Leave the repairs and renovations of condominiums and apartments in Nakano, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-scale Repairs for Condominiums, Apartments, and Buildings in Nakano Ward
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Nakano Ward, Tokyo.
Kakeru Koumuten Co., Ltd. is a company that handles everything from the installation of temporary scaffolding, substrate repairs, exterior painting, tile repairs, sealing, waterproofing for roofs and balconies, to roof work, all managed and performed by our own team. In Nakano Ward, we have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities.
- On-site surveys and estimates are completely free (multiple estimates are welcome)
- All exterior and roof work is managed in-house from temporary scaffolding
- For exterior wall color considerations, color simulations and trial painting are available
- Consultations for partial repairs or emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is 750,000 to 1,500,000 yen (approximately 70% fall within this range according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, with the most common being 1,000,000 to 1,250,000 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the decision should be based on the condition of deterioration rather than just the number of years.
- Particularly Relevant Factors in Nakano Ward / Nakano Ward is situated on the Musashino Plateau, and according to district materials, it has five small plateaus and five rivers including the Kanda River, Zenpukuji River, and Myoshoji River. The district’s housing master plan indicates that the proportion of housing that only connects to roads less than 4 meters wide is 37.3% (as of the 2018 survey), the highest among the 23 wards, leading to many sites with narrow roads. There are 1,236 condominium buildings (as of the 2019 survey), with approximately 24.8% built before the old seismic standards (before 1981). The notification for the appearance of exterior walls is stated in district materials as notification to Tokyo based on the Tokyo Landscape Ordinance.
- Available Funds / There are no subsidies for the overall construction costs of large-scale repairs in Nakano Ward or Tokyo, but the district offers management plan certification, grants for seismic diagnosis and seismic retrofitting for non-wooden buildings, and subsidies for energy-saving equipment (including management associations, etc.), as well as interest subsidies from the city and support for “Tokyo Stay Condominiums.” If requirements are met, property tax reductions (50% in Tokyo’s 23 wards; the national application deadline is for work completed by March 31, 2027) may also be available.
- Tips to Avoid Mistakes / At least three comparative estimates. Compare not just the amounts but also the quantities, methods, and materials.
Large-scale repair work that can be handled in Nakano Ward
Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair of the entire building’s deterioration while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.
| Type of Work | Main Content |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our own scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, repair of spalling (exposed rebar), and resin mortar repair of missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats of paint from primer to topcoat, and painting of ancillary parts (iron parts, gutters, water cut-offs, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of damaged tiles, joint repairs, and clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Re-sealing around sashes and exterior wall joints, and additional sealing. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, common corridors, and stairs, PVC sheet waterproofing, and installation of long sheets. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Metal Work | Surface painting of steel stairs, handrails, and PS doors, and replacement of coping and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), and unclogging of gutters. This work is especially important for rooftops and balconies where rainwater tends to accumulate during heavy rain. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary investigations of asbestos-containing building materials. |
Scope of Major Repairs Determined from Building Diagnosis
It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten Co., Ltd., we conduct a free on-site survey to confirm the items below, compile a deterioration diagnosis report with photos, and propose the scope of work.
| Diagnosis Area | Main Inspection Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual confirmation, checking the width of cracks and the condition of the paint film | Methods and quantities for crack repair, specifications for painting (repainting or painting after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding inspection. 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 seal, the 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 | Inspection using a thermal imaging camera and drone | Identification of the cause and the priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracks | Whether painting is sufficient or if material replacement or overlay installation is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, access routes, and parking areas | Planning for scaffolding and the scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Repairs in Nakano Ward
The reason why we can be entrusted with large-scale repairs in Nakano Ward is our “initiatives that cannot be imitated by other companies in large-scale repair work”, which have received high praise from many customers.
1. Equipment Specialized for Exterior Renovations
Kakeru Koumuten Co., Ltd. has prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale repairs. We have established five bases centered around Yokohama City for material storage and showrooms.
In-house Ownership of Scaffolding Materials
We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs for 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 procure materials at a lower cost! Additionally, since we always have stock available, we can provide speedy responses even in emergencies!
In-house Sorting of Waste Materials
Large-scale repairs generate various waste materials such as waste paint, metal, and wood. 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 heat insulation properties using a heat 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.
From inquiry to project completion, everything is managed by Kakeru Koumuten in a consistent system, allowing for high-quality large-scale repairs at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, whether it’s sales or construction management, smooth communication is possible.
We can fully handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with our own team! Those with specialized knowledge and experience conduct inspections and actual construction for each process!
3. Obtaining Various Permits and Skilled Workers
We have obtained construction 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 annually.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations related to apartments and condominiums.
We can also address exterior walls and rooftops that cannot be inspected from high places using drones! During rain leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!
We will respond according to your wishes. We also accept emergency measures for sudden rain leaks! We will promptly respond to urgent requests and emergencies!
6. Staff Development
Our staff create various models for skill 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 appropriately. We also educate on points to be careful about and areas to check during each stage of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale renovation work, we will not only notify residents and greet neighboring residents, but also install a bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Each stage of the process will be inspected by a responsible person, and detailed construction photos will be taken. We take measures to ensure that there are no oversights in inspections by using film thickness gauges and check sheets. During exterior wall painting and waterproofing work, we will check the number of used paint cans to confirm that the specified amount of paint is being used, and we will prevent construction defects by ordering paint in-house. 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
Our simulations can be created from actual photos of your apartment or building!You can also perform the simulation on your smartphone or computer. By simulating and then applying a two-tone color or changing the image, we hope to enhance the stylish appearance and contribute to an increase in occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
* According to the district’s materials in Nakano Ward, the notification destination for landscape changes is Tokyo (Tokyo Landscape Ordinance), and repairs, renovations, and color changes that alter the appearance are subject to notification. Whether it is subject to notification depends on the location and the scale of the building. Having a color simulation screen will help facilitate explanations at the residents’ association or management committee meetings.
9-2 Confirm the Actual Color with a Sample Paint!
You can order samples of the paint you are considering and conduct a sample paint application 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 applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting and roof replacement work
With the exterior renovation simulation, you can greatly reduce the risk of failure in image changes! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.
Cost Estimates for Large-Scale Repairs in Nakano Ward
The cost of large-scale repairs varies significantly depending on the size of the building, the degree of deterioration, the scope of work, and the materials used. First, please refer to the national average based on public statistics, then to our company’s cost estimates based on construction performance by scale, and finally to examples of unit prices for each project.
The national average for condominiums is 750,000 to 1,500,000 yen per unit
According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), approximately 70% of the costs for large-scale repairs are concentrated in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. Please note that the amounts in this survey do not include consumption tax and common temporary construction costs, so the conditions differ from the current total construction costs including tax.
| Construction Cost per Unit | Percentage | Construction Cost per Unit | Percentage |
|---|---|---|---|
| Up to 750,000 JPY | 15.1% | 1,250,000 to 1,500,000 JPY | 17.4% |
| 750,000 to 1,000,000 JPY | 24.7% | 1,500,000 to 2,000,000 JPY | 9.1% |
| 1,000,000 to 1,250,000 JPY | 27.0% (most common) | Over 2,000,000 JPY | 2.8% |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax or common temporary costs. Percentages may not total 100% due to rounding and non-responses.
Breakdown of Construction Costs (What the Money is Spent On)
| Category | Composition Ratio | Main Contents |
|---|---|---|
| Construction-related Work | 60.3% | About half for exterior walls, about one-third for waterproofing. Substrate repairs, tiles, painting, waterproofing |
| Temporary 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 costs, etc. (9.5%), insurance premiums for large-scale renovation defect insurance (0.8%) |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (Second aggregation of large-scale renovation work. Overall average is construction-related 59.0%, temporary work 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because equipment-related work, exterior works, and others are included. This is an average value and not a criterion for judging the appropriateness of individual estimates.
Cost Estimates by Building Size (Scaffolding, Substrate Repairs, Exterior Wall Painting, Waterproofing, Sealing Set)
| Type and Scale of Building | Estimated Cost | Estimated Construction Period |
|---|---|---|
| Wooden Apartment (2 stories, 6-10 units) | 2,000,000 – 4,000,000 JPY | 3 – 5 weeks |
| Steel Frame / RC Apartment (3 stories, 10-20 units) | 4,000,000 – 9,000,000 JPY | 1 – 2 months |
| Mixed-use Building / Small-scale Condominium (4-5 stories) | 5,000,000 – 15,000,000 JPY | 1.5 – 3 months |
| Medium-scale Condominium (30-50 units) | 20,000,000 – 50,000,000 JPY | 3 – 5 months |
| Large-scale Condominium (over 100 units) | Around 100,000,000 JPY or more | 6 months or more |
*The above estimates are based on Kakeru Koumuten’s construction records and may vary depending on the presence of roofing work, steel work, plumbing, etc. For condominiums, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units.
Breakdown of Costs for Temporary Works, Substrate Repairs, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “Temporary Works,” “Substrate Repairs,” “Sealing,” “Exterior Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| Item | What to Check in the Estimate |
|---|---|
| Building Prerequisites | Structure (wooden, steel frame, RC), number of stories, number of units, exterior wall area, and waterproof area. Also confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Works and Scaffolding | Area and unit price of scaffolding, contents of mesh sheets, protection, temporary toilets, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repairs | Quantities and unit prices for repair methods such as cracks, lifting, and spalling. Since these items are not confirmed until scaffolding is set up, please check whether the quantities are estimated or settled based on actual numbers, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional sealing, length of work (m), and material name. |
| Exterior Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and scope of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, and shared corridor, construction method, material name, and whether drain renovations are included. |
| Inspection and Reporting | Whether inspections for each process, construction photos, completion reports, and warranty documents are included. |
| Miscellaneous Expenses | Contents and proportions of site management fees, general management fees, and statutory welfare expenses. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for Reiwa 3, these average about 10% of construction costs, but this varies depending on the size and conditions of the building, so there is no uniform standard. |
| Tax Classification | Whether the amounts are tax-inclusive or tax-exclusive. Since companies may display this differently, be sure to standardize before comparing total amounts. |
Examples of Unit Prices for Repair Work
| Repair Method | Materials Used | Cost |
|---|---|---|
| Tile Replacement | Similar Existing Tiles | per piece / 2,000 JPY〜4,000 JPY |
| Repair of Floating Tile and Mortar Areas | Epoxy Resin Injection | per square meter / 3,000 JPY〜5,000 JPY （Varies depending on the degree） |
| Tile Joint Mortar Repair | Mortar for Tile Joints | per square meter / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Concrete Spalling Repair | Rust Prevention for Rebar + Resin Mortar | per location / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY （Varies depending on the degree） |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof Top Urethane Waterproofing (Ventilated Buffer Method) | High Strength Urethane | per square meter / 6,500 JPY〜9,500 JPY |
| Sealing Replacement | Modified Silicone | per meter / 900 JPY〜1,500 JPY |
| Temporary Scaffolding | In-house Owned Scaffolding Materials (Wedge Type) | per square meter / 700 JPY〜1,000 JPY |
*Costs and warranty years 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 the Next Repair”
“Good paint does not equal the right choice.” Aligning when to conduct the next major repair with the material’s lifespan is the most efficient way to choose.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good balance of cost and performance. Since the lifespan varies by product, choose specifications that match the cycle. |
| Fluorine | 16-20 years | Buildings where the next repair is set for 15 years or later, high-rise or complex-shaped buildings with high scaffolding costs. |
| Inorganic | 18-22 years | Buildings that want to suppress dirt adhesion. Effective for surfaces surrounded by trees or on the north side where moss and algae need to be controlled. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Complex-shaped rooftops, or 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 shape. Short construction period. |
| 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. For shaded and humid surfaces, choosing paints with anti-algae and anti-mold properties can change durability.
Guidelines for Repair Reserve Funds and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per unit area. Additional charges are required if there is a mechanical parking lot.
| Building Size (Less than 20 Stories) | Monthly Estimate (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| 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 reported that “the repair reserve fund is insufficient compared to the plan.” There are four main options when there is a shortfall.
| Options | Considerations and Points to Note |
|---|---|
| ① Adjusting the Construction Schedule | Based on the deterioration diagnosis, postpone less urgent work to the next time. However, it is essential to distinguish between work that can and cannot be postponed, as delaying waterproofing and tile fall prevention measures will ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Revising the paint grade, changing from full renovation to partial renovation, etc. Please consider this separately from “apparent cost reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | Subsidies for energy-saving renovations, etc. (to be discussed later). The reduction in fixed property tax is a system that lowers the tax amount for each unit owner, and does not directly increase the repair funds for the management association. |
| ④ Increasing Reserve Funds, Borrowing, and One-Time Payments | In addition to considering an increase in repair reserve funds at the general meeting, the Housing Finance Agency’s condominium common area renovation loans require no collateral. Interest rates can be reduced by obtaining management plan certification, etc. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Nakano Ward
In Nakano Ward, Tokyo, there are no subsidies confirmed that cover the entire construction cost for large-scale renovations. The page for the ward’s condominium owners includes consultation windows, management seminars, management plan certification, and reports on management status, but there are no confirmed subsidies for large-scale renovations, long-term repair plans, or common area renovations, nor for loan facilitation or interest subsidies. The available options can be broadly categorized into the following four types. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to check with our company or the relevant windows before contracting or starting work. (As of October 14, 2026)
| Type | Details |
|---|---|
| ① Support for Investigation and Consultation | Special consultation by the ward (free), Tokyo condominium comprehensive consultation desk, management plan certification and management status reporting desk (Nakano Ward), condominium management seminars. Can be used in the preliminary stages of large-scale repairs. |
| ② Construction Subsidies by Purpose | Subsidies for seismic diagnosis and seismic retrofitting of non-wooden houses in the ward, energy-saving equipment subsidies in the ward (including management associations, etc.), and subsidies for “Tokyo Stay Condominiums” by Tokyo. To be incorporated into large-scale repairs. |
| ③ Tax Incentives | Reduction of fixed property tax under the condominium longevity promotion tax system. |
| ④ Public Loans and Interest Subsidies | Loans for renovation of common areas of condominiums from the Housing Finance Agency, and interest subsidies from Tokyo (subsidies for condominium improvement work). No specific loans or interest subsidies from the ward have been confirmed. |
① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of condominiums meeting certain requirements are carried out, the fixed property tax amount for the following year will be reduced. The reduction rate is determined by the municipality within the national range (1/6 to 1/2). The fixed property tax in the 23 wards of Tokyo is a metropolitan tax, and the reduction rate in Tokyo is 1/2 (up to the tax amount equivalent to 100㎡ per unit).
| Main Requirements | Built over 20 years ago, with a total of more than 10 units, and more than half of the exclusive parts used for residential purposes / Previously completed exterior painting, floor waterproofing, and roof waterproofing at least once each / Must meet one of the following: ① A condominium certified under the management plan that has raised the amount of the repair reserve fund to the certified standard after September 1, 2021 ② A management association that has received advice and guidance from the municipality and created or reviewed a long-term repair plan (advice and guidance are not available upon request) |
|---|---|
| Reduction Rate | 50% for the 23 wards of Tokyo. The target is the fixed asset tax amount for up to 100㎡ per unit. |
| Construction Completion Deadline | From April 1, 2023, to March 31, 2027, all three works: exterior painting, floor waterproofing, and roof waterproofing must be completed. |
| Declaration | Declare within three months from the completion date of the work to the Tokyo tax office of the ward where the condominium is located (online declaration via eLTAX is also possible). If the administrator compiles the necessary documents and submits them, it can replace the declaration of each owner. For Nakano Ward, please confirm with the Nakano Tax Office (phone 03-3386-1111). |
| Important Notes | Cannot be combined with other reduction measures, and is limited to one time per unit. Simply obtaining management plan certification does not qualify; there are requirements such as raising the repair reserve fund. A review of the long-term repair plan is also necessary, so it is recommended to prepare at least one year before the construction. |
② Ward and Tokyo Contact Points (Management Associations Start Here)
The certification of the management plan for condominiums, reporting of management status, and management seminars are handled by the Housing Policy Section of the Urban Infrastructure Department of Nakano Ward (phone 03-3228-5564). Reporting of management status is based on Tokyo Metropolitan Ordinance and applies to residential condominiums with more than six units built before December 31, 1983.
| Contact & System | Details |
|---|---|
| Management Plan Certification System Contact (Nakano Ward) | Housing Division, Housing Policy Section (Phone 03-3228-5564). This system started on August 1, Reiwa 5, and applies to existing condominiums. The fee is 4,100 yen for both new and renewal applications, with an additional 1,800 yen for each long-term repair plan added. Before applying, a preliminary confirmation by a condominium management consultant is required (a “Preliminary Confirmation Compliance Certificate” issued by the Condominium Management Center is necessary). The ward’s page states, “There are no unique standards in Nakano Ward,” and one of the conditions is that it must be appropriate according to the ward’s guidelines. The validity period is 5 years. The Management Appropriateness Promotion Plan is set for about 10 years starting from Reiwa 5. |
| Management Status Notification System (Nakano Ward, Tokyo) | Input into the metropolitan notification system and send or bring the notification form to the Housing Division (9th floor of the ward office). Renewal is required within 5 years. After notification, free lectures and individual consultations by a condominium management consultant are available. For inquiries about the system’s ID and password, contact the Tokyo Metropolitan Condominium Division (Phone 03-5320-4913). |
| Special Consultation & Management Seminar (Nakano Ward) | Free legal and real estate consultations are available (please check with the Housing Division for reservation methods). The condominium management seminar is held annually, and for Reiwa 8, it was held on October 17, with applications now closed. There have been past sessions focused on large-scale repairs. The local NPO “Condominium Management Support Council” (Phone 03-5342-0378, Mon-Fri 9 AM – 5 PM) is also introduced as a consultation destination. |
| Housing Renovation Consultation (Nakano Ward) | Free, no reservation required consultations are held every Friday from 10 AM to 4 PM on the 1st floor of the ward office. |
| Tokyo Metropolitan Condominium Management Advisor Dispatch | Phone 03-5989-1453. This service is paid, but it may be free for condominiums that have submitted notifications (according to the ward’s “Housing Handbook”). As far as confirmed, there does not appear to be any expert dispatch conducted independently by Nakano Ward. |
| Earthquake Resistance Consultation (Nakano Ward) | Building Division, Earthquake Resistance Promotion Section (Phone 03-3228-5576). Assistance is provided for seismic diagnosis and seismic retrofitting of non-wooden houses that started construction before May 31, Showa 56 (for details, please see item ⑤ below). |
| Fixed Asset Tax Consultation (Nakano Tax Office) | Phone 03-3386-1111 (main), property evaluation 03-3386-1120. Weekdays from 8:30 AM to 5 PM. Please confirm the application procedures for the Long-Life Promotion Tax System. There is no information on the window and fees for the certificate of the management association that received “advice and guidance from the municipality,” which is one of the requirements, so please check with the Housing Division (Phone 03-3228-5564). |
| Landscape Procedure Consultation | Tokyo Metropolitan Urban Development Bureau, Green Space and Landscape Section, Streetscape Landscape Officer (Phone 03-5388-3265). There is no dedicated landscape contact point in the ward (for details, see the next section). |
Source: Nakano City “Condominium Management Plan Certification”／Nakano City “Condominium Management Status Notification”／Nakano City “Consultation Window for Condominiums”／Nakano City “Condominium Management Seminar”／Nakano City “Housing Handbook (Condominium Edition)” *The status of the system’s window and reception may change.
③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)
This is a system certified by Nakano City. Upon certification, you can meet one of the requirements for lower interest rates on the Housing Finance Agency’s “Flat 35” and condominium common area renovation loans, as well as the long-life promotion tax system (certification alone does not guarantee tax reductions). The certification criteria are mainly based on national guidelines, with key standards including holding general meetings at least once a year, maintaining management regulations, separate accounting for management fees and repair reserves, ensuring that arrears do not exceed 10% of the total, and “having a long-term repair plan that includes two or more large-scale repair works, created or reviewed within 7 years, with a planning period of 30 years or more.”
*Certification is updated every 5 years, and approval from the general meeting is required for the application. Please check the district’s website for details on procedures and certification criteria.
④ National Energy Saving Support | Housing Energy Saving 2026 Campaign
Changes for FY 2026The “Child-Rearing Green Housing Support Project” for FY 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 FY 2027 and will not be implemented in FY 2028. Please be careful not to base your financial plans 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 (can be used for common area renovations). Rental properties are 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 | Based on the age of the building and the energy-saving performance achieved, 400,000 to 1,000,000 yen per unit (1,000,000 yen for homes built before 1991 that meet the mandatory standards). |
| Period | Application for grants must be made by registered contractors (construction contractors) after the completion of the work (the ordering party cannot apply themselves). Reservations for grant applications must be made by November 16, 2026, at the latest, and grant applications must be submitted by December 31, 2026, at the latest (will end once the budget limit is reached). |
Advanced Window Renovation 2026 Project
| Target | Installation of interior windows, replacement of exterior windows, and glass replacement in existing homes (single-family and multi-family) to upgrade to high-performance insulated windows. Subsidy rates are set separately for “low-rise” and “mid-to-high-rise” multi-family residences. |
|---|---|
| Bulk Application for Multi-Family Residences | From May 29, 2026, applications for “bulk grant applications for multi-family residences (including reservations)” have begun. The application process is carried out by registered contractors (window renovation contractors), and management associations cannot apply themselves, but they can apply for all units collectively, making it a system that is well-suited for window and entrance door renovations in conjunction with large-scale repairs. |
| Subsidy Limit | For residences, 1,000,000 yen per unit (changed from 2,000,000 yen in fiscal 2025). For non-residential buildings over 240 square meters, 10,000,000 yen per building. |
| Period | Work must commence after November 28, 2025. Grant applications should be made after the completion and handover of the work, with reservations by November 16, 2026, at the latest, and grant applications by December 31, 2026, at the latest (will end once the budget limit is reached). |
⑤ Subsidies and Support in Nakano City, Tokyo
| Tokyo Metropolitan Apartment Improvement Construction Subsidy (Interest Subsidy) | The management association of fire-resistant condominium buildings in Tokyo can use the Housing Finance Agency’s “Condominium Common Area Renovation Loan,” with the Tokyo Metropolitan Government providing an interest subsidy that lowers the agency’s interest rate by 1% (the interest subsidy period is up to 20 years). The second phase for the fiscal year Reiwa 8 runs from October 1, 2026, to February 19, 2027, and applications will close when the number of applications reaches 2,500 units or the budget amount is reached (first-come, first-served basis for in-person and mail applications). Buildings constructed under the old seismic standards (before May 31, 1981) must undergo a seismic diagnosis. The contact point is the Tokyo Metropolitan Housing Policy Headquarters, Condominium Division (phone 03-5320-7532). |
|---|---|
| Tokyo Metropolitan Rental Housing Insulation and Renewable Energy Concentration Promotion Project | This program targets owners of entire rental housing buildings. High-insulation windows (up to 300,000 JPY/unit), high-insulation doors (up to 270,000 JPY/unit), and insulation material renovations for walls and floors (up to 600,000 JPY/unit) are subsidized at a rate of two-thirds, with energy performance diagnosis and labeling capped at 1,200,000 JPY/building. Solar power generation and storage batteries are also eligible, and when installing solar panels on the flat roofs of existing rental housing, there is an additional waterproofing cost (180,000 JPY/kW). Pre-application for subsidies is from May 29, 2026, to March 31, 2027, and will end when the total application amount reaches the cap. Construction must be carried out by contractors registered with the Tokyo Metropolitan Environmental Public Corporation “Cool-Net Tokyo.” |
| Tokyo Metropolitan Stay-in Tokyo Condominiums (Fiscal Year Reiwa 8) | This program is aimed at registered condominium management associations, providing subsidies for disaster preparedness stockpiling, stockpiling warehouses, emergency power supplies, elevator entrapment prevention, and flood prevention measures. The subsidy rate and maximum amount are specified for each project. Applications are accepted from June 5, 2026, to January 15, 2027, but some projects may have earlier deadlines. There is no mention of remaining budget. The contact point is the reception office (phone 03-5989-1547), and for general inquiries about the program, contact the Condominium Division (phone 03-5320-5007). |
| Nakano Ward Non-Wooden Housing Seismic Diagnosis Subsidy | This program targets fire-resistant and quasi-fire-resistant houses that began construction before May 31, 1981, and the representative of the management association for subdivided ownership buildings can apply. The subsidy amount covers the diagnostic costs (excluding tax) up to a limit based on the total floor area (maximum 7,650,000 JPY). Prior consultation is mandatory, and applications are not eligible after contracts or commencement. The application period and status for the fiscal year Reiwa 8 are not listed on the ward’s page (last updated May 2026). The contact point is the Building Division, Seismic Promotion Section (phone 03-3228-5576). |
| Nakano Ward Non-Wooden Housing Seismic Renovation Subsidy | Reinforcement design is subsidized at one-third of the cost (maximum 4,000,000 JPY), seismic reinforcement at one-third (maximum 75,000,000 JPY), and reconstruction or demolition at one-sixth (maximum 75,000,000 JPY). Buildings that received a diagnosis of an Is value of less than 0.6 and began construction before May 31, 1981, are eligible, and the representative of the management association for subdivided ownership can apply. There are standard unit prices for condominiums, and some unit prices were changed from April 1, 2026, as noted on the ward’s page. The application status for the fiscal year Reiwa 8 is not mentioned. Buildings facing specific emergency transport roads have different subsidies (10/10 for reinforcement design, 9/10 for reinforcement work), but the deadlines for commencement vary by document, so please confirm with the contact point. |
| Nakano Ward Energy-Saving Equipment Subsidy (Fiscal Year Reiwa 8) | The target is clearly stated as “management associations, etc.” Eligible items include solar power, storage systems, high-insulation windows, and water heaters, with amounts determined for each piece of equipment. The budget for the fiscal year Reiwa 8 totals 91,450,000 JPY for both the first and second phases, with the first phase reaching its budget and ending on September 4. The second phase is set from November 30 to February 28, 2027, and is currently before the application period. There is no mention of individual handling for common areas or collective housing on the ward’s page, so please confirm with the contact point. The contact point is the Environmental Division, Environmental and Greening Promotion Section (phone 03-3228-5516). |
* On the district page, there seems to be no information available regarding subsidies for large-scale repairs, long-term repair plans, renovations of common areas, loan facilitation, interest subsidies, subsidies for asbestos investigation and removal, subsidies for heat-insulating painting, and subsidies for rooftop and wall greening. The Tokyo Metropolitan Government’s “Insulation and Renewable Energy Promotion Project for Rental Housing” targets owners of entire rental buildings, and management associations of condominium apartments are not included as eligible. There also appears to be no district subsidy specifically for exterior wall painting. Please be sure to check the conditions before signing a contract.
- Tokyo Metropolitan Government: Subsidies for Repairs of Condominium Apartments (Official)
- Tokyo Metropolitan Government: Insulation and Renewable Energy Promotion Project for Rental Housing (Official)
- Cool Net Tokyo: Reiwa 8 Subsidy for Insulation and Renewable Energy Promotion for Rental Housing
- Nakano City: Subsidy for Seismic Diagnosis of Non-Wooden Houses (Official)
- Nakano City: Subsidy for Seismic Diagnosis of Non-Wooden Houses (Brochure)
- Nakano City: Subsidy for Seismic Renovation of Non-Wooden Houses (Official)
- Nakano City: Subsidy for Seismic Renovation of Non-Wooden Houses (Reiwa 8 Materials)
- Nakano City: Subsidies for Energy-Saving Equipment (Official)
⑥ Loan System (Housing Finance Agency Condominium Sumairu Loan)
If the management association borrows funds for large-scale repairs, they can utilize the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan).”
| Target Construction | Large-scale repairs, seismic retrofitting, flood prevention measures, energy-saving measures, balcony repairs, safety measures for elevators and parking lots, asbestos measures, diagnosis and design costs by specialists, etc. |
|---|---|
| Collateral | No collateral required (joint guarantee by the condominium management center, etc.) |
| Repayment Period | Generally 1 to 10 years, 1 to 20 years for specific construction, up to 35 years for seismic, flood, and energy-saving construction 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 (up to 0.6% per year) |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, the delinquency rate of repair reserve funds must be within 10%. Applications are accepted year-round |
Source: Housing Finance Agency “Condominium Sumairu Loans” (Official)
Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used
Damage caused by “accidental incidents” such as flying 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 caused by accidents from normal wear and tear during deterioration diagnosis.
On the other hand, normal wear and tear is not covered. There have been many incidents nationwide where contractors have solicited clients with claims like “You can repair without any out-of-pocket expenses with insurance,” and the National Consumer Affairs Center has repeatedly issued warnings. False claims can lead to insurance fraud charges. Please confirm the eligibility of claims directly with your management association or property owner with the insurance company or agent. Kakeru Koumuten does not provide such guidance at all.
Building Conditions and Repair Points in Nakano City
Nakano City is an area that spreads over the Musashino Plateau, and according to the city’s housing white paper, it is characterized by gentle terrain with five small plateaus: Numabukuro, Ochiai, Nogata, Nakano, and Hatagaya, as well as five rivers: Ekoda River, Myoseiji River, Old Momozono River, Kanda River, and Zenpukuji River. The city’s housing master plan indicates that it has the highest proportion of houses that only connect to roads less than 4 meters wide among the 23 wards. However, this is a figure for the entire ward. Your building’s age and deterioration status will be individually confirmed through on-site surveys.
(July 1, Reiwa 8 – Basic Resident Register)
(July 1, Reiwa 8 – Basic Resident Register)
（As of October 1, 2025）
（Survey from 2019・Housing Master Plan of the Ward）
（Survey from 2018・Highest in the 23 Wards）
Source: Nakano Ward “Resident Basic Register Population”／Nakano Ward “Overview and Data of the Ward”／Nakano Ward “Housing Master Plan (4th Edition)” ※The daytime population is 325,767, which is lower than the nighttime population of 344,880 (2020 National Census).
Organizing the Terrain and Buildings of Nakano Ward from a Repair Perspective
The table below summarizes only the items that can be confirmed from the ward and metropolitan public documents. Individual building circumstances cannot be determined from the overall figures of the ward.
| Item | Verifiable Content | Perspective When Considering Repairs |
|---|---|---|
| Topography | The district’s housing white paper indicates a gentle topography on the Musashino Plateau, consisting of five small plateaus (Numabukuro, Ochiai, Nogata, Nakano, Hatagaya) and five rivers (Ekoda River, Myoshoji River, Old Momozono River, Kanda River, Zenpukuji River). There is no clear documentation regarding elevation, slopes, or cliffs in the district’s materials. | In low-lying areas along rivers, drainage of rainwater tends to be obstructed. For buildings at the boundary between plateaus and lowlands, the condition of the exterior and retaining walls should also be included in the inspection items. |
| Flooding and Liquefaction Assumptions | The district’s flood hazard map was updated in July of Reiwa 8. The assumed rainfall is a maximum of 153mm per hour and a total of 690mm, addressing both external and internal flooding, with the 2026 revision adding assumptions about building collapse due to flooding. The maximum assumed flooding depth and duration of flooding have not been clearly interpreted within the confirmed range. In the past, during the heavy rain on September 4, 2005 (maximum of 104mm per hour, total rainfall of 227.5mm), 1,530 households in the district experienced flooding, and there was damage to the embankment along the Myoshoji River, as noted in district materials (2018). Liquefaction can be confirmed in the Tokyo Metropolitan Government’s prediction map (Reiwa 7 revised version), but the classifications within the district have not been verified. | Please check the assumptions for your building’s location against the district’s hazard map and the Tokyo liquefaction prediction map (Disaster Prevention and Crisis Management Division, Phone: 03-3228-8933). The condition of drainage and waterproofing layers on rooftops and balconies should be included in the inspection items. |
| Number of Condominiums and Old Earthquake Resistance | According to the district’s housing master plan (4th edition, Reiwa 4-13), a survey conducted in 2019 indicated that there are 1,236 condominium buildings with 43,210 units, of which approximately 24.8% were built before the old earthquake resistance standards (before 1981). The number of buildings over 30 and 40 years old has not been indicated in the confirmed range of district materials. | Older buildings are approaching the time for their second or third major repairs. Early review of long-term repair plans and reserve funds can broaden your options. |
| Management Regulations | According to Tokyo Metropolitan regulations, the reporting of management status applies to residential condominiums with six or more units built before December 31, 1983 (started in April 2020). The district has a management plan certification system (started in August 2023), and the management optimization promotion plan is set for about ten years starting from the 2023 fiscal year. The latest number of reported cases has not been indicated in the confirmed range. | Reviewing long-term repair plans is essential for creating plans for major repairs. Reporting and certification can also serve as gateways to interest rate benefits and tax systems from the metropolitan and national governments. |
| Concentration of Wooden Houses and Narrow Roads | The district’s housing master plan indicates that 37.3% of houses are only accessible from roads less than 4m wide (as of the 2018 survey), the highest among the 23 wards. The non-combustible area ratio of buildings is 56.5% (as of 2016), which is also among the lower ranks in the 23 wards. There is a non-combustible special zone in the Yamato Town area (67.5ha, from Reiwa 3 to 7), and it has been decided to extend it, but the duration after the extension has not been confirmed. The 3rd block of Yayoi-cho has a district plan, while Minami-dai 1 and 2-chome have disaster prevention block improvement district plans established. | In sites where roads are narrow and buildings are close together, large vehicles may not be able to enter. The delivery route and scaffolding layout will be confirmed on-site. |
| Industries and Types of Buildings | The 2021 Economic Census reported 12,088 business establishments and 129,112 employees. Characteristics by industry and the number of mixed-use buildings and commercial-residential buildings have not been indicated in the confirmed range. The district has a page on “Safety Measures for Mixed-Use Buildings.” | For buildings with shops on the first floor and residences above, or mixed-use buildings, planning the construction process and flow according to business hours and tenant movements is essential. |
| Landscape Rules | According to the district’s materials (March 2024), Nakano Ward is not a landscape administrative body, and the Tokyo Metropolitan Landscape Ordinance applies throughout the ward, with the notification destination being Tokyo Metropolitan Government. Repairs, renovations, and color changes that alter the appearance are included in the actions subject to notification. The table in the materials indicates that the basic landscape axis “Kanda River” (within 30m on both sides of the river) has a height of 15m or more or a total area of 1,000㎡ or more, while general areas have a height of 60m or more or a total area of 30,000㎡ or more. It is recommended to confirm the latest situation with the Tokyo Metropolitan Government. | Whether exterior wall repainting is subject to notification depends on the location and size of the building. Buildings near the Kanda River particularly require early confirmation (please see the table below). |
| District Plans and Ordinances | District plans include areas such as Shirasagi 2-3 Chome, Nakano Sakau, around Heiwa no Mori Park, Kamitakada 4 Chome, along Route 7, Minami-dai 4 Chome, along Yamato-cho Chuo-dori, around Yayoicho 3 Chome, along Numabukuro Block Street No. 4, and Nakano 4 Chome. The existence of building agreements and scenic districts has not been confirmed. The greening plan under the ordinance for the protection and cultivation of greenery targets sites with an area of 200㎡ or more and is subject to building confirmation for new constructions, etc. The conflict prevention ordinance for mid- to high-rise buildings targets first-class low-rise residential areas with a height of 3 stories or more or a eave height exceeding 7m, and others exceeding 10m, requiring the installation of signs and explanations to neighbors; however, it has not been confirmed whether these apply to large-scale repairs. The collective housing ordinance targets buildings with 3 stories or more and 12 units or more. The area around Nakano Station is a no-smoking area. | In areas with district plans, there may be different regulations regarding the color of exterior walls, etc. During the investigation phase, the location of the building will be confirmed. |
Management Status of Condominiums (District Housing Master Plan)
| Item | Percentage | Survey Date |
|---|---|---|
| Old seismic (before 1981) condominiums | Approximately 24.8% | 2019 |
| Of the 306 buildings reported, those without a management association | 8.5% | June 2021 |
| Same, without repair reserve funds | 10.1% | June 2021 |
| Same, without long-term repair plans | 15.4% | June 2021 |
| Accumulation based on long-term repair plans of 25 years or more (reported condominiums) | 29.5% | 2020 fiscal year |
Source: Nakano Ward “Housing Master Plan (4th Edition)” *All figures are from the survey date and may have changed since then. The figures based on reported condominiums do not represent the overall situation of condominiums in the ward.
Four Factors to Consider for Large-Scale Repairs Unique to Nakano Ward
Based on the terrain and development of Nakano Ward, as well as the rules of the area, we have organized four factors to keep in mind for large-scale repairs. The circumstances for each building may differ, so individual confirmation will be made during the on-site investigation.
① Plateau and Riverbank, Rainwater Drainage
The Musashino Plateau features a terrain where rivers such as the Kanda River, Zenpukuji River, and Myojoji River flow. According to district materials, there is a record of damage to the embankment of the Myojoji River due to heavy rain in September of Heisei 17. This is a past record, and the assumption of flooding for each building varies depending on its location. On rooftops and balconies, if roof drains or gutters become clogged during heavy rain, it can lead to puddles and leaks. We recommend inspecting and cleaning the drains, and including repairs in the work items according to their condition.
② Narrow Roads and Dense Wooden Houses
The proportion of houses that only connect to roads less than 4 meters wide is the highest in the 23 wards, and the Yamato Town area is a fireproof special district. Large vehicles cannot enter, and the roads where scaffolding is set up are narrow. Our own scaffolding team will assess the site and plan the delivery route and scaffolding layout, ensuring thorough greetings, posting of schedules, and adherence to working hours. When placing scaffolding or temporary enclosures on the road, both the district’s road occupancy permit and the police department’s road usage permit are required.
③ Landscape Notifications to Tokyo Metropolitan Government
According to district materials, Nakano Ward is not a landscape administrative body, and notifications under the Tokyo Metropolitan Landscape Ordinance are required. Repairs, renovations, and changes in color that alter the appearance are subject to notification, and areas within 30 meters on both sides of the Kanda River are subject to regulations if they exceed 15 meters in height or 1,000 square meters in total area. It has not been confirmed under what conditions exterior wall painting will be subject to regulations, the standards for color, or the timing for prior consultations. It is important to incorporate the processing period into contracts and schedules.
④ Old Seismic Standards and Management Status
About 24.8% of condominium units are built under old seismic standards, and among the 306 buildings that reported their management status, 15.4% do not have a long-term repair plan (both from the district’s housing master plan). Older buildings tend to have significant deterioration in substrate repairs, tiles, and waterproofing, so early building diagnosis can be beneficial. Please check with the district office to see if assistance for seismic diagnosis and repairs or management plan certification is available.
Source: Nakano Ward “Housing White Paper” / Nakano Ward “Flood Hazard Map” / Nakano Ward “Heavy Rain Countermeasures” (Heisei 30) / Tokyo Metropolitan Government “Liquefaction Prediction Map” / Tokyo Metropolitan Government “Non-combustible Special Zone (Yamato Town Area)” / Nakano Ward “District Planning” / Nakano Ward “Guidelines for Greenification Plans” / Nakano Ward “Ordinance for Preventing Disputes in Mid- to High-rise Buildings”
When Landscape Procedures Are Required (Buildings)
According to the ward’s materials (Reiwa 6, March), the landscape notification related to exterior wall repainting and other activities in Nakano Ward is as follows. The notification destination is the Tokyo Metropolitan Government.
| Area/Scale | Applicable Actions | Procedure |
|---|---|---|
| General Area Height of 60m or more, or total floor area of 30,000㎡ or more |
New construction, extension, as well as repairs, renovations, or color changes that alter the appearance | Notification to the Tokyo Metropolitan Government (Tokyo Landscape Ordinance). The timing for prior consultation is not confirmed |
| Landscape Basic Axis “Kanda River” Within 30m on both sides of the river: Height of 15m or more, or total floor area of 1,000㎡ or more |
Same as above | Same as above. Please confirm whether your building falls within this area with the Tokyo Metropolitan Government, Green Space and Landscape Division, Streetscape Landscape Section (Phone 03-5388-3265) |
Source: Nakano City “Materials Related to Landscape” (March 2024) *Please confirm the latest situation with Tokyo Metropolitan Government, as older district materials may contain descriptions based on the premise of landscape administrative organizations. For reading the values in the table, whether the work is limited to painting, and the color standards, please check with the Tokyo Metropolitan Government’s landscape plan and the relevant office.
Common Issues in Nakano City When Advancing Construction
| Issue | Actual Conditions in Nakano City and Kakeru Koumuten’s Response |
|---|---|
| Exterior Wall Color and Landscape Notification | Depending on the location and scale of the building, repairs or changes to the appearance may require a landscape notification to the Tokyo Metropolitan Government. We will confirm whether it is subject during the investigation phase, decide on the color through color simulation and trial painting, and assist in preparing the necessary documents for the notification. |
| Rainwater Drainage and Drains | There are records of damage in low-lying areas along rivers and during heavy rain. Proper drainage during heavy rain is crucial. We will check the roof drains, gutters, and balcony drainage outlets during the investigation, and if there are blockages or damage to the waterproof layer, we will include it in our proposal. |
| Road Occupation by Scaffolding and Temporary Enclosures | If scaffolding or temporary enclosures are placed on district roads, both district road occupation permission and road use permission from the relevant police station are required (Road Management Division, Road Occupation Section, Phone: 03-3228-5526). According to the 2025 version of the district’s procedural materials, for roads with sidewalks, the projection of scaffolding must be within one-third of the effective sidewalk width and within 1.0m; for roads without sidewalks, it must be within one-eighth of the effective road width and within 1.0m. The occupation fee is 24,600 yen per square meter per year for scaffolding and temporary enclosures. Occupation permission is granted about one week after payment of the fee, and road use permission takes about 4-5 days. Our in-house scaffolding team will assess the site and plan the layout of the scaffolding to meet the permission conditions. |
| Narrow Roads and Material Delivery | Many roads are less than 4m wide, and in buildings close to neighboring properties, large vehicles may not be able to enter. The district has a contact point for the widening of narrow roads (Road Determination Section, Phone: 03-3228-5549, Narrow Road Improvement Section, Phone: 03-3228-5574). Our in-house scaffolding team will assess the site and plan the delivery route. Vehicles on the scaffolding side will need to be temporarily moved, so we will arrange the relocation together about 2-3 months before construction starts. |
| Noise, Vibration, and Working Hours | The district’s page states that specific construction work requires notification at least 8 days before starting, with work hours from 7 AM to 7 PM, within 10 hours a day, for no more than 6 consecutive days, and no work on Sundays or holidays (Environmental Division, Environmental Pollution Section, Phone: 03-3228-5799). Whether regular large-scale repair work falls under specific construction work depends on the content of the work. We will confirm the necessity of notification based on the construction details. |
| Buildings with Operating Tenants | For buildings where the first floor is a store or office and the upper floors are residential, consideration for business hours and access is necessary. We recommend prior explanations through the management association or tenants, and we ensure thorough greetings, posting of the construction schedule, and adherence to working hours. |
| Plans for Older Buildings | For older buildings, understanding the condition of the substrate, tiles, and waterproof layer through building diagnostics is the starting point. Based on a deterioration diagnosis report with photos, we will categorize the work to be done this time, work that can be summarized while scaffolding is up, and work that can be postponed to the next time. For seismic grants and management plan certification, please check the latest conditions at the district office. |
* Kakeru Koumuten has established five bases centered around Yokohama City and will visit Nakano Ward.
Signs of Deterioration and Timing for Major Repairs
Generally, major repairs are estimated to occur every 12 to 15 years. According to a survey by the Ministry of Land, Infrastructure, Transport and Tourism, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment should be based on the deterioration condition rather than the number of years, so if you observe symptoms like those listed below, we recommend an early on-site inspection.
| Part | Dangerous Deterioration Signs if Left Unattended | Main Countermeasures |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks wider than 0.3mm, blistering or peeling of the paint film | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, joint chipping, efflorescence, hollow sound when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Roof and Balcony | Bloating or breaking of the waterproof layer, puddles, clogged drains, rain leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts and Steel Stairs | Rust, peeling paint, corrosion of treads | Rust removal + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, misalignment of tiles | Roof painting, roof overlay (cover method), re-roofing |
| Concrete | Spalling (exposed rebar with rust stains), water leakage from cracks | Spalling repair + resin mortar filling |
| Common Corridor and Stair Floors | Lifting or peeling of long sheet, opening at edges, exposure of substrate | Replacement of long sheet + substrate waterproofing |
Estimated Repair Cycles by Part (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)
| Part/Work | Estimated Cycle | Part/Work | Estimated Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12 to 15 years | Re-sealing | 12 to 15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24 to 30 years | Metal Parts Painting | 5 to 7 years |
| Roof Waterproofing (Repair) | 12 to 15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19 to 23 years / 30 to 40 years |
| Roof Waterproofing (Removal + New Installation) | 24 to 30 years | Drain Pipe (Rehabilitation/Replacement) | 19 to 23 years / 30 to 40 years |
* The above are reference examples from the guidelines and are not uniform construction deadlines. The actual cycle will be set according to the specifications, location conditions, and deterioration status of the building.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (Reiwa 6 June Revision – PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in Fiscal Year 2021”
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 a 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 / Removal of vines |
|---|---|
| New Materials Used | Wall tiles: Kunishiro Tiles / Painting of ancillary parts: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 to 4,100,000 yen |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Work | Due to leaks occurring from several areas such as the exterior walls and roof, we proposed waterproofing for the entire exterior. Seven S is a clear waterproofing material for tile walls, which is slightly more expensive but highly effective, making it recommended for cases where leaks are occurring from multiple areas of the exterior walls. |
Customer Feedback
Flow from On-Site Investigation to Completion of Work
From the initial inquiry to the completion of the work and aftercare, a single representative will consistently handle your case. For management associations, a resolution at the general meeting is required, so starting the process 1 to 1.5 years before the desired construction start date will allow 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 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 Nakano City, we will also check the road width, distance from neighboring properties, delivery routes, parking, and drainage conditions of rooftops and balconies.
- Investigation Report & Estimate Submission We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plan proposals are also possible.
- Plan Decision & Contract Confirm colors using color simulations, paint boards, and trial painting. For management associations, we will assist in preparing materials for the general meeting. For buildings requiring landscape notifications, we will explain the notification process and color considerations.
- Notification to Residents & Neighbors We will distribute construction notices, visit neighbors to greet them, and set up a bulletin board at the entrance (project schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
- Temporary Scaffolding Installation & 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 → ironwork & ancillary work in that order. A supervisor will inspect each process and take construction photos.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the 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, Additional Work Approval, 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 | Materials Provided / Actions Taken |
|---|---|
| Before Construction Building Diagnosis |
We will provide a deterioration diagnosis report with photos. This document summarizes the deterioration areas and the basis for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notices, visit neighbors to greet them, and provide the project schedule and laundry information on the entrance bulletin board. |
| During Construction Approval for Additional Work |
Deterioration discovered after scaffolding is set up will be addressed by presenting photos, quantities, and costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Reports |
A supervisor will inspect each process and take construction photos. Upon completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate. |
*For management associations, it is smooth to decide in advance who will approve additional work (e.g., chairman, repair committee) and the estimated amount requiring approval before the contract.
What Will Life Be Like During Construction? Impact on Residents
For large-scale repairs, the principle is to proceed while residents remain in their homes. However, there will be limitations on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.
| Impacts | What Actually Happens / Our Response |
|---|---|
| Laundry | On days of high-pressure washing, painting, and waterproofing, outdoor drying will not be possible. We will inform you via bulletin boards and each unit’s mailbox about “which side will be worked on today” and will ensure 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 other processes such as protection, drying, and waterproofing. We will provide information for each process, so please check the postings and notifications. We will schedule the work to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal items, potted plants, and air conditioning outdoor units. The timing will be notified in advance for each unit. |
| Noise and Odor | The period of substrate repair (breaking and drilling) will be the noisiest. Work hours are generally from 8 AM to 5 PM, and we will accommodate requests such as refraining from work on Sundays and holidays. Low-odor paint options are also available. |
| Security and Privacy | Scaffolding can become an entry point. We can take measures such as blocking sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate visitors on proper conduct. |
| 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 2 to 3 months before construction starts. |
| Pets, Small Children, and Working from Home | If you have sensitivities to noise, please inform us in advance, and we may be able to adjust the work schedule accordingly. Please feel free to let us know. |
| Rented Rooms | We can assist property owners in creating notification documents for residents. If you are concerned about the impact of construction on occupancy rates, we can also suggest an image change using color simulations. |
How to Choose a Large-Scale Repair Contractor and Ordering Method
There are many large-scale repair contractors that cover Nakano Ward, and you may be unsure which one to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.
● Extensive experience in large-scale repairs
● Confirm the presence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they are self-managed
Extensive Experience in Large-Scale Repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it gives you peace of mind as a reference when you actually request work.
Using Google and review sites to evaluate large-scale repair contractors can also be effective! Be cautious if there are many negative reviews. If there are few reviews, also check their construction achievements, explanations, and management systems.
Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and nearby neighbors. Therefore, it is necessary to post updates on the progress of the work and information about laundry, etc., on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, and we receive many requests for exterior renovations of apartments and condominiums.
Check for Warranty and Aftercare Services
When choosing a large-scale repair company, 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 can be made at no cost, providing peace of mind! Companies that offer warranty periods are often confident in their work, making this a key criterion for selecting a contractor.
Warranty periods vary by contractor and the nature of the work, but typically range from 1 to 10 years. Emergency repairs or partial fixes often do not come with leak warranties. Some contractors also provide aftercare services separate from warranties, so be sure to check for warranties and aftercare services.
Kakeru Koumuten Co., Ltd. sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free responses for simple repairs such as partial sealing.
Obtain Estimates from Multiple Contractors (at least 3)
When requesting large-scale repairs, be sure to obtain estimates from multiple contractors. It is important to obtain estimates from at least three companies and compare their estimates and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs and exterior wall painting,” and “confirmation of the process.” Be thorough in your comparisons! If the quality of the 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 can be difficult to assess visually, be sure to check whether the proposed repair methods are suitable for the condition of the substrate!
Check This on the Estimate (Checklist)
| Confirmation Items | Points to Consider |
|---|---|
| Is there an excessive use of “lump sum” notation? | Are the quantities and unit prices clearly stated? With “Exterior Wall Repair Lump Sum,” 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 | Contents and proportions of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, the average is about 10% of the construction cost (excluding common temporary costs), but it varies depending on the scale and conditions of the building, so there is no uniform standard. |
| Are the names of materials written? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. 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. |
| Warranties and after-inspection | Warranty periods for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, construction records of similar scale and structure, presence of qualified personnel. |
Check if 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 will change based on the actual deterioration condition and customer preferences.
Contractors that completely outsource to subcontractors may lack knowledge and experience, leading to proposals for repairs in irrelevant areas or 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 achieved at a lower cost.
Additionally, contractors that outsource may also be slow to respond in case of any troubles during construction. It is safer to avoid companies that do not actually meet with customers to manage the construction. Kakeru Koumuten performs everything from temporary scaffolding setup to exterior wall painting and waterproofing work in-house, managed by knowledgeable and experienced personnel!
There are three ordering methods. The choice affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to ask.” The main ordering methods are the following three.
| Method | Process | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles everything from investigation, design, construction to management | No additional costs for design consulting (investigation and design costs may be included in the construction costs) / Single point of contact reduces the burden on the management association / Clear accountability / May shorten the period until ordering | Specifications can become dependent on the construction company, making it difficult to compare side by side / Independent 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 the investigation and design, while a separate company handles the construction | Allows comparison of construction companies under the same conditions / Independent supervision during construction | Consulting fees are required separately / Attention needed for conflicts of interest and collusion risks / Tends to prolong the duration |
| Management Company Prime Contract Method | The management company becomes the prime contractor, with subcontractors handling the construction | Easy coordination with daily management / Minimal effort required from the management association | Tends to be more expensive due to intermediate margins / Competition principles are less 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 been a long-standing issue. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and payment orders for a total of 1.63788 billion yen to 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).
※Based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Methods
① Dummy Estimates
A predetermined company is chosen to receive the order, while other companies only submit high estimates as a formality, creating a “fixed race.” It appears to the management association that “proper competitive estimates were obtained.”
② Collusion with Design Supervisors
While consultants contract at extremely low design and supervision fees, they receive kickbacks from the high construction costs of their partner construction companies. Design and supervision fees that are too low are a warning sign.
③ Back Margin
A certain percentage of the contract amount is kicked back, and that amount is added to the construction costs as an expense. As a result, the management association ends up paying extra.
Source: Yokohama City “What is collusion in large-scale repair work for condominiums?” / Ministry of Land, Infrastructure, Transport and Tourism “On the Proper Ordering of Large-Scale Repair Work for Condominiums” (Notification dated April 3, Reiwa 5, PDF)
Self-Defense Measures for Management Associations
- Obtain independent estimates from multiple companies
- Consult with neutral third parties such as condominium management specialists or architects
- Document the vendor selection process in meeting minutes to ensure transparency
- Confirm the reasons for unusually low consulting fees
- Include a penalty clause in the contract for cases of collusion
- Avoid concentrating information with a single consultant and verify specifications independently
Contact Points for Third-Party Consultation
If you are unsure about reading estimates or how to proceed with vendor selection, consulting with a third party separate from the construction company can be effective. Here are the main contact points available for management associations in Nakano Ward.
| Contact Point | Details |
|---|---|
| Nakano Ward Housing Division, Housing Policy Section | Phone 03-3228-5564. This is the contact for management plan certification, reporting management status, and management seminars for condominiums in the ward. As far as we can confirm, there are no services for bidding agency or order support for large-scale repairs in the ward. |
| Nakano Ward Specialized Consultation (Legal/Real Estate) | Free consultation. Please check with the Housing Division for reservation methods. The local NPO “Condominium Management Support Council” (Phone 03-5342-0378, Mon-Fri 9 AM – 5 PM) is also introduced as a consultation destination. |
| Tokyo Condominium Management Association | Phone 03-5829-9774. They provide free consultations. |
| Tokyo Comprehensive Consultation Desk for Condominiums | Phone 03-6427-4900 (free). They handle consultations including preparations for large-scale repairs. For inquiries regarding orders for large-scale repairs, please contact the Condominium Division (Phone 03-5320-5004). |
| Smile Dial (Housing Renovation and Dispute Resolution Support Center) | Phone 03-3556-5147 (Mon-Fri 10 AM – 5 PM, excluding holidays and year-end/New Year). They provide consultations regarding orders for large-scale repairs, and the estimate check service is free. |
| Condominium Management Center | Phone 03-3222-1519 (Mon-Fri 9:30 AM – 5 PM, excluding holidays and year-end/New Year). They handle consultations regarding building and equipment maintenance. For inquiries about the management plan certification support system, please call 03-6261-1274. |
| Condominium Management Plan Certification Consultation Dial | Phone 03-5801-0858. Condominium management specialists will answer questions about certification standards and application procedures. |
Source: Nakano City “Consultation Window for Condominiums” / Nakano City “Housing Guide (Condominium Edition)” / Tokyo Metropolitan Government “Comprehensive Consultation Window for Condominiums” / Tokyo Metropolitan Government “Consultation Window for Large-Scale Repair Work Orders” / Ministry of Land, Infrastructure, Transport and Tourism “Consultation Window for Large-Scale Repair Work Orders” / Condominium Management Plan Certification System Consultation Dial
Frequently Asked Questions about Large-Scale Repairs in Nakano Ward
- How much does large-scale repair in Nakano Ward 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 estimated costs are 2,000,000 to 4,000,000 yen for a two-story wooden apartment, 4,000,000 to 9,000,000 yen for a three-story steel or RC apartment, and 5,000,000 to 15,000,000 yen for small condominiums or mixed-use buildings. The costs vary depending on the condition of the substrate and whether waterproofing or roofing work is required, so we provide free on-site estimates.
- How often should large-scale repairs be conducted?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey shows that 13 years is the most common, 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 waterproofing layer breakage is observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. We will assess the age and condition of your building during the on-site survey to make a judgment.
- How long does the construction period take? Can residents stay during the work?
- For apartments, the duration is typically 3 weeks to 2 months, for small condominiums or buildings it is about 1.5 to 3 months, and for condominiums with over 50 units, it takes approximately 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, such as distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to work hours.
- How long should I expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for the establishment of the repair committee, building diagnosis, contractor selection, and general meeting resolutions, followed by 3 to 6 months for construction. Overall, it is advisable to plan for around 2 years to proceed comfortably. If you are using subsidies or tax incentives, please also account for the time required to obtain management plan certification (procedures for district certification).
- Are there any subsidies available for large-scale repairs in Nakano Ward?
- As of now, there do not appear to be any subsidies for large-scale repair work for condominium buildings in Nakano Ward or Tokyo. Potential options include subsidies for seismic diagnosis and seismic retrofitting of non-wooden houses in Nakano Ward (applications can be made by the representative of the management association), subsidies for energy-saving equipment (including management associations among eligible parties; please check with the relevant office regarding common areas. The first half of the fiscal year 2026 has ended, and the second half will start from November 30), subsidies for the “Stay in Tokyo Condominium” program, subsidies for condominium improvement work (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), and reductions in fixed property tax (50% for the 23 wards of Tokyo). The district’s seismic subsidy page does not specify the application period or status for fiscal year 2026, so please confirm with the office. If the work includes windows and insulation, it may also qualify for “Advanced Window Renovation 2026” or “Future Eco Housing 2026.” The timing of applications and applicants varies by program, so please check the eligibility conditions and application procedures for each program before contracting and starting work.
- I heard that fixed property tax can be reduced through large-scale repairs. Is that true?
- It is true if the requirements are met. Under the Long-Term Condominium Promotion Tax System, if a condominium that meets the criteria of being over 20 years old and having more than 10 units conducts large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to its longevity, the fixed property tax amount for the following year will be reduced. The reduction rate for the 23 wards of Tokyo is 50%, applicable to tax amounts for up to 100 square meters per unit. The eligible work must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made within three months of the completion date to the Tokyo tax office for the ward where the condominium is located (for Nakano Ward, it is the Nakano Tax Office, phone 03-3386-1111). If the administrator submits the declaration collectively, it can replace individual declarations from each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so it is recommended to start the process more than a year before the construction.
- Are there any changes to subsidies starting from the fiscal year 2026?
- There are four main options. ① Postpone low-urgency repairs based on a deterioration diagnosis, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The agency’s condominium common area renovation loans do not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving or seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for a decision on separation.
Can scaffolding be set up on narrow lots or buildings close to neighboring properties?
Yes, it can. In Nakano City, there are lots with limited road width and buildings close to neighboring properties. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after confirming the site. This is an area where additional costs can easily arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.What happens to the residents’ parking during construction?
Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings where there is limited parking space on the premises, it may take time to secure an alternative parking location. Kakeru Koumuten Co., Ltd. will coordinate with you about the availability of nearby parking starting 2 to 3 months before construction begins.Can I freely decide the color of the exterior walls?
According to district materials, Nakano City is not a landscape administrative organization, and the Tokyo Metropolitan Landscape Ordinance applies throughout the district, with the notification destination being Tokyo Metropolitan Government. Repairs, remodeling, or color changes that alter the appearance are subject to notification. The table in the materials indicates that the basic landscape axis “Kanda River” (within 30m on both sides of the river) has a height of 15m or more or a total area of 1,000㎡ or more, while general areas have a height of 60m or more or a total area of 30,000㎡ or more. We have not confirmed under what conditions exterior wall painting is subject to these regulations, the color standards, or the timing of prior consultations, so please check with the Tokyo Metropolitan Government Urban Development Bureau Green Space and Landscape Division Streetscape Landscape Section (Phone: 03-5388-3265) to see if your building is subject to these regulations. We will also investigate this during our survey. Sharing a color simulation to visualize the completed image can facilitate discussions.Why is the north-facing exterior wall particularly covered in moss and algae?
The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By using high-pressure washing to thoroughly clean it and selecting paint with anti-algae and anti-mold properties, you can suppress recurrence. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these can often lead to puddles on the roof and leaks.Which method should I choose: responsibility construction method or design supervision method?
In smaller buildings, the burden of consulting fees increases with fewer units, so we believe that the responsibility construction method is often more suitable for small to medium-sized buildings. The design supervision method allows for comparison of construction companies under the same conditions since a third party creates the specifications; however, consulting fees are incurred separately, and there are risks of conflicts of interest and collusion. Even with the responsibility construction method, verifying price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides detailed estimates that specify quantities, methods, and materials for each construction item, allowing you to compare them on the same level as other companies.How can I detect collusion in large-scale repairs?
There are three typical methods. ① Pre-selecting the contractor and having other companies submit only nominally high estimates, known as “dummy estimates,” ② A consultant contracts at an extremely low design supervision fee and receives kickbacks from affiliated contractors, creating collusion, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with a neutral third party, documenting the selection process in minutes, and including penalty clauses in contracts.How many companies should I get estimates from?最低3社をおすすめします。多すぎると比較しきれず、少なすぎると競争が働きません。大切なのは社数よりも「同じ土俵を作ってから比べること」です。共通の仕様書や数量表を作って同一条件で依頼し、「一式」表記を認めず内訳明細を必須にすると、金額差が範囲の違いなのか単価の違いなのかがはっきりします。
- What is the difference if we have our own scaffolding?
- In large-scale repair projects, temporary construction accounts for about 20% of the total cost (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffolding work, we can easily control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with limited road widths.
- I’m in the middle of getting multiple estimates; can I just have a look at the estimate?
- Of course, that’s possible. If you bring us estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate and provide you with an estimate under the same conditions. We welcome multiple estimates.
- Can I request just emergency repairs for a leak?
- Yes. As a preliminary step before large-scale repairs, we also accept requests for emergency repairs or partial repairs for leaks. We will identify the cause using thermal imaging and drones and propose the minimum necessary repairs.
- Can you handle roofing or exterior wall materials that contain asbestos?
- Yes, we can. We have qualified personnel who are certified 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 for subsidies for asbestos surveys and removal in Nakano Ward, we have not found any available within the confirmed range. For private building removal work, please contact the Environmental Division, Environmental Pollution Section (phone 03-3228-5799), and for existing private buildings, the Building Safety and Security Section (phone 03-3228-8837). In Tokyo, there is a subsidy for apartment renovation work (interest subsidy) that includes “asbestos treatment (removal, etc.)” in the application form, which may qualify for interest subsidies combined with loans. Please check the reception status on the Tokyo Metropolitan Government’s page. We will also provide guidance based on the survey results.
- What happens if we don’t carry out large-scale repairs?
- There are risks such as personal accidents due to falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, investigations through full tapping and other methods are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiles and mortar finishes. The scale of joint housing that is subject to reporting and the timing of reports can be confirmed in the “List of Buildings and Building Equipment Subject to Periodic Reporting and Reporting Timing” published by the Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check the latest information with the Tokyo Disaster Prevention and Urban Development Center (phone 03-5989-1929). Even if not subject to statutory investigations, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.
- How much does large-scale repair for an apartment (about 10 units) cost?
- For a wooden two-story building with 6 to 10 units, the estimate is around 2 million to 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is around 4 million to 9 million yen, based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance using color simulations during repairs to improve occupancy rates.
If you are looking for a large-scale repair contractor in Nakano Ward, contact Kakeru Koumuten Co., Ltd.
Our company handles many exterior wall renovations and large-scale repairs for apartments and condominiums in Nakano Ward. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot” We will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not lose in terms of cost, quality, and scheduling compared to other companies, so we welcome multiple estimates!
On-site inspections, estimates, and color simulations are all free of charge.
Please feel free to consult us via the inquiry form, phone, or LINE.
It’s perfectly fine to just present estimates from other companies.
Large-scale Repair Work Service Area
Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and all of Tokyo.
Arai / Ekoda / Ebara Town / Kamisaginomiya / Kamitakada / Saginomiya / Shirasagi / Chuo / Nakano / Numabukuro / Nogata / Higashinakano / Honcho / Matsugaoka / Maruyama / Minamidai / Yamato Town / Yayoi Town / Wakamiya
・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! Thorough explanations of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of its role, signs of deterioration, and precautions!
・Insufficient funds for large-scale renovations… An explanation of how to address funding shortages and preparations you can do right now!
・What is substrate repair in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and types of work!
・What is sealing work in large-scale renovations? An introduction to its role, methods, and tips to avoid failures!
・What is tile repair in large-scale renovations? An explanation of signs of deterioration, types of work, and cost averages!
・What is exterior wall painting in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and cost averages!
・For exterior renovations in Nakano, Tokyo, trust Kakeru Koumuten!
・For roof renovations in Nakano, Tokyo, trust Kakeru Koumuten!
・For exterior wall painting in Nakano, Tokyo, trust Kakeru Koumuten!
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contact Kakeru Koumuten Co., Ltd.
Kakeru Koumuten is a young company whose team is, on average, in their late twenties, but our skills are second to none.
Our greatest strength is that we handle scaffolding, roofing and painting entirely in-house. In an industry where these tasks are usually divided among contractors, our complete service simplifies project management and helps keep costs down. Above all, if a problem arises, we respond promptly.
We proudly describe ourselves as the youngest and most helpful renovation company in Kanagawa!
