Leave the repair and renovation of condominiums and apartments in Itabashi, Tokyo to Kakeru Koumuten Co., Ltd.!

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

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

Large-scale repairs are not just “exterior wall painting” or “waterproofing”; they are construction work that addresses the overall deterioration of the building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.

Scope of Major Repairs Determined by 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 a deterioration diagnosis report with photographs, and propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Itabashi Ward

The reason why we can be entrusted with large-scale repairs in Itabashi Ward is our “initiatives that cannot be imitated by other companies in large-scale repair work”, which have received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

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

In-house Ownership of Scaffolding Materials

We own the scaffolding materials necessary for temporary scaffolding required for large-scale 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 enable quick and flexible responses.
We have approximately enough scaffolding materials for 100 single-family homes!

Storage of Materials in Our Large In-house Warehouse

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

In-house Sorting of Waste Materials

Large-scale repairs generate various waste materials such as leftover paint, metals, and wood. Kakeru Koumuten sorts and recycles waste materials in-house, leading to cost reductions in waste disposal fees.

Showroom Dedicated to Exterior Renovations

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

2. Cost Reduction through In-House Management and Construction

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

By managing everything from inquiries to project completion in a unified system, we can keep costs down while providing high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, communication can be smooth.

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

3. Obtaining Various Permits and Skilled Workers

We have obtained construction business licenses and permits for industrial waste collection and transportation! We also have nationally certified sheet metal and painting skilled workers, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building materials containing asbestos inspectors, so we can manage asbestos-containing roofing materials and conduct preliminary surveys.

4. Warranty and Aftercare

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

5. Flexible and Prompt Response

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

We can also address exterior walls and rooftops that cannot be checked from high places using a drone! 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 to enhance their skills and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond appropriately. We also educate on points to pay attention to 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 proper manners to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Each process will undergo inspection by a responsible person, along with detailed photographs of the work. We utilize film thickness inspection machines and check sheets to ensure that no inspections are overlooked. During exterior wall painting and waterproofing work, we will verify the quantity of used paint cans to ensure that the specified amount of paint is used, and by ordering paint in-house, we prevent construction defects in advance. 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!You can also perform simulations on your smartphone or computer. By simulating and then changing to a two-tone color or altering the image, we hope to enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

* In Itabashi Ward, changes in color and repainting to a color that does not meet the standards are included in the actions subject to the landscape plan notification (depending on the size of the building and the district). Having a color simulation screen will help facilitate explanations at the neighborhood association and management committee meetings.

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

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

9-3 Exterior Renovation Simulation

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

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

Cost Estimates for Major Repairs in Itabashi Ward

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

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

According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), the construction costs for major repairs are concentrated at about 70% in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary construction costs, so the conditions differ from the current total construction costs including tax.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax or common temporary costs. Percentages may not total 100% due to rounding and non-responses.

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

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (Second aggregation of large-scale renovation work. Overall average is construction-related 59.0%, temporary 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because equipment-related work, exterior work, and others are included. This is an average value and is not a criterion for judging the appropriateness of individual estimates.

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

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

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

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

Examples of Unit Prices for Repair Work

*Costs and warranty periods vary based on shape, quantity, substrate condition, and type of materials. For detailed estimates, please feel free to contact us. Estimates are completely free.

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

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

* The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. Choosing paints with anti-algae and anti-mold properties can improve durability in shaded and humid areas.

Guidelines for Repair Reserve Funds and Options When Insufficient

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

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

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

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

In Itabashi Ward, Tokyo, there are no subsidies specifically targeting the construction costs of large-scale renovations. The available options can be broadly categorized into four types. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to confirm with our company or the relevant offices before contracting or starting work. (As of October 9, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are carried out, the property tax amount for the following year will be reduced. The reduction rate is determined by the municipality within the national range (1/6 to 1/2). The property tax in the 23 wards of Tokyo is a metropolitan tax, and the reduction rate in Tokyo is 1/2 (up to the tax amount for 100㎡ per unit).

② District and Metropolitan Window (Management Associations should start here)

The certification of the management plan for condominiums is conducted by Itabashi Ward. While it is not a subsidy for the actual costs of large-scale repair work, it can be used as consultation and decision-making material in the preliminary stages.

Source: Itabashi Ward “Management Plan Certification System”／Itabashi Ward “Itabashi Appropriate Management Promotion Condominium Certification System”／Itabashi Ward “Condominium Management Support Project”／Itabashi Ward “Condominium Management Status Notification System”／Itabashi Ward “Landscape Plan”　*The status of the system’s window and reception may change.

③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)

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

*Certification is subject to renewal every 5 years, and approval from the general meeting is required for the application. Please check the ward’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

Advanced Window Renovation 2026 Project

⑤ Tokyo Metropolitan Area, Itabashi Ward Subsidies and Support

* The ward’s seismic subsidy requires application before contracting. There are no confirmed subsidies for thermal insulation painting or insulation renovations in the ward. The rental housing insulation and renewable energy promotion project has specific requirements for contractors and other detailed conditions. Please confirm the conditions before contracting.

⑥ Loan System (Housing Finance Agency Condominium Sumairu Loan)

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

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

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

Building Conditions and Repair Points in Itabashi Ward

Itabashi Ward is formed by the Musashino Plateau, which is approximately 30 meters above sea level, and the alluvial lowlands of the Arakawa River. According to the ward’s description, the northern part is generally lowland, while the southern part is elevated. There are 1,802 condominium buildings with a total of 82,697 units in the ward, with 43.9% of the units being over 30 years old (as of Reiwa 5). The ward is a landscape administrative body and has established a unique landscape plan. However, these figures are for the entire ward. The age and deterioration status of your own building will be individually confirmed through on-site surveys.

Source: Itabashi Ward “Population and Number of Households Based on the Basic Resident Register (as of May 8)” / Itabashi Ward “Profile of the Ward” / Itabashi Ward “Results of the Condominium Actual Condition Survey (Reiwa 6, PDF)” *Population and household numbers are based on values publicly announced by the ward based on the Basic Resident Register, including foreign residents. The percentage of buildings over 30 years old is based on the ward’s actual condition survey (from July Reiwa 5 to February Reiwa 6). The number of units over 40 years old is not indicated within the confirmed range.

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

The table below summarizes only the items that can be confirmed from the district and metropolitan public documents. The overall figures for the district do not determine the circumstances of individual buildings.

Four Key Factors to Consider for Large-Scale Repairs Unique to Itabashi Ward

Based on the topography and age trends of Itabashi Ward, as well as the rules of the town, we have organized four factors to keep in mind for large-scale repairs. Since circumstances vary for each building, individual confirmation will be conducted through on-site surveys.

Source: Itabashi Ward “Flood Hazard Map”／Itabashi Ward “Storm Surge Hazard Map”／Itabashi Ward “Results of Apartment Reality Survey (PDF)”／Itabashi Ward “Industry in Itabashi”／Itabashi Ward “Non-Combustible Special Zone”／Itabashi Ward “Building Agreement”

When Landscape Procedures Are Required (Buildings)

When performing exterior wall repainting and other activities within Itabashi Ward, the notification related to the ward’s landscape plan is as follows.

Source: Itabashi Ward “Landscape Plan” / Itabashi Ward “Window Guide for Notifications Based on the Landscape Act (PDF)” / Itabashi Ward “District Plan” *The scale applies to buildings. Please confirm at the window whether your building is subject to this.

Points of Discussion When Proceeding with Construction in Itabashi Ward

*Kakeru Koumuten has established five bases centered in Yokohama City and will visit Itabashi Ward.

Deterioration Symptoms and Timing That Require Major Repairs

Generally, large-scale repairs are recommended every 12 to 15 years. According to a survey by the Ministry of Land, Infrastructure, Transport and Tourism, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual decision should be based on the condition of deterioration rather than just the number of years, so if you observe any of the symptoms listed below, we recommend an early on-site inspection.

Estimated Repair Cycles by Location (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)

*The above are reference examples from the guidelines and are not uniform construction deadlines. The actual cycle will be set according to the building’s specifications, location conditions, and deterioration status.

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

Examples of Large-Scale Renovation Work

This is an example of exterior renovation work on a mixed-use building handled by Kakeru Koumuten. The building had leaks occurring in several places, and we combined clear waterproofing for the tile exterior wall with waterproofing for the rooftop for the renovation.

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

Customer Feedback

Flow from On-site Investigation to Completion of Construction

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

1. Contact Us (Free) Please reach out via phone, form, or LINE. If you have estimates from other companies, it’s fine to just present those.
2. On-site Investigation & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproofing layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Itabashi Ward, we will also check the road width, distance from neighboring properties, delivery routes, parking, and drainage conditions on rooftops and balconies.
3. 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 plans can also be proposed.
4. Plan Decision & Contract Confirm colors using color simulations, paint boards, and trial painting. For management associations, we can assist in preparing materials for general meetings. For buildings requiring notification under the Itabashi Ward landscape plan, we will explain the notification process and color considerations.
5. 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.
6. Temporary Scaffold Installation & Various Works Our in-house scaffold team will set up scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → iron parts & ancillary work in that order. A supervisor will inspect each process and take construction photos.
7. Completion Inspection, Scaffold Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
8. Aftercare Maintenance We will send 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

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

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

How Will Life Be During Construction? Impact on Residents

For large-scale repairs, the principle is to proceed while you continue to live in your home. However, there will be some restrictions on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.

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

There are many large-scale repair contractors that cover Itabashi Ward, and you may be unsure which contractor to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.

Have Extensive Experience in Large-Scale Repairs

Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it gives you peace of mind as a reference when you actually request their services.

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

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and nearby neighbors. Therefore, it is necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, and we receive many requests for exterior renovations of apartments and condominiums.

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, let’s confirm the availability 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 are often confident in their work, making this a key criterion for selecting a contractor.

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

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

Obtain Estimates from Multiple Contractors (at least 3 companies)

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

When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs and exterior wall painting,” and “confirmation of the process”. Be cautious, as lower-grade materials or skipping processes can reduce costs, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess visually, ensure that the repair methods are appropriate for the condition of the substrate!

Check These Points on the Estimate (Checklist)

Confirm if it is managed in-house

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

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

Moreover, if a contractor is outsourcing to subcontractors, there is a risk that their response will be delayed 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 installation to exterior wall painting and waterproofing work in-house, with knowledgeable and experienced personnel managing the construction!

There are three ordering methods. The choice affects the approach.

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

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

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

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

Three Typical Methods

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 minutes to ensure transparency
• Confirm the reasons for unusually low design management fees from consultants
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications by the management association itself

Contact Points for Third-Party Consultation

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

Source: Itabashi Ward “Condominium Management Support Project”／Itabashi Ward “Condominium Management Status Notification System”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Large-Scale Renovation Work Orders”／Condominium Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Itabashi Ward

How much does large-scale repair in Itabashi Ward 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 costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment ranges from 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment from 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings from 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing and roofing work are needed, 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 a guideline, 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 12 to 15 years. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breakage of the waterproof layer is observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. We will confirm and assess the age and condition of your building during the on-site survey.

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

For apartments, the period is typically 3 weeks to 2 months, for small condominiums or buildings 1.5 to 3 months, and for condominiums with over 50 units about 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there will be restrictions on drying laundry outside and opening windows, so we thoroughly ensure minimal impact on daily life by distributing advance notices, providing information on the bulletin board regarding the schedule and laundry, 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 utilizing subsidies or tax incentives, please also factor in the time required for obtaining management plan certification (procedures for district certification).

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

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

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

It is true if the requirements are met. Under the condominium longevity promotion tax system, if a condominium that is over 20 years old and has more than 10 units conducts large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to its longevity, the fixed asset tax amount for the following year will be reduced. The reduction rate for the 23 wards of Tokyo is 50%, and the tax amount is applicable for up to 100 square meters per unit. The eligible repairs must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made within three months of completion to the Tokyo tax office in the ward where the condominium is located (for Itabashi Ward, it is the Itabashi Tax Office, phone 03-3963-2111). If the manager submits the declaration collectively, it can replace individual declarations from each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so it is recommended to start the process more than a year before the construction.

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

There are four main options. ① Postpone low-urgency repairs based on a deterioration diagnosis, ② Review the scope and specifications of the work, ③ Check for subsidies and support systems, 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 and seismic retrofitting work. Please note that postponing waterproofing and tile peeling measures often ends up being more costly, 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. There are sites in Itabashi Ward with limited road widths and buildings close to neighboring properties. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after confirming the site. This is an area where additional costs can easily arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.

What happens to the parking for residents during construction?
Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings where there is not enough parking space on the premises, it may take time to secure an alternative parking 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?
Itabashi Ward is a landscape administrative body and has a landscape plan for the ward. In general areas, buildings that are 20m or taller, have a total floor area of 2,000㎡ or more, or a site area of 1,000㎡ or more are subject to notification, and changes in color or repainting to colors that do not meet the standards are also included in the subject actions. The landscape formation priority areas in Kaga 1-2 Chome, Tokiwa 1-2 Chome, and Itabashi-juku Fudō Street are subject regardless of scale. Please check with the Urban Planning Division, Urban Landscape Section of the ward (phone 03-3579-2549) to see if your building is subject to this. There may be separate regulations in district planning areas. We will also check this during our investigation. Sharing a color simulation to visualize the completed image can facilitate discussions.

Why is the north-facing exterior wall particularly covered in moss and algae?
The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. After thoroughly cleaning with high-pressure washing, choosing paint with anti-algae and anti-mold properties can help prevent recurrence. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these often lead to water pooling on the roof and leaks.

Which method should I choose: responsibility construction method or design supervision method?
In buildings with fewer units, the burden of consulting fees tends to be heavier, so for small to medium-sized buildings with fewer units, the responsibility construction method is often more suitable. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications, but it incurs separate consulting fees and requires caution regarding conflicts of interest and collusion risks. Even with the responsibility construction method, verifying price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides estimates that clearly state quantities, methods, and materials for each construction item, allowing you to compare us on the same level as other companies.

How can I detect collusion in large-scale repairs?
There are three typical tactics. ① Pre-selecting a contractor and having other companies submit only formal high estimates, known as “dummy estimates,” ② A consultant contracts at an extremely low design supervision fee and receives kickbacks from partner companies, creating collusion, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting a neutral third party, documenting the selection process in meeting minutes, and including penalty clauses in contracts.

How many companies should I get estimates from?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 fiscal year 2021 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.

Can I just have a look at the estimate while in the middle of getting multiple quotes?

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

Can I request just emergency repairs for a leak?

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

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

Yes, we can. We have qualified personnel who are asbestos work supervisors and building material surveyors, and we handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. In Itabashi Ward, there is a subsidy for asbestos analysis and investigation costs (up to 50,000 yen per instance), which may apply to multi-family residences. For buildings owned by multiple people, the representative must apply. There is no specified application period, and it will close once the budget is reached. The contact point is the Environmental Policy Division, Living Environment Conservation Section of the ward (phone 03-3579-2594). We will also provide guidance based on the survey results.

What happens if large-scale repairs are not done?

There are risks such as personal injury from falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, investigations through full tapping and other methods are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiled or mortar-finished walls. The scale of multi-family residences that are subject to this and the timing of reports can be confirmed in the “List of Buildings and Equipment Subject to Periodic Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check the latest information with the Building Guidance Division, Equipment Review Section of Itabashi Ward (phone 03-3579-2577). Even if not subject to statutory investigations, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.

How much does large-scale repair for an apartment (about 10 units) cost?

For a wooden two-story building with 6 to 10 units, the estimate is between 2 million and 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is between 4 million and 9 million yen based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common to carry out repairs for apartments every 10 to 15 years. For owners, there is an increasing trend to change the exterior appearance through color simulations at the same time as repairs to improve occupancy rates.

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

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

From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not lose in terms of cost, quality, and planning compared to other companies, so we welcome multiple quotes!

Large-Scale Repair Work Service Area

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

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