 15,000,000 JPY | 1.5 – 3 months |
| Medium-Scale Condominium (30-50 units) | 20,000,000 – 50,000,000 JPY | 3 – 5 months |
| Large-Scale Condominium (Over 100 units) | Around 100,000,000 JPY – | 6 months – |
*The above estimates are based on Kakeru Koumuten’s construction records and may vary depending on the presence of roofing work, steel work, drainage pipes, etc. For condominiums, please also consider the amount obtained by multiplying the national statistics above (750,000 – 1,500,000 JPY per unit) by the number of units as a reference.
Breakdown of Costs for Temporary Works, Substrate Repairs, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “Temporary Works,” “Substrate Repairs,” “Sealing,” “Exterior Wall Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what, how much, and at what cost each item is accounted for.
| Item | What to Check in the Estimate |
|---|---|
| Building Prerequisites | Structure (Wooden, Steel Frame, RC), number of stories, number of units, exterior wall area, and waterproofing area. Also confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Works & Scaffolding | Area and unit price of scaffolding, contents of mesh sheets, protection, temporary toilets, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repairs | Quantities and unit prices for repair methods such as cracks, lifting, and spalling. Since these items are not confirmed until scaffolding is set up, please check whether the quantities are estimated or settled based on actual numbers, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional sealing, length to be applied (m), and material name. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and scope of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, and shared corridor, construction method, material name, and whether drain renovations are included. |
| Inspection & Reporting | Inspections for each stage, construction photos, and whether a completion report and warranty are included. |
| Miscellaneous Expenses | Contents and proportions of site management fees, general management fees, statutory welfare expenses, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, the average is about 10% of construction costs, but this varies depending on the size and conditions of the building, so there is no uniform standard. |
| Tax Classification | Whether the amounts are tax-inclusive or tax-exclusive. Since companies may display this differently, be sure to align them before comparing total amounts. |
Examples of Unit Prices for Repair Work
| Repair Method | Materials Used | Cost |
|---|---|---|
| Tile Replacement | Similar Existing Tiles | per piece / 2,000 JPY〜4,000 JPY |
| Repair of Floating Tile and Mortar Areas | Epoxy Resin Injection | per square meter / 3,000 JPY〜5,000 JPY （Varies depending on the degree） |
| Tile Joint Mortar Repair | Mortar for Tile Joints | per square meter / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Concrete Spalling Repair | Rust Preventive for Rebar + Resin Mortar | per location / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY （Varies depending on the degree） |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof Top Urethane Waterproofing (Ventilated Buffer Method) | High Strength Urethane | per square meter / 6,500 JPY〜9,500 JPY |
| Sealing Replacement | Modified Silicone | per meter / 900 JPY〜1,500 JPY |
| Temporary Scaffolding | In-house Owned Scaffolding Materials (Wedge Type) | per square meter / 700 JPY〜1,000 JPY |
*Costs and warranty periods vary depending on shape, quantity, substrate condition, and type of materials. For a detailed estimate, please feel free to contact us. Estimates are completely free.
Select Paint and Waterproofing Grades Based on “Years Until Next Repair”
“Good paint does not equal the right choice.” The timing of the next major repair should align with the material’s lifespan for the most efficient selection.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good choice balancing cost and performance. The lifespan varies by product, so choose a product specification that matches the cycle. |
| Fluorine | 16-20 years | Buildings that want to set the next repair after 15 years, high-rise or complex-shaped buildings where scaffolding costs are high. |
| Inorganic | 18-22 years | Buildings that want to suppress dirt adhesion. Effective for suppressing moss and algae on the north side or poorly sunlit areas. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Complex-shaped rooftops, when wanting to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| PVC Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shape. Short construction time. |
| Asphalt Waterproofing | 15-20 years | Rooftops planned for long cycles. The cost per instance increases. |
* The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. Choosing paints with anti-algae and anti-mold properties can improve durability in shaded and humid areas.
Guidelines for Repair Reserve Funds and Options When Insufficient
According to the Ministry of Land, Infrastructure, Transport and Tourism guidelines, the guideline for repair reserve funds is indicated as a monthly amount per exclusive area. Additional charges are required if there is a mechanical parking lot.
| Building Size (Less than 20 Stories) | Monthly Guideline (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| Building Total Floor Area Less than 5,000㎡ | 335 JPY/㎡ | 235-430 JPY/㎡ | Approximately 16,500-30,100 JPY |
| 5,000-10,000㎡ | 252 JPY/㎡ | 170-320 JPY/㎡ | Approximately 11,900-22,400 JPY |
| 10,000-20,000㎡ | 271 JPY/㎡ | 200-330 JPY/㎡ | Approximately 14,000-23,100 JPY |
| 20,000㎡ or More | 255 JPY/㎡ | 190-325 JPY/㎡ | Approximately 13,300-22,750 JPY |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines on Repair Reserve Funds for Condominiums” (Reiwa 6 June Revision – PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations reported that “repair reserve funds are insufficient compared to the plan.” There are four main options when funds are insufficient.
| Options | Considerations and Points of Caution |
|---|---|
| ① Adjusting the Construction Schedule | Based on deterioration diagnosis, postpone less urgent work to the next time. However, it is essential to distinguish between work that can be postponed and work that cannot, as delaying waterproofing and tile falling prevention measures can ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Reassessing paint grades, changing from full renovations to partial renovations, etc. Please consider this separately from “apparent reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | There is a subsidy system for the renovation costs of common areas in condominium management associations in Chuo Ward (for management associations), as well as subsidies for energy-saving renovations (see below). The reduction of fixed property tax is a system that lowers the tax amount for each unit owner and does not directly increase the repair funds of the management association. |
| ④ Increasing Reserve Funds, Borrowing, and One-Time Payments | In addition to considering an increase in repair reserve funds at the general meeting, the Japan Housing Finance Agency’s condominium common area renovation loans require no collateral. Interest rates can be lowered by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Confirm for Large-Scale Renovations in Chuo Ward, Tokyo
In Chuo Ward, there is a system that subsidizes part of the design and construction costs for large-scale renovations such as wall renovations, waterproofing, and painting of iron parts for management associations of condominiums within the ward (subsidy for renovation costs of common areas in condominiums). However, the target is management associations of condominiums and not for owners of rental apartments or buildings. There are broadly five types available. The eligibility and application status of the system may change even during the fiscal year, so please be sure to confirm with our company or each contact point before contracting or starting work.(As of October 14, 2026)
| Type | Details |
|---|---|
| ① Chuo Ward Subsidy | Subsidy for renovation costs of common areas for condominium management associations (design and construction costs), subsidy for planned repair survey costs, and support for the advisor system. The contact point is the Chuo Ward Urban Development Public Corporation. |
| ② Tax Incentives | Reduction of property tax under the condominium longevity promotion tax system (in the 23 wards of Tokyo, property tax is a metropolitan tax, with a reduction rate of 50%. Applications must be submitted to the metropolitan tax office within three months after the completion of construction). |
| ③ Management Plan Certification System | A certification system that serves as an entry point for tax incentives and reduced loan interest rates. Condominiums within Chuo Ward can apply through the Chuo Ward (Housing Division) with support from the condominium management center’s procedural assistance service. |
| ④ Purpose-Specific Construction Subsidies | Energy-saving (windows, insulation, high-reflectivity paint for rooftops), seismic resistance, etc. Confirm and utilize applicable projects from the national, Tokyo, and Chuo Ward initiatives that can be incorporated into large-scale repairs. |
| ⑤ Loans and Interest Subsidies | Loan for condominium common area renovations from the Japan Housing Finance Agency, interest subsidies from Tokyo (subsidy for condominium improvement works), and loan guarantee fee subsidies from Chuo Ward. |
① Subsidy for Condominiums in Chuo Ward (Common Area Renovation, Survey Costs, Advisor)
When the management association of a condominium in the ward conducts large-scale repairs, it is important to confirm the subsidy for renovation costs of common areas in condominiums. A portion of the design and construction costs for repair works (wall renovations, painting of iron parts, waterproofing, water supply and drainage pipes) and disaster prevention measures is eligible. The information organized here can be confirmed on the ward’s page and in the pamphlet from the Chuo Ward Urban Development Public Corporation.
| Shared Area Renovation Cost Subsidy | Eligibility | Management associations of condominiums within the district. More than 20 years must have passed since construction, the property must currently be used as a residence, and it must have complied with relevant laws and regulations, such as the Building Standards Act, at the time of construction. There are no requirements regarding the number of units, fire-resistant structure, or limiting contractors to those within the district mentioned on the district’s page or pamphlet. |
|---|---|
| Eligible Work | Repair work includes wall renovations, painting or replacement of metal parts, waterproofing of rooftops, balconies, and external shared corridors, and rehabilitation or replacement of water supply and drainage pipes. Disaster prevention work includes replacing water tanks and elevated water tanks with seismic-resistant types, installing earthquake control devices for elevators and door opening protection devices, setting up disaster stockpiling warehouses, and flood prevention measures for electrical equipment (some items may be excluded from this subsidy if they fall under the district’s building seismic retrofitting subsidy). |
| Subsidy Amount | Design costs are two-thirds of the design costs for the residential portion (up to 1,000,000 yen). Construction costs are calculated by multiplying the eligible construction costs for the residential portion by “10%” and then by “two-thirds” (up to 10,000,000 yen), with the actual percentage being about 6.7% of the construction costs. Applications can be made up to two times over ten years, with only one application allowed per fiscal year. For example, if the eligible construction costs are 10,000,000 yen, the subsidy would be approximately 670,000 yen (this is calculated as 10,000,000 yen × 10% × two-thirds). |
| Application Timing | Applications must be submitted approximately two months before the eligible construction work begins. Applications submitted after the start of construction will not be accepted. Required application documents include the minutes of the general meeting, a copy of the contractor’s estimate or contract, etc. (if applying for design costs, an estimate or contract from the design office and a certificate from the architectural firm are also required), and after the work is completed, a completion report and invoice must be submitted, with the subsidy transferred to the management association’s account. It is not specified on the district’s page or pamphlet whether the contract should be made before or after the application. |
| Reception for Reiwa Year 8 | The reception period, budget allocation, and whether reception has ended are not mentioned on either the district’s page or pamphlet. Management associations considering large-scale repairs are advised to consult in advance. |
| If There Are Stores or Offices | The subsidy is limited to the residential portion, and if there are non-residential uses, the design and construction costs for the residential portion will be calculated based on the area ratio. |
| Contact | General Incorporated Foundation Chuo City Urban Development Public Corporation, Urban Development Support Division 1, 03-3561-5191 |
| Planned Repair Survey Cost Subsidy | The management association of a condominium in the district (currently used as housing, built over 8 years ago) is eligible for the survey costs commissioned to a specialized survey company to systematically advance large-scale repairs. One-third of the survey cost (rounded down for amounts under 1,000 yen) will be subsidized, up to a maximum limit. The limits are 250,000 yen for surveys of waterproofing, wall surfaces, and metal parts for 60 units or fewer, 360,000 yen for 61 to 120 units, and 470,000 yen for over 121 units. The limit for surveys of water supply and drainage pipes is 160,000 yen, and each can be claimed only once over a 10-year period. The application period and acceptance status are not listed on the district’s page. |
|---|---|
| Advisor System Utilization Subsidy | The management association of a condominium in the district will receive a full subsidy for costs incurred in utilizing the “Reconstruction and Renovation Advisor System” and “Management Advisor System” of the Tokyo Disaster Prevention and Urban Development Center (text costs are not included). The B course for reconstruction and renovation advisors (preparation of consideration documents) generally targets buildings over 30 years old. Each advisor can be utilized once per course per year for both reconstruction/renovation and management advisors. It is not specified on the district’s page whether prior application is necessary. |
| Management Consultation and Dispatch of Condominium Management Specialists | Management consultations for condominiums are generally held on the 2nd and 4th Monday of each month from 1 PM to 4 PM (by reservation) and are available to the officers of the management association or unit owners. The dispatch of condominium management specialists is free for general meetings, board meetings, study sessions, etc., up to 5 times per management association in the same fiscal year (contact is the Chuo City Urban Development Corporation at 03-3561-5191). |
*The publication date on the district’s page is mostly from January 2023, and there may be no information on the acceptance status for the Reiwa 8 fiscal year. Please confirm the latest handling at the counter before applying. The Ministry of Land, Infrastructure, Transport and Tourism provides guidance on consultation windows for management associations and points to consider when placing orders following the announcement by the Fair Trade Commission on September 28, Reiwa 8 (for issues related to bid rigging and inappropriate consulting, please refer to the chapter mentioned later).
- Chuo Ward: Subsidy for Renovation Costs of Common Areas in Condominiums (Official)
- Chuo Ward Urban Development Public Corporation: Subsidy Pamphlet for Renovation Costs of Common Areas (PDF)
- Chuo Ward: Subsidy for Survey Costs of Planned Repairs in Condominiums (Official)
- Chuo Ward: Subsidy for Utilizing the Condominium Advisor System (Official)
- Chuo Ward: Condominium Management Consultation (Official)
- Chuo Ward: Dispatch of Condominium Management Specialists (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Information on Consultation Services Regarding Large-Scale Renovation Works for Condominiums (Official)
② Tax System for Promoting Longevity of Condominiums (Reduction of Fixed Asset Tax)
If large-scale repairs (such as exterior painting, floor waterproofing, and roof waterproofing, conducted as a single project) that contribute to the longevity of condominiums meeting certain requirements are carried out, the fixed asset tax amount for the building in the following fiscal year will be reduced (up to the equivalent of 100㎡ per unit; urban planning tax is not included). The reduction rate is determined by local ordinances. In the 23 wards of Tokyo, the fixed asset tax is a metropolitan tax, and according to the Tokyo Metropolitan Bureau of Taxation, the fixed asset tax amount for the year following the completion of the work will be reduced by half.
| Main Requirements of the National System | For condominiums with more than 10 units that have been built for over 20 years, the floor area of the residential exclusive part must be more than half of the total exclusive area / At least one instance of exterior wall painting, floor waterproofing, and roof waterproofing must have been completed in the past / Condominiums that have received management plan certification and have raised the amount of repair reserve funds (average amount over the entire planning period) from below the certification standard to above the standard after September 1, 2021, or management associations that have received administrative advice and guidance based on the Condominium Management Improvement Act and have aligned their long-term repair plans with national standards. |
|---|---|
| Implementation Deadline of the National System | From April 1, 2023, to March 31, 2027 (The Tokyo Metropolitan Government’s Tax Bureau also indicates the same period) |
| Treatment in Tokyo (Chuo Ward) | The reduction rate is 50%. The declaration deadline is within 3 months from the completion date of the work, and the declaration should be made to the Tokyo tax office located at the property. The Tokyo tax office in Chuo Ward is the Chuo Tax Office (2-6-1 Shintomi, Chuo Ward, Tel: 03-3553-2151, Property Evaluation: 03-3553-2167). Please check the jurisdiction area for fixed asset tax (property) with the Tokyo Metropolitan Government’s Tax Bureau. Declarations can also be made via eLTAX, and if the administrator compiles and submits the documents, it can replace individual declarations by each owner. |
| Main Submission Documents | Fixed Asset Tax Reduction Declaration Form, Large-Scale Repair Certificate (issued by an architect or housing defect liability insurance corporation), proof of past work (issued by an architect or condominium management specialist). For certified management plan condominiums, a copy of the certification notification (or change certification notification) and proof of repair reserve fund increase are required; for condominiums that have received administrative advice and guidance, a certificate of implementation of the advice and guidance is necessary. Additional documents may be requested. |
| Points to Note | Obtaining management plan certification and reviewing long-term repair plans take time, so it is recommended to start preparations at least one year before the work. The reduction in fixed asset tax for seismic, barrier-free, and energy-saving renovations cannot be used in the same fiscal year. The treatment after April 2027 has not been confirmed on the official page. |
- Tokyo Metropolitan Government Tax Bureau: Apartment Longevity Promotion Tax System (Property Tax Reduction) (Official)
- Tokyo Metropolitan Government Tax Bureau: Chuo City Tax Office (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Apartment Longevity Promotion Tax System (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Property Tax Reduction for Large-Scale Repairs of Apartments (PDF)
- Ministry of Land, Infrastructure, Transport and Tourism: Is Your Apartment Being Regularly Maintained? (PDF)
③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)
Receiving certification leads to fulfilling one of the requirements for interest rate benefits on loans and bonds from the Japan Housing Finance Agency, as well as the Longevity Promotion Tax System (certification alone does not guarantee tax reduction). The Tokyo Metropolitan Government conducts certifications in rural areas, while apartments in the 23 wards are certified through each ward’s certification office. The main criteria include holding meetings at least once a year, maintaining management regulations, separate accounting for management fees and repair reserves, having overdue repair reserves of no more than 10% of the total for more than three months, and “creating and reviewing a long-term repair plan that includes large-scale repair work twice or more within 30 years, within 7 years”, among others.
| Application Process | The contact point in Chuo Ward is the Urban Development Department, Housing Division, Planning Guidance Section. The ward office does not accept new or renewal applications, and you must first obtain a pre-confirmation compliance certificate through the Public Interest Incorporated Foundation Apartment Management Center’s “Management Plan Certification Procedure Support Service” (online), then submit the main application to the ward using the same service. Please check the ward’s fee list for the amount of the ward’s fees (additional fees for the Apartment Management Center’s usage and examination fees apply separately). |
|---|---|
| Notification System | The Tokyo Metropolitan Government’s Apartment Management Status Notification System targets residential apartments with six or more units built before December 31, 1983. Notifications can be submitted by entering information into the management status notification system or by mailing or bringing them to the Housing Division of Chuo Ward (for general inquiries and ID issuance, contact the Tokyo Metropolitan Government Housing Policy Headquarters, Apartment Division at 03-5320-5004). |
| Consultation Desk | Chuo Ward Housing Division Planning Guidance Section 03-3546-5466 / Condominium Comprehensive Consultation Desk (Tokyo Disaster Prevention and Urban Development Center) 03-6427-4900 |
④ National Energy Conservation Support | Housing Energy Conservation 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 create financial plans based on outdated information.
Mirai Eco Housing 2026 Project
| Eligible | Renovations of existing homes built before December 31, 2016, regardless of whether they are single-family or multi-family dwellings. Management associations and management association corporations can also become joint contractors (i.e., can be used for common area renovations). Rental housing is also eligible. |
|---|---|
| Required Work | Combination of thermal insulation renovations for openings, structural (floor, wall, ceiling) thermal insulation renovations, and installation of eco-friendly housing equipment is mandatory. |
| Subsidy Limit | Based on the age of the building and the energy-saving performance achieved, 400,000 to 1,000,000 yen per unit (1,000,000 yen if reaching the mandatory standards for houses built before 1991). |
| Period | Projects that have started construction after concluding a construction contract between November 28, 2025, and no later than December 31, 2026, are eligible. Grant applications are generally made by the registered contractor (construction contractor) after project completion (the ordering party cannot apply themselves). Reservations for grant applications must be made by November 16, 2026, and grant applications must be submitted by December 31, 2026, at the latest (will end once the budget limit is reached). |
Advanced Window Renovation 2026 Project
| Target | Installation of interior windows, replacement of exterior windows, glass replacement, etc., for existing homes (detached and multi-family) to upgrade to high thermal insulation windows. For multi-family housing, subsidy unit prices are set separately for “low-rise” and “mid to high-rise” buildings. |
|---|---|
| Bulk Application for Multi-Family Housing | In multi-family housing, there is a method called “bulk application” where applications for all units can be submitted together. The application process is carried out by registered contractors (window renovation contractors), and the management association cannot apply on its own, but this system is well-suited for window and entrance door renovations that coincide with large-scale repairs. |
| Subsidy Limit | For residential properties, the limit is 1 million yen per unit (changed from 2 million yen in fiscal year 2025). For non-residential properties exceeding 240㎡, the limit is 10 million yen per building. |
| Period | Works that start on or after November 28, 2025, and by no later than December 31, 2026, are eligible. The application for the grant must be made after the completion and handover of the work, with reservations to be made by no later than November 16, 2026, and the grant application to be submitted by no later than December 31, 2026 (the program will end once the budget limit is reached). |
⑤ Subsidies and Grants in Chuo Ward, Tokyo (Energy Saving, Earthquake Resistance, etc.)
| Tokyo Energy Conservation Renovation Promotion Project for Existing Homes (Fiscal Year 2026) | The renovation of high-insulation windows, doors, insulation materials, and bathtubs is eligible, and the target group includes management associations of condominium buildings. For management associations with 50 or more renovated units, the subsidy amount will be 120% of the total unit price. The maximum subsidy for windows and doors is 2 million yen per unit, and for insulation materials, it is up to 1 million yen per unit, covering one-third of the expenses. Pre-registration started on May 29, 2026. Contracts and construction will take place after the pre-registration is accepted. It was not confirmed on the official page whether construction of common areas is eligible. Please check the official page and contact (03-6737-5300) for conditions regarding registered businesses and budget status. |
|---|---|
| Tokyo Rental Housing Insulation and Renewable Energy Concentrated Promotion Project (Fiscal Year 2026) | This project targets owners of existing rental housing under ordinary lease agreements, and construction must be carried out by registered businesses of Cool Net Tokyo. Pre-registration is from May 29, 2026, to March 31, 2027, and will end once the total application amount reaches the limit. The subsidy rate is two-thirds, with a maximum of 300,000 yen per unit for high-insulation windows and 600,000 yen per unit for insulation renovations. No mention was found regarding management associations of condominium buildings, as this project is aimed at owners of rental apartments and rental condominiums. |
| Chuo Ward Natural Energy and Energy-Saving Equipment Subsidy (Fiscal Year 2026) | The target group includes management associations of condominium buildings within the ward. Eligible equipment includes solar power generation, storage systems, as well as high-reflectivity paint (for rooftops), window solar control films, and LED lighting for common areas of condominiums (new items only. Requirements for each piece of equipment are specified in the ward’s list). Applications require a copy of the resolution or minutes from the management association’s general meeting, and must be submitted approximately two weeks before the installation work begins, after which construction can commence following the grant decision. Applications will be accepted from April 1, 2026, until the budget is exhausted, with a budget of 43 million yen. As of September 30, 2026, the total application amount received is 29,223,000 yen, leaving a budget balance of 32.0%. Once the balance reaches 20%, only window applications will be accepted. Completion of installation must be by March 15, 2027, and completion reports are due by March 31, 2027. The list of subsidy amounts could not be confirmed on the ward’s page as it is in image format. Combining with national or metropolitan subsidies may result in a reduction of the ward’s subsidy amount (Environmental Division Zero Carbon Promotion Section 03-3546-5628). |
| Chuo Ward Subsidy for Earthquake Resistance Diagnosis, Reinforcement Design, and Earthquake Renovation for Condominium Buildings | This applies to non-wooden buildings that commenced construction before May 31, 1981, with the management association as the applicant. For condominiums, the earthquake resistance diagnosis covers two-thirds of the diagnosis cost (up to 2 million yen), reinforcement design covers two-thirds of the design cost (up to 2 million yen), and earthquake reinforcement work covers half of the construction cost (up to 33 million yen). Applications submitted after the contract are not eligible, and contracts will be made after receiving the grant decision. If construction is to commence within the fiscal year 2026, it is advised to consult by October 2026. This is a subsidy for earthquake resistance, and there is no mention of general exterior painting or large-scale waterproofing renovations being eligible (Construction Division Earthquake Resistance Promotion Section 03-3546-5459). |
| Tokyo Subsidy for Renovation Costs of Special Nursing Homes, etc. (Fiscal Year 2026) | This is a Tokyo project supporting renovations of facilities for the elderly. It cannot be used for large-scale repairs of condominiums or apartments and is aimed at those who own and operate facilities such as special nursing homes. Please check the explanatory video and official page of Tokyo for details and conditions. |
* The official page of Chuo Ward did not confirm subsidies for asbestos surveys or removal work itself (there is information on financing for removal work). Subsidies for greening and barrier-free initiatives in the ward could not be specifically identified within the searched range. Owners of rental apartments are not eligible for the ward’s subsidy for common area renovation costs, but there is a possibility that Tokyo’s project for rental housing can be used for window and insulation renovations. Since application statuses may change, please be sure to check the official page before applying.
- Tokyo: Energy-saving renovation promotion project for existing homes (official)
- Tokyo: Insulation and renewable energy concentration promotion project for rental housing (official)
- Tokyo: Announcement of the start of the insulation and renewable energy concentration promotion project for rental housing (official)
- Tokyo: Explanation video on subsidies for renovations of special nursing homes, etc.
- Chuo Ward: Subsidies for natural energy and energy-saving equipment (official)
- Chuo Ward: Subsidies for seismic diagnosis and renovation of buildings (official)
⑥ Financing System (Housing Finance Agency Mansion Sumairu Loan)
If the management association borrows funds for large-scale repairs, the Housing Finance Agency’s “Mansion Common Area Renovation Loan (Mansion Sumairu Loan)” can be utilized.
| Eligible Work | Large-scale repairs, seismic renovations, flood prevention measures, energy-saving measures, balcony repairs, safety measures for elevators and parking lots, asbestos measures, costs for diagnosis and design by specialists |
|---|---|
| Collateral | No collateral required (joint guarantee by the condominium management center, etc.) |
| Repayment Period | Generally 1 to 10 years; for specific works, 1 to 20 years; if seismic, flood, and energy-saving works are carried out after obtaining management plan certification, up to 35 years |
| Interest Rate Reduction | ① Holding of Sumairu bonds ② Obtaining management plan certification ③ Implementation of seismic, flood, and energy-saving works, each reducing by 0.2% per year (up to 0.6% per year) |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, the delinquency rate of repair reserve funds is generally within 10%. Applications are accepted year-round |
Source: Housing Finance Agency “Mansion Sumairu Loan” (official)
Tokyo Metropolitan Apartment Improvement Construction Subsidy (Interest Subsidy)
| Content | This is a system where the Tokyo Metropolitan Government subsidizes the interest on the “Apartment Common Area Renovation Loan” from the Japan Housing Finance Agency. The difference between the agency’s interest rate and 1% lower is subsidized (if the interest rate is less than 1%, it effectively becomes 0%), and the subsidy period is up to 20 years, which is the repayment period of the loan. |
|---|---|
| Eligibility | This applies to the management associations of fire-resistant condominium buildings in Tokyo that utilize the agency’s loans and the debt guarantees from the Apartment Management Center, etc. Repairs and renovations of common areas are eligible (installation work for solar power generation equipment may also be eligible for the loan; please confirm the conditions with the Japan Housing Finance Agency). For condominiums built before the earthquake resistance standards (before May 31, 1981), conducting an earthquake resistance diagnosis is a condition, and for condominiums that require a report on management status, it is a condition that the report and updates have been completed. |
| Limit | The limit is the smallest amount among the loan reservation amount, the construction costs eligible for the loan, the amount after deducting subsidies from the construction costs, and 2 million yen per unit (6 million yen if it involves earthquake reinforcement) multiplied by the number of units. |
| Application for Reiwa Year 8 | There are two application periods; the first period (May 13 – September 30) has ended. The second period is from October 1, 2026, to February 19, 2027. Each period has 2,500 units available on a first-come, first-served basis. After loan approval, applications and grant decisions must be received before the monetary loan agreement. Contact: Tokyo Metropolitan Housing Policy Headquarters, Private Housing Department, Apartment Division 03-5320-7532 |
| Chuo Ward Common Area Renovation Loan Guarantee Fee Subsidy | This applies to management associations that use the agency’s “Apartment Common Area Renovation Loan” and entrust the debt guarantee to the Apartment Management Center, where the Tokyo Metropolitan Government subsidizes part of the interest, and the ward subsidizes part of the guarantee fee. The amount, rate, limit, and application status of the subsidy are not listed on the ward’s page (Chuo Ward Urban Development Public Corporation, Community Development Support Division 03-3561-5191). |
- Tokyo Metropolitan Government: Subsidy for Repairs of Condominiums (Official)
- Tokyo Metropolitan Government: Recruitment for Reiwa Year 8 Apartment Improvement Construction Subsidy (Official)
- Japan Housing Finance Agency: Apartment Common Area Renovation Loan (Official)
- Chuo Ward: Subsidy for Guarantee Fees for Apartment Common Area Renovation Loans (Official)
Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used
Damage caused by typhoons, strong winds, flying debris from rooftop waterproof sheets, caps, fences, hail damage, and lightning strikes due to “accidental incidents” may be covered by fire insurance. It is important to separate and record damage from accidents and aging deterioration during the deterioration diagnosis.
On the other hand, aging deterioration itself is not covered. There have been many troubles nationwide caused by contractors who solicit, “You can repair it without any out-of-pocket expenses with insurance money,” and the National Consumer Affairs Center has repeatedly issued warnings. False claims can lead to insurance fraud charges. Please confirm the eligibility of claims directly with your management association or property owner to the insurance company or agent. Kakeru Koumuten Co., Ltd. does not provide such guidance at all.
Building Conditions and Repair Points in Chuo City, Tokyo
Chuo City consists of three areas: Nihonbashi, Kyobashi, and Tsukishima, covering an area of 10.115㎢. According to district materials, most of the land was reclaimed after the Edo period, characterized by very little elevation. About 80% of the land use is commercial, and except for the quasi-fireproof area of Hamarikyu Gardens, the entire district is designated as a fire prevention area. Most residences are apartment buildings, and the area is densely located in the city center, with offices, stores, and high-rise condominiums adjacent to each other. The numbers below are only those verified from official materials.
（As of October 1, Reiwa 8）
（As of October 1, Reiwa 8）
（As of April 1, Reiwa 5）
（District Promotion Plan, as of March Reiwa 4）
（Land Use Area, as of July Reiwa 5）
Source: Chuo Ward “Population and Number of Households in Chuo Ward”／Chuo Ward “Pocket Guide” (PDF)／Chuo Ward “Mansion Management Appropriateness Promotion Plan” (PDF)／Chuo Ward “Overview of Major Urban Plans” (PDF) ※ The population and number of households are based on the resident basic ledger as of October 1, Reiwa 8, and differ from the census population (169,179 people in Reiwa 2). The number of apartment buildings is a total of 866 from the actual survey and 111 from new supply, and the total number of units is not listed in the ward’s plan.
Chuo Ward is a “ward that reached its lowest point in Heisei 9 and has continued to increase since then,” with varying construction years
The population of Chuo Ward (as of January 1 each year, resident basic ledger) decreased from 90,643 in Showa 56 to 72,275 in Heisei 8, with the lowest being 71,806 in April Heisei 9. It turned to an increase for the first time in 45 years in Heisei 10, reaching 79,582 in Heisei 13, 99,078 in Heisei 18, 116,930 in Heisei 23, 142,995 in Heisei 28, and 191,015 in Reiwa 8. According to ward materials, high-rise apartments have been built mainly in the coastal area, attracting families with children and others moving in from outside the ward. The table below provides a guideline for reading population by age group, while the actual construction year varies by building.
| Period | Population Movement (Chuo Ward, January 1 of each year) | Age of Construction (as of 2026) | Major Repairs in the Next Renovation |
|---|---|---|---|
| Until Showa 55 (1980) Corresponds to the old seismic standards (before May 1981) |
Showa 56: 90,643 people (the oldest confirmed value) | Over 46 years old | Repairs after the third time. Replacement of water supply and drainage pipes, replacement of steel stairs and handrails, seismic diagnosis will be the main issues |
| Showa 56 to Heisei 2 (1981 to 1990) A period of continuous population decline |
Showa 56: 90,643 people → Showa 61: 87,150 people | 36 to 45 years old | Around the third repair. Measures against tile lifting and peeling, renovation of sashes and entrance doors will become more significant |
| Heisei 3 to 12 (1991 to 2000) The population reached its lowest point in Heisei 9 |
Heisei 3: 75,951 people → Heisei 8: 72,275 people → Heisei 13: 79,582 people | 26 to 35 years old | Second and third repairs. Complete renovation of rooftop waterproofing, replacement of long sheet flooring in common corridors will be the focus |
| After Heisei 13 (2001) The population has continued to increase since then |
Heisei 18: 99,078 people → Heisei 23: 116,930 people → Heisei 28: 142,995 people → Reiwa 8: 191,015 people | 25 years old or less | First and second repairs. Re-caulking and exterior wall painting will be the main focus, and for high-rise buildings, scaffolding and temporary plans will affect costs |
Source: Chuo Ward Population Vision (March 2016, PDF) (Showa 56 to Heisei 28) / Chuo Ward “People of Chuo Ward” (Reiwa 8) *The age of construction is an estimate calculated from the year of the Gregorian calendar and is not based on construction period statistics. The age of buildings cannot be determined solely by population movement. Values based on the same criteria could not be confirmed every five years, such as Showa 60, Heisei 2, and Heisei 7, so the values from the years that could be confirmed are listed.
Four Factors Affecting Buildings and Construction in Chuo Ward
Based on public documents, we have organized four characteristics that are linked to large-scale repairs. Chuo Ward is mostly reclaimed land that is low and flat, while high-rise condominiums and commercial buildings are densely packed, making it essential to consider ground conditions, flood risks, and the use of scaffolding and roads.
① Climate | Temperature Variations, Heat Waves, Heavy Rain
According to the Japan Meteorological Agency’s observations in Tokyo (not specific to Chuo Ward), the highest annual temperature from 2021 to 2025 (the highest daily temperature of that year) is expected to be between 36.8 and 38.5°C, while the lowest annual temperature (the lowest daily temperature of that year) is expected to be between -3.5 and -1.0°C (the highest in 2025 is 38.5°C in August). The annual precipitation varies significantly, with the highest in 2021 at 2,052.5mm and the lowest in 2025 at 1,152.5mm. Due to high temperatures in summer and cold snaps in winter, exterior walls, sealing, and waterproof layers undergo repeated expansion and contraction every year.We recommend inspecting the waterproof layer, sealing, and drains before any issues arise.
② Topography and Hazards | Reclaimed Land, Flooding, Storm Surges, Liquefaction
Chuo Ward is predominantly made up of land reclaimed since the Edo period, with very little elevation (according to district documents). The highest point is approximately 5.9m in Nihonbashi Honmachi 3-chome (A.P. 5.8683m), and the lowest is approximately 1.8m in Nihonbashi Hamacho 3-chome (A.P. 1.8275m) (as of January 1, 2024). Reclamation began in 1644 for Tsukudajima and in 1658 for Tsukiji, while the area of Tsukishima was created from reclamation that started in the 20th year of the Meiji era, and Kachidoki was established in the 27th year of Meiji (Tsukishima Zone 2) and the 2nd year of Taisho (Zone 3). Toyoma-cho was developed as a fishery base in the late 1950s. The district has two types of flood hazard maps: one for when the Arakawa River floods (with an average total rainfall of 632mm over three days, approximately once every 1,000 years) and another for when the Sumida River, Kanda River, and Nihonbashi River flood (with a total rainfall of 690mm, maximum hourly rainfall of 153mm, approximately once every 1,000 years). Supplementary materials with partial changes were issued in September of the 7th year of Reiwa. The district has not created a storm surge map and refers to the Tokyo Port Authority’s storm surge inundation assumption area map (revised in December 2024). In July 2000, there were about 30 cases of basement flooding in the district due to heavy rain. Liquefaction was observed in some areas of Reimei Bridge Park and Shingetsujima Park during the Great East Japan Earthquake, but it was considered minor. According to Tokyo’s liquefaction prediction map (revised version published in March 2013), approximately 76.8% of the district’s area is classified as “possible,” about 16.0% as “high,” and about 7.2% as “low.” The maximum expected inundation depth values cannot be confirmed in the district’s page text, so please check which assumption your site falls under using the district’s hazard maps and Tokyo’s assumption diagrams.
③ Types of Buildings | Mixed High-Rise Condominiums, Offices, and Stores
According to district materials, the Housing and Land Statistical Survey (2013) indicates that 93.8% of residences in the district are collective housing. The national census (2015) shows that 90.0% of households live in collective housing, with 71.9% of those residing on the 11th floor or higher, both of which are the highest in the 23 wards. There are 58 high-rise buildings that include residential units, of which 29 contain condominiums (as of December 2018). The daytime population is 633,390, which is about 3.7 times the nighttime population of 169,179 (2020 national census). The percentage of residential land increased from 16.3% in 2006 to 24.4% in 2016, while commercial land decreased from 61.7% to 56.0%. Approximately 48% of the population (92,222 people) lives in the Tsukishima area (as of October 1, 2026). In high-rise buildings, temporary plans such as scaffolding and gondolas affect construction costs and timelines, and in mixed-use buildings that include offices and stores, it is necessary to organize the costs between the residential and non-residential portions.
④ City Rules | Scenery, District Planning, Use of Roads
Chuo Ward does not have its own landscape regulations or guidelines, and there is no need to notify the ward of landscape changes. However, there may be cases where notification to the Tokyo Metropolitan Government is required based on the Tokyo Metropolitan Landscape Ordinance (Landscape Law). Actions subject to notification to the metropolitan government include new construction, expansion of buildings, and “repairs or renovations that change the exterior or color,” with the scale determined by each area. The Sumida River Landscape Basic Axis (an area 50m from the river on both sides) is noted in the metropolitan government’s list as having a height of 15m or a total floor area of 1,000㎡ or more, while the coastal landscape basic axis is the land area 50m from the water’s edge. Hama-Rikyu Gardens is designated as a special district for the formation of cultural heritage gardens and landscapes. Notifications must be submitted by the earliest date among the relevant legal procedures (or 30 days before commencement if there are no other procedures). Approximately 80% of the district is covered by district planning in 16 areas, including the Ginza area, Nihonbashi/Tokyo Station area, and Tsukishima area. The number of building agreements could not be confirmed. When scaffolding, temporary enclosures, or morning glories extend beyond the road boundary, road occupancy permits are required, with district roads managed by the ward and metropolitan/national roads managed by their respective authorities.
Source: Japan Meteorological Agency “Past Weather Data (Tokyo)” / Chuo City “Location and Topography”・Chuo City “History and Topography” (PDF) / Chuo City “Flood Hazard Map” / Chuo City “Flood Records” / Tokyo Metropolitan Port Authority “Storm Surge Flooding Estimates” / Chuo City “Tsunami and Liquefaction” / Tokyo Metropolitan Bureau of Construction Annual Report (Liquefaction Prediction Map, PDF) / Chuo City “Housing Master Plan” (PDF)・Same (PDF) / Chuo City “2020 National Census” / Chuo City “Notifications Regarding Landscape” / Tokyo Metropolitan Government “Notifications Based on Landscape Ordinance”・List of Actions Requiring Notification (PDF)／Chuo City “District Planning”／Chuo City “Road Occupation” ※The weather data is based on observations from Tokyo (Chiyoda Ward). The estimated rainfall for flooding varies by river and does not represent actual damage. The scale of the Sumida River landscape basic axis is noted in the city’s list, and the scale of other areas can be confirmed in the city’s list.
Key Issues to Address When Advancing Construction in Chuo City
| Issue | Current Situation in Chuo City and Kakeru Koumuten’s Response |
|---|---|
| Road Occupation and Delivery | If scaffolding, temporary enclosures, or morning glories extend beyond the road boundary, a road occupation permit is required (for district roads, contact the district’s management coordination section; for metropolitan and national roads, contact a different administrator). We will plan the width of the front road, ensure pedestrian pathways, and delivery times for materials based on site observations, incorporating the need for occupation into the project schedule. |
| Temporary Structures for High-Rise Buildings | According to district materials, 90.0% of households live in apartment buildings, with 71.9% in buildings of 11 stories or more (Census, Heisei 27). For high-rise buildings, the type of scaffolding, use of gondolas, lifting, and work decisions on windy days affect construction costs and timelines. We will compare costs and timelines for each method before construction begins and provide recommendations. |
| Landscape Notification (Tokyo) | Notification to the district for landscape purposes is not required; however, in areas along the Sumida River and other designated landscape basic axes, notification under the Tokyo Metropolitan Landscape Ordinance may be necessary. We will confirm whether it is applicable and the notification timing (the earliest procedure date or 30 days before commencement) before starting construction. |
| Mixed Use of Residential and Commercial Spaces | Subsidies for renovations of common areas in the district apply to residential portions. In mixed-use buildings, organizing estimates separately for residential, common, and commercial areas will facilitate subsidy applications and agreements within the management association. |
| Age of Buildings and Small-Scale Apartments | Buildings over 40 years old account for 18.3%, and those over 30 years old for 25.6%, with about 60% having fewer than 50 units. We will categorize diagnosis results into “must fix this time,” “consolidate while scaffolding is up,” and “can defer to next time,” considering the heavier burden per unit for smaller buildings, and provide multiple plans for consideration. |
| Low-Lying and Waterside Locations | The district mainly consists of low, flat reclaimed land, with flood risks from the Arakawa and Sumida Rivers, and records of basement flooding. Flood prevention measures for electrical equipment, such as underground machine rooms and transformer facilities, are included in the district’s subsidy for disaster prevention construction for common area renovations. We will prioritize construction based on the diagnosis results. |
Source: Chuo Ward “Road Occupation” / Chuo Ward “Housing Master Plan” (PDF) / Chuo Ward “Notification Regarding Landscape” / Tokyo Metropolitan Government “Notification Based on Landscape Ordinance” / Chuo Ward “Subsidy for Common Area Renovation Costs” / Chuo Ward “Mansion Management Appropriateness Promotion Plan” (PDF) / Chuo Ward “Flood Hazard Map”
* We accept consultations for the entire Chuo Ward.
Deterioration Symptoms and Timing Requiring Major Repairs
Generally, major repairs are estimated to occur every 12 to 15 years. According to the Ministry of Land, Infrastructure, Transport and Tourism’s actual survey, the most common repair cycle is 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 determination should be based on the deterioration condition rather than the number of years, so if you observe symptoms like those listed below, an early on-site inspection is recommended.
| Part | Dangerous Signs of Deterioration if Left Unattended | Main Countermeasures |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks wider than 0.3mm, blistering or peeling of the paint film | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, chipping of joints, efflorescence, hollow sounds when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Roof and Balcony | Bloating or breaking of the waterproof layer, puddles, clogged drains, rain leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts and Steel Stairs | Rust, peeling paint, corrosion of treads | Grinding + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, displacement of tiles | Roof painting, roof overlay (cover method), re-roofing |
| Concrete | Spalling (exposed rebar with rust stains), water leakage from cracks | Spalling repair + resin mortar filling |
| Common Hallway and Stair Floor | Lifting, peeling, or opening of edges of long sheets, exposure of substrate | Replacement of long sheets + substrate waterproofing |
Estimated Repair Cycles by Part (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)
| Part/Work | Estimated Cycle | Part/Work | Estimated Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12-15 years | Re-sealing | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Metal Part Painting | 5-7 years |
| Roof Waterproofing (Repair) | 12-15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
| Roof Waterproofing (Removal + New Installation) | 24-30 years | Drain Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
* 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 in several places, 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)
| Work Details | Partial tile replacement / Painting of ancillary parts (pipes, water cut-off) / Roof waterproofing work (urethane waterproofing) / Wall tile waterproofing (Seven S) / Sealing work around windows / Repair of wall tile mortar joints / Ivy removal |
|---|---|
| New Materials Used | Wall tiles: Kunishiro Tiles / Ancillary part painting: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 to 4,100,000 yen |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Work | Due to leaks occurring from several areas such as the exterior walls and roof, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile walls, which is somewhat expensive but highly waterproof, making it recommended for cases where leaks are occurring from multiple areas of the exterior wall. |
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 required, so it is advisable to start the process 1 to 1.5 years before the desired start date to allow for a smooth progression.
- Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is fine.
- On-site Investigation & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproof layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Chuo Ward, we will also check the site conditions, trees, the width of the road including sidewalks, the necessity of road occupancy, the distance to neighboring buildings, flood assumptions for the Arakawa and Sumida Rivers, as well as the delivery route and parking.
- 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 plans can also be proposed.
- Plan Decision & Contract Confirm colors using color simulations, paint boards, and trial painting. For management associations, we will assist in preparing materials for the general meeting. In areas subject to Tokyo’s landscape regulations or district plans, we will also explain the considerations for color choices.
- Notification to Residents & Neighbors We will distribute construction notifications, conduct greetings to neighbors, 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.
- 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.
- 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.
- Aftercare We will send out annual DM notifications, allowing for yearly inspections. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Approval for Additional Work, Inspection Reports
Equally important as the construction itself is “when, what, and with what documents to report”. At Kakeru Koumuten, we will provide materials and reports in the following four scenarios.
| Scenario | What We Provide or Do |
|---|---|
| Before Construction Building Diagnosis |
We will provide a deterioration diagnosis report with photos. This document summarizes the deteriorated areas and the rationale for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notifications, conduct greetings to neighbors, and provide information on the schedule and laundry via the entrance bulletin board. |
| During Construction Approval for Additional Work |
Deterioration identified after scaffolding is erected will be presented with photos, quantities, and costs, and work will commence only after receiving approval. |
| During Construction to Completion Inspection Report |
A supervisor will inspect each process and take construction photos. At completion, 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. |
* For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or repair committee) and the approximate amount that requires approval before signing the contract.
How will life be during construction? Impact on residents
Large-scale repairs are principally carried out while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is in place. Most troubles can be prevented just by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction.
| What will be affected | What will actually happen / Our response |
|---|---|
| Laundry | On days of high-pressure washing, painting, and waterproofing, outdoor drying will not be possible. We will inform you via bulletin board and each unit’s mailbox about “which side will be worked on today” and will secure as many days as possible for drying. |
| Window opening and closing | In addition to washing and painting days, there may be times when windows cannot be opened during the processes of protection, drying, and waterproofing. We will inform you for each process, so please check the postings and notifications. We will schedule the work to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal items, plants, and air conditioning outdoor units. The timing will be notified in advance for each unit. |
| Noise and odor | The period of substrate repair (chipping and drilling) will produce the most noise. Work hours are generally from 8 AM to 5 PM, and we will accommodate requests such as refraining from work on Sundays and holidays. Low-odor paint options are also available. |
| Security and privacy | Scaffolding can become a potential entry point. We can take measures such as blocking sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate visitors on proper manners. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking spot may take time, we will work together to secure a relocation spot 2 to 3 months before construction starts. |
| Pets, small children, and working from home | If you have sensitivities to noise, please inform us in advance, and we may be able to adjust work dates accordingly. Please feel free to let us know. |
| Rented rooms | We can assist owners in creating notification documents for residents. If there are concerns about the impact of construction on occupancy rates, we can also propose an image change with color simulations. |
How to choose a large-scale repair contractor and ordering methods
There are many large-scale repair contractors that cover Chuo Ward, Tokyo, and you may be unsure which contractor to choose. When requesting renovations for apartments, condominiums, or buildings, please confirm the following four points.
● Have extensive experience in large-scale repairs
● Confirm the presence of guarantees and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they are self-managed
Have extensive experience in large-scale repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it gives peace of mind as it can serve as a reference when actually requesting work.
Using Google and review site ratings can be effective when comparing large-scale renovation contractors! Be cautious if there are many negative reviews. If there are few reviews, also check the construction track record, content of explanations, and management system.
Large-scale renovation work involves not only the construction itself but also potential troubles with residents and nearby neighbors, so it is necessary to report the progress of the work and laundry information 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 warranties and aftercare services
When choosing a large-scale renovation company, check for 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 at no cost, providing peace of mind! Companies that offer warranty periods can be seen as having confidence in their work, making it a criterion for selecting a contractor.
Warranty periods vary by contractor and type of work, but typically range from 1 to 10 years. Emergency repairs or partial fixes often do not come with a leak warranty. Some contractors also offer aftercare services separate from warranties, so check if there are warranties or aftercare services available.
At Kakeru Koumuten Co., Ltd., we send out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free responses for simple repairs such as partial sealing.
Obtain estimates from multiple contractors (at least 3 companies)
When requesting large-scale renovations, obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their estimates and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs 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 can be difficult to assess from appearance, ensure that the repair method is suitable for the condition of the substrate!
Check these points on the estimate (checklist)
| Confirmation Items | Points to Check |
|---|---|
| Is there an excessive use of “one set” notation? | Are the quantities and unit prices clearly stated? With “Exterior Wall Repair One Set,” comparisons and verifications cannot be made. |
| Do the quantities match the actual measurements? | Are there quantities recorded that are far from the drawings or actual measurements? This is the area where inflation is most likely to occur. |
| Proportion of miscellaneous expenses | Details and proportions of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, the average is about 10% of the construction cost (excluding common temporary costs), but it varies depending on the scale and conditions of the building, so there is no uniform standard. |
| Are the names of the materials written? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. It is crucial to specify whether it is “estimated quantity” or “actual quantity settlement,” and the agreements for increases or decreases. |
| Warranty and after-inspection | Warranty period for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, track record of similar scale and structure, presence of qualified personnel. |
Confirm whether it is managed in-house
Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan details will change based on the actual deterioration state and customer preferences.
Contractors that completely outsource to subcontractors lack knowledge and experience, which may lead to proposals for repairs in irrelevant areas or unnecessary work. If you investigate and then request a subcontractor, it may incur additional time and costs. By having knowledge and experience and managing in-house, responsible construction that keeps costs down can be achieved.
Additionally, contractors that outsource may also have delayed responses in case of any troubles during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding 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 affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are the following three.
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles investigation, design, construction, and management all at once | No additional costs for commissioning design consultants (investigation and design costs may be included in the construction costs) / Single point of contact reduces the burden on the management association / Responsibility is clear / May shorten the period until ordering | Specifications can easily be left to the construction company, making it difficult to compare side by side / Third-party checks are hard to implement, requiring the management association to verify price, specifications, and construction status |
| Design Supervision Method | A design office or consultant conducts investigation and design, while a separate company handles construction | Allows for comparison of construction companies under the same conditions / Independent supervision during construction | Consulting fees are required separately / Caution is needed regarding conflicts of interest and collusion risks / Tends to prolong the duration |
| Management Company Prime Contract Method | The management company acts as the prime contractor, with subcontractors performing the construction | Easy coordination with daily management / Minimal effort required from the management association | Intermediate margins can lead to higher costs / Competition principles may not be effective |
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 concern. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and a total of 1.63788 billion yen in surcharge payment orders to 37 companies regarding large-scale renovation work commissioned by condominium management associations in the Kanto region to design consulting firms (two design consulting firms were also subject to exclusion orders).
※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Schemes
① Dummy Estimates
Prior to placing an order, companies are predetermined, and other companies only provide high estimates in a formal manner, creating a “fixed race.” This gives the impression to the management association that they have “properly obtained multiple estimates.”
② Collusion with Design Supervisors
While consultants contract at extremely low design supervision fees, they receive kickbacks from the high construction costs of partner construction companies. Be cautious of design supervision fees that are too low as they are a warning sign.
③ Back Margin
A certain percentage of the contract amount is kicked back, which is then added to the construction costs as expenses. As a result, the management association ends up paying extra.
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
- Avoid concentrating information with a single consultant and verify specifications independently
Frequently Asked Questions about Large-Scale Renovations in Chuo City, Tokyo
- How much does a large-scale renovation in Chuo City, Tokyo cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey, about 70% of cases fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment is estimated at 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment at 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings at 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is required, so we provide free on-site estimates.
- How often should large-scale renovations 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 determining factor is not the number of years but the condition of deterioration. If there are signs of deterioration in sealing, tile lifting, or breaks in the waterproof layer, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. In Chuo City, there are 977 condominium buildings according to the district’s promotion plan (as of March 2022), with 18.3% being over 40 years old and 25.6% over 30 years old. Older buildings tend to have a greater focus on tile repairs, replacement of steel parts, and updates to water supply and drainage pipes.
- How long does the construction period take? Can residents stay during the work?
- The estimated construction period is 3 weeks to 2 months for apartments, 1.5 to 3 months for small condominiums or buildings, and about 4 to 6 months for condominiums with over 50 units. Residents can remain in their homes during the construction. However, there will be restrictions on drying laundry outside and opening windows while scaffolding is in place, so we ensure to minimize the impact on daily life by distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.
- How long should we expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for the establishment of the repair committee, building diagnosis, contractor selection, and general meeting resolution, followed by 3 to 6 months for the construction itself. Overall, it is advisable to plan for around 2 years to proceed comfortably. If using subsidies or tax incentives, obtaining management plan certification (resolutions at general meetings, pre-confirmation, and certification application) will also take time, so please factor this into your timeline.
- Are there any subsidies available for large-scale renovations in Chuo City, Tokyo?
- Chuo City offers a subsidy called “Subsidy for Renovation Costs of Common Areas in Condominiums” for management associations of condominiums within the district. This applies to condominiums over 20 years old and covers repair work such as wall renovations, painting of steel parts, waterproofing of roofs, balconies, and common corridors, as well as disaster prevention measures. The subsidy amount is two-thirds of the design costs for residential areas (up to 1,000,000 yen) and two-thirds of 10% of the construction costs for residential areas (up to 10,000,000 yen), with the actual percentage being about 6.7% of the construction costs. Applications must be submitted approximately 2 months before the construction starts, and applications made after the construction has begun will not be accepted. As of October 14, 2026, the application period and budget for fiscal year 2026 are not listed on the district’s page, and inquiries can be directed to the Chuo City Urban Development Public Corporation (03-3561-5191). Additionally, there are subsidies for planning repair investigation costs (one-third of investigation costs) and for utilizing advisor systems. This subsidy for common area renovation costs is available only to management associations of condominiums and does not apply to owners of rental apartments or buildings (as of October 14, 2026). If it is a condominium, a reduction in fixed asset tax can be applied under the “Condominium Longevity Promotion Tax System” if the requirements are met (in the 23 wards of Tokyo, this is a metropolitan tax with a reduction rate of 50%). One of the requirements for this tax system is obtaining management plan certification, which is handled by Chuo City (Housing Division), and applications are made through the support services of the Condominium Management Center. Tokyo also has a “Condominium Improvement Construction Subsidy” to offset interest on institutional loans (the second phase for fiscal year 2026 is accepting applications until February 19, 2027). If the construction includes windows and insulation, it may be eligible for the national programs “Advanced Window Renovation 2026,” “Future Eco Housing 2026,” Tokyo’s existing housing energy-saving renovation promotion project, and Chuo City’s energy-saving equipment subsidy (such as high-reflectivity paint for roofs). The timing of applications and applicants varies by program, so please check the eligibility conditions and application procedures for each program before contracting and starting construction.
- I heard that fixed asset tax can be reduced with large-scale renovations; is that true?
- If the requirements are met, a reduction will be applied. Under the condominium longevity promotion tax system, if a condominium that is over 20 years old and has more than 10 units conducts large-scale repairs (such as exterior wall painting, floor waterproofing, and roof waterproofing as a package), the fixed asset tax for the building will be reduced by up to 100 square meters per unit in the following fiscal year. The reduction rate is determined by local government ordinances, and in the 23 wards of Tokyo (where the fixed asset tax is a metropolitan tax), it is half. The eligible projects are those completed between April 1, 2023, and March 31, 2027, and the application should be submitted to the metropolitan tax office located in the property area (there is a central metropolitan tax office in Chuo Ward. Please check with the Tokyo Metropolitan Tax Bureau for jurisdiction). The application deadline is within three months after the completion of the work. 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 work begins.
- Are there any changes to subsidies starting from fiscal 2026?
- Yes. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Since management associations and management association corporations can also become joint contractors, it can be used for insulation renovations of common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in fiscal 2025 and will not be implemented in fiscal 2026. The “Advanced Window Renovation 2026 Project” has a method for collective applications for apartment buildings (the application process is handled by registered contractors). Please be careful not to 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 a deterioration diagnosis to the next time, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or loans from the Japan Housing Finance Agency. The agency’s loan for renovations of common areas in condominiums does not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving and seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for decisions on separating these issues.
- Can scaffolding be set up if there is a height difference on the site or if the front road is narrow?
- Yes, it can be set up. Chuo Ward is mostly reclaimed land from the Edo period with little elevation change, and the focus of the scaffolding plan is more on the width of the front road and sidewalk, the distance to neighboring buildings and stores, and whether a road occupancy permit is needed rather than the height difference. If the scaffolding, temporary enclosures, or morning glories extend beyond the road boundary, a road occupancy permit is required, with district roads managed by the district’s management coordination section and metropolitan and national roads managed by their respective administrators. The conditions of the site and delivery routes vary by building. Kakeru Koumuten Co., Ltd. owns its scaffolding materials and has its own scaffolding team, allowing us to plan layout, delivery routes, and delivery times after confirming the site. Since additional costs are likely to arise after seeing the site, it is important to confirm the delivery route and the need for occupancy during the estimation stage.
- What happens to the parking for residents during construction?
- Vehicles on the side where scaffolding will be erected will need to be temporarily moved. The number of parking spaces and availability varies by building, and securing a relocation spot may take time depending on the availability of nearby parking lots. Kakeru Koumuten Co., Ltd. will coordinate with you 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?
- Chuo Ward does not have its own landscape ordinances or guidelines, and no notification to the ward regarding the landscape is required. However, there may be cases where notification to the Tokyo Metropolitan Government is required based on the Tokyo Metropolitan Landscape Ordinance (Landscape Law). Actions subject to notification to the metropolitan government include repairs, renovations, or color changes that alter the appearance, and the scale is determined by area (the basic axis of the Sumida River landscape is noted in the metropolitan list as being 15m in height or a total floor area of 1,000㎡ or more). Notifications must be submitted by the earliest date among the relevant legal procedures (30 days before the start of work if there are no other procedures). Additionally, about 80% of the areas in the ward have district plans established in 16 districts. Whether notification is required depends on the location of the building and the scope of the work, so please check in advance with the Chuo Ward Urban Planning Division (03-3546-5468) or the Tokyo Metropolitan Greenery and Landscape Division (03-5388-3265). Our company will also investigate this during the survey. Sharing a color simulation to visualize the completed image can facilitate discussions at general meetings and with neighbors.
- Why is the north-facing exterior wall particularly covered in moss and algae?
- If you do not carry out large-scale repairs, the condition of the building will deteriorate over time, leading to more significant issues such as leaks, structural damage, and increased repair costs. Neglecting maintenance can also affect the safety and comfort of the residents. Regular inspections and timely repairs are essential to preserve the integrity of the building and ensure a safe living environment. It is advisable to address any issues promptly to avoid more extensive damage in the future.There are risks such as personal injury from falling exterior wall tiles, structural deterioration due to corrosion of rebar, water leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, investigations through comprehensive inspections are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiled or mortar-finished walls. The contact point for periodic reporting of buildings in Chuo Ward is the Chuo Ward Building Division, Building Supervision Section (for buildings with a total floor area exceeding 10,000㎡, the submission destination is the Tokyo Metropolitan Government). Conditions such as the number of floors and floor area of apartment buildings can be confirmed in the district’s target list or the Tokyo Metropolitan Government’s periodic reporting target list. Mixed-use buildings, including stores, restaurants, hospitals, and hotels, may also be subject to reporting depending on their use and scale, so individual confirmation is necessary. Even if not subject to statutory investigation, regular inspections and maintenance are essential, so please consult us if you are unsure.
If you are looking for a large-scale repair contractor in Chuo Ward, Tokyo, contact Kakeru Koumuten Co., Ltd.
Our company handles exterior wall renovations and large-scale repairs for condominiums and apartments throughout Kanagawa Prefecture and Tokyo, including Chuo Ward. We are happy to assist not only with large-scale repair work but also with partial repairs and water 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 organization, so we welcome comparative estimates!
On-site surveys, estimates, and color simulations are all free
Please feel free to consult us via the inquiry form, phone, or LINE.
It’s also fine to just present estimates from other companies.Areas Covered for Large-Scale Repair Work
Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and Tokyo.
Service Area in Chuo City, Tokyo
Akashicho / Irifune / Kachidoki / Kyobashi / Ginza / Shinkawa / Shintomi / Tsukishima / Tsukiji / Tsukuda / Toyoma-cho / Nihonbashi / Nihonbashi Odenma-cho / Nihonbashi Kakigaracho / Nihonbashi Kabuto-cho / Nihonbashi Kayabacho / Nihonbashi Koamicho / Nihonbashi Kodenma-cho / Nihonbashi Kobune-cho / Nihonbashi Tomizawa-cho / Nihonbashi Nakasu / Nihonbashi Ningyo-cho / Nihonbashi Hakozaki-cho / Nihonbashi Hamacho / Nihonbashi Bakuro-cho / Nihonbashi Hisamatsu-cho / Nihonbashi Horidome-cho / Nihonbashi Honishicho / Nihonbashi Honmachi / Nihonbashi Muromachi / Nihonbashi Yokoyama-cho / Hatchobori / Hamarikyu Gardens / Harumi / Higashi-Nihonbashi / Minato / YaesuIf you don't mind, please take a look at this as well!・When Should Large-Scale Renovations Be Conducted? An Explanation of Optimal Timing and Risks of Delaying!
・Estimates Are Essential for Large-Scale Renovations! Key Points for Comparison and Important Considerations!
・5 Common Issues in Large-Scale Renovations of Condominiums! Thorough Explanation of Causes and Preventive Measures!
・What Is Waterproofing Work in Large-Scale Renovations? A Thorough Explanation of Its Role, Signs of Deterioration, and Important Considerations!
・Insufficient Funds for Large-Scale Renovations… Solutions for Financial Shortages and Preparations You Can Make Right Now!
・What Is Substrate Repair in Large-Scale Renovations? A Thorough Explanation of Its Importance, Signs of Deterioration, and Types of Work!
・What Is Sealing Work in Large-Scale Renovations? An Introduction to Its Role, Methods, and Tips for Avoiding Mistakes!
・What Is Tile Repair in Large-Scale Renovations? An Explanation of Signs of Deterioration, Types of Work, and Cost Estimates!
・What Is Exterior Painting in Large-Scale Renovations? A Thorough Explanation of Its Necessity, Signs of Deterioration, and Cost Estimates!
・For Exterior Renovations in Chuo City, Tokyo, Trust Kakeru Koumuten!
・For Roof Renovations in Chuo City, Tokyo, Trust Kakeru Koumuten!
・Leave your exterior wall painting in Chuo City, Tokyo to Kakeru Koumuten Co., Ltd.!We welcome consultations via LINE as well◎
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contact Kakeru Koumuten Co., Ltd.
Kakeru Koumuten is a young company whose team is, on average, in their late twenties, but our skills are second to none.
Our greatest strength is that we handle scaffolding, roofing and painting entirely in-house. In an industry where these tasks are usually divided among contractors, our complete service simplifies project management and helps keep costs down. Above all, if a problem arises, we respond promptly.
We proudly describe ourselves as the youngest and most helpful renovation company in Kanagawa!
