Leave the repairs and renovations of condominiums and apartments in Hachioji City, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-Scale Repairs for Condominiums, Apartments, and Buildings in Hachioji City
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Hachioji City, Tokyo.
Kakeru Koumuten Co., Ltd. is a company that handles exterior repairs with complete in-house management and execution from the installation of temporary scaffolding to substrate repairs, exterior wall painting, tile repairs, sealing, waterproofing of rooftops and balconies, and roofing work. In Hachioji City, we have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities.
- On-site surveys and estimates are completely free (multiple estimates are welcome)
- Complete in-house management from temporary scaffolding to exterior and roofing work
- For color considerations of exterior walls, color simulations and trial painting are available
- Consultations for partial repairs and emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is 750,000 to 1,500,000 yen (about 70% fall within this range according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, 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.
- Cycle Estimate / 12 to 15 years. However, the deciding factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Hachioji City / Hachioji City is a landscape administrative organization, and the entire city is a landscape planning area. The city’s page indicates that exterior wall renovations that do not require building confirmation applications also need to be reported 30 days prior to commencement. The Tama New Town area within the city began occupancy in Showa 51 (1976), and it is noted in city materials that areas with over 30 years of occupancy are experiencing aging deterioration.
- Available Funds / There are no subsidies for the overall construction costs of large-scale repairs in Hachioji City or Tokyo. If requirements are met, there is a reduction in property tax (one-third in Hachioji City; applicable to work completed by March 31, 2027), Tokyo’s subsidy for condominium improvement work (interest subsidy), and the city’s residential environment improvement subsidy (for management associations for the installation of water stop boards and LED conversion of common areas) may also be available.
- Tips to Avoid Mistakes / At least three comparative estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work that can be handled in Hachioji City
Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a project that addresses the overall deterioration of the building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.
| 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, repair of spalling (exposed rebar), and resin mortar repair of missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats of paint from primer to topcoat, and painting of ancillary parts (metal parts, gutters, water cut-offs, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of damaged tiles, joint repairs, and clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Replacement and additional sealing around sashes and exterior wall joints. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, shared corridors, and stairs, PVC sheet waterproofing, and installation of long sheets. |
| Roof Work | Roof painting, overlay (cover method), re-roofing, and ridge cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Metal and Hardware Work | Surface preparation painting of steel staircases, handrails, and PS doors, as well as replacement of coping and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), and resolving clogs in gutters. This work is especially important for rooftops and balconies where rainwater tends to collect during heavy rain. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of materials containing asbestos. |
Scope of Major Repairs Determined from Building Diagnosis
It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the items below, compile them into a deterioration diagnosis report with photos, and propose the scope of work.
| 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 (repainting or painting after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding investigation. 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 sealing, 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 painting is sufficient or if material replacement or cover method is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, access routes, and parking lots | Planning for scaffolding and scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Repairs in Hachioji City
The reason why we can be entrusted with large-scale repairs in Hachioji City is our “efforts that cannot be imitated by other companies in large-scale repair work”, which has received high praise from many customers.
1. Equipment Specialized for Exterior Renovations
At Kakeru Koumuten, we have prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale repairs. We have established five bases centered around Yokohama City for material storage and showrooms.
In-house Scaffolding Materials
We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs related to scaffolding work and provide quick and flexible responses.
We have approximately enough scaffolding materials for 100 detached houses!
Storage of Materials in Our Large Warehouse
We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can purchase materials at a lower cost! Additionally, since we always have stock available, we can provide speedy responses in emergencies!
In-house Waste Separation
In large-scale repairs, various waste materials such as leftover paint, metal, and wood are generated. At Kakeru Koumuten, we sort and recycle waste materials in-house, leading to cost reductions in waste disposal fees.
Showroom Dedicated to Exterior Renovations
In the showroom, not only can you have meetings, but you can also check actual samples and colors of exterior materials. Color simulations for exterior wall painting and heat insulation tests using a heat insulation testing machine are also available!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
From inquiry to project completion, everything is managed by Kakeru Koumuten in a unified system, allowing for high-quality large-scale repairs at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, whether it’s sales or construction management, smooth communication is possible.
We can handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with complete in-house construction! Those with specialized knowledge and experience will conduct inspections and actual construction for each process!
3. 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 on staff, 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 asbestos-containing material investigators, so we can manage and conduct preliminary surveys for asbestos-containing roofing materials.
4. Warranty and Aftercare
Most large-scale repair works, including “painting work,” “substrate repair work,” and “waterproofing work,” come with a warranty!
Aftercare is available every year, and we send out notification DM each year.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations related to apartments and condominiums.
We can also address exterior walls and rooftops that cannot be checked from high places using drones! During leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!
We will respond according to your wishes. We also accept emergency measures for sudden leaks! We will promptly respond to urgent requests and emergencies!
6. Staff Development
Our staff create various models for skill improvement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond 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 renovation work, we will not only notify residents and greet nearby residents, but also install a bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate visitors on manners and take care to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Inspections and detailed construction photographs will be taken by responsible personnel for each stage. We use film thickness inspection machines and check sheets to ensure that there are no oversights in inspections. During exterior wall painting and waterproofing work, we check the quantity of used paint cans to confirm that the specified amount of paint is being used, and we order paint in-house to prevent construction defects. Of course, we will also photograph and report the used paint.
9. Exterior Wall Painting Color Simulation
9-1 Self Color Simulation
Our simulations can be created from actual photos of your apartment or building!Simulations can also be done on your smartphone or computer. By simulating and then changing to a two-tone color or making an image change, we hope to enhance the stylish appearance and contribute to an increase in occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
*Hachioji City is a scenic administrative body, and the entire city is designated as a scenic planning area. Renovations or color changes to exterior walls may require notification up to 30 days prior to commencement, depending on the location and scale of the building. In the Tama Ryo Scenic Area, permission is required for changes to the colors of buildings. Whether exterior wall repainting is subject to this requirement is determined by the location and scale of the building, so prior confirmation is necessary. Having a color simulation screen will help facilitate explanations at the community association and management committee meetings.
9-2 Confirm the Actual Color with a Sample Paint!
You can order samples of the paint you are considering and conduct a sample paint test on your exterior wall. By conducting a sample paint test, you can confirm the actual color and gloss!
9-3 Exterior Renovation Simulation
Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for when metal siding is applied
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting and roof replacement work
With the exterior renovation simulation, you can minimize the risk of failure in your image change! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.
Cost Estimates for Large-Scale Repairs in Hachioji City
The cost of large-scale repairs varies significantly depending on the size of the building, the degree of deterioration, the scope of work, and the materials used. First, please refer to the national average based on public statistics, then to our company’s estimates based on construction performance by scale, and finally to examples of unit prices for each project.
The national average for condominiums is 750,000 to 1,500,000 yen per unit
According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), approximately 70% of the costs for large-scale repairs are concentrated in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Please note that the amounts in this survey do not include consumption tax and common temporary construction costs, so they differ from the current total construction costs including tax.
| 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, protective coverings, etc. (does not include common temporary costs) |
| Miscellaneous Expenses | 10.3% | Site management fees, general management fees, statutory welfare costs, 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, plumbing, etc. For condominiums, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units.
Breakdown of Costs for Temporary Works, Substrate Repair, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “Temporary Works,” “Substrate Repair,” “Sealing,” “Exterior Wall Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| 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 and 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 the fiscal year 2021, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repair | 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, the length to be constructed (m), and the name of the materials. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and range of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, and common corridor, construction method, material name, and whether drain renovations are included. |
| Inspection and 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 the fiscal year 2021, these average about 10% of construction costs, but can vary based on the scale 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 | Existing Similar 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） |
| Repair of Concrete Spalling Areas | Rust Prevention 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 Waterproofing with Urethane (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 best way to choose is to align when the next major repair will be with the lifespan of the materials to avoid unnecessary waste.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good balance of cost and performance. The lifespan varies by product, so choose a product specification that fits 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 areas surrounded by trees. |
| 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. The construction period is short. |
| Asphalt Waterproofing | 15-20 years | Rooftops planned for long cycles. The cost per instance will increase. |
* 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 will change durability in shaded and humid areas.
Guideline for Repair Reserve Fund and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism’s guidelines indicate the repair reserve fund as a monthly amount per unit area. Additional charges are required if there is a mechanical parking lot.
| Building Size (Less than 20 Stories) | Monthly Estimate (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 for Repair Reserve Funds for Condominiums” (Reiwa 6 June Revision – PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations reported that “the repair reserve fund is insufficient compared to the plan.” There are four main options when there is a shortfall.
| Options | Considerations and Cautions |
|---|---|
| ① Adjusting the Construction Schedule | Based on the 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 detachment measures will ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Revising the paint grade, changing from full renovation to partial renovation, etc. Please consider this separately from “apparent cost reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | Subsidies for energy-saving renovations, etc. (to be discussed later). The reduction of fixed asset 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 Housing Finance Agency’s condominium common area renovation loan requires no collateral. Interest rates can be lowered by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Hachioji City
In Hachioji City, Tokyo, there are no subsidies confirmed that cover the entire construction cost of large-scale renovations. Potential options include the city’s living environment improvement subsidy (for management associations for installing water stop boards and LED lighting in common areas), Tokyo’s condominium improvement construction grants (interest subsidies), national energy-saving subsidies, and reductions in fixed asset tax. The available options can be broadly categorized into the following four types. The eligibility and application status of these systems may change during the fiscal year, so please be sure to check with our company or the respective offices before contracting or starting work. (As of October 15, 2026)
| Type | Details |
|---|---|
| ① Support for Investigation and Consultation | Hachioji City’s management plan certification system (certified by the city. No application fee to the city), specialized consultation for condominium sales (Tokyo’s project, free), condominium management association consultation room (free), Tokyo’s condominium management advisors, telephone consultation at the condominium management center. Can be used in the preliminary stages before large-scale repairs. |
| ② Construction Subsidies by Purpose | Among the city’s residential environment improvement subsidies, subsidies for the installation of water stop boards in condominiums and LED renovation work for common areas (LED conversion is for condominium management associations that have received management plan certification), Tokyo’s “Tokyo Stay Condominium” subsidy, and Tokyo’s insulation and renewable energy projects for owners of rental housing. Can be incorporated into large-scale repairs. |
| ③ Tax Incentives | Reduction of fixed property tax under the condominium longevity promotion tax system (Hachioji City’s reduction rate is one-third). |
| ④ Public Loans and Interest Subsidies | Housing Finance Agency’s loans for condominium common area renovations and Tokyo’s interest subsidies (subsidy for condominium improvement work). As far as confirmed, there are no city loan arrangements or interest subsidies available. |
① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are carried out, the fixed property tax amount for the following fiscal year will be reduced. The reduction rate is determined by the municipality within the national range (one-sixth to one-half). Hachioji City’s reduction rate is one-third (up to the tax amount equivalent to 100㎡ per unit), and urban planning tax is not included.
| Main Requirements | Built over 20 years ago, with a total of 10 or more units, and having a residential exclusive portion / All three works of exterior wall painting, floor waterproofing, and roof waterproofing must have been completed / Must meet one of the following: ① Certified management plan condominium (proof of increase in repair reserve fund is required) ② Condominium that has received advice and guidance from the city and has proof of implementation of a long-term repair plan |
|---|---|
| Reduction Rate | Hachioji City is one-third. The target is the fixed asset tax amount for up to 100 square meters per unit, with land excluded. The 23 wards of Tokyo are set at one-half, which differs from Hachioji City. |
| Deadline for Construction | From April 1, Reiwa 5 (2023) to March 31, Reiwa 9 (2027), completion of large-scale repair work is a condition. |
| Application | Within three months of the completion date of the work, you must apply to Hachioji City Asset Tax Division, Building Section (Phone 042-620-7223・7356). The application form must be submitted by each unit owner, and the management association can submit a set of documents for all members together. Main attached documents include documents showing the total number of units, large-scale repair certificates, past work certificates, and for certified condominiums, a copy of the certification notice and proof of increase in repair reserve fund. For condominiums that received advice and guidance, the advice and guidance implementation certificate (issued by the city) is also required. The Tokyo Metropolitan Tax Bureau’s page is based on buildings in the 23 wards of Tokyo and directs applications to the metropolitan tax office within the ward, but buildings in Hachioji City must apply to the city. |
| Notes | This application is limited to once, and cannot be combined with other reduction measures such as seismic, barrier-free, or energy-saving renovations in the same fiscal year (they can be applied in different fiscal years). Simply obtaining management plan certification does not qualify; there are requirements such as increasing the repair reserve fund. A review of the long-term repair plan is also necessary, so it is recommended to prepare at least one year before the construction. |
② City and Metropolitan Window (Management Associations should start here)
The window for certification of management plans for condominiums, reporting of management status, and application for specialized consultations is Hachioji City Urban Development Department, Housing Support Division (Phone 042-620-7260). Reporting of management status is based on Tokyo Metropolitan Ordinance and applies to residential condominiums with six or more units built before December 31, Showa 58.
| Contact & System | Details |
|---|---|
| Management Plan Certification System Contact (Hachioji City) | Housing Support Division (Phone 042-620-7260). The city certifies this. Request a pre-confirmation from the Public Interest Incorporated Foundation Condominium Management Center, etc., to obtain a “Pre-confirmation Compliance Certificate,” and apply to the city through the Management Plan Certification Procedure Support System. There is no application fee to the city, but there are system usage and review fees for the pre-confirmation request (the amount is not listed on the city’s page). The city’s page states that “No. 30 has been certified” (page updated on October 8, 2026). The existence of a management improvement promotion plan and the number of condominium buildings and units in the city cannot be confirmed on the city’s page. |
| Condominium Management Status Reporting System (Hachioji City) | Residential condominiums with more than 6 units built before December 31, 1983, are subject to reporting, with the contact being the Housing Support Division (Phone 042-620-7260). The reporting details must be updated every 5 years (page updated on September 16, 2026). |
| Condominium Management Specialized Consultation (Hachioji City Contact) | This is a Tokyo Metropolitan project and is free. You can consult with lawyers and first-class architects about specialized issues regarding management and maintenance. Applications are made through the Housing Support Division (Phone 042-620-7260), as the city applies to Tokyo, so early applications are advised. It is not clearly stated on the page whether consultations regarding large-scale repairs are included (page updated on October 1, 2026). |
| Condominium Management Association Consultation Room (Hachioji City) | This offers free individual consultations (40 minutes per session) by condominium management specialists, targeting residents and management associations within Hachioji City. Reservations can be made through the Hachioji City Urban Development Corporation (Phone 042-644-7611), with the remaining dates for fiscal year 2026 being January 12 and March 9. |
| Tokyo Metropolitan Condominium Management Advisor & Comprehensive Consultation Desk | The Comprehensive Consultation Desk for Condominiums can be reached at Phone 03-6427-4900 (free. Available Monday to Friday, the first Saturday, and the third Sunday from 9 AM to 5 PM, and until 7 PM on Wednesdays). As of April 2024, the costs for management advisors are 16,500 JPY for Course A and 25,300 JPY for Course B (both including tax). Applications for dispatch can be made through the Tokyo Disaster Prevention and Urban Development Center, Urban Development Promotion Division (Phone 03-5989-1453). For telephone consultations at the Condominium Management Center, management and regulations can be reached at 03-3222-1517, and building and facilities at 03-3222-1519. |
| Consultation on Fixed Asset Tax (Hachioji City) | Asset Tax Division, Building Section (Phone 042-620-7223・7356). Reductions for buildings in Hachioji City must be reported to Hachioji City, not the Tokyo Tax Office. One of the requirements is a certificate from the management association that received “city advice and guidance” (Certificate of Implementation of Advice and Guidance), which is issued by the city. The issuing division cannot be confirmed on the city’s page. |
| Consultation on Scenic and Aesthetic Districts | Notifications based on the Landscape Act should be directed to the Urban Planning Division, Landscape Section of Hachioji City (Phone 042-620-7258). Permissions for the Tama Ryo Scenic District are handled by the Environmental Conservation Division, Natural Environment and General Affairs Section (Phone 042-620-7268). Building agreements are managed by the Building Guidance Division, Review Section (Phone 042-620-7264) (for details, see the next section). |
Source: Hachioji City “About the Condominium Management Plan Certification System”／Hachioji City “Condominium Management Situation Notification System”／Hachioji City “Special Consultation for Condominiums”／Hachioji City “Property Tax Reduction Measures for Condominiums that Conduct Large-Scale Renovation Work Contributing to Longevity”／Tokyo Metropolitan Government “Comprehensive Consultation Window for Condominiums”／Tokyo Metropolitan Government “Condominium Management Advisor System” *The status of the system’s window and reception may change.
③ Management Plan Certification System (Entrance to Tax and Interest Rate Benefits)
This is a system certified by Hachioji City. Upon certification, you can meet one of the requirements for the Japan Housing Finance Agency’s “Flat 35” and interest rate reductions for condominium common area renovation loans, as well as the longevity promotion tax system (certification alone does not guarantee tax reductions). The certification criteria consist of 17 items in accordance with national guidelines. Major criteria include holding general meetings at least once a year, establishing management regulations, separating accounting for management fees and repair reserve funds, ensuring that the amount of arrears is within 10% of the total, and “having a long-term repair plan that includes large-scale renovation work at least twice and is created or reviewed within 7 years, with a planning period of over 30 years.”
*Certification is subject to renewal every 5 years, and approval from the general meeting is required for application. For the longevity promotion tax system, certification must be valid both on the assessment date (January 1) and at the time of declaration. The city’s contact point is the Housing Support Division. Please check the city’s website for details on procedures and certification criteria.
④ National Energy Conservation Support | Housing Energy Conservation 2026 Campaign
Changes for Fiscal Year 2026The “Child-Rearing Green Housing Support Project” for Fiscal Year 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to create financial plans based on outdated information.
Mirai Eco Housing 2026 Project
| Target | Renovations of existing homes built before December 31, 2016, regardless of whether they are single-family or multi-family residences. Management associations and management corporations can also become joint contractors (i.e., can be used for renovations of common areas). Rental housing is also eligible. |
|---|---|
| Required Work | Insulation renovations of openings, insulation renovations of the structure (floor, walls, ceiling), and installation of eco-friendly housing equipment are mandatory combinations. |
| 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 for homes built before 1991 that meet the mandatory standards). |
| Period | Subsidy applications are generally made by registered contractors (construction contractors) after the completion of the work (the ordering party cannot apply themselves). Reservations for subsidy applications must be made by November 16, 2026, at the latest, and 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 | Renovations to existing homes (single-family and multi-family) including the installation of interior windows, replacement of exterior windows, and glass replacement to high-performance insulated windows. Subsidy rates are set separately for “low-rise” and “mid-to-high-rise” multi-family residences. |
|---|---|
| Bulk Application for Multi-Family Residences | From May 29, 2026, applications for “bulk subsidy applications for multi-family residences (including reservations)” have started. The application process is handled by registered contractors (window renovation contractors), and management associations cannot apply themselves, but they can apply for all units collectively, making it a system that works well with large-scale repairs for window and entrance door renovations. |
| Subsidy Limit | For residential units, 1,000,000 yen per unit (changed from 2,000,000 yen in fiscal 2025). For non-residential buildings over 240 square meters, 10,000,000 yen per building. |
| Period | Work started after November 28, 2025. Subsidy applications are made after the completion and handover of the work, with reservations due by November 16, 2026, at the latest, and applications due by December 31, 2026, at the latest (will end once the budget limit is reached). |
⑤ Subsidies and Support in Tokyo and Hachioji City
| Tokyo Metropolitan Apartment Improvement Project Subsidy (Interest Subsidy) | The management associations of fire-resistant condominium buildings in Tokyo can utilize the “Condominium Common Area Renovation Loan” from the Japan Housing Finance Agency, with the Tokyo Metropolitan Government providing an interest subsidy that lowers the interest rate by 1% (the subsidy period is up to 20 years). The second phase for the fiscal year 2026 runs from October 1, 2026, to February 19, 2027, and applications will close when the number of applications reaches 2,500 units or the budget limit is reached (first-come, first-served basis for in-person and mail applications). Buildings constructed under the old seismic standards (before May 31, 1981) require a seismic diagnosis. The contact point is the Tokyo Metropolitan Housing Policy Headquarters, Condominium Division (phone 03-5320-7532). |
|---|---|
| Tokyo Metropolitan Rental Housing Insulation and Renewable Energy Promotion Project | This program targets owners of entire rental housing buildings. High-performance insulation windows (up to 300,000 JPY/unit), high-performance insulation doors (up to 270,000 JPY/unit), and insulation material renovations for walls and floors (up to 600,000 JPY/unit) are subsidized at a rate of two-thirds, with energy performance diagnosis and labeling capped at 1,200,000 JPY/building. Solar power generation and storage batteries are also eligible, and when installing solar panels on the flat roofs of existing rental housing, there is an additional waterproofing cost (180,000 JPY/kW). Pre-application for subsidies is from May 29, 2026, to March 31, 2027, and the program will end when the total application amount reaches the limit. The work must be carried out by contractors registered with the Tokyo Metropolitan Environmental Public Corporation “Cool Net Tokyo.” |
| Tokyo Metropolitan Stay in Tokyo Condominiums (Fiscal Year 2026) | This program is aimed at registered condominium management associations and provides subsidies for disaster preparedness stockpiling, stockpiling warehouses, emergency power supplies, elevator entrapment prevention, and flood prevention measures. The subsidy rate and maximum amount are specified for each project. Applications are accepted from June 5, 2026, to January 15, 2027, but some projects may have earlier deadlines. There is no mention of remaining budget. The contact point is the reception office (phone 03-5989-1547), and for general inquiries about the program, contact the Condominium Division (phone 03-5320-5007). |
| Hachioji City Residential Environment Improvement Subsidy (Fiscal Year 2026) | For large-scale repairs, the most relevant options are “Water Stop Board Installation Work for Condominiums” (subsidy rate up to 50%, maximum 500,000 JPY) and “LED Renovation Work for Common Areas of Condominiums” (subsidy rate up to 50%, maximum 500,000 JPY; limited to management associations of condominiums that have received management plan certification). It is necessary that no construction contracts are signed at the time of application, and completion reports must be submitted by the end of February 2027. Applications are accepted from April 20, 2026, until the end of December, and will close when the budget limit is reached (page updated on September 28, 2026). Additionally, there are categories for energy-saving renovations (maximum 150,000 JPY) and longevity renovations (maximum 50,000 JPY), but it is not clearly stated whether management associations are eligible. Exterior construction and repairs for damaged areas are examples of exclusions. The contact point is the Housing Support Division (phone 042-620-7260). |
* In Hachioji City, there are no confirmed subsidies for the construction costs of large-scale repairs such as exterior painting or waterproofing. There is also no confirmation of subsidies for seismic retrofitting of old condominiums, asbestos investigation and removal, or loan facilitation and interest subsidies for management associations. The Tokyo Metropolitan “Rental Housing Insulation and Renewable Energy Promotion Project” targets owners of entire rental housing buildings and does not include management associations of condominiums. Please be sure to check the conditions before signing a contract.
- Tokyo: Subsidies for Repairs of Condominiums (Official)
- Tokyo: Stay in Tokyo Condominiums Fiscal Year 2026 (Official)
- Tokyo: Insulation and Renewable Energy Promotion Project for Rental Housing (Official)
- Cool Net Tokyo: Fiscal Year 2026 Rental Housing Insulation and Renewable Energy Promotion Project
- Hachioji City: Fiscal Year 2026 Residential Environment Improvement Subsidy Information (Official)
- Hachioji City: Condominiums (Official)
⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)
If the management association borrows funds for large-scale repairs, they can utilize the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan).”
| Eligible Work | Large-scale repairs, seismic retrofitting, 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 obtaining management plan certification and conducting seismic, flood, and energy-saving works, 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 must be within 10%. Applications are accepted year-round |
Source: Housing Finance Agency “Condominium Sumairu Loan” (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, and lightning, which falls under “accidental incidents”, may be covered by fire insurance. It is important to separate and record damage caused by accidents from normal wear and tear during deterioration assessments.
On the other hand, normal wear and tear is not covered. There have been numerous troubles across the country with contractors enticing customers by saying, “You can repair it without any out-of-pocket expenses with insurance,” 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 owner with the insurance company or agent. Kakeru Koumuten Co., Ltd. does not provide such guidance.
Building Conditions and Repair Points in Hachioji City
Hachioji City is located about 40 km west of central Tokyo and approximately 40 minutes by train from Shinjuku, serving as a central city in the Tama area of Tokyo. The city is generally situated in a basin, surrounded by hills at an elevation of 200 to 800 meters to the north, west, and south, while the east leads to the Kanto Plain. The city was established on September 1, 1917, and became the first core city in Tokyo in April 2015. However, this information pertains to the city as a whole. Your building’s age and deterioration status will be individually confirmed through an on-site survey.
（As of August 1, 2026, Tokyo’s population estimate）
（As of March 6, 2015, National Geographic Institute survey）
（September 1, 1917, city documents）
（City documents, about 39% of the entire new town）
Source: Tokyo Metropolitan Government “Tokyo Population (Estimate)” as of August 1, 2026／Hachioji City “Overview of Hachioji City”／Hachioji City “Tama New Town Development Policy (Draft)” *Population is an estimate that adds the changes in the resident registry to the preliminary figures from the 2025 national census, which reported a population of 579,355.
Organizing the City and Buildings of Hachioji from a Repair Perspective
The table below summarizes only the items that can be confirmed from public documents of the city and prefecture. Individual building circumstances cannot be determined from the overall city figures.
| Item | Verifiable Information | Perspective When Considering Repairs |
|---|---|---|
| History of the Town | As of September 1, 1917, when the city system was implemented, the population was 42,043, and the area was 7.3 km². The current area is 186.38 km² (as of March 6, 2015, according to the Geospatial Information Authority of Japan). The city has developed as a university town with 21 universities. According to the 2020 national census, the population is 579,355, and the Tokyo Metropolitan Government estimates it to be 574,439 as of August 1, 2026. | Due to the wide area of the city and different development periods in various districts, the age of buildings can vary significantly even within the same city. The age of each building should be checked individually. |
| Housing Complexes and Apartments | The Tama New Town in the city has a planned area of about 1,113 hectares (about 39% of the entire new town), with 10 districts in the new residential area, ranging from 12 to 21. The start of occupancy was in 1976 for Kashima and Matsugaya, in 1983 for Minami-Ozawa 3 and 4 Chome, in 1990 for Bessho 2 Chome, and in 1994 for Kamiyuzuki 2 and 3 Chome. There are about 26,000 housing units in the new residential area, with about 90% being apartments and about 10% being single-family homes. According to city documents, areas where occupancy has exceeded 30 years are experiencing aging deterioration of housing complexes. | Areas with earlier occupancy tend to have older housing, and there may be clusters of buildings constructed at the same time. Repairs for housing complexes are determined by the management association for condominiums and by the project entity for public rentals. The scope of renovations is assessed through deterioration diagnosis. |
| Condominiums | The city has a management plan certification system (no application fee to the city), a management status reporting system, specialized consultations for condominiums, and a consultation room for condominium management associations. The urban development policy draft for the new town indicates that many condominiums require large-scale repairs and seismic retrofitting, with a focus on promoting seismic retrofitting for condominiums built under old seismic standards. The number of condominium buildings, units, and their ages in the city have not been verified. | Management associations with older buildings should expedite the review of long-term repair plans and reserve funds to broaden options such as property tax reductions and consideration of management plan certification. |
| Aging Population and Living Conditions | The percentage of people aged 65 and over was 25% in the 2015 national census. In the town area of the new town (as of January 1, 2017), it is 18.5%, which is lower than the city average of 25.6%, while in areas with earlier occupancy, it exceeds 30%, according to city documents. The latest percentage has not been verified. | For buildings with many residents who spend long hours at home or older residents, consideration for their living conditions during construction is essential. Information about the construction schedule, laundry and ventilation times, and safety in stairways and corridors will be carefully communicated through general meetings and postings. |
| Rental Apartments and Vacant Houses | Public descriptions are limited to wooden apartments, and the number of vacant houses has not been verified. | In rental apartments, it is crucial to inform residents and create a construction schedule that matches the situation of vacant units. The condition of each building will be verified through on-site surveys. |
| Topography and Rivers | The area is generally basin-shaped, surrounded by hills at an elevation of 200 to 800 meters to the north, west, and south, and extending to the Kanto Plain to the east. The Asagawa River flows through the city. The highest and lowest elevations, as well as rivers other than the Asagawa, have not been verified on the city’s page. | In areas close to the hills, there may be sloped land and differences in elevation. The method of scaffolding and material transportation will be determined by checking the building’s location and surrounding conditions on-site. |
| Assumptions of Water Damage, Landslides, and Earthquakes | The city’s flood hazard map (information as of December 2022, published in March 2023. Page updated December 5, 2024) displays the inundation depths of floods (external water) and rainwater discharge (internal water) superimposed. The sediment disaster warning areas have been investigated by Tokyo since the 21st fiscal year, and it is stated on the city’s page that “designations for the entire city were completed by March 2018” (page updated September 5, 2019). The number of areas, expected rainfall figures, liquefaction, and earthquake damage estimates have not been confirmed. | Please check the city’s hazard map for the assumptions regarding the location of your building. Include the condition of the drainage and waterproofing layers on the roof and balcony in your inspection items. |
| Roads and Delivery | There is no public description available regarding the trends in the width of municipal roads or parking lots and delivery routes. The city is divided into the jurisdictions of three police stations: Hachioji Police Station, Takao Police Station, and Minami-Ozawa Police Station, with different jurisdictions for each town name. | The type of road (municipal or metropolitan) determines the window for occupancy permits. The layout of scaffolding and delivery will be confirmed on-site for each location. |
| Scenery and City Rules | Hachioji City is a scenic administrative body, and the entire city is a scenic planning area. The city is divided into 18 regions and districts, with the areas around Takao Station and Tama Imperial Mausoleum being key areas with pre-consultation regulations. In the Tama Imperial Mausoleum Scenic Area (parts of Nagabou-cho, Higashi-Asakawa-cho, Tsurunari-cho, and Takao-cho, 36.1ha), permission is required for changes in the color of buildings, etc. There are district planning areas within the city, and there are 12 building agreements. | Whether exterior wall repainting requires notification or permission depends on the location and size of the building. Early confirmation is necessary (please see the table below). |
| Preliminary Coordination with Neighbors | The city has regulations regarding “prevention and adjustment of disputes related to the construction of mid- to high-rise buildings,” “guidelines for the construction of collective housing,” and “regulations on the construction of buildings on sloped land.” It has not been confirmed whether large-scale repairs or exterior wall renovations are included. | If you are concerned about applicability, please check with the city’s Building Guidance Division (phone 042-620-7263). Providing prior explanations to neighbors is important at any site. |
Four Factors to Consider for Large-Scale Repairs Unique to Hachioji City
Based on the formation of Hachioji City and the city’s rules, we have organized four factors to keep in mind for large-scale repairs. The circumstances of each building differ, so individual confirmation will be made through on-site investigations.
① Differences in the age of buildings in Tama New Town
The new town in the city began occupancy in 1976 (Showa 51), with different occupancy times for each district. In areas where more than 30 years have passed since occupancy, the aging of residential complexes is progressing, according to city materials. For older buildings, substrate repairs and the deterioration of tiles and waterproofing tend to be more severe, so early building diagnosis is beneficial. Based on the diagnosis, we will organize the repairs to be done this time and those that can be postponed to the next time.
② Scenic plans requiring notification for exterior wall renovations
The entire city is a scenic planning area, and exterior wall renovations that do not require building confirmation applications must be notified at least 30 days before starting, as indicated on the city’s page. In the Tama Imperial Mausoleum Scenic Area, permission is required for changes in color. Confirm whether it is applicable during the investigation stage, and incorporate color considerations and notification preparations into the process.
③ Terrain surrounded by hills and drainage from roofs and balconies
The city is surrounded by hills and has a basin-like topography, and the designation of sediment disaster warning areas has been completed throughout the city, according to the city’s page. The hazard map displays the flooding depth of both external and internal water. The assumptions for each building vary depending on its location. On rooftops and balconies, if roof drains or gutters become clogged during heavy rain, it can lead to puddles and leaks. We recommend conducting inspections and cleaning of the drains, and including renovations in the work items according to their condition.
④ Roads for scaffolding and the three police stations
If the road for scaffolding is a city road, the Road Management Division, and if it is a prefectural road, the Minami-Tama Western Construction Office will be the point of contact. The city is divided into the jurisdictions of three police stations, so the consultation destination changes depending on the town name of the site. Our own scaffolding team will assess the site and plan the layout of the scaffolding suitable for the type and width of the road.
Source: Hachioji City “Overview of Hachioji City”／Hachioji City “Tama New Town Urban Development Policy (Draft)”／Hachioji City “Hachioji Basic Data Collection”／Hachioji City “Hazard Map”／Hachioji City “About Sediment Disaster Warning Areas”／Hachioji City “About Building Agreements”／Tokyo Metropolitan Police Department “Search from Hachioji City”／Hachioji City “Download Road Occupation Application Form”
When landscape procedures are required (for buildings)
When performing exterior wall repainting and other work within Hachioji City, the notifications and permissions related to the landscape, according to city materials, are as follows.
| Area and Scale | Applicable Actions | Procedure |
|---|---|---|
| Hachioji City Landscape Plan Area The entire city is a landscape plan area (18 regions/districts) |
Construction of buildings, as well as exterior wall renovations of buildings that do not require building confirmation applications. According to the city’s notification guide (December 2018 edition), repairs, remodeling, and color changes of exterior walls are subject to the same scale standards as new constructions. | Notification to Hachioji City. If a building confirmation application is required, it must be submitted 30 days prior; for exterior wall renovations that do not require it, 30 days prior to commencement. Urban Planning Division, Landscape Section (Phone: 042-620-7258). Changes must be notified 30 days prior to commencement, and completion must be reported promptly after the work is finished. |
| Scale of Notification City’s Notification Guide (December 2018 edition) |
In general districts, buildings over 10m in height, residential buildings with more than 10 units, or total floor area of 1,000㎡ or more. In priority districts, buildings with a total floor area of 10㎡ or more are listed. | The guide version is outdated, and there are discrepancies in the district classification notation. Please confirm at the counter which district your building falls under and whether it meets the scale standards. Color standards define the “range of usable colors” according to the region and building scale. |
| Preliminary Consultation Large-scale buildings and priority districts |
For large-scale buildings (over 15m in height), notification must be made 30 days prior; for specific large-scale buildings (over 45m in height or total floor area of 15,000㎡ or more), 90 days prior. Buildings in priority districts (around Takao Station and Tama Imperial Mausoleum, around Takao Mountain approach) must notify 30 days prior. | Consultation with landscape advisors (color) is scheduled monthly, and cases submitted by the notification deadline are eligible. Preliminary consultations for large-scale buildings under the Tokyo Metropolitan Landscape Ordinance are conducted by Tokyo Metropolitan Government. |
| Tama Imperial Mausoleum Scenic District Parts of Nagabou Town, Higashi Asakawa Town, Tsururi Town, and Takao Town (36.1ha) |
New construction, reconstruction, expansion, or relocation of buildings, as well as changes to the color of buildings. For buildings under 10㎡ and under 8m in height, permission may not be required depending on the scale. | Application for permission to Hachioji City. Environmental Department, Environmental Conservation Division, Natural Environment and General Affairs Section (Phone: 042-620-7268). Specific color standards are not listed on the city’s page (Page updated August 10, 2021). |
| District Plans and Building Agreements There are 12 building agreements |
In district plan areas, notifications are required for each area. Buildings in the building agreement area must comply with the provisions of the agreement. The presence or absence of regulations on exterior walls and colors is not listed on the city’s page. | District plan areas and contents are listed alphabetically on the city’s “District Plan Area” page. Building agreements are handled by the Building Guidance Division, Review Section (Phone: 042-620-7264) (Page updated February 24, 2017). |
Source: Hachioji City “Regarding Notifications Based on the Landscape Act”／Hachioji City Landscape Plan “Guide to Notifications” (December 2018)／Hachioji City “About the Tama Ryo Scenic Area”／Hachioji City “About Building Agreements”／Hachioji City “Regulations When Building” *The scale and procedures for notifications may be reviewed. Please check the latest information from the city before making a notification.
Points of Discussion When Advancing Construction in Hachioji City
| Issue | Current Situation in Hachioji City and Kakeru Koumuten’s Response |
|---|---|
| Exterior Wall Color and Landscape Procedures | Since the entire city is designated as a landscape planning area, renovations or color changes to exterior walls are subject to notification depending on the location and scale. In the Tama Ryo Scenic Area, permission is required, and in areas with district plans or building agreements, additional confirmation may be necessary. We will confirm whether it is subject to investigation, decide on colors through color simulations and trial painting, and assist in preparing the necessary documents for notification. |
| Rainwater Drainage and Drains | During heavy rain, drainage from rooftops and balconies is crucial. We will check the roof drains, gutters, and balcony drainage outlets during the investigation and if there are any blockages or damage to the waterproofing layer, we will include it in our proposal. |
| Road Occupation for Scaffolding and Temporary Enclosures | If scaffolding, temporary enclosures, or morning glories are placed on the road, permission for occupation from the road administrator and a road use permit from the police are required. City roads and non-designated public roads managed by the city require contact with the Construction Department, Road Management Division (phone 042-620-7274), and the occupation fee is based on the Hachioji City Road Occupation Fee Collection Ordinance. The city page includes examples of scaffolding documentation. The flow of discussions with the police and the standard processing period are not confirmed on the city page. Metropolitan roads are managed by the South Tama Western Construction Office of the Tokyo Metropolitan Bureau of Construction, Management Division (phone 042-643-2612) for Hachioji City and Hino City. National roads have not been confirmed. The city is divided into the jurisdictions of three police stations: Hachioji Police Station, Takao Police Station, and Minami-Ozawa Police Station, with the consultation destination determined by the town name of the site. Our own scaffolding team will assess the site and plan the scaffolding layout according to road conditions. |
| Narrow Sites and Material Delivery | There is no official description from the city regarding the width of city roads or delivery routes. At narrow sites, our own scaffolding team will assess the site and plan the delivery route and scaffolding layout. Vehicles on the side where scaffolding will be placed will need to be temporarily moved, so arrangements for the relocation will be made together 2 to 3 months before construction starts. |
| Noises, Vibrations, and Neighbors | Whether the dismantling of scaffolding or demolition work is subject to the notification of specific construction work under the Noise Regulation Act and Vibration Regulation Act depends on the nature of the work. The notification window and deadlines for Hachioji City have not been confirmed, so we will check with the city according to the construction content. We will ensure greetings to neighbors and strict adherence to working hours. |
| Buildings with Operating Tenants | In buildings where the first floor is a store or office and the upper floors are residences, consideration for business hours and access is necessary. We recommend prior explanations through the management association or tenants, and we ensure greetings, posting of the construction schedule, and strict adherence to working hours. |
| Plans for Older Buildings and Housing Complexes | For older buildings, understanding the condition of the substrate, tiles, and waterproofing layer through building diagnostics is the starting point. Based on a deterioration diagnosis report with photos, we will categorize the work to be done this time, work that can be summarized while scaffolding is up, and work that can be postponed for next time. For housing complexes considering rebuilding, we will organize whether to minimize the scope of repairs or to extend the use through renovations, in conjunction with the results of the diagnosis. |
* Kakeru Koumuten has established five bases centered around Yokohama City and will visit Hachioji City.
Signs of Deterioration and Timing for Major Repairs
Generally, major repairs are estimated to occur every 12 to 15 years. According to a survey by the Ministry of Land, Infrastructure, Transport and Tourism, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment should be based on the condition of deterioration rather than the number of years, so if you observe symptoms like those listed below, an early on-site inspection is recommended.
| Part | Dangerous Signs of Deterioration if Left Untreated | 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 | Reapplication |
| 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 of the paint film, 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 Corridor and Stair Floors | Lifting or peeling of long sheet, opening at edges, exposure of substrate | Replacement of long sheet + 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 to 15 years | Sealing Reapplication | 12 to 15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24 to 30 years | Metal Parts Painting | 5 to 7 years |
| Roof Waterproofing (Repair) | 12 to 15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19 to 23 years / 30 to 40 years |
| Roof Waterproofing (Removal + New Installation) | 24 to 30 years | Drain Pipe (Rehabilitation/Replacement) | 19 to 23 years / 30 to 40 years |
* The above are reference examples from the guidelines and are not uniform construction deadlines. The actual cycle will be set according to the specifications, location conditions, and deterioration status of the building.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-term Repair Plans” (Reiwa 6, June revision, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-scale Repair Works for Condominiums in FY2021”
Examples of Large-scale Renovation Work
This is an example of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten Co., Ltd. The building had leaks occurring in several places, and we combined clear waterproofing for the tile exterior wall with rooftop waterproofing for the renovation.
Exterior Renovation Work for a Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)
| Work Details | Partial tile replacement / Painting of auxiliary parts (pipes, water drainage) / 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 / Painting of auxiliary parts: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 – 4,100,000 JPY |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Construction | 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; while the cost is somewhat higher, it is highly waterproof, making it recommended for cases where leaks are occurring from multiple areas of the exterior wall. |
Customer Feedback
Flow from On-Site Investigation to Completion of Work
From the 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 proceed with ample time.
- Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is also 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 Hachioji City, we will also check the road width, distance from neighboring properties, delivery routes, parking, and the drainage situation of rooftops and balconies.
- Investigation Report & Estimate Submission We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plan proposals are also possible.
- Plan Decision & Contract Confirm colors using color simulations, paint samples, and trial painting. For management associations, we will also assist in preparing materials for the general meeting. In Hachioji City, some buildings may require notifications for landscape plans and permits for scenic areas, so we will explain the procedures and considerations for colors as well.
- Notification to Residents & Neighbors We will distribute construction notices, 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.
- Temporary Scaffolding Installation & 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 and take construction photos for each process.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
- Aftercare We will send out annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Additional Work Approval, Inspection Reports
Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we will provide materials and reports in the following four situations.
| Situation | 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 basis for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notices, conduct greetings to neighbors, and provide information on the schedule and laundry through the entrance bulletin board. |
| During Construction Approval for Additional Work |
Any deterioration discovered after scaffolding is set up will be presented with photos, quantities, and costs for your approval before proceeding with the work. |
| During Construction to Completion Inspection Report |
A supervisor will inspect each process and take construction photos. Upon completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate. |
*For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or the repair committee) and the approximate amount that requires approval before the contract.
How will life be during construction? Impact on residents
Major repairs are principally carried out while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is up. By providing advance notice, most troubles can be prevented, 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 processes such as 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 closure. |
| 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 (breaking and drilling) will produce the most noise. Working 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 an entry route. We can take measures such as blocking sight with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate entrants on manners. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a relocation spot may take time, we will work together to secure a relocation spot starting 2 to 3 months before construction begins. |
| Pets, small children, and working from home | If you have sensitivities to noise, please inform us in advance, and we may be able to accommodate adjustments to the work schedule. Please feel free to let us know. |
| Rooms under lease | 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 a color simulation for an image change. |
How to choose a major repair contractor and ordering method
There are many major repair contractors that cover Hachioji City, and you may be unsure which one to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.
● Have extensive experience in major repairs
● Confirm the existence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they are self-managed
Have extensive experience in major repairs
Major 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 making a request.
Using ratings from Google and review sites can be effective when comparing large-scale repair contractors! Be cautious if there are many negative reviews. If there are few reviews, also check the construction track record, the content of explanations, and the management system.
Large-scale repair work can lead to troubles not only with the construction itself but also with residents and nearby neighbors, so it is necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues beforehand. 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 repair company, check for the presence of warranties. If any issues such as leaks occur after the work is completed, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! Companies that offer warranty periods can be seen as having confidence in their work, which can serve as 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 be sure to check for warranties and aftercare services.
At Kakeru Koumuten Co., Ltd., we send out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide simple repairs such as partial sealing at no charge.
Obtain estimates from multiple contractors (at least 3 companies)
When requesting large-scale repairs, be sure to 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 type of work, costs can vary between contractors, and warranties and aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repair and exterior wall painting,” and “confirmation of the process.” Be thorough in your comparisons! If the quality of auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work is often not visible from the outside, be sure to check whether the repair methods are appropriate for the condition of the substrate!
Check these points on the estimate (checklist)
| Confirmation Items | Points to Consider |
|---|---|
| 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 any 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 materials written down? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of the quantity for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. Is it stated whether it is “estimated quantity” or “actual quantity settlement,” and are there agreements for increases or decreases? This is the most important point. |
| Guarantees 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 projects, 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 content changes based on the actual deterioration condition and customer preferences.
In cases where a contractor completely outsources to subcontractors, they may lack knowledge and experience, leading 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 can be performed at a reduced cost.
Moreover, contractors that outsource may also respond slowly in the event of any trouble during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding setup to exterior wall painting and waterproofing work in-house, managed by knowledgeable and experienced personnel!
There are three ordering methods. The choice affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are the following three.
| Method | Process | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles investigation, design, construction, and management all at once | No additional costs for design consulting (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 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 period |
| 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 | Tends to be more expensive due to intermediate margins / Competition principles are hard to apply |
Collusion and Inappropriate Consulting Issues in Large-Scale Renovations and Self-Defense Measures
Latest 2026 In the large-scale renovation industry, inappropriate orders linked between design consultants and construction companies have long been a problem. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and a total of 1.63788 billion yen in payment orders to 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).
※Content based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Schemes
① Dummy Estimates
A predetermined company is chosen to receive the order, while other companies only submit high estimates in a formal manner, creating a “fixed race.” It appears to the management association that “proper competitive estimates were obtained.”
② Collusion with Design Supervisors
While consultants contract at extremely low design management fees, they receive kickbacks from the high construction costs of their partner construction companies. Design management fees that are too low are a warning sign.
③ Back Margin
A certain percentage of the contract amount is kicked back, and that amount is added to the construction costs as an expense. As a result, the management association ends up paying extra.
Source: Yokohama City “What is collusion in large-scale repair work for condominiums?” / Ministry of Land, Infrastructure, Transport and Tourism “On the Proper Ordering of Large-Scale Repair Work for Condominiums” (Notification dated April 3, Reiwa 5, PDF)
Self-Defense Measures for Management Associations
- Obtain independent estimates from multiple companies
- Consult with neutral third parties such as condominium management professionals or architects
- Document the vendor selection process in meeting minutes to ensure transparency
- Confirm the reasons for unusually low design management fees with the consultant
- Include a penalty clause in the contract for cases of collusion
- Avoid concentrating information with a single consultant and verify specifications independently
Contact Points for Third-Party Consultation
If you are unsure about reading estimates or how to proceed with vendor selection, consulting with a third party separate from the construction company can be effective. The main contact points available for management associations in Hachioji City are as follows.
| Contact Point | Details |
|---|---|
| Hachioji City Townscape Maintenance Division, Housing Support Section | Phone 042-620-7260. This is the contact point for applications for management plan certification, reporting management status, and specialized consultations for condominium management (Tokyo’s project, free of charge). As far as confirmed, the city does not offer services for bidding agency or order support for large-scale repairs. |
| Condominium Management Association Consultation Room (Hachioji City Urban Development Corporation) | Free individual consultations (40 minutes per session) by condominium management professionals, targeting residents and management associations within Hachioji City. Reservations can be made through Hachioji City Urban Development Corporation (Phone 042-644-7611), with the remaining dates for Reiwa 8 announced as January 12 and March 9 of Reiwa 9 (Housing Support Section page, updated October 1, Reiwa 8). |
| Tokyo Metropolitan Comprehensive Consultation Desk for Condominiums | Phone 03-6427-4900 (free). This desk handles consultations including preparations for large-scale repairs. For inquiries regarding orders for large-scale repairs, the contact point is the Condominium Division (Phone 03-5320-5004). |
| Smile Dial (Housing Renovation and Dispute Resolution Support Center) | Phone 03-3556-5147 (Monday to Friday 10:00 AM to 5:00 PM, excluding holidays and year-end/New Year). This center provides consultations regarding orders for large-scale repairs, and the estimate check service is free. |
| Condominium Management Center | Phone 03-3222-1519 (Monday to Friday 9:30 AM to 5:00 PM, excluding holidays and year-end/New Year). This center handles consultations regarding the maintenance and management of buildings and facilities. For inquiries regarding the management plan certification support system, the contact number is 03-6261-1274. |
| Condominium Management Plan Certification System Consultation Dial | Phone 03-5801-0858. Condominium management professionals will answer questions regarding certification standards and application procedures. |
Source: Hachioji City “About the Condominium Management Plan Certification System”／Hachioji City “Special Consultation for Condominiums”／Tokyo Metropolitan Government “Comprehensive Consultation Window for Condominiums”／Tokyo Metropolitan Government “Consultation Window for Ordering Large-Scale Repair Work”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Window for Ordering Large-Scale Repair Work”／Condominium Management Plan Certification System Consultation Dial
Frequently Asked Questions about Large-Scale Repairs in Hachioji City
- How much does large-scale repair in Hachioji City cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary construction costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment 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 costs vary depending on the condition of the substrate and whether waterproofing or roofing work is required, so we will provide an estimate through a free on-site survey.
- How often should large-scale repairs be conducted?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If 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. We will assess the age and condition of your building during the on-site survey to make a judgment.
- What is the construction period? 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 more than 50 units. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, including distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.
- How long should I expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for establishing a repair committee, conducting building diagnostics, selecting contractors, and passing resolutions at general meetings, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed comfortably. If you are using subsidies or tax incentives, please also factor in the time required to obtain management plan certification (the procedures for municipal certification).
- Are there any subsidies available for large-scale repairs in Hachioji City?
- As far as we can confirm, there are no subsidies available for large-scale repair work on condominiums in Hachioji City or Tokyo. Potential options include the Tokyo Metropolitan Government’s subsidy for condominium improvement work (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), the Tokyo Metropolitan Government’s “Stay in Tokyo Condominium” subsidy, reductions in fixed property tax (one-third in Hachioji City), and the city’s residential environment improvement subsidy for water stop board installation and common area LED renovation work (LED renovation is limited to condominiums that have received management plan certification, and it is a condition that no construction contract has been signed at the time of application). If the work includes windows and insulation, it may also be eligible for “Advanced Window Renovation 2026” and “Future Eco Housing 2026.” The timing of applications and applicants varies by program, so please check the eligibility conditions and application procedures for each program before signing a contract or starting construction.
- I heard that fixed property tax can be reduced through large-scale repairs. Is that true?
- If the requirements are met, it is true. Under the condominium longevity promotion tax system, if a condominium that is over 20 years old and has 10 or more units conducts large-scale repairs that contribute to longevity (including exterior painting, floor waterproofing, and roof waterproofing), the fixed property tax amount for the following year will be reduced. The reduction rate in Hachioji City is one-third, applicable to tax amounts for up to 100 square meters per unit (in the 23 wards of Tokyo, it is one-half). The eligible work must be completed between April 1, 2023, and March 31, 2027, and must be reported to the Hachioji City Asset Tax Division, Building Section (phone 042-620-7223・7356) within three months of completion. For condominiums with management plan certification, it is also a requirement to raise the repair reserve fund to the certified standard, which takes time to prepare, so we recommend starting the process more than a year before construction.
- Are there any changes to subsidies starting from the fiscal year 2026?
- There are four main options. ① Postpone low-urgency work based on deterioration diagnosis to the next time, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The Agency’s condominium common area renovation loans do not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving or seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for a decision on separation.
Can scaffolding be set up on narrow sites or buildings close to neighboring properties?
Yes, it can. In Hachioji City, there are sites with limited road widths and buildings close to neighboring properties. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after checking the site. This is an area where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.What will happen to the parking for residents during construction?
Vehicles on the side where scaffolding is to be erected will need to be temporarily moved. In buildings where there is limited parking space on the premises, it may take time to secure an alternative location. Kakeru Koumuten Co., Ltd. will coordinate with you about the availability of nearby parking starting 2 to 3 months before construction begins.Can I freely decide the color of the exterior walls?
Hachioji City is a landscape administrative organization, and the entire city is a landscape planning area. The city’s page indicates that even exterior wall renovations that do not require building confirmation applications must be reported at least 30 days before starting. The scale of the report is defined in the city’s reporting guidelines (December 2018 version), stating that for general areas, buildings over 10m in height, condominiums with more than 10 units, and total floor areas of over 1,000㎡ are included, and the same standards apply to repairs, remodeling, and color changes of exterior walls. However, there are discrepancies in the district classification, so please confirm with the Urban Planning Division, Landscape Section (phone 042-620-7258). In the Tama Ryo Scenic Area, permission is required for changes in the colors of buildings (Environmental Conservation Section, phone 042-620-7268). We will also investigate this during our survey. Sharing a color simulation to visualize the completed image can facilitate discussions.Why is the north-facing exterior wall covered in moss and algae?
The north side receives less sunlight throughout the day, and when shaded by trees or neighboring buildings, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By using high-pressure washing to thoroughly clean it and selecting paint with anti-algae and anti-mold properties, recurrence can be minimized. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these often lead to puddles on the roof or leaks.Which method should I choose: responsibility construction method or design supervision method?
In smaller buildings, the burden of consulting fees increases, so we believe that the responsibility construction method is often more suitable for small to medium-sized buildings. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications; however, consulting fees are incurred separately, and there are risks of conflicts of interest and collusion. Even with the responsibility construction method, verification of price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides estimates that clearly state quantities, methods, and materials for each construction item, allowing you to compare with other companies on the same level.How can I detect collusion in large-scale repairs?
There are three typical tactics. ① Pre-selecting contractors and having other companies submit only nominally high estimates, known as “dummy estimates,” ② Consultants contracting at extremely low design supervision fees and receiving kickbacks from partner companies, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with neutral third parties, documenting the selection process in meeting minutes, and including penalty clauses in contracts.How many companies should I obtain estimates from?最低3社をおすすめします。多すぎると比較しきれず、少なすぎると競争が働きません。大切なのは社数よりも「同じ土俵を作ってから比べること」です。共通の仕様書や数量表を作って同一条件で依頼し、「一式」表記を認めず内訳明細を必須にすると、金額差が範囲の違いなのか単価の違いなのかがはっきりします。
- What is the difference if we have our own scaffolding?
- In large-scale repair projects, temporary construction accounts for about 20% of the total cost (according to the Ministry of Land, Infrastructure, Transport and Tourism’s FY2021 survey). By not outsourcing scaffolding work, we can easily control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with limited road width.
- I’m in the middle of getting multiple estimates; can I just have a look at the estimate?
- Of course, that’s possible. If you bring in estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate and provide you with an estimate under the same conditions. We welcome multiple estimates.
- Can I request just emergency repairs for a leak?
- Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency repairs or partial repairs for leaks. We will identify the cause using thermal imaging and drones and propose the minimum necessary repairs.
- Can you handle roofing or exterior materials that contain asbestos?
- Yes, we can. We have qualified personnel, including asbestos work supervisors and investigators for buildings containing asbestos, who can handle everything from the legally required preliminary surveys to the cover method or removal of asbestos-containing roofing materials. We have not confirmed any municipal subsidies for asbestos surveys and removals in Hachioji City. The availability of subsidies may change from year to year, so please check with the city office. We will also provide guidance based on the survey results.
- What happens if large-scale repairs are not done?
- There are risks such as personal injury from falling exterior tiles, structural deterioration due to rusting rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, inspections using full tapping and other methods are required under certain conditions, such as when the exterior wall finishes exceed 10 years from completion or renovation. The scale and timing of reports for apartment buildings can be confirmed in the “List of Buildings and Equipment Subject to Periodic Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check with the Hachioji City Building Guidance Division (phone 042-620-7310) for the latest information. Even if not subject to statutory inspections, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.
- How much does large-scale repair for an apartment (about 10 units) cost?
- For wooden two-story buildings with 6 to 10 units, the estimated cost is between 2 million and 4 million yen, and for three-story steel or RC buildings with 10 to 20 units, it is between 4 million and 9 million yen, based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance using color simulations during repairs to improve occupancy rates.
If you are looking for a large-scale repair contractor in Hachioji City, contact Kakeru Koumuten Co., Ltd.
We handle many exterior wall renovations and large-scale repairs for condominiums and apartments in Hachioji City. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last 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 painting, all work is performed by our own team. We are confident that we will not lose in terms of cost, quality, and scheduling compared to other companies, so we welcome multiple estimates!
On-site surveys, estimates, and color simulations are all free of charge
Please feel free to consult us via the inquiry form, phone, or LINE.
It’s perfectly fine to just present estimates from other companies.
Large-Scale Repair Work Service Area
Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and Tokyo.
Akatsuki-cho / Asahi-cho / Higashi-cho / Ishikawa-cho / Izumi-cho / Inume-cho / Ueno-cho / Uchikoshi-cho / Uzuki-cho / Uzunuki-cho / Ume-tsubo-cho / Ura-takaosho-cho / Oiwake-cho / Otsuka / Ofuna-cho / Otani-cho / Ooyoko-cho / Owada-cho / Komon-cho / Ozaki-cho / Ozu-cho / Kashima / Kazume-cho / Katakura-cho / Kanatani-cho / Kamii-bunakata-cho / Kamio-enkata-cho / Kamikawa-cho / Kamiyuzuki / Kawaguchi-cho / Kawamachi / Kitano-dai / Kitano-cho / Kinu-ga-oka / Kiyokawa-cho / Kunihira-cho / Kuboyama-cho / Koshino / Kohiki-cho / Komiya-cho / Koyasu-cho / Sainiruma-cho / Sanada-cho / Shimo-enkata-cho / Shimo-yuzuki / Shiroyama-te / Shin-machi / Suwa-cho / Sennin-cho / Hira-cho / Takao-cho / Takakura-cho / Takatsuki-cho / Taki-yama-cho / Tachi-machi / Tamachi / Tanaki-cho / Dai-machi / Oogakuji-cho / Terada-cho / Teramachi / Tenjin-cho / Nizato-cho / Tobuki-cho / Naka-cho / Nakano-kami-cho / Nakano-Sanou / Nakano-cho / Nakayama / Nagatsuna-cho / Nagabou-cho / Nanakuni / Namiki-cho / Narahara-cho / Nanyo-dai / Nishi-asakawa-cho / Nishi-katakura / Nishi-terakata-cho / Nibun-kata-cho / Hazama-cho / Yahata-cho / Hatsuzawa-cho / Higashi-asakawa-cho / Higashi-nakano / Hyoe / Hiyoshi-cho / Hiraoka-cho / Fujimi-cho / Bessho / Horinouchi / Hongou-cho / Hon-machi / Matsugaya / Matsuki / Maruyama-cho / Misaki-cho / Mitsui-dai / Midori-cho / Minami-asakawa-cho / Minami-Oosawa / Minami-shinmachi / Minami-cho / Minami-no / Miyashita-cho / Miyama-cho / Myoujin-cho / Mejiro-dai / Moto-Hachioji-cho / Moto-Hongou-cho / Moto-Yokoyama-cho / Yagi-cho / Tani-no-cho / Yamada-cho / Yari-mizu / Youka-cho / Yokokawa-cho / Yokoyama-cho / Yotsuya-cho / Man-machi
・When should large-scale renovations be conducted? An explanation of the optimal timing and risks of postponement!
・Estimates are essential when conducting large-scale renovations! Key comparison points and precautions!
・5 common troubles in large-scale renovations for condominiums! A thorough explanation of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of its role, signs of deterioration, and precautions!
・Insufficient funds for large-scale renovations… An explanation of how to deal with funding shortages and preparations you can do right now!
・What is substrate repair, which is crucial in large-scale renovations? A thorough explanation of its necessity, 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, which is important in large-scale renovations? An explanation of signs of deterioration, types of work, and cost averages!
・What is exterior painting, which is crucial in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and cost averages!
・For exterior renovations in Hachioji, Tokyo, trust Kakeru Koumuten Co., Ltd.!
・For roof renovations in Hachioji, Tokyo, trust Kakeru Koumuten Co., Ltd.!
・For exterior wall painting in Hachioji, Tokyo, trust Kakeru Koumuten Co., Ltd.!
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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!
