Leave the repairs and renovations of condominiums and apartments in Kunitachi City, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-scale Renovations for Condominiums, Apartments, and Buildings in Kokubunji City, Tokyo
To owners, management associations, and management companies considering large-scale renovations for condominiums, apartments, and buildings in Kokubunji City, Tokyo.
Kakeru Koumuten Co., Ltd. is a company that handles exterior renovations with comprehensive management and self-construction from the installation of temporary scaffolding to substrate repairs, exterior wall painting, tile repairs, sealing, waterproofing for rooftops and balconies, and roofing work. We have undertaken numerous large-scale renovations and exterior reforms for apartments, condominiums, and commercial facilities in Kokubunji City.
- On-site surveys and estimates are completely free (multiple estimates are welcome)
- Comprehensive management from temporary scaffolding to exterior and roofing work
- Our own scaffolding team handles sites in Kokubunji City, from condominiums to apartments
- 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 (approximately 70% of the results from the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021 fall within this range, with the most common being 1,000,000 to 1,250,000 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the deciding factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Kokubunji City / Most of the city is a nearly flat highland on the Musashino Plateau, with the Kokubunji Cliff Line (Hake) running along the southern edge, and there are spring waters and the Nogawa River below the cliff. The city’s urban development regulations have unique standards for greenery, landscape, and spring water in the Kokubunji Cliff Line area, with district plans for six areas, requiring notification at least 30 days prior to commencement within the area. If scaffolding extends over city roads, prior consultation with the Road Management Division is necessary, along with standards for projection and morning glory height. The number of condominium buildings and their breakdown by year of construction in the city could not be confirmed from the city’s public documents.
- Available Funds / The official page of Kokubunji City did not confirm any municipal system that subsidizes the construction costs or deterioration diagnosis costs for large-scale renovations. What the city provides information on includes management plan certification (the application fee to the city is free) and management status notifications. The fixed asset tax reduction special provision is a national system (for work completed by March 31, 2027), but since no guidance could be confirmed on the official page of Kokubunji City, it is necessary to check with the taxation division regarding the reduction ratio and where to report. Additionally, we will consider combining Tokyo’s interest subsidies (the second phase for the fiscal year 2026 is accepting applications until February 19, 2027), public financing, and the city’s subsidies for energy-saving equipment installation (high insulation windows. The first phase has ended, and the second phase starts from December 1, 2026).
- Tips for Success / At least three competitive estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work available in Kokubunji City, Tokyo
Large-scale repairs are not just “exterior painting” or “waterproofing”; they are projects that comprehensively address the deterioration of the entire building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work with our own team, ensuring clear responsibility and coordination of the process.
| Type of Work | Main Details |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our owned scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, explosion (exposed rebar) repairs, resin mortar repairs for missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats from primer to topcoat, painting of ancillary parts (iron parts, gutters, water cuts, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of broken tiles, joint repairs, clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Re-sealing around sashes and exterior wall joints, additional sealing. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, shared corridors, and stairs, PVC sheet waterproofing, and long sheet installation. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Hardware Work | Cleaning and painting of steel staircases, handrails, and PS doors, replacement of caps and water cuts. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), resolving gutter blockages. Drainage issues can cause puddles and leaks, making this work particularly important for buildings with rooftops. |
| Others | Rain gutter replacement, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of asbestos-containing materials. |
Scope of Major Repairs Determined by Building Diagnosis
It is not always necessary to carry out all the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the following, compile a deterioration diagnosis report with photos, and propose the scope of work.
| Diagnosis Area | Main Investigation Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual inspection, checking the width of cracks and the condition of the paint film | Method and quantity of crack repairs, specifications for painting (whether repainting or painting after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding survey. High areas checked with a drone | Scope and estimated quantity for injection and replacement, whether clear waterproofing is necessary |
| Sealing | Checking for cracks, shrinkage, peeling, and hardening | Whether to replace or add to the existing sealant, scope of joints to be worked on |
| Rooftop, Balcony, Shared Corridor | Checking for blisters or breaks in the waterproof layer, puddles, and the condition of drains | Full renovation or partial repair, method (urethane waterproofing, PVC sheet waterproofing, long sheet), whether drain renovation is necessary |
| Leak Areas | Investigation using thermal imaging camera and drone | Identification of the cause and priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking | Whether it can be resolved with painting or if material replacement or overlay installation is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, access routes, and parking | Planning for scaffolding and scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Kokubunji City, Tokyo
The reason why we can be entrusted with large-scale renovations in Kokubunji City is that we have “initiatives that cannot be imitated by other companies in large-scale renovation work”, which has received high praise from many customers.
1. Equipment Specialized for Exterior Renovations
At Kakeru Koumuten, we have prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale renovations. We have established five bases centered around Yokohama City for material storage and showrooms.
In-house Ownership of Scaffolding Materials
We own the scaffolding materials necessary for temporary scaffolding required for large-scale renovations and can assemble scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs related to scaffolding work and provide quick and flexible responses.
We own 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 purchase materials at a lower cost! Additionally, since we always have stock available, we can provide swift responses in emergencies!
In-house Sorting of Waste Materials
Various waste materials such as waste paint, metal, and wood are generated during large-scale renovations. 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, you can not only have meetings but also check actual samples and colors of exterior materials. You can also perform color simulations for exterior wall painting and check thermal insulation properties using a thermal insulation testing machine!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
By managing everything from inquiries to project completion in a unified system, we can keep costs down while providing high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the 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. 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 investigators, 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 each year.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations in 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 pay attention to and areas to check during each stage of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we will not only notify residents and greet nearby residents, but also install a notice board at the entrance to display the construction schedule and announcements! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Each process will be inspected by a responsible person, and detailed construction photos will be taken. We will use film thickness inspection devices and check sheets to ensure that no inspections are overlooked. During exterior wall painting and waterproofing work, we will confirm the number of used paint cans to ensure that the specified amount of paint is used, and we will prevent construction defects by ordering paint directly from our company. Of course, we will also take photos of the used paint and report them.
9. Exterior Wall Painting Color Simulation
9-1 Self Color Simulation
The simulations we create can be done using actual photos of your apartment or building!Simulations can also be done on your smartphone or computer. By simulating and then applying two-tone colors or making image changes, we hope to enhance the stylish appearance and contribute to increased occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
* On the official page of Kokubunji City, there were no specific landscape plans or landscape regulations found, but there is a Kokubunji City Landscape Town Development Guideline, and landscape discussions for development projects based on the town development ordinance are being conducted. In the Kokubunji Cliff Zone, there are unique standards for green spaces, landscapes, and spring water established by ordinance. In the district planning areas (6 districts within the city), a notification is required 30 days prior to starting construction plans or land development within the district maintenance plan area, and it is necessary to confirm with the city whether exterior wall repainting falls under this requirement. Additionally, in the areas covered by the Tokyo Metropolitan Landscape Plan, repairs, renovations, or color changes that alter the appearance of buildings are subject to notification based on the Tokyo Metropolitan Landscape Ordinance, and according to the city’s Q&A, repainting in the same color is also included (normal maintenance activities such as tile repairs are excluded). Notifications must be submitted 30 days before the start of construction, and whether it is subject to notification is judged based on the overall scale of the building, not the parts being changed. Having a color simulation screen can help facilitate smooth explanations to the general meeting, neighbors, owners, and residents.
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 doing a sample paint, you can confirm the actual color and gloss!
9-3 Exterior Renovation Simulation
Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for when metal siding is applied
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting or roof replacement work
With the exterior renovation simulation, you can minimize the risk of failure in changing the image! By renovating the appearance of apartments and condominiums, we hope to contribute to an increase in occupancy rates.
Cost Estimates for Major Repairs in Kokubunji City, Tokyo
The cost of major 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 cost estimates based on our construction results by scale, and finally to examples of unit prices for each project.
The National Market Price for Condominiums is 750,000 to 1,500,000 JPY 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 JPY per unit, with the most common price range being 1,000,000 to 1,250,000 JPY. Please note that the amounts in this survey do not include consumption tax and common temporary costs, so the current total construction costs including tax may differ.
| 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 “FY 2021 Survey on Large-Scale Repair Work for Condominiums” (200 companies, 818 cases) *The amounts do not include consumption tax and common temporary costs. The percentages do 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 Work | 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 expenses, etc. (9.5%), insurance premiums for large-scale repair defects (0.8%) |
Source: Ministry of Land, Infrastructure, Transport and Tourism “FY 2021 Survey on Large-Scale Repair Work for Condominiums” (Second compilation of large-scale repair work. Overall average is construction-related 59.0%, temporary work 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 not a criterion for judging the appropriateness of individual estimates.
Cost Estimates by Building Size (Scaffolding, Substrate Repair, Exterior Painting, Waterproofing, Sealing)
| Type and Size of Building | Cost Estimate | 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 Apartment (4-5 stories) | 5,000,000 – 15,000,000 JPY | 1.5 – 3 months |
| Medium-Sized Apartment (30-50 units) | 20,000,000 – 50,000,000 JPY | 3 – 5 months |
| Large Apartment (over 100 units) | Around 100,000,000 JPY – | 6 months – |
*The above estimates are based on Kakeru Koumuten’s construction performance and may vary depending on the presence of roofing work, metal work, plumbing, etc. For apartments, please also use the amount obtained by multiplying the national statistics above (750,000 – 1,500,000 JPY per unit) by the number of units as a reference.
Breakdown of Costs for Temporary Structures, Substrate Repair, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “temporary structures,” “substrate repair,” “sealing,” “exterior painting,” “waterproofing,” and “miscellaneous expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| Item | What to Confirm in the Estimate |
|---|---|
| Building Prerequisites | Structure (wooden, steel frame, RC), number of floors, number of units, exterior wall area, waterproof area. Confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Works & Scaffolding | Area and unit price of scaffolding, mesh sheets, protective measures, 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 Repairs | Cracks, lifting, spalling, etc., with quantities and unit prices for each repair method. Since these items are not finalized until scaffolding is set up, confirm whether it will be estimated quantities or actual settlement, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional application, length to be applied (m), material name. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, scope of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, shared corridor, construction method, material name, and whether drain renovations are included. |
| Inspection & Reporting | Inspections for each phase, construction photos, and whether a completion report and warranty are included. |
| Miscellaneous Expenses | Contents and ratios 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 construction costs, but it varies depending on the size and conditions of the building, so there is no uniform standard. |
| Tax Classification | Whether the amount is tax-inclusive or tax-exclusive. Since the display varies by company, make sure to standardize before comparing total amounts. |
Unit Price Examples 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) |
| Concrete Spalling Repair | Rust Preventive for Rebar + Resin Mortar | per location / 1,000 JPY〜2,000 JPY (Varies depending on the degree) |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY (Varies depending on the degree) |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof 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 | Company-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. If you would like a detailed estimate, please feel free to contact us. Estimates are completely free.
Select Paint and Waterproofing Grades Based on “Years Until Next Repair”
“Good paint does not equal the right choice.” The best way to choose is to align when the next major repair will be with the lifespan of the materials to avoid waste.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good choice with a balance of cost and performance. The lifespan varies by product, so choose specifications that match 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. Also effective for suppressing algae and moss on the north side or poorly sunlit areas. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Complex-shaped rooftops, when wanting to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| Vinyl Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shapes. 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 can improve durability in shaded and humid areas.
Guidelines for Repair Reserve Funds and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per exclusive area. An additional charge is required if there is a mechanical parking lot.
| Building Size (Less than 20 Floors) | Monthly Estimate (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| Less than 5,000㎡ Total Floor Area | 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 |
| Over 20,000㎡ | 255 JPY/㎡ | 190-325 JPY/㎡ | Approximately 13,300-22,750 JPY |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines on Repair Reserve Funds for Condominiums” (Reiwa 6, June revision, PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations responded 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 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 can ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Consider reviewing the paint grade, changing from full renovation to partial renovation, etc. Please separate this from “apparent cost reduction” by skipping processes. |
| ③ Utilizing Subsidies and Tax Systems | Subsidies for energy-saving renovations from the national government, Tokyo, and the city, as well as reductions in fixed property tax, and management plan certification in Kokubunji City (see below). The reduction in fixed property tax is a system that lowers the tax amount for each unit owner, and does not directly increase the repair fund of the management association. |
| ④ Increasing Reserve Funds, Borrowing, and One-Time Payments | In addition to considering increasing the repair reserve fund 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 Kokubunji City, Tokyo
Based on the official page of Kokubunji City, there does not appear to be a municipal system that subsidizes the construction costs of large-scale renovations for condominium units. The city provides information on management plan certification, management status reporting, and subsidies for the installation of energy-saving equipment, among others. The main types available are broadly categorized into five. The eligibility and application status of these systems may change during the fiscal year, so please be sure to confirm with our company or each contact point before contracting or starting construction.(As of October 15, 2026)
| Type | Details |
|---|---|
| ① Support from Kokubunji City | Management plan certification system (application fee to the city is free), condominium management status reporting system. The city’s seismic reinforcement subsidy is applicable to wooden houses. The contact point is the Urban Development Division, Housing Measures Section. |
| ② Tax Incentives | Reduction of property tax under the condominium longevity promotion tax system (national system). Since the official page of Kokubunji City does not provide information, it is necessary to confirm the reduction rate and application destination with the Tax Division, Property Tax Section. |
| ③ Management Plan Certification System | A certification system that serves as an entry point for tax incentives and loan interest rate reductions. Condominiums in Kokubunji City are handled by Kokubunji City (Urban Development Division, Housing Measures Section), and the city does not set its own standards beyond national criteria. |
| ④ Construction Subsidies by Purpose | Energy conservation (windows, insulation, etc.), seismic reinforcement, etc. The Kokubunji City renewable energy and energy-saving equipment installation subsidy system (including high-performance windows) has the first phase closed for applications, and the second phase will start from December 1, Reiwa 8. Please check in conjunction with national and Tokyo metropolitan projects. |
| ⑤ Loans and Interest Subsidies | Housing Finance Agency’s condominium common area renovation loans, Tokyo’s interest subsidies (condominium improvement construction grants). |
① Kokubunji City Condominium Related Systems and Consultation Points
We have organized the information provided by Kokubunji City for condominium management associations, as confirmed on the city’s official page. None of these systems directly cover the costs of large-scale repair work.
| Condominium Management Status Reporting System | Applicable to condominiums built before December 31, Showa 58, with six or more independent units for residential use, and requires reporting within five years of the last report. The contact point is the Urban Planning Department, Urban Development Division, Housing Measures Section (042-312-8667) (the page was last updated on April 1, Reiwa 8). There is no information on the number of reported cases or the number of applicable condominiums in the city on the page. |
|---|---|
| Consultation Point | The Urban Development Division, Housing Measures Section (042-312-8667), which also serves as the contact point for management plan certification and management status reporting. We could not confirm any information regarding advisor dispatch or subsidy systems for management associations. |
| Support for Seismic Reinforcement | The subsidies provided by the city are for seismic diagnosis and seismic retrofitting of wooden houses. The city’s page lists one large store and facilities of elementary and junior high schools, as well as twelve buildings along designated emergency transport roads, as subjects for mandatory diagnosis under the Seismic Retrofitting Promotion Act. There is no mention of city subsidies for seismic retrofitting of condominiums. Tokyo has a subsidy program for “Emergency Measures for Piloti Floors to Protect Lives,” targeting condominiums with piloti floors that are at high risk of collapse under old seismic standards (please confirm eligibility with Tokyo). |
*Based on the information available on Kokubunji City’s official page, there were no city subsidies found for asbestos investigation and removal work. Notifications regarding specific construction work and asbestos dispersion prevention are guided by the Building Guidance Division, Supervision and Inspection Section (042-312-8670) and the Environmental Division (042-328-2191). Please confirm with the city and Tokyo Metropolitan government offices during the planning stage of the construction. The acceptance status may change, so please check the latest handling at the office before applying.
② Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs that contribute to the longevity of certain condominium units (conducting exterior wall painting, floor waterproofing, and roof waterproofing as a single project) are carried out, the fixed property tax amount for the following year will be reduced (up to the equivalent of 100㎡ per unit; urban planning tax is not included). The reduction rate is determined by local ordinances. Since Kokubunji City is not part of the 23 wards of Tokyo, the fixed property tax is a city tax. However, no information regarding this system was found on Kokubunji City’s official page (reduction measures for fixed property tax). Please confirm the reduction rate and application destination with the Taxation Division, Fixed Property Tax Section (042-325-0111, extension 326). (In the 23 wards of Tokyo, the fixed property tax is a metropolitan tax, and the reduction rate is 50%.)
| Main Requirements of the National System | For condominiums that are over 20 years old and have more than 10 units, the floor area of the residential exclusive part must be more than half of the total exclusive area / At least one instance of exterior wall painting, floor waterproofing, and roof waterproofing must have been completed in the past / Condominiums that have received certification of their management plan and have increased the amount of repair reserve fund (average amount for the entire planning period) from below the certification standard to above the standard after September 1, 2021, or management associations that have received administrative advice and guidance based on the Condominium Management Improvement Act and have ensured that their long-term repair plans comply with national standards. |
|---|---|
| Implementation Deadline of the National System | From April 1, 2023, to March 31, 2027 (completion of construction within the period of the national system) |
| Treatment in Kokubunji City | There was no confirmation of this reduction system on the city’s official page (the reductions announced on the city page include long-term excellent housing, barrier-free renovations, seismic renovations, and energy-saving renovations). The reduction rate, application window, application form, and submission documents need to be confirmed with the Tax Division, Property Tax Section (042-325-0111, extension 326). The certification notice for the management plan and certificates regarding the city’s advice and guidance are documents issued by the Urban Development Division, Housing Measures Section (042-312-8667). |
| Notes | Obtaining certification of the management plan and reviewing the long-term repair plan takes time, so it is recommended to prepare at least one year before construction. It is stated that the reductions for seismic, barrier-free, and energy-saving renovations cannot be used in the same fiscal year. The treatment after April 2027 has not been confirmed on the official page. |
- Kokubunji City: Property Tax (Reduction Measures Information) (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Tax System for Promoting Long Lifespan of Condominiums (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Property Tax Reduction for Large-Scale Repairs of Condominiums (PDF)
- Ministry of Land, Infrastructure, Transport and Tourism: Is Your Condominium Being Regularly Repaired? (PDF)
③ Management Plan Certification System (Gateway to Tax and Interest Benefits)
By receiving certification, it leads to fulfilling one of the requirements for interest rate preferential treatment on loans and bonds from the Japan Housing Finance Agency, as well as the long-term durability promotion tax system (certification alone does not guarantee tax reduction). For condominiums in Kokubunji City, the certification window is managed by Kokubunji City. The city does not set its own standards beyond national criteria, and if it meets national standards, it is also considered to comply with the prefectural condominium management improvement guidelines. The main criteria include holding meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserve funds, and “having a long-term repair plan that includes two or more large-scale repair works over a period of 30 years, created or reviewed within the last 7 years”.
| Application Process | ① The management association decides to apply for management plan certification at a meeting (general meeting) → ② Request a preliminary confirmation by a condominium management consultant → ③ A preliminary confirmation compliance certificate is issued online → ④ Submit the certification application to the city online → ⑤ The city reviews it, and if it meets the criteria, a certification notification is issued. If desired, the certification information will be published on the condominium management center’s viewing site. |
|---|---|
| Fees | The certification application fee to the city and the fee for changing the certification application are free. The cost of preliminary confirmation is paid to organizations such as the condominium management center, and the amount can be checked on each organization’s website. |
| Number of Certifications | There is no mention of the number of certifications on the city’s page. |
| Consultation Contact | Kokubunji City Urban Planning Department Urban Development Section Housing Measures Officer 042-312-8667 (The page was last updated on December 1, Reiwa 6) |
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 common area renovations). Rental housing is also eligible. |
|---|---|
| Required Work | Insulation renovation of openings, insulation renovation of the structure (floor, walls, ceiling), and installation of eco-friendly housing equipment are mandatory combinations. |
| Subsidy Limit | Depending 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 | Work must commence after signing a construction contract, between November 28, 2025, and no later than December 31, 2026. The application for the subsidy will generally be made by the registered contractor (construction contractor) after the work is completed (the client cannot apply themselves). Reservations for the subsidy application must be made by November 16, 2026, 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 replacements 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 | For multi-family residences, there is a method for “bulk application” that allows for the application of all units at once. The application process is handled by registered contractors (window renovation contractors), and management associations cannot apply themselves, but this system works well with window and entrance door renovations scheduled for large-scale repairs. |
| Subsidy Limit | For residential properties, 1,000,000 yen per unit (changed from 2,000,000 yen in fiscal 2025). For non-residential properties over 240 square meters, the limit is 10,000,000 yen per building. |
| Period | Work that commences after November 28, 2025, and no later than December 31, 2026, is eligible. The application for the subsidy will be made after the completion and handover of the work, with reservations for the application to be made by November 16, 2026, and applications to be submitted by December 31, 2026, at the latest (will end once the budget limit is reached). |
⑤ Tokyo’s Subsidies and Grants, and Kokubunji City’s Subsidy Information
| Tokyo Energy Conservation Renovation Promotion Project for Existing Homes (Fiscal Year 2026) | The renovation of high-performance windows, doors, insulation materials, and bathtubs is eligible, and the target group includes management associations of condominium buildings. For management associations with 50 or more renovated units, the subsidy amount will be 120% of the total unit price. The maximum subsidy for windows and doors is 2 million yen per unit, and for insulation materials, it is up to 1 million yen per unit, covering one-third of the expenses. Pre-registration started on May 29, 2026. Contracts and construction will take place after the pre-registration is accepted. It was not confirmed on the official page whether construction of common areas is eligible. Please check the official page and the contact number (03-6737-5300) for conditions regarding registered businesses and budget status. |
|---|---|
| Kokubunji City Renewable Energy and Energy Conservation Equipment Installation Subsidy Program (Fiscal Year 2026) | The target is individuals who install eligible equipment in buildings they own within the city (residential or business premises, including exclusive parts of condominium buildings) during fiscal year 2026. There is no mention of management associations on the page. The installation cost for “high-performance windows” is subsidized at one-eighth (rounded down for amounts under 1,000 yen), with a maximum of 80,000 yen (heat-shielding paint is not listed as eligible equipment). The first phase reached its budget and ended on July 9, 2026, and the second phase will run from December 1, 2026, to March 31, 2027 (budget of 16 million yen). The contact point is the Zero Carbon Division, Environmental Management Section (042-312-8663), and applications can only be submitted in person or by mail. |
| Kokubunji City Asbestos Measures | Notifications for specific construction work and asbestos dust prevention are guided by the Building Guidance Division and the Environmental Division. It was not confirmed whether there is municipal assistance for surveys or removal work. |
| Tokyo Emergency Measures Subsidy for Piloti Floors to Protect Lives | This program targets apartments built under old seismic standards that have piloti floors with a high risk of collapse, and part of the reinforcement costs will be subsidized. The contact point is the Tokyo Metropolitan Government Housing Policy Headquarters, Private Housing Division, Apartment Section, Seismic Reinforcement Section (03-5320-4944). Please check the Tokyo page for detailed requirements and application status. |
| Tokyo Rental Housing Insulation and Renewable Energy Concentration Promotion Project (Fiscal Year 2026) | This program targets owners of existing rental housing leased under ordinary rental contracts, and construction must be carried out by registered businesses of Cool Network Tokyo. Pre-registration is from May 29, 2026, to March 31, 2027, and will end when the total application amount reaches the limit. The subsidy rate is two-thirds, with a maximum of 300,000 yen per unit for high-performance windows and 600,000 yen per unit for insulation renovations. No mention was found regarding management associations of condominium buildings, and this program is aimed at owners of rental apartments and rental condominiums. |
| Tokyo Subsidy for Renovation Costs of Special Nursing Homes (Fiscal Year 2026) | This is a Tokyo program to support renovations of facilities for the elderly. It cannot be used for large-scale repairs of apartments or condominiums and is intended for those who own and operate facilities such as special nursing homes. Please check the explanatory video and official page of Tokyo for the target and conditions. |
* The Tokyo project for rental housing is aimed at owners of rental apartments and rental condominiums, and no mention was found regarding management associations of condominium buildings. The application status may change, so please be sure to check the official page before applying.
- Kokubunji City: Reiwa 8 Year Renewable Energy and Energy Saving Equipment Installation Subsidy Program (Official)
- Tokyo Metropolitan Government: Energy Saving Renovation Promotion Project for Existing Homes (Official)
- Tokyo Metropolitan Government: Subsidy for Emergency Measures for Piloti Floors to Protect Lives (Official)
- Tokyo Metropolitan Government: Insulation and Renewable Energy Concentration Promotion Project for Rental Housing (Official)
- Tokyo Metropolitan Government: Announcement of the Start of the Insulation and Renewable Energy Concentration Promotion Project for Rental Housing (Official)
- Tokyo Metropolitan Government: Explanation Video on Subsidies for Renovation Costs of Special Nursing Homes
⑥ Loan System (Housing Finance Agency Mansion Sumairu Loan)
If the management association borrows funds for large-scale repairs, it can utilize the Housing Finance Agency’s “Mansion Common Area Renovation Loan (Mansion Sumairu Loan).”
| Eligible Construction | 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 investigation design by specialists |
|---|---|
| Collateral | No collateral required (joint guarantee by the Mansion Management Center, etc.) |
| Repayment Period | Generally 1 to 10 years, 1 to 20 years for specific construction, up to 35 years if seismic, flood, and energy-saving construction is carried out after obtaining management plan certification |
| Interest Rate Reduction | ① Holding of Sumairu Bonds ② Obtaining Management Plan Certification ③ Implementation of seismic, flood, and energy-saving construction, each reducing by 0.2% per year (maximum 0.6% per year) |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, the delinquency rate of repair reserve funds is generally within 10%. Applications are accepted year-round |
Source: Housing Finance Agency “Mansion Sumairu Loan” (Official)
Tokyo Metropolitan Government Apartment Improvement Work Subsidy (Interest Subsidy)
| Content | This is a system where the Tokyo Metropolitan Government subsidizes the interest of the “Condominium Common Area Renovation Loan” from the Japan Housing Finance Agency. The subsidy covers the difference from the interest rate, which is 1% lower than the agency’s rate (if the interest rate is below 1%, it effectively becomes 0%), and the subsidy period is up to 20 years, which is the repayment period of the loan. |
|---|---|
| Eligibility | This applies to management associations of fire-resistant condominiums in Tokyo that utilize the agency’s loans and debt guarantees from the Condominium Management Center, etc. Repairs and renovations of common areas are eligible (installation work for solar power generation equipment may also be eligible for the loan; please confirm the conditions with the Japan Housing Finance Agency). Condominiums built before the earthquake resistance standard (before May 31, 1981) must undergo an earthquake resistance diagnosis, and those requiring a report on management status must have completed the report and updates. |
| Limit | The limit is the smallest amount among the loan reservation amount, the construction cost eligible for the loan, the amount excluding subsidies from the construction cost, and 2 million yen per unit (6 million yen if it includes earthquake retrofitting) multiplied by the number of units. |
| Application for Reiwa Year 8 | There are two application periods, and the first period (from May 13 to September 30) has ended. The second period is from October 1, 2026, to February 19, 2027. Each period accepts applications for 2,500 units on a first-come, first-served basis. After loan approval, applications and grant decisions must be received before the money lending contract. Contact: Tokyo Metropolitan Government Housing Policy Headquarters, Private Housing Department, Condominium Division 03-5320-7532 |
Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used
Damage caused by “accidental incidents” such as the scattering of rooftop waterproof sheets, caps, and fences due to typhoons or strong winds, hail damage, and lightning strikes may be covered by fire insurance. It is important to separate and record damage from accidents and normal wear and tear during deterioration diagnosis.
On the other hand, normal wear and tear itself is not covered. There have been many troubles nationwide with businesses soliciting that “repairs can be made without out-of-pocket expenses with insurance money,” and the National Consumer Affairs Center has repeatedly issued warnings. False claims may be prosecuted for insurance fraud. Please confirm the eligibility of claims directly with your management association or owner to the insurance company or agency. Kakeru Koumuten Co., Ltd. will not provide such guidance.
Building Conditions and Repair Points in Kokubunji City, Tokyo
Kokubunji City is a city with an area of 11.46㎢, and most of the city is a nearly flat highland on the Musashino Plateau. At the southern end of the plateau is the Kokubunji Cliff Line (commonly known as Hake), where spring water emerges from various locations at the base of the cliff and flows into the Nogawa River. The city has urban development regulations, and in the Kokubunji Cliff Line area, unique standards are established for the conservation of green spaces, landscape formation, and spring water preservation. On the other hand, the number of condominium buildings and their breakdown by construction year within the city could not be confirmed from the city’s publicly available documents. The numbers below only include those verified from official sources.
（As of October 1, Reiwa 8）
（As of October 1, Reiwa 8）
（Official city page）
（Minimum to maximum）
（Varies by location）
Source: Kokubunji City “Population by Age and by Town Name and Chome”／Kokubunji City “Location and Area of Kokubunji City” *Population and number of households are based on the Basic Resident Register (including foreigners). Elevation is approximately 92m at Nishimachi 5-chome and Keyakidai, and approximately 55m near Higashimotocho 1-chome and Kuraone Bridge.
The number of condominiums in Kokubunji City by construction year could not be confirmed from public documents
There were no details found regarding the number of condominium buildings or their breakdown by construction year on the official Kokubunji City page or in the summary of the Tokyo Metropolitan Condominium Actual Condition Survey (as of August 1, 2011, with the report published in March 2013). Therefore, as a general guideline for construction work that tends to become heavier during repairs, rather than indicating the distribution within the city, we will organize the following. The city’s management status reporting system targets condominiums with six or more units built before December 31, 1983, and efforts are being made to understand the management status of older buildings.
| Estimated Age of Construction (as of 2026) | Estimated Period of Construction | Major Repairs in the Next Renovation |
|---|---|---|
| 46 years or older | Before Showa 55 | From the 3rd renovation onwards. Replacement of water supply and drainage pipes, exchange of iron parts and handrails, seismic diagnosis will be the main points of discussion. Buildings constructed under the old seismic standards (before May 31, Showa 56) will also need to assess the necessity of a seismic diagnosis. |
| 36 to 45 years | Showa 56 to Heisei 2 | Around the 3rd renovation. Complete renovation of waterproofing layers, updating of facilities, and renovation of sashes and entrance doors are likely to be the focus. |
| 26 to 35 years | Heisei 3 to 12 | From the 2nd to the 3rd renovation. Replacement of waterproofing layers and sealing, updating of facilities will be the main focus, and decisions will be made by comparing the previous specifications and the degree of deterioration. |
| 25 years or younger | After Heisei 13 | From the 1st to the 2nd renovation. Exterior wall painting, sealing, and rooftop waterproofing will be the main focus. |
Source: Kokubunji City “Condominium Management Status Reporting System” / Tokyo Metropolitan “Condominium Actual Condition Survey Results” *The age of construction is an estimate calculated from the cutoff year and does not indicate the degree of deterioration. It does not represent the number of buildings by age in Kokubunji City.
Four Factors Influencing Buildings and Construction in Kokubunji City
Based on public documents, we have organized four characteristics that lead to large-scale repairs. Kokubunji City has the Kokubunji Cliff Line running along a nearly flat highland, and due to the city’s urban planning regulations, district plans, and prior consultations for road occupancy, it is essential to conduct diagnoses according to age and confirm scaffolding plans and notifications.
① Climate | Temperature Differences, Heat Waves, Heavy Rain
According to the Japan Meteorological Agency’s observations in Tokyo (not specific to Kokubunji City), the highest annual temperature from 2021 to 2025 (the highest value of the highest daily temperature for that year) was between 36.8 and 38.5°C, and the lowest annual temperature (the lowest value of the lowest daily temperature) was between -3.5 and -1.0°C (the highest in 2025 was 38.5°C in August). The annual precipitation varied significantly, with the highest in 2021 at 2,052.5mm and the lowest in 2025 at 1,152.5mm. Due to the high temperatures in summer and the cold in winter, exterior walls, sealing, and waterproofing layers undergo repeated expansion and contraction every year. It is recommended to inspect waterproofing layers, sealing, and drains before any issues arise.
② Topography and Flooding | Musashino Plateau, Kokubunji Cliff Line (Hake), Nogawa River
According to the city’s official page, most of the city area is a nearly flat highland on the Musashino Plateau, with the southern edge of the plateau suddenly descending to form the Kokubunji Cliff Line (the height of the cliff ranges from about 5 to 16 meters depending on the location). Springs emerge from various places below the cliff and flow into the Nogawa River just below. The city’s rainwater drainage (internal water) flooding assumption area map is created based on the assumption of the maximum scale of rainfall (maximum of 153mm in one hour, total rainfall of 690mm in one day), taking into account the current state of sewerage development, and covers the entire city. It is noted that flooding can occur even in uncolored areas, and in low-lying areas, water depth may increase (Sewerage Division 042-300-0120). Please check the city’s hazard map and confirm on-site whether your property falls within any assumptions and whether it is a site with elevation differences near the cliff line.
③ Types of Buildings and Notifications | Old Seismic Resistance Apartments and Seismic Upgrades
The city’s apartment management notification system targets apartments built before December 31, 1983, that have six or more independent units for residential use. Regarding seismic resistance, the city’s page lists one large store built to old seismic standards and facilities of elementary and junior high schools, as well as 12 buildings along specific emergency transport roads, as subjects for mandatory diagnosis based on the Act on Promotion of Seismic Retrofitting. There is no mention of city subsidies for seismic diagnosis and retrofitting of apartments on the page (the subsidies indicated by the city are for wooden houses). The number of apartment buildings in the city and the number of those built to old seismic standards could not be confirmed from public documents. It is important to check the year of construction, the content of the last renovation, and whether a seismic diagnosis has been conducted for each management association to plan accordingly.
④ City Rules | Urban Development Ordinance, District Plans, Tokyo Metropolitan Landscape Ordinance
In Kokubunji City, there was no confirmation of a unique landscape plan or landscape ordinance, but there is a “Kokubunji City Landscape Urban Development Guidelines,” and discussions on landscape are held based on the urban development ordinance (development project standards). The Kokubunji Cliff Line area has unique standards for green spaces, landscapes, and springs established by ordinance, taking into account the boundaries of the Tokyo Metropolitan “Kokubunji Cliff Line Basic Landscape Axis” area (Urban Development Division Development Project Section 042-312-8666). In areas designated by the Tokyo Metropolitan Landscape Plan, notifications based on the Tokyo Metropolitan Landscape Ordinance may be required depending on the overall scale of the building, and the city’s Q&A indicates that repainting with the same color is also subject to this (normal maintenance activities such as tile repairs are excluded. Green Space Landscape Division 03-5388-3265). The city’s district plans consist of six districts (Izumicho, around Daiyon Elementary School, north exit of Kokubunji Station, along National Routes 3, 2, and 8 north, middle, and south, along National Routes 3, 4, and 12 and station front street, around the historic site of Musashi Kokubunji ruins), and if you plan to carry out construction plans or land development within the district improvement plan area, a notification is required at least 30 days before starting work. It is necessary to confirm at the counter whether exterior wall repainting is applicable, as this is not mentioned on the city’s page. There is also a procedure to submit a notification form based on Article 40 of the Urban Development Ordinance to the Urban Development Division before applying for building confirmation.
Source: Japan Meteorological Agency “Past Weather Data (Tokyo)” / Kokubunji City “Location and Area of Kokubunji City” / Kokubunji City “Announcement of Rainwater Flooding (Internal Water) Assumed Flooding Area Map” / Kokubunji City “What is the Kokubunji Cliff Area in Urban Planning Regulations?” / Kokubunji City “Kokubunji City’s Scenic Urban Development” / Kokubunji City “District Planning Areas and Notifications” / Kokubunji City “Notification under Article 40 of the Urban Planning Regulations” / Kokubunji City “Buildings Required to Undergo Seismic Diagnosis” / Tokyo Metropolitan Government “Scenic Regulations Q&A” (PDF)
Key Issues to Address When Advancing Construction in Kokubunji City
| Issues | Current Situation in Kokubunji City and Kakeru Koumuten’s Response |
|---|---|
| Road Occupation and Scaffold Extension | If scaffolding or temporary enclosures extend over the municipal road, a road occupation permit is required. In Kokubunji City, the Construction Environment Department, Road Management Division (042-312-8674) is the contact point, and prior consultation with the division is necessary before application. The road occupation permit application must include a guide map, floor plan, cross-section, and prior consultation document, with two copies of each submitted. The issuance of the permit typically takes about one week. According to city standards, the scaffold and temporary enclosure extension must be less than 1 meter from the road boundary on sidewalks and less than one-third of the effective width of the sidewalk; for roads without sidewalks, it must be less than 1 meter and less than one-eighth of the width. Fall prevention facilities (asagao) must be at least 4.0 meters high above the sidewalk and 5.0 meters above the roadway. The occupation fee is calculated as “unit price × occupied area × number of months installed ÷ 12,” and may be waived in some cases. We will confirm the width of the front road and the delivery route on-site, and incorporate the schedule for prior consultation and permit into the project timeline. |
| Kokubunji Cliff Line and Urban Development Regulations | In the Kokubunji Cliff Line area, unique standards for greenery, landscape, and spring water are established by ordinance. For construction involving building confirmation applications, prior notification may be required before application. Whether it applies depends on the nature of the work and the location of the site, so we will confirm with the city office before starting work to see if it is applicable and incorporate it into the schedule if necessary. |
| District Planning and Landscape | In the district planning areas (6 districts within the city), notification is required at least 30 days before starting work, and it is necessary to confirm with the city whether exterior wall repainting is applicable. Notification under the Tokyo Metropolitan Landscape Ordinance may also be required. We will confirm this along with the color scheme before starting work. |
| Old Seismic Buildings and Seismic Diagnosis | There is no mention of city subsidies for seismic diagnosis and renovation of condominiums on the city’s page. For buildings under the old seismic standards (before May 31, 1981), we will organize the necessity of seismic diagnosis at the planning stage of large-scale repairs and propose a combination of work that can be done during the period when scaffolding is up. |
| Window Insulation and Subsidies | The city’s renewable energy and energy-saving equipment installation subsidy program covers one-eighth of the installation cost for high-insulation windows (up to 80,000 yen). The first phase has ended, and the second phase will start on December 1, Reiwa 8. It is not mentioned whether management associations are eligible. If window renovations are included in large-scale repairs, we will confirm each system before contracting, including the national Advanced Window Renovation 2026 and Tokyo Metropolitan projects, and plan the schedule backward from the general meeting. |
| Internal Water Assumptions and Drainage | The city’s internal water flooding assumption area map is based on the assumption of maximum rainfall (maximum 153mm in one hour), indicating that water depth may increase in low-lying areas. We will organize issues related to roof drains, gutters, and drainage pipe blockages, as well as how water enters low floors and basements during the diagnosis. |
Source: Kokubunji City “When Occupying City Roads”／Kokubunji City “District Planning Areas and Notifications”／Kokubunji City “Kokubunji Cliff Area”／Kokubunji City “Subsidy System for Installing Renewable Energy and Energy-Saving Equipment”／Kokubunji City “Rainwater Discharge (Internal Water) Flooding Assumption Area Map”／Tokyo Metropolitan Government “Landscape Ordinance Q&A” (PDF)
* We accept consultations for the entire area of Kokubunji City.
Deterioration Symptoms and Timing Requiring Major Repairs
Generally, major repairs are estimated to occur every 12 to 15 years. According to the Ministry of Land, Infrastructure, Transport and Tourism’s actual survey, the 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 deterioration condition rather than the number of years, so if you observe symptoms like those below, an early on-site survey is recommended.
| Part | Dangerous Signs of Deterioration if Left Untreated | Main Actions |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks over 0.3mm, paint blistering or peeling | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, chipping of joints, efflorescence, hollow sounds when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Rooftop/Balcony | Bloating or breaking of waterproof layer, puddles, clogged drains, rain leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts/Steel Stairs | Rust, paint peeling, corrosion of treads | Grinding + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, shifting 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 |
| Shared Corridor/Stair Floor | Lifting or peeling of long sheet, opening at edges, exposed 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) | 12-15 years | Re-sealing | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Metal Part Painting | 5-7 years |
| Rooftop Waterproofing (Repair/Renovation) | 12-15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
| Rooftop Waterproofing (Removal/New Installation) | 24-30 years | Drain Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
*The above are reference examples from the guidelines and are not uniform construction deadlines. Actual cycles will be set according to the building’s specifications, location conditions, and deterioration status.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Long-term Repair Planning” (Revised June 2024, 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. The building had leaks occurring in several places, and we combined clear waterproofing for the tile exterior wall with waterproofing for the roof for the renovation.
Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)
| Work Details | Partial tile replacement / Painting of ancillary parts (pipes, water 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 / Ancillary part painting: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 to 4,100,000 yen |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Construction | Due to leaks occurring from several areas including the exterior walls and roof, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile walls, and while the cost is somewhat higher, its waterproofing performance is excellent, making it recommended for cases where leaks are occurring from multiple areas of the exterior wall. |
Customer Feedback
Flow from On-Site Survey to Completion of Work
From the initial inquiry to the completion of the work and aftercare, a single representative will consistently handle your case. For management associations, a resolution at the general meeting is necessary, so starting the process 1 to 1.5 years before the desired construction start date allows for a smoother progression.
- 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 Kokubunji City, we will also check the site conditions, trees, road width, the need for road occupation, the distance to neighboring buildings, elevation differences near cliff lines, expected flooding from the city’s internal water, and access routes and parking.
- Submission of Investigation Report & Estimate We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plans can also be proposed.
- Plan Decision & Contract Confirm colors through color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. If the Tokyo Metropolitan Landscape Ordinance notification or Kokubunji City district planning and urban development ordinance landscape discussions are involved, we will also explain the color considerations.
- Notification to Residents & Neighbors We will distribute construction notifications, conduct greetings to neighbors, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
- Installation of Temporary Scaffolding & Various Works Our in-house 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 responsible person will inspect each process and take construction photos.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate.
- Aftercare We will send out annual DM notifications, allowing for yearly inspections. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Approval for Additional Work, Inspection Reports
Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we 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 rationale for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notifications, conduct greetings to neighbors, and inform about the schedule and laundry information on the entrance bulletin board. |
| During Construction Approval for Additional Work |
Deterioration discovered after scaffolding is set up will be presented with photos and quantities & costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Report |
A responsible person will inspect each process and take construction photos. At completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the 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 repair committee) and the approximate amount that will require approval before the contract.
How will life be during construction? Impact on residents
Large-scale repairs are principally carried out while residents remain in their homes. However, there will be limitations on daily life while scaffolding is in place. Most troubles can be prevented simply by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.
| 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 through bulletin boards and each household’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 provide information for each process, so please check the postings and notifications. We will organize the schedule to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal items, plants, and air conditioning outdoor units. The timing will be notified in advance for each household. |
| Noise and odor | The period of substrate repair (chipping 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 sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate entrants on proper manners. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking location may take time, we will work together to secure a new location 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 adjust the work schedule accordingly. Please feel free to let us know. |
| Rented rooms | We can assist owners in creating notification documents for residents. If you are concerned about the impact of construction on occupancy rates, we can also suggest a color simulation for an image change. |
How to choose a large-scale repair contractor and ordering method
There are many large-scale repair contractors that cover Kokubunji City, Tokyo, and you may be unsure which one to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.
● Have extensive experience in large-scale repairs
● Confirm the presence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least three)
● Confirm whether they are self-managed
Have extensive experience in large-scale repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it offers reassurance as a reference when you actually request work.
Using ratings from Google and review sites can be effective when comparing large-scale renovation contractors! Be cautious if there are many negative reviews. If there are few reviews, also check the contractor’s track record, the content of their explanations, and their management system.
Large-scale renovation 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, so we receive many requests for exterior renovations of apartments and condominiums.
Check for warranties and aftercare services
When choosing a large-scale renovation company, make sure to check for warranties. If any issues such as leaks occur after the work is completed, having a leak warranty from the contractor ensures that repairs will be done at no cost, providing peace of mind! A company that offers a warranty is often confident in their work, making it 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 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 renovations, be sure to get estimates from multiple contractors. It is important to obtain estimates from at least three companies and compare their quotes and reports! Even for the same type of work, costs can vary between contractors, and warranties and aftercare services may differ as well. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs 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 not easily visible from the outside, ensure that 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 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 3rd year of Reiwa, the average is about 10% of construction costs (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? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is erected. 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. |
| Warranty and after-inspection | Warranty period for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, track record of similar scale and structure, presence of qualified personnel. |
Confirm whether it is managed in-house
Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan content changes based on the actual deterioration state and customer preferences.
If a contractor completely outsources to subcontractors, they may lack knowledge and experience, leading to proposals for repairs in irrelevant areas or meaningless work. If you investigate and then request a subcontractor, it may incur additional time and costs. By having knowledge and experience and managing in-house, responsible construction can be performed at a reduced cost.
Additionally, contractors that outsource may respond slowly in the event of any trouble during construction. It is safer to avoid companies that do not have direct meetings with customers managing 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 request.” The main ordering methods are the following three.
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles investigation, design, construction, and management all at once | No additional costs for commissioning design consultants (investigation and design costs may be included in the construction costs) / Single point of contact reduces the burden on the management association / Responsibility is clear / May shorten the time 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 | Consultant fees are required separately / Be cautious of conflicts of interest and collusion risks / Tends to prolong the duration |
| Management Company General Contractor Method | The management company acts as the general contractor, with subcontractors performing the construction | Easy coordination with daily management / Minimal effort required from the management association | Intermediate margins can make it more expensive / Competition principles may not be effective |
Collusion and Inappropriate Consulting Issues in Large-Scale Renovations and Self-Defense Measures
Latest 2026 In the large-scale renovation industry, inappropriate orders linked between design consultants and construction companies have long been a concern. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and imposed a total of 1.63788 billion yen in surcharge payment orders on 37 companies regarding large-scale renovation work commissioned by condominium management associations in the Kanto region to design consulting firms (two design consulting firms were also subject to exclusion orders).
※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Methods
① Dummy Estimates
Prior to placing an order, companies are predetermined, and other companies only provide high estimates as a formality, creating a “fixed race.” This gives the management association the appearance of having “properly obtained competitive estimates.”
② Collusion with Design Supervisors
Consultants contract at extremely low design supervision fees while receiving kickbacks from the high construction costs of partnered contractors. Be cautious of design supervision fees that are too low.
③ Back Margin
A certain percentage of the contract amount is given as a kickback, which is then added to the construction costs as an expense. As a result, the management association ends up paying extra.
Self-Defense Measures for Management Associations
- Obtain independent estimates from multiple companies
- Consult with neutral third parties such as condominium management professionals or architects
- Document the contractor selection process in meeting minutes to ensure transparency
- Confirm the reasons for unusually low consulting fees
- Include a penalty clause in the contract for cases of collusion
- Avoid concentrating information with a single consultant and verify specifications independently
Frequently Asked Questions about Large-Scale Renovations in Kokubunji City, Tokyo
- How much does a large-scale renovation in Kokubunji City, Tokyo cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% of cases fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary construction costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment ranges from 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment from 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings from 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is required, so we provide estimates through free on-site surveys.
- How often should large-scale renovations be carried out?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breaks in the waterproof layer are observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. The number of condominium buildings and their age breakdown in Kokubunji City could not be confirmed from the city’s published materials. Generally, buildings aged 26 to 35 years enter their second to third renovations, focusing on replacing waterproof layers and sealing, as well as updating facilities. For buildings over 36 years old, updating water supply and drainage pipes is necessary, and for buildings constructed under the old seismic standards (before May 31, 1981), consideration of seismic diagnosis is also required. The city has established a reporting system for management conditions targeting condominiums built before December 31, 1983, with six or more units. Since conditions vary by building, decisions are made based on on-site surveys and long-term repair plans.
- What is the construction period? Can residents stay during the work?
- The estimated construction period is about 3 weeks to 2 months for apartments, 1.5 to 3 months for small condominiums or buildings, and about 4 to 6 months for condominiums with over 50 units. Residents can remain in their homes during the construction. However, while scaffolding is up, there may be restrictions on hanging laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, including distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.
- How long should we expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for establishing a repair committee, conducting building diagnostics, selecting contractors, and passing resolutions at general meetings, followed by an additional 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed comfortably. If using subsidies or tax incentives, obtaining management plan certification (resolutions at general meetings, prior confirmations, and certification applications) will also take time, so please factor this into your timeline.
- Are there any subsidies available for large-scale renovations in Kokubunji City, Tokyo?
- As far as can be confirmed from the official page of Kokubunji City, there do not appear to be any municipal programs that subsidize the construction costs or deterioration diagnosis costs for large-scale renovations of condominiums (as of October 15, 2026. Please confirm with the city’s Urban Development Division, Housing Measures Section for final details). The city provides information on the condominium management plan certification system (the application fee to the city is free) and the condominium management condition reporting system, while the city’s seismic assistance is targeted at wooden houses. The reduction of fixed asset tax (the condominium longevity promotion tax system) is a national program, applicable to construction completed by March 31, 2027, but since this system’s information could not be confirmed on Kokubunji City’s official page, please check with the Tax Division, Fixed Asset Tax Section (042-325-0111, extension 326) for the reduction rate and application details. Consideration should also be given to loans from the Japan Housing Finance Agency and Tokyo’s “Condominium Improvement Construction Subsidy” (interest subsidies; applications for the second phase of fiscal year 2026 are accepted until February 19, 2027). The city’s “Renewable Energy and Energy-Saving Equipment Installation Subsidy System” targets self-owned buildings, including exclusive parts of divided ownership buildings, with high thermal insulation windows receiving 1/8 of the installation cost (up to 80,000 yen). The first phase ended on July 9, 2026, due to budget limits, and the second phase runs from December 1, 2026, to March 31, 2027. It is not specified whether management associations are eligible. Additionally, for construction that includes windows and insulation, there may be eligibility for national programs such as “Advanced Window Renovation 2026,” “Future Eco Housing 2026,” and Tokyo’s existing housing energy-saving renovation promotion project. The timing of applications and applicants varies by program, so please confirm the eligibility conditions and application procedures for each program before contracting and starting construction.
- I heard that fixed asset tax can be reduced through large-scale renovations. Is this true?
- 色は自由に決められますが、周囲の環境や建物のデザインに配慮することをおすすめします。特にマンションの場合、管理組合の承認が必要な場合がありますので、事前に確認してください。また、色見本を使用して実際の仕上がりをイメージすることも重要です。翔工務店では、色選びのサポートも行っておりますので、お気軽にご相談ください。
- Why is only the north side of the exterior wall covered in moss and algae?
- This is because areas with poor sunlight and trapped moisture are prone to the growth of algae, moss, and mold. In addition to the north side, areas that do not receive sunlight due to neighboring buildings or trees are also likely to be affected. By thoroughly removing them with high-pressure washing and selecting paint with anti-algae and anti-mold properties, recurrence can be minimized. It is also recommended to check for blockages in roof drains and gutters caused by fallen leaves and mud at the same time, as these can lead to puddles on the roof and leaks.
- Which method should I choose: responsibility construction method or design supervision method?
- The smaller the number of units, the heavier the burden of consulting fees, so for small to medium-sized buildings, the responsibility construction method is often more suitable. On the other hand, for large buildings with many units, the design supervision method allows a third party to standardize specifications, making it easier to compare under the same conditions. While the design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications, consulting fees are incurred separately, and there are risks of conflicts of interest and collusion that need to be considered. Verification of price, specifications, and construction status is essential even with the responsibility construction method. Kakeru Koumuten Co., Ltd. provides estimates that clearly state quantities, methods, and materials for each construction item, allowing for comparison on the same level as other companies.
- How can I detect collusion in large-scale repairs?
- There are three typical tactics. 1) Pre-selecting the contractor and having other companies submit only formal high estimates, known as “dummy estimates.” 2) A consultant contracts at an extremely low design supervision fee and receives kickbacks from partner companies, creating a collusion. 3) Adding a portion of the contract amount as a back margin to the construction cost. Countermeasures include obtaining independent estimates, consulting a neutral third party, documenting the selection process in minutes, and including penalty clauses in contracts. On September 28, 2026, the Fair Trade Commission announced exclusion orders and payment orders for large-scale repair work.
- How many companies should I get estimates from?
- We recommend at least three companies. Too many can make it difficult to compare, while too few may not create competition. What is important is not the number of companies but “comparing after creating the same playing field.” By creating a common specification sheet and quantity table and requesting under the same conditions, and making detailed breakdowns mandatory instead of accepting “one set” notation, it becomes clear whether the price differences are due to differences in scope or unit prices.
- What is the difference if you have your own scaffolding?
- Temporary construction accounts for about 20% of the construction cost for large-scale repairs (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffolding work, it is easier to control costs in this area, and our own scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for about 100 detached houses and plans according to the site, even in locations with height differences or narrow front roads.
- I’m in the middle of getting estimates, but can I just have a look at the estimate?
- Of course, it’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 competitive 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 and partial repairs for leaks. We will identify the cause using thermography 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 who are certified as asbestos work supervisors and building material inspectors for asbestos-containing materials. We handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. As of October 15, 2026, there were no municipal subsidies for asbestos surveys or removal work found on the official page of Kokubunji City. For notifications regarding dust prevention, please confirm with the city’s Building Guidance Division, Environmental Division, or the Tokyo Metropolitan Government’s office during the planning stage of the work.
- What happens if I don’t carry out large-scale repairs?
- There are risks such as personal injury from falling exterior tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, buildings subject to regular reporting under Article 12 of the Building Standards Act require investigations through full probing, etc., under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tile or mortar-finished walls. Regular reports for buildings in Kokubunji City are handled by the Kokubunji City Building Guidance Division. Conditions such as applicable usage and scale, number of floors, and floor area for multi-family housing can be confirmed on the Tokyo Metropolitan Government’s list of regular reporting targets or at the city’s office. Complex buildings including stores, restaurants, hospitals, and hotels may be subject to reporting depending on their usage and scale, so individual confirmation is necessary. Even if not subject to statutory investigations, regular inspections and maintenance are essential, so please consult us if you are unsure.
- How much does large-scale repair for an apartment (about 10 units) cost?
- For a wooden two-story building with 6 to 10 units, the estimate is around 2,000,000 to 4,000,000 yen, and for a three-story steel or RC building with 10 to 20 units, it is around 4,000,000 to 9,000,000 yen based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance through color simulations during repairs to improve occupancy rates.
I couldn’t find any unique landscape plans or landscape regulations on the official page of Kokubunji City, but there is a Kokubunji City Landscape Town Development Guideline, and landscape discussions for development projects based on the town development ordinance are being conducted. In the Kokubunji Cliff Zone, there are unique standards for green spaces, landscapes, and spring water established by ordinance (Urban Development Division, Development Project Section 042-312-8666). In areas governed by the Tokyo Metropolitan Landscape Plan, notifications based on the Tokyo Metropolitan Landscape Ordinance may be required depending on the overall scale of the building. Buildings that undergo new construction, expansion, or repairs that change the appearance, such as renovations or color changes, are subject to this, and according to the Tokyo Metropolitan Q&A, repainting in the same color is also subject to notification (normal maintenance activities like tile repairs are excluded). Notifications must be submitted at least 30 days before the start of construction, and whether it is subject to notification is determined by the overall scale of the building, not the area of the part being changed. Areas that fall under the basic landscape axis of the Kokubunji Cliff Landscape may be treated differently, so please check with Tokyo Metropolitan (Green Space and Landscape Division 03-5388-3265) for the district classification for each site. Additionally, in the areas of Kokubunji City’s district plan (6 districts), notifications are required at least 30 days before starting construction or land development within the area of the district maintenance plan. Since it is not specified on the city’s page whether exterior wall repainting is applicable, confirmation at the counter is necessary. Whether a notification is required depends on the location of the building and the scope of the work, so please confirm in advance. We will also investigate this during our survey. Sharing a color simulation of the completed image can facilitate discussions at general meetings and with neighbors.
If you are looking for a large-scale repair contractor in Kokubunji City, contact Kakeru Koumuten Co., Ltd.
Our company handles exterior wall renovations and large-scale repairs for apartments and condominiums in Kokubunji City, covering all of Kanagawa and Tokyo. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot” We will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not be outdone by others in terms of cost, quality, and planning, so we welcome competitive 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 fine to just present estimates from other companies.
Areas Covered for Large-Scale Repair Work
Kakeru Koumuten accepts requests covering all of Kanagawa and Tokyo.
Izumicho / Kitamachi / Shinmachi / Takagimachi / Tokura / Naito / Namikimachi / Nishikoiwa / Nishimachi / Nishimotocho / Hikarucho / Higashikoiwa / Higashitokura / Higashimotocho / Hiyoshicho / Fujimoto / Honda / Honmachi / Minamimachi
・When should large-scale renovations be carried out? An explanation of the optimal timing and risks of postponement!
・Estimates are essential when conducting large-scale renovations! Key points for comparison and precautions!
・5 common troubles in large-scale renovations of condominiums! A thorough explanation of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of roles, signs of deterioration, and precautions!
・Not enough funds for large-scale renovations… An explanation of how to deal with funding shortages and preparations you can make right now!
・What is substrate repair, which is important in large-scale renovations? A thorough explanation of necessary reasons, signs of deterioration, and types of work!
・What is sealing work in large-scale renovations? An introduction to roles, methods, and tips for avoiding failures!
・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 wall painting, which is important in large-scale renovations? A thorough explanation of necessity, signs of deterioration, and cost averages!
・For exterior renovations in Kokubunji City, Tokyo, trust Kakeru Koumuten!
・For roof renovations in Kokubunji City, Tokyo, trust Kakeru Koumuten!
・For exterior wall painting in Kokubunji City, Tokyo, trust Kakeru Koumuten!
We welcome inquiries via LINE as well◎
We are also updating our Instagram regularly◎ Please follow us!
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!
