Leave the repairs and renovations of condominiums and apartments in Nerima, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-scale Renovations for Condominiums, Apartments, and Buildings in Nerima, Tokyo
To owners, management associations, and management companies considering large-scale renovations for condominiums, apartments, and buildings in Nerima, Tokyo.
Kakeru Koumuten Co., Ltd. is a company that handles everything from the installation of temporary scaffolding to substrate repairs, exterior painting, tile repairs, sealing, waterproofing for rooftops and balconies, and roofing work, all managed and executed by our own team. We have undertaken numerous large-scale renovations and exterior reforms for apartments, condominiums, and commercial facilities in Nerima.
- On-site surveys and estimates are completely free (we welcome competitive estimates)
- Comprehensive management from temporary scaffolding to exterior and roofing work
- Our own scaffolding team handles sites in Nerima, from condominiums to apartments
- Consultations for partial repairs or emergency measures for leaks are also possible
- Cost Estimates / For condominiums, approximately 750,000 to 1,500,000 yen per unit (about 70% fall within this range according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, with the most common range being 1,000,000 to 1,250,000 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is around 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the determining factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Nerima / There are 1,549 condominium buildings in the district (as per the district’s actual survey for fiscal year 2024), with 47.2% built between Showa 56 and Heisei 12, and 13.4% built before Showa 55, indicating a thick layer of construction years. According to the district’s survey, about 60% have fewer than 50 units, and about 40% are between 6 and 10 stories, with large complexes like Hikarigaoka, making scaffolding layout and road occupancy confirmation essential. Notifications under the landscape ordinance may also apply to repainting in the same color (for heights of 10m or more, total floor area of 500㎡ or more, or site area of 500㎡ or more. Repairs to less than one-third of each facade are excluded), and we will also check for flood assumptions like those for the Shakujii River, as well as scenic districts and area plans.
- Available Funds / The official page of Nerima District did not confirm any district programs that subsidize the construction costs of large-scale renovations. The district’s support mainly focuses on utilizing the advisor system, seismic measures, and subsidies for sprayed asbestos. For large-scale renovations, if requirements are met, there is a special reduction of half on fixed asset tax (Tokyo’s 23 wards are subject to metropolitan tax. Construction completed by March 31, 2027, with applications within three months after completion), national and Tokyo subsidies if windows and insulation are included, and interest subsidies from Tokyo (applications for the second phase of fiscal year 2026 are accepted until February 19, 2027), which should be considered in combination with public financing.
- Tips for Success / At least three competitive estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale repair work available in Nerima, Tokyo
Large-scale repairs are not just “exterior painting only” or “waterproofing only”; they are comprehensive repairs to the entire building while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.
| Type of Work | Main Contents |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our own scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, explosion (exposed rebar) repairs, resin mortar repairs for missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats of paint from primer to topcoat, painting of auxiliary parts (iron parts, gutters, water cut-offs, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of broken tiles, joint repairs, clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Re-sealing around sashes and exterior wall joints, additional sealing. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, shared corridors, and stairs, PVC sheet waterproofing, and long sheet installation. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Hardware Work | Surface painting of steel stairs, handrails, and PS doors, replacement of caps and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), resolving gutter blockages. Issues with drainage can cause puddles and leaks, making this work especially important for buildings with rooftops. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of asbestos-containing building materials. |
Scope of Major Repairs Determined by Building Diagnosis
It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten Co., Ltd., we conduct a free on-site survey to confirm the items below and compile them into a deterioration diagnosis report with photos, after which we will propose the scope of work.
| Diagnosis Area | Main Investigation Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual inspection, checking the width of cracks and the condition of the paint film | Methods and quantity for crack repair, specifications for painting (whether repainting or painting after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Tap testing. High areas checked with a drone | Scope and estimated quantity for injection and replacement, whether clear waterproofing is necessary |
| Sealing | Checking for cracks, shrinkage, peeling, and hardening | Whether to replace or add to the existing sealant, scope of joints to be worked on |
| Rooftop, Balcony, Shared Corridor | Checking for blisters or breaks in the waterproof layer, puddles, and the condition of drains | Full renovation or partial repair, method (urethane waterproofing, PVC sheet waterproofing, long sheet), whether drain renovation is necessary |
| Leak Areas | Investigation using thermal imaging camera and drone | Identification of the cause and priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking | Whether painting is sufficient or if material replacement or cover method is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, access routes, and parking | Planning for scaffolding and scope of temporary work |
Reasons Why Kakeru Koumuten is Chosen for Large-Scale Renovations in Nerima, Tokyo
The reason why we can be entrusted with large-scale repairs in Nerima Ward is that we have “initiatives that other companies cannot imitate in large-scale repair work”, which has received high praise from many customers.
1. Equipment Specialized for Exterior Renovation
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 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 Warehouse
We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can purchase materials at a lower cost! Additionally, since we always have stock available, we can provide swift responses even in emergencies!
In-house Waste Separation
In large-scale repairs, various waste materials such as leftover paint, metal, and wood are generated. Kakeru Koumuten reduces waste disposal costs by sorting and recycling waste materials in-house.
Exterior Renovation Dedicated Showroom
In the showroom, you can not only have meetings but also check actual samples and colors of exterior materials. Color simulations for exterior wall painting and confirmation of heat insulation properties using a heat insulation testing machine are also available!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
By managing everything from inquiries to project completion in a consistent system by Kakeru Koumuten, we can keep costs down while providing high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, whether it’s the sales representative or construction management, smooth communication is possible.
We can handle everything from the installation of temporary scaffolding to exterior wall painting, substrate repair, waterproofing work, and tile repairs with complete in-house construction! Those with specialized knowledge and experience will conduct inspections and actual construction for each process!
3. Acquisition of 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 on staff, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building materials containing asbestos investigators, so we can manage and conduct preliminary surveys for asbestos-containing roofing materials.
4. Warranty and Aftercare
Most large-scale repair works, including “painting work,” “substrate repair work,” and “waterproofing work,” come with a warranty!
Aftercare maintenance is available annually, and we send out notification DM every year.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations related to apartments and condominiums.
We can also address exterior walls and rooftops that cannot be inspected from high places using drones! During leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!
We will respond according to your wishes. We also accept emergency measures for sudden leaks! We will respond quickly to urgent requests or emergencies!
6. Staff Development
Our staff create various models for skill improvement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond effectively. We also educate on points to pay attention to and areas to check during each stage of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we will not only notify residents and greet nearby residents, but also install a bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate entrants on manners to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Each process will be inspected by a responsible person, and detailed construction photos will be taken. We use film thickness inspection machines and check sheets to ensure that there are no oversights in the inspections. 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 order paint in-house to prevent construction defects. Of course, we will also take photos of the used paint and report them.
9. Exterior Wall Painting Color Simulation
9-1 Self Color Simulation
The simulations we create can be done using actual photos of your apartment or building!Simulations can also be done on your smartphone or computer. By simulating and then changing to a two-tone color or making an image change, we hope to enhance the stylish appearance and contribute to increased occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
* In Nerima Ward, the landscape ordinance may apply to repainting in the same color (if the height is over 10m, total floor area is over 500㎡, or site area is over 500㎡. Repairs covering less than one-third of each facade are excluded). Permissions for the Shakujii Scenic Area and Oizumi Scenic Area, as well as district plans for areas like Hikarigaoka, also need to be confirmed. Having a color simulation screen will help facilitate smooth explanations to the general meeting, neighbors, owners, and residents.
9-2 Confirm the actual color with a trial paint!
You can order samples of the paint you are considering and conduct trial painting on your exterior wall. By doing a trial paint, you can confirm the actual color and gloss!
9-3 Exterior Renovation Simulation
Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting and roof replacement work
With exterior renovation simulations, you can greatly reduce the risk of failure in changing the image! We hope that renovating the appearance of apartments and condominiums will help increase occupancy rates.
Cost Estimates for Major Repairs in Nerima Ward, Tokyo
The cost of major repairs varies significantly based on the size of the building, deterioration condition, scope of work, and materials used. First, refer to the national average based on public statistics, then to our company’s cost estimates based on past performance by scale, and finally to unit price examples for each project.
The national average for condominiums is 750,000 to 1,500,000 yen per unit
According to a survey conducted by the Ministry of Land, Infrastructure, Transport and Tourism, which compiled 818 construction cases (FY 2021), the cost of major repairs is concentrated in the range of 750,000 to 1,500,000 yen per unit for about 70% of cases, with the most common price range being 1,000,000 to 1,250,000 yen. Note that the amounts in this survey do not include consumption tax and common temporary costs, so they differ from the current total construction costs including tax.
| Construction Cost per Unit | Percentage | Construction Cost per Unit | Percentage |
|---|---|---|---|
| Up to 750,000 JPY | 15.1% | 1,250,000 to 1,500,000 JPY | 17.4% |
| 750,000 to 1,000,000 JPY | 24.7% | 1,500,000 to 2,000,000 JPY | 9.1% |
| 1,000,000 to 1,250,000 JPY | 27.0% (most common) | Over 2,000,000 JPY | 2.8% |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Actual Conditions of Large-Scale Repair Work for Condominiums in FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax equivalent or common temporary construction 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 Construction | 22.8% | Scaffolding, mesh sheets, protective coverings, etc. (does not include common temporary construction costs) |
| Miscellaneous Expenses | 10.3% | Site management costs, general management costs, statutory welfare costs, etc. (9.5%), insurance premiums for large-scale repair defect insurance (0.8%) |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Actual Conditions of Large-Scale Repair Work for Condominiums in FY2021” (Second aggregation of large-scale repair work. Overall average is construction-related 59.0%, temporary construction 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because equipment-related work, exterior structures, and others are included. This is an average value and is not a criterion for judging the appropriateness of individual estimates.
Cost Estimates by Building Size (Scaffolding, Substrate Repairs, Exterior Wall Painting, Waterproofing, Sealing Set)
| 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 and 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 (100 units or more) | 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 Work, Substrate Repair, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “Temporary Work,” “Substrate Repair,” “Sealing,” “Exterior Wall Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| Item | What to Check in the Estimate |
|---|---|
| Building Prerequisites | Structure (wooden, steel, RC), number of stories, number of units, exterior wall area, and waterproofing area. Also confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Work and Scaffolding | Area and unit price of scaffolding, contents of mesh sheets, protective measures, temporary toilets, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repair | Quantities and unit prices for repair methods such as cracks, lifting, and spalling. Since this item is not finalized until scaffolding is set up, please confirm whether it is based on estimated quantities or actual settlement, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is replacement or additional sealing, length to be applied (m), and material name. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and scope of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, and common corridor, construction method, material name, and whether drain renovations are included. |
| Inspection and Reporting | Inspections for each stage, construction photos, and whether a completion report and warranty are included. |
| Miscellaneous Expenses | Contents and proportions of site management fees, general management fees, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, these average about 10% of construction costs, but they vary based 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） |
| Repair of Concrete Spalling Areas | Rust Prevention for Rebar + Resin Mortar | per area / 1,000 JPY〜2,000 JPY （Varies depending on the degree） |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY （Varies depending on the degree） |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof Waterproofing with Urethane (Ventilated Buffer Method) | High-Strength Urethane | per square meter / 6,500 JPY〜9,500 JPY |
| Sealant Replacement | Modified Silicone | per meter / 900 JPY〜1,500 JPY |
| Temporary Scaffolding | In-House Owned Scaffolding Materials (Wedge Type) | per square meter / 700 JPY〜1,000 JPY |
*Costs and warranty periods vary based 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.
Choose Paint and Waterproofing Grades Based on “Years Until Next Repair”
“Good paint does not equal the right choice.” The best way to choose is to align when the next major repair will be with the lifespan of the materials, minimizing waste.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. A good balance of cost and performance. The lifespan varies by product, so choose specifications that match the cycle. |
| Fluorine | 16-20 years | Buildings that want to set the next repair after 15 years, high-rise or complex-shaped buildings where scaffolding costs are high. |
| Inorganic | 18-22 years | Buildings that want to suppress dirt adhesion. Effective for suppressing moss and algae on the north side or poorly sunlit areas. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Complex-shaped rooftops, when wanting to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| PVC Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shape. Short construction time. |
| Asphalt Waterproofing | 15-20 years | Rooftops planned for long cycles. The cost per instance will increase. |
*The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. Choosing paints with anti-algae and anti-mold properties can improve durability in shaded and humid areas.
Guidelines for Repair Reserve Funds and Options When Insufficient
The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per unit area. Additional charges are required if there is a mechanical parking lot.
| Building Size (Less than 20 Stories) | Monthly Estimate (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| Building Floor Area Less than 5,000㎡ | 335 JPY/㎡ | 235-430 JPY/㎡ | Approximately 16,500-30,100 JPY |
| 5,000-10,000㎡ | 252 JPY/㎡ | 170-320 JPY/㎡ | Approximately 11,900-22,400 JPY |
| 10,000-20,000㎡ | 271 JPY/㎡ | 200-330 JPY/㎡ | Approximately 14,000-23,100 JPY |
| Over 20,000㎡ | 255 JPY/㎡ | 190-325 JPY/㎡ | Approximately 13,300-22,750 JPY |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines on Repair Reserve Funds for Condominiums” (Reiwa 6, June Revision, PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” There are four main options when there is a shortfall.
| Options | Considerations and Points of Caution |
|---|---|
| ① Adjusting the Construction Schedule | Based on deterioration diagnosis, postpone less urgent work to the next time. However, it is essential to distinguish between work that can be postponed and work that cannot, as delaying waterproofing and tile falling prevention measures will ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Reviewing paint grades, changing from full renovation to partial renovation, etc. Please consider this separately from “apparent reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | Utilizing advisor subsidies in Nerima Ward, subsidies for seismic and asbestos measures, and grants for energy-saving renovations, etc. (to be discussed later). The reduction of fixed asset tax is a system that lowers the tax amount for each unit owner and does not directly increase the repair funds of the management association. |
| ④ Increasing Reserve Funds, Borrowing, and One-Time Payments | In addition to considering increasing the repair reserve fund at the general meeting, the Housing Finance Agency’s loan for condominium common area renovations requires no collateral. Interest rates can be reduced by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Nerima Ward, Tokyo
On the official page of Nerima Ward (related to condominium policies), there was no confirmation of a system that subsidizes the construction costs of large-scale renovations for condominiums. Support for condominiums in the ward mainly includes advisor system subsidies, seismic subsidies, and subsidies for the investigation and removal of sprayed asbestos. For large-scale renovations, we will consider a combination of tax systems, loans, and national and Tokyo metropolitan systems. The available options can be broadly categorized into the following five types. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to confirm with our company or each contact point before contracting or starting work. (As of October 14, 2026)
| Type | Details |
|---|---|
| ① Support for Nerima Ward | Subsidies for the use of the condominium advisor system, subsidies for seismic diagnosis, design, and renovation of condominiums, subsidies for the investigation and removal of sprayed asbestos, and free consultation for management and operation. The contact points are the Housing Division, Disaster Prevention and Urban Development Division, and Environmental Division. |
| ② Tax Incentives | Reduction of property tax under the condominium longevity promotion tax system (in the 23 wards of Tokyo, property tax is a metropolitan tax, and the reduction rate is 50%. Applications must be submitted to the metropolitan tax office within three months after the completion of the work). |
| ③ Management Plan Certification System | A certification system that serves as an entry point for tax incentives and interest rate reductions. Condominiums in Nerima Ward apply through the Nerima Ward (Housing Division) with the support service for condominium management center procedures and submission of documents to the ward. |
| ④ Construction Subsidies by Purpose | Energy-saving (windows, insulation, etc.), seismic resistance, etc. Check and use those that can be incorporated into large-scale repairs among the projects of the national government, Tokyo, and Nerima Ward. |
| ⑤ Loans and Interest Subsidies | Loans for the renovation of common areas of condominiums from the Japan Housing Finance Agency, and interest subsidies from Tokyo (subsidies for condominium improvement work). |
① Support for Condominiums in Nerima Ward (Advisor, Seismic, Asbestos)
The main support provided by Nerima Ward for condominium management associations has been organized based on what can be confirmed on the ward’s official page. None of these are systems that directly cover the costs of large-scale repair work.
| Advisor System Subsidy | Eligibility | Management associations of condominiums registered in the district’s “Condominium Management Association Registration System” (including planned organizations of unit owners) within the district. Associations without registration must register first. |
|---|---|
| Subsidy Amount & Frequency | The full amount of the dispatch fee for the “Condominium Management Advisor System” and “Condominium Reconstruction and Renovation Advisor System” by the Tokyo Disaster Prevention and Urban Development Center. Management advisors are 16,500 JPY for Course A and 25,300 JPY for Course B, while reconstruction and renovation advisors are 16,500 JPY for Course A and 8,800 JPY for Option A. Textbook fees, cancellation fees, and some courses are not eligible. Each management association can apply for one of the systems once per fiscal year. |
| Application Process | Register the management association with the district → Submit the subsidy application form in the name of the chairman → Grant decision after district review → Apply for dispatch to the Tokyo Disaster Prevention and Urban Development Center (03-5989-1453) → Submit completion report, invoice, etc., and the subsidy will be transferred to the account. It is advised to consult the Housing Division about 2 months prior to the desired dispatch date. |
| Reception for Fiscal Year 2026 | The update date on the district’s page is July 3, 2026. There is no explicit mention of “Fiscal Year 2026,” and the format may be from the previous year, so please confirm the latest handling at the counter before use. |
| Contact | Nerima Ward, Building and Development Division, Housing Section, Management Section 03-5984-1289 |
| Free Consultation & Seminar on Management Operations | Free consultations for condominium management operations are held twice a month by reservation, in cooperation with condominium management professionals in the district. The Nerima Condominium Seminar “Future School” is announced to be held three times a year (contact is the Housing Division). |
|---|---|
| Subsidy for Seismic Diagnosis, Design, and Renovation | Eligible properties are fire-resistant and quasi-fire-resistant buildings with three or more floors (excluding basements) that started construction before May 1981, with residential units and at least two unit owners in the condominium (if including commercial spaces, the non-residential area must be less than half of the total floor area). The seismic diagnosis is covered at 5/6 (for costs under 1.8 million JPY, with a cap of 8 million JPY), detailed design at 5/6 (cap of 2 million JPY), and seismic renovation work at 2/3 (cap of 30 million JPY), with a maximum unit price also applicable. Contracts with contractors and implementation of diagnostics must occur after the grant decision. It is announced that the subsidy for seismic diagnosis of condominiums has been expanded in Fiscal Year 2026. There is no mention of general exterior wall painting or waterproofing large-scale repairs being eligible for this seismic subsidy (Disaster Prevention Urban Development Division, Seismic Promotion Section 03-5984-1938). |
| Subsidy for Investigation and Removal of Sprayed Asbestos | Eligible buildings include condominium complexes, and the chairman of the management association can apply. Investigation costs are covered at 1/2 (for properties other than single-family homes, capped at 100,000 JPY), and removal work is 1/2 for areas under 1,000㎡ (cap of 4 million JPY) and 19/24 for areas over 1,000㎡ (cap of 6 million JPY). The subsidy is limited to sprayed asbestos and sprayed rock wool, and building finishing materials are not eligible. Removal must be for buildings constructed before March 31, 1997, among other conditions, and both investigation and removal require involvement from a certified asbestos-containing building material investigator. Applications must be submitted before starting the investigation or removal work, and the application period is from April 1 each year to March 31 of the following year (Environmental Division, Environmental Regulation Section 03-5984-4712). |
* On the district’s page, there is also information about subsidies related to greening and the welfare town development subsidy (barrier-free modifications of existing buildings), but it was not confirmed whether the management association or common areas are eligible, nor the subsidy amounts. The page for the district’s advisor subsidy does not specify Reiwa 8. The acceptance status for all of these may change, so please check the latest handling at the counter before applying. The Ministry of Land, Infrastructure, Transport and Tourism has provided information on consultation windows for management associations and points to consider when placing orders following the announcement by the Fair Trade Commission on September 28, Reiwa 8 (for issues related to collusion and inappropriate consulting, please refer to the chapter mentioned later).
- Nerima Ward: Subsidy for Utilizing the Condominium Advisor System (Official)
- Nerima Ward: Guide to the Subsidy for Utilizing the Condominium Advisor System (PDF)
- Nerima Ward: Condominium Policy Related Projects (Official)
- Nerima Ward: Subsidy for Seismic Renovation Work of Private Buildings (Non-residential) (Official)
- Nerima Ward: Subsidy for Asbestos Investigation and Removal Work of Sprayed Materials (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Information on Consultation Windows Regarding Large-Scale Renovation Work for Condominiums (Official)
② Condominium Longevity Promotion Tax System (Reduction of Fixed Asset Tax)
If large-scale repairs that contribute to the longevity of certain condominium units meeting specific requirements (conducting exterior painting, floor waterproofing, and roof waterproofing as a single project) are carried out, the fixed asset tax amount for the building in the following year will be reduced (up to the equivalent of 100㎡ per unit; urban planning tax is not included). The reduction rate is determined by ordinance in each municipality. In the 23 wards of Tokyo, the fixed asset tax is a metropolitan tax, and according to the Tokyo Metropolitan Bureau of Taxation, the fixed asset tax amount for the year following the completion of the work will be reduced by half.
| Main Requirements of the National System | For buildings over 20 years old and with a total of 10 or more units, the floor area of the residential exclusive parts must be more than half of the total exclusive area / At least one instance of exterior wall painting, floor waterproofing, and roof waterproofing must have been completed in the past / The condominium must have received certification for its management plan, and the amount of the repair reserve fund (average amount for the entire planning period) must have been raised from below the certification standard to above the standard after September 1, 2021, or the management association must have received administrative advice and guidance based on the Condominium Management Improvement Act to ensure that the long-term repair plan meets national standards. |
|---|---|
| Implementation Deadline of the National System | From April 1, 2023, to March 31, 2027 (the Tokyo Metropolitan Tax Office’s guidance indicates the same period). |
| Treatment in Tokyo (Nerima Ward) | The reduction rate is 50%. The declaration deadline is within 3 months from the completion date of the work, and the declaration should be made at the local tax office where the property is located. The Tokyo tax office in Nerima Ward is the Nerima Tax Office (6-13-10 Toyotama Kita, Nerima Ward, Tel: 03-3993-2261, Property Evaluation: 03-3993-2274). Please check the jurisdiction area for fixed asset tax (buildings) with the Tokyo Metropolitan Tax Office’s guidance. Declarations can also be made via eLTAX, and if the administrator compiles and submits the documents, it can replace individual declarations by each owner. |
| Main Submission Documents | Fixed Asset Tax Reduction Declaration Form, Large-Scale Repair Certificate (issued by an architect or housing defect liability insurance corporation), Proof of Past Work (issued by an architect or condominium management specialist). For certified management plan condominiums, a copy of the certification notification (or change certification notification) and proof of repair reserve fund increase are required. For condominiums that have received administrative advice and guidance, a certificate of implementation of the advice and guidance is necessary. Additional documents may be requested. |
| Points to Note | Obtaining certification for the management plan and reviewing the long-term repair plan takes time, so it is recommended to start preparations at least one year before the work. The reduction of fixed asset tax for seismic, barrier-free, and energy-saving renovations cannot be used in the same fiscal year. The treatment after April 2027 has not been confirmed on the official page. |
- Tokyo Metropolitan Tax Bureau: Condominium Long-Term Life Promotion Tax System (Property Tax Reduction) (Official)
- Tokyo Metropolitan Tax Bureau: Nerima Tax Office (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Condominium Long-Term Life Promotion Tax System (Official)
- Ministry of Land, Infrastructure, Transport and Tourism: Property Tax Reduction for Large-Scale Repairs of Condominiums (PDF)
- Ministry of Land, Infrastructure, Transport and Tourism: Is Your Condominium Being Regularly Maintained? (PDF)
③ Management Plan Certification System (Entry for Tax and Interest Rate Benefits)
Receiving certification leads to interest rate benefits for loans and bonds from the Japan Housing Finance Agency, and fulfills one of the requirements for the Long-Term Life Promotion Tax System (certification alone does not guarantee tax reduction). The certification by Tokyo Metropolitan Government applies to towns and villages, while condominiums in the 23 wards are certified through each ward’s office. The main criteria include holding meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, having overdue repair reserves of three months or less within 10% of the total, and “having a long-term repair plan that includes large-scale repair work at least twice and is created or reviewed within 7 years, with a planning period of over 30 years”, among others.
| Application Process | The contact point in Nerima Ward is the Building and Development Department, Housing Division, Management Section. ① Pre-consultation with the ward → ② Resolution of the certification application at a meeting (general meeting, etc.) → ③ Obtain a pre-confirmation compliance certificate from the Public Interest Incorporated Foundation Condominium Management Center → ④ Online application to the ward via the center’s “Management Plan Certification Procedure Support System” → ⑤ Submit necessary documents to the Housing Division and pay the fee (prior reservation required) in that order. The online application does not conclude the process; submission of documents and payment of fees to the ward are required separately. |
|---|---|
| Fees & Certification Standards | The ward’s fee is 4,100 yen for one long-term repair plan, and for two or more, an additional 1,800 yen is added for each subsequent plan. The certification standards consist of 20 items, combining national standards with the ward’s unique criteria. For fees related to pre-confirmation and other costs from the Condominium Management Center, please check the center’s guidance. |
| Certification Status & Reporting System in the Ward | According to the ward’s plan, as of the end of February in Reiwa 8, there are 35 certifications in the ward (about 3.3% of the total 1,065 in Tokyo). The ward aims for a 30% acquisition of existing condominiums. The reporting system for condominium management in Tokyo targets residential condominiums with six or more units built before December 31, 1983, and according to the ward’s plan, 313 out of 320 condominiums requiring reporting have been reported (as of November 6, Reiwa 7). For general information about the system and ID issuance, contact the Tokyo Metropolitan Government Housing Policy Headquarters, Condominium Division at 03-5320-5004. |
| Consultation Contact | Nerima Ward Housing Division Management Section 03-5984-1289 / Comprehensive Consultation Desk for Condominiums (Tokyo Disaster Prevention and Urban Development Center) 03-6427-4900 |
④ National Energy Conservation Support | Housing Energy Conservation 2026 Campaign
Changes for Fiscal Year 2026The “Child-Rearing Green Housing Support Project” for Fiscal Year 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to 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 renovations of openings, insulation renovations of the structure (floor, walls, ceiling), and installation of eco-friendly housing equipment are mandatory combinations. |
| Subsidy Limit | Based on the age of the building and the energy-saving performance achieved, 400,000 to 1,000,000 yen per unit (1,000,000 yen if reaching the mandatory standards for homes built before 1991). |
| Period | Work must commence after signing a construction contract, between November 28, 2025, and no later than December 31, 2026. The application for the subsidy will generally be made by the registered contractor (construction contractor) after the work is completed (the client cannot apply themselves). Reservations for the application must be made by November 16, 2026, and applications must be submitted by December 31, 2026, at the latest (will end once the budget limit is reached). |
Advanced Window Renovation 2026 Project
| Target | Renovations to existing homes (single-family and multi-family) including the installation of interior windows, replacement of exterior windows, and glass replacement to high-performance insulated windows. Subsidy rates are set for multi-family residences categorized as “low-rise” and “mid to high-rise.” |
|---|---|
| Bulk Application for Multi-Family Residences | For multi-family residences, there is a method for “bulk application” that allows for all units to be applied for together. The application process is conducted by the registered contractor (window renovation contractor), and the management association cannot apply themselves, but this system works well with window and entrance door renovations aligned 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, the limit is 10,000,000 yen per building. |
| Period | Work that commences after November 28, 2025, and no later than December 31, 2026, is eligible. The application for the subsidy will be made after the work is completed and handed over, with reservations for the application due by November 16, 2026, and applications due by December 31, 2026, at the latest (will end once the budget limit is reached). |
⑤ Tokyo Metropolis, Nerima Ward Subsidies and Grants (Energy Saving, etc.)
| Tokyo Energy Conservation Renovation Promotion Project for Existing Homes (Reiwa Year 8) | The renovation of high-performance windows, doors, insulation materials, and bathtubs is eligible, and the target group includes management associations of condominium buildings. For management associations with 50 or more renovated units, the subsidy amount will be 120% of the total unit price. The maximum subsidy for windows and doors is 2 million yen per unit, and for insulation materials, it is up to 1 million yen per unit, covering one-third of the expenses. Pre-registration started on May 29, Reiwa Year 8. Contracts and construction will take place after the pre-registration is accepted. It was not confirmed on the official page whether construction of common areas is included. Please check the official page and contact (03-6737-5300) for conditions regarding registered businesses and budget status. |
|---|---|
| Tokyo Rental Housing Insulation and Renewable Energy Concentration Promotion Project (Reiwa Year 8) | This project targets owners of existing rental housing leased under ordinary rental contracts, and construction must be performed by registered contractors of Cool Net Tokyo. Pre-registration is from May 29, Reiwa Year 8 to March 31, Reiwa Year 9, and will end once the total application amount reaches the limit. The subsidy rate is two-thirds, with a maximum of 300,000 yen per unit for high-performance windows and 600,000 yen per unit for insulation renovations. No confirmation was found regarding management associations of condominium buildings being targeted, as this project is aimed at owners of rental apartments and rental condominiums. |
| Nerima Ward Carbon Neutral Equipment Installation Subsidy (Reiwa Year 8) | The installation of energy-saving and renewable energy equipment (solar power, Enefarm, eco-cute, high-performance windows and doors, LED lighting) for existing homes is eligible. Installations must be completed between April 1, Reiwa Year 8 and March 31, Reiwa Year 9, and will end once the budget is exhausted. Applications were suspended from September 16 to October 12, Reiwa Year 8 and resumed on October 13. The subsidy amount could not be confirmed on the ward’s page due to images, and it was not confirmed in the main text of the ward’s page whether common areas of management associations or condominium buildings are included. If window renovations are included, please confirm the eligible parties and equipment at the contact point (Environmental Division, Global Warming Countermeasures Section 03-5984-4706). |
| Tokyo Subsidy for Renovation Costs of Special Nursing Homes (Reiwa Year 8) | This is a Tokyo project supporting renovations of facilities for the elderly. It cannot be used for large-scale repairs of condominiums or apartments, and is aimed at those who own and operate facilities such as special nursing homes. Please check the conditions and eligibility on Tokyo’s explanatory video and official page. |
* The projects for rental housing in Tokyo are aimed at owners of rental apartments and rental condominiums, and no confirmation was found regarding management associations of condominium buildings being targeted. The application status may change, so please be sure to check the official page before applying.
- Tokyo: Energy Efficiency Renovation Promotion Project for Existing Homes (Official)
- Tokyo: Insulation and Renewable Energy Concentration Promotion Project for Rental Housing (Official)
- Tokyo: Announcement of the Start of the Insulation and Renewable Energy Concentration Promotion Project for Rental Housing (Official)
- Tokyo: Explanation Video on Subsidies for Renovation Costs of Special Nursing Homes
- Nerima Ward: Environmental Subsidies (such as Carbon Neutral Equipment Installation Subsidies – Official)
⑥ Loan System (Housing Finance Agency Mansion Sumairu Loan)
If the management association borrows funds for large-scale repairs, they can utilize the Housing Finance Agency’s “Mansion Common Area Renovation Loan (Mansion Sumairu Loan).”
| Eligible Work | Large-scale repairs, seismic retrofitting, flood prevention measures, energy-saving measures, balcony repairs, safety measures for elevators and parking lots, asbestos measures, costs for diagnosis and investigation design by specialists |
|---|---|
| Collateral | No collateral required (joint guarantee by the Mansion Management Center, etc.) |
| Repayment Period | Generally 1 to 10 years, 1 to 20 years for specific works, up to 35 years for seismic, flood, and energy-saving works 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 works, each reducing by 0.2% per year (up to 0.6% per year) |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, repair reserve fund delinquency rate generally within 10%. Applications accepted year-round |
Source: Housing Finance Agency “Mansion Sumairu Loan” (Official)
Tokyo Mansion Improvement Work Subsidy (Interest Subsidy)
| Content | This is a system where the Tokyo Metropolitan Government subsidizes the interest of the “Condominium Common Area Renovation Loan” from the Japan Housing Finance Agency. The subsidy covers the difference from the interest rate, which is 1% lower than the agency’s rate (if the interest rate is below 1%, it effectively becomes 0%), and the subsidy period is up to 20 years, which is the repayment period of the loan. |
|---|---|
| Eligibility | This applies to the management associations of fire-resistant condominium buildings in Tokyo that utilize the agency’s loans and debt guarantees from the condominium management center, etc. Repairs and renovations of common areas are eligible (installation work for solar power generation equipment may also be eligible for loans; please confirm the conditions with the Japan Housing Finance Agency). Condominiums built before the earthquake resistance standard (before May 31, 1981) must undergo an earthquake resistance diagnosis, and those requiring management status notifications must have completed the notification and updates. |
| Limit | The limit is the smallest amount among the loan reservation amount, the construction costs eligible for the loan, the amount after deducting subsidies from the construction costs, and 2 million yen per unit (6 million yen if it involves earthquake reinforcement) multiplied by the number of units. |
| Application for Reiwa Year 8 | Applications are accepted in two phases, with the first phase (from May 13 to September 30) having ended. The second phase is from October 1, 2026, to February 19, 2027. Each phase has 2,500 units available on a first-come, first-served basis. After loan approval, applications and grant decisions must be received before the monetary loan contract. Contact: Tokyo Metropolitan Government Housing Policy Headquarters, Private Housing Department, Condominium Division 03-5320-7532 |
Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used
Damage caused by “accidental incidents” such as 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 from accidents and normal wear and tear during deterioration diagnosis.
On the other hand, normal wear and tear itself is not covered. There have been many troubles nationwide with businesses soliciting that “repairs can be made without out-of-pocket expenses using insurance money,” and the National Consumer Affairs Center has repeatedly issued warnings. False applications may be prosecuted for insurance fraud. Please confirm the eligibility of your application directly with your insurance company or agent through your management association or owner. Kakeru Koumuten Co., Ltd. does not provide such guidance.
Building Conditions and Repair Points in Nerima Ward, Tokyo
Nerima Ward has an area of 48.08㎢, making it the fifth largest ward among the 23 wards. According to ward documents, it is located on the Musashino Plateau and features a gently sloping terrain with little elevation difference, being higher on the west side and lower towards the east. There are 1,549 condominium buildings in the ward (as of the Reiwa 6 fiscal year’s actual survey), with about 40% built before Heisei 2 and another 40% built after Heisei 13, indicating that it is a ward with a thick layer of construction years. There are also large-scale housing complexes like Hikarigaoka. The numbers below are only those verified from official documents.
(as of October 1, Reiwa 8)
(as of October 1, Reiwa 8)
(5th largest among 23 wards as of January 1, Reiwa 2)
(Reiwa 6 fiscal year actual survey)
(same survey)
Source: Nerima Ward “Population and Number of Households”／Nerima Ward “Geography”・Ward Overview (PDF)／Nerima Ward “Condominium Management Improvement Plan” Main Text (PDF)・Summary Version (PDF)／Nerima Ward “Condominium Actual Survey (Reiwa 6 Fiscal Year)” ※Population and number of households are based on the Basic Resident Register. The proportion of “built before Heisei 2” is the total of the construction year composition ratio (before Showa 55: 13.4%, Showa 56 to Heisei 2: 23.6%).
Nearly 50% of condominiums in Nerima Ward were built between Showa 56 and Heisei 12
According to the district’s fiscal year 2024 actual survey, out of 1,549 condominium buildings in the area, 47.2% were built between Showa 56 (1981) and Heisei 12 (2000), 39.3% were built after Heisei 13, and 13.4% were built before Showa 55. The number of condominium units has increased from 33,210 units in Heisei 15 to 56,500 units in Reiwa 5, approximately 1.7 times (Reiwa 5 Housing and Land Statistics Survey). The table below provides a guideline based on the number of buildings by year of construction, and the actual construction year varies by building.
| Year Built | Condominiums in the District (Fiscal Year 2024 Actual Survey) | Estimated Age (as of 2026) | Major Repairs in Next Renovation |
|---|---|---|---|
| Before Showa 55 (1980) Includes buildings with old seismic standards (before May 1981) |
207 buildings (13.4%) | Over 46 years old | Repairs after the third time. Replacement of water supply and drainage pipes, replacement of steel staircases and handrails, seismic diagnosis will be key issues. |
| Showa 56 to Heisei 2 (1981 to 1990) This period includes the start of occupancy in Hikarigaoka (Showa 58) |
366 buildings (23.6%) | 36 to 45 years old | Around the third time. Measures for tile lifting and peeling, renovation of sashes and entrance doors will become more significant. |
| Heisei 3 to 12 (1991 to 2000) | 366 buildings (23.6%) | 26 to 35 years old | Second and third times. Full renovation of rooftop waterproofing, replacement of long sheet flooring in common corridors will be the focus. |
| Heisei 13 to 22 (2001 to 2010) | 381 buildings (24.6%) | 16 to 25 years old | First and second times. Re-caulking and exterior wall painting will be the main tasks, and the planning of scaffolding and temporary structures will affect costs. |
| Heisei 23 (2011) to Reiwa 5 | 228 buildings (14.7%) | 3 to 15 years old | First time coming up. Review of long-term repair plans and deterioration diagnosis will determine the timing and scope. |
Source: Nerima Ward “Condominium Management Improvement Promotion Plan” Main Document (PDF) (Number of buildings by year of construction. Additionally, there is one building with an unknown construction year.) *The estimated age is calculated based on the Gregorian calendar and does not indicate the degree of deterioration. After Heisei 23, the total is 180 buildings (11.6%) from Heisei 23 to Reiwa 2 and 48 buildings (3.1%) from Reiwa 3 to 5.
Four Factors Affecting Buildings and Construction in Nerima Ward
Based on public documents, we have organized four characteristics that are linked to large-scale repairs. Nerima Ward features mid-rise condominiums and large-scale housing complexes on a relatively flat plateau, making it essential to confirm scaffold plans using roads and neighboring properties, as well as landscape notifications.
① Climate | Temperature Variations, Heat Waves, Heavy Rain
According to the Japan Meteorological Agency’s observations in Tokyo (not specific to Nerima Ward), the highest annual temperature from 2021 to 2025 (the highest daily temperature of that year) is expected to be between 36.8 and 38.5°C, while the lowest annual temperature (the lowest daily temperature of that year) is expected to be between -3.5 and -1.0°C (the highest in 2025 is expected to be 38.5°C in August). The annual precipitation varies significantly, with the highest in 2021 at 2,052.5mm and the lowest in 2025 at 1,152.5mm. Due to high summer temperatures and cold winter weather, exterior walls, sealing, and waterproof layers undergo repeated expansion and contraction every year.It is recommended to inspect the waterproof layers, sealing, and drains before any issues arise.
② Topography & Flooding | Musashino Plateau, Flooding Assumptions for Shakujii River, etc.
According to district documents, Nerima Ward is located on the Musashino Plateau (a loamy plateau) and features a gently sloping terrain with minimal elevation differences. The western side is higher, sloping down to the east, averaging about 30-50 meters above sea level, with low-lying areas considered alluvial plains. Spring water emerges at the bottom of valleys and beneath cliffs, forming ponds such as Sanboji Pond, Fujimi Pond, and Igashira Pond (Benten Pond). The district’s flood hazard map (partially revised in Reiwa 8, June) indicates flooding from the Shakujii River, Shirako River, and Ekoda River, as well as inland flooding in other areas, with assumptions of maximum hourly rainfall of 153mm and total rainfall of 690mm. The district’s page states that there are no assumptions regarding flooding due to storm surges. Flood depths are indicated by colors on the map, and numerical values could not be confirmed in the text on the district’s page. There is no mention of liquefaction potential on the district’s page, but the Tokyo Metropolitan Government’s liquefaction prediction map (Reiwa 5 revised version) is available. Please check which assumptions apply to your site using the district’s hazard map and the Tokyo Metropolitan Government’s prediction map.
③ Types of Buildings | Mid-rise Condominiums, Large-Scale Housing Complexes
According to the Reiwa 5 Housing and Land Statistics Survey, there are 419,650 residential units in the district, of which 56,500 are condominiums (non-wooden multi-family residences with three or more stories). The district’s survey indicates that 40.5% have 6-10 floors, while 37.7% have 5 floors or fewer, indicating that mid-rise buildings are predominant. Hikarigaoka is the site of the former U.S. military housing “Grant Heights” (fully returned in Showa 48, with a development plan established in Showa 53), with occupancy beginning in Showa 58 (1983) and final occupancy completed in Heisei 4 (1992). According to the district’s page (updated July 2019), there are over 100 multi-family residences covering approximately 1.6 square kilometers, housing more than 27,000 residents. In large-scale housing complexes with many buildings, the order of scaffold assembly for each building and the use of pathways, green spaces, and parking lots significantly affect the construction period and resident interactions.
④ Town Rules | Landscape Regulations, Scenic Districts, District Plans
All areas of Nerima Ward are subject to the Nerima Ward Landscape Regulations. If a building meets any of the following criteria: height of 10m or more, total floor area of 500㎡ or more, or site area of 500㎡ or more, a notification is required. Actions subject to notification include “repairs or renovations that change the appearance or changes in color,” and repainting of exterior walls and roofs, even if the same color is used, is also subject. However, if the area subject to repairs is less than one-third of the area of each facade, it is exempt from application. Notifications must be submitted either at the earliest possible time in relation to other legal procedures or at least 30 days before starting work. Large-scale buildings with a height of 15m or more and a total floor area of 3,000㎡ or more are subject to prior consultation (60 days in advance). The color standards are specified in the landscape plan, with policies and standards for each landscape axis (within 30m from the boundaries of Shakujii River, Shirako River, and Tagara Greenway), along major roads (within 30m from the boundaries), residential and commercial zones, and landscape development districts (such as around Nerima Station South Exit and Shakujii Park). The contact point is the Development Coordination Division (03-5984-1526). Additionally, in the Shakujii Scenic District (designated in Showa 5) and Oizumi Scenic District (designated in Showa 8), changes in the color of buildings require permission (Greenery Review Section 03-5984-2406). According to the district list, there are 47 district plans and 5 roadside district plans (updated on March 5, Reiwa 8), and the Hikarigaoka District Plan also specifies the colors of buildings. The number of building agreements could not be confirmed. Prior consultation for greenery plans applies to new construction, extensions, renovations, and relocations, and it is not specified in the guidelines whether only exterior wall painting is included, so please check with the contact point.
Source: Japan Meteorological Agency “Past Weather Data (Tokyo)” / Nerima Ward “Geography” / Nerima Ward “Flood Hazard Map” / Nerima Ward “Tokyo Liquefaction Prediction Map” / Nerima Ward “Mansion Management Improvement Promotion Plan” (PDF) / Nerima Ward “Community Development in Hikarigaoka Area” / Nerima Ward “Landscape Notification” / Nerima Ward “Permit Application Based on Scenic Area Ordinance” / Nerima Ward “List of District Plans” / Nerima Ward “Guide to Greening Plans” (PDF) ※The weather data is based on observations in Tokyo (Chiyoda Ward). The estimated rainfall for flooding varies by river and does not represent actual damage. The requirements for landscape notifications are detailed on the ward’s page, and the numerical standards for colors can be confirmed in the landscape plan.
Key Points to Consider When Proceeding with Construction in Nerima Ward
| Issue | Current Situation in Nerima Ward and Kakeru Koumuten’s Response |
|---|---|
| Road Occupation and Delivery | If scaffolding, temporary enclosures, or morning glories extend onto the road, a road occupation permit is required. For ward roads, contact the Nerima Ward Civil Engineering Department Management Section Road Occupation Division (03-5984-1956). For metropolitan roads (Mejiro Street, Senkawa Street, Kan-nana and Kan-hachi Streets, etc.), contact the Tokyo Metropolitan Bureau of Construction, and for national roads (Kawagoe Highway), the Tokyo National Road Office may also require police road use permission. According to the ward’s page, the process for issuing a permit, including police procedures, takes about two weeks, and the occupation fee is 24,600 yen per square meter per year for scaffolding and temporary enclosures, and 10,300 yen for morning glories (revised April 1, Reiwa 7). We will confirm the front road and delivery route on-site and incorporate the need for occupation and duration into the project schedule. |
| Landscape Notification and Scenic Districts | The landscape notification under the Nerima Ward Landscape Ordinance also applies to repainting in the same color (if any of the following conditions are met: height of 10m or more, total floor area of 500㎡ or more, or site area of 500㎡ or more. Repairs of less than one-third of each facade are excluded). In the Shakujii Scenic District and Oizumi Scenic District, changes in color are listed as actions requiring permission. We will confirm whether it is subject to notification and the timing of the notification (30 days before starting work, etc.) before commencing construction. |
| Large-Scale Repairs in Housing Complexes like Hikarigaoka | There are housing complexes with a large number of buildings and residents, such as Hikarigaoka, which has over 27,000 residents in more than 100 buildings. In housing complexes, we will organize the diagnostic results for each building, the order of scaffolding assembly, the use of material storage areas, pathways, and parking lots, and the communication system for residents into the project schedule. |
| Age of Buildings and Small-Scale Condominiums | Buildings constructed between Showa 56 and Heisei 12 account for 47.2%, and surveys show that 58.6% have 50 units or fewer. We will categorize the diagnostic results into “must fix this time,” “consolidate while scaffolding is up,” and “can defer to next time,” and consider the burden per unit, which increases as the number of units decreases, and propose multiple plans. |
| Mid-Rise Buildings and Scaffolding | Surveys indicate that mid-rise buildings are predominant, with 40.5% being 6-10 stories and 37.7% being 5 stories or fewer. We will confirm the height and number of scaffolding, the distance from neighboring properties, and the delivery route on-site and specify the quantity and duration of scaffolding in the estimate. |
| Drainage Around Rivers and Internal Water | The ward’s flood hazard map includes predictions for flooding in the Shakujii River, Shirako River, and Ekoda River, as well as internal water flooding. We will organize issues such as blockages in roof drains, gutters, and drainage pipes, and how water enters low floors and basements during the diagnosis. |
Source: Nerima Ward “Road Occupancy Permit”／Nerima Ward “Landscape Notification”／Nerima Ward “Scenic Area”／Nerima Ward “Hikarigaoka District Development”／Nerima Ward “Apartment Management Improvement Promotion Plan” (PDF)／Nerima Ward “Flood Hazard Map”
* We accept consultations throughout Nerima Ward.
Deterioration Symptoms and Timing Requiring 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 repeated occurrences. However, the actual determination is based on the condition of deterioration rather than the number of years, so if you observe symptoms like those listed below, early on-site inspection is recommended.
| Part | Dangerous Signs of Deterioration if Left Unattended | Main Actions |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks wider than 0.3mm, blistering or peeling of paint | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, chipping of joints, efflorescence, hollow sounds when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Roof and Balcony | Bloating or breaking of waterproof layer, puddles, clogged drains, leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts and Steel Stairs | Rust, peeling paint, corrosion of treads | Cleaning + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, misalignment of tiles | Roof painting, overlay method, re-roofing |
| Concrete | Spalling (exposed rebar with rust stains), leaks from cracks | Spalling repair + resin mortar filling |
| Common Hallway and Stair Floors | Lifting or peeling of long sheet flooring, exposed substrate | Replacement of long sheet flooring + substrate waterproofing |
Estimated Repair Cycles by Part (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)
| Part/Work | Estimated Cycle | Part/Work | Estimated Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12-15 years | Re-sealing | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Metal Painting | 5-7 years |
| Roof Waterproofing (Repair) | 12-15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19-23 years / 30-40 years |
| Roof Waterproofing (Removal/New Installation) | 24-30 years | Drain Pipe (Rehabilitation/Replacement) | 19-23 years / 30-40 years |
* The above are reference examples from the guidelines and are not uniform construction deadlines. Actual cycles will be set according to the building’s specifications, location conditions, and deterioration status.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (Revised June 2024, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in FY2021”
Examples of Large-Scale Renovation Work
This is an example of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten. The building had leaks occurring from several locations, and we combined clear waterproofing for the tile exterior wall with waterproofing for the roof for the renovation.
Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)
| Work Details | Partial tile replacement / Painting of ancillary parts (pipes, drip edges) / Roof waterproofing work (urethane waterproofing) / Wall tile waterproofing (Seven S) / Sealing work around windows / Repair of wall tile mortar joints / Ivy removal |
|---|---|
| New Materials Used | Wall tiles: Kunishiro Tiles / Ancillary part painting: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 – 4,100,000 JPY |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Work | Due to leaks occurring from several areas including the exterior walls and roof, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile walls, which is somewhat expensive but highly waterproof, making it recommended for cases where leaks are occurring from several points on the exterior wall. |
Customer Feedback
Flow from On-Site Investigation to Completion of Work
From the initial inquiry to the completion of the construction and aftercare, a single representative will consistently handle your case. For management associations, a resolution at the general meeting is required, so it is advisable to start the process 1 to 1.5 years before the desired start date to allow for a smooth progression.
- Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, it is fine to simply present those.
- 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 Nerima Ward, we will also check the site conditions, trees, road width and whether road occupancy is necessary, distance from neighboring properties, flood assumptions for Shakujii River, Shirako River, and Ekoda River, as well as delivery routes and parking.
- Submission of Investigation Report & Estimate We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plans can also be proposed.
- Plan Decision & Contract Confirm colors using color simulations, paint samples, and trial painting. For management associations, we will assist in preparing materials for the general meeting. If there are notifications required for the Nerima Ward landscape regulations or scenic districts, we will also explain the considerations for color choices.
- Notification to Residents & Neighbors We will distribute construction notices, conduct greetings to neighbors, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
- Installation of Temporary Scaffolding & Various Works Our own scaffolding team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting and tile repair → waterproofing → ironwork and ancillary work in that order. A supervisor will inspect each stage 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, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Approval for Additional Work, Inspection Reports
Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we will 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 deteriorated areas and the rationale for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notices, conduct greetings to neighbors, and provide information on the schedule and laundry through the entrance bulletin board. |
| During Construction Approval for Additional Work |
Any deterioration discovered after the scaffolding is erected will be presented with photos and quantities & costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Report |
A supervisor will inspect each stage and take construction photos. Upon completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the paints used, and a warranty certificate. |
* For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or the repair committee) and the approximate amount that requires approval before signing the contract.
How will life be during construction? Impact on residents
Large-scale repairs are principally carried out while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.
| What will be affected | What will actually happen / Our response |
|---|---|
| Laundry | On days of high-pressure washing, painting, and waterproofing, outdoor drying is not possible. We will inform you via bulletin boards and each household’s mailbox about “which side will be worked on today” and will secure as many days as possible for drying. |
| Opening and closing windows | In addition to washing and painting days, there may be times when windows cannot be opened due to protective measures, drying, and waterproofing work. We will inform you for each process, so please check the postings and notifications. We will schedule the work to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal belongings, plants, and air conditioning outdoor units. The timing will be notified in advance for each household. |
| Noise and odor | The period of substrate repairs (breaking and drilling) will produce the most noise. Work hours are generally from 8 AM to 5 PM, and we will accommodate requests such as refraining from work on Sundays and holidays. Low-odor paint options are also available. |
| Security and privacy | Scaffolding can become a potential entry point. We can take measures such as blocking sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also thoroughly educate entrants on proper manners. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking spot may take time, we will work together to secure a relocation spot starting 2 to 3 months before construction begins. |
| Pets, small children, and working from home | If you have sensitivities to noise, please inform us in advance, and we may be able to adjust the work schedule accordingly. Please feel free to let us know. |
| Rented rooms | We can assist owners in creating notification documents for residents. If you are concerned about the impact of construction on occupancy rates, we can also propose a color simulation for an image change. |
How to choose a large-scale repair contractor and ordering method
There are many large-scale repair contractors that cover Nerima Ward in Tokyo, and you may be unsure which contractor to choose. When requesting renovations for apartments, condominiums, or buildings, please check the following four points.
● Have extensive experience in large-scale repairs
● Confirm the presence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they are self-managed
Have extensive experience in large-scale repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair contents with photos, it gives peace of mind as it can serve as a reference when you actually request their services.
Using ratings from Google and review sites can be effective when comparing large-scale repair contractors!Be cautious if there are many negative reviews. If there are few reviews, also check the construction track record, content of explanations, and management system.
Large-scale repair work involves not only the construction itself but also potential troubles with residents and nearby neighbors, so it’s necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten specializes in exterior work, so we receive many requests for exterior renovations of apartments and condominiums.
Check for warranties and aftercare services
When choosing a large-scale 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 can be seen as having confidence in their work, which can serve as a criterion for selecting a contractor.
Warranty periods vary by contractor and type of work, but typically range from 1 to 10 years. Emergency repairs or partial fixes often do not come with leak warranties. Some contractors also provide aftercare services separate from warranties, so be sure to check if warranties and aftercare services are available.
Kakeru Koumuten sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide simple repairs such as partial sealing at no charge.
Obtain estimates from multiple contractors (at least 3 companies)
When requesting large-scale repairs, be sure to get estimates from multiple contractors. It’s important to obtain estimates from at least 3 companies and compare their estimates and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ as well. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repair and exterior painting,” and “confirmation of the process.” Make detailed comparisons to make informed decisions! If the quality of auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess visually, ensure that the repair methods are appropriate for the condition of the substrate!
Check these points in the estimate (checklist)
| Confirmation Items | Points to Consider |
|---|---|
| Is there an excessive use of “one set” notation? | Are the quantities and unit prices clearly stated? With “Exterior Wall Repair One Set,” comparisons and verifications cannot be made. |
| Do the quantities match the actual measurements? | Are there quantities recorded that are far from the drawings or actual measurements? This is the area where inflation is most likely to occur. |
| Proportion of miscellaneous expenses | Details and proportions of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the 3rd year of Reiwa, the average is about 10% of the construction cost (excluding common temporary costs), but it varies depending on the scale and conditions of the building, so there is no uniform standard. |
| Are the names of materials written down? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. Is it written whether it is “estimated quantity” or “actual quantity settlement,” and are the agreements for increases or decreases stated? This is the most important point. |
| Warranty and after-inspection | Warranty period for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, track record of similar scale and structure, presence of qualified personnel. |
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 request a subcontractor after investigation, it may incur additional time and costs. By having knowledge and experience and managing in-house, responsible construction can be achieved at a reduced cost.
Moreover, contractors that outsource may also be slow to respond in case of any troubles during construction. It is safer to avoid having a company that has not actually met with the customer manage the construction. Kakeru Koumuten performs everything from temporary scaffolding setup to exterior wall painting and waterproofing work in-house, managed by knowledgeable and experienced personnel!
There are three ordering methods. The choice affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are the following three.
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsible Construction Method | The construction company handles investigation, design, construction, and management all at once | No separate fees for design consulting (investigation and design costs may be included in the construction costs) / Single point of contact reduces the burden on the management association / Responsibility is clear / May shorten the period until ordering | Specifications may be left to the construction company, making it difficult to compare side by side / Difficult to have third-party checks, requiring the management association to verify price, specifications, and construction status |
| Design Supervision Method | A design office or consultant conducts investigation and design, while construction is handled by a different company | Allows comparison of construction companies under the same conditions / Independent supervision during construction | Consulting fees are required separately / Attention needed to avoid conflicts of interest and collusion / Tends to prolong the period |
| Management Company Prime Contract Method | The management company acts as the prime contractor, with subcontractors performing the construction | Easy coordination with daily management / Minimal effort required from the management association | Intermediate margins can make it more expensive / Competition principles may not be effective |
Collusion and Improper Consulting Issues in Large-Scale Renovations and Self-Defense Measures
Latest 2026 In the large-scale renovation industry, improper orders linked between design consultants and construction companies have long been a problem. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that it had issued exclusion orders to 38 companies and imposed a total of 1.63788 billion yen in surcharge payment orders on 37 companies regarding large-scale renovation work commissioned by condominium management associations in the Kanto region (two design consulting companies were also subject to exclusion orders).
※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Methods
① Dummy Estimates
Prior to placing an order, companies are decided upon, and other companies only provide high estimates in a formal manner, creating a “fixed race.” This gives the impression to the management association that they have “properly obtained competitive estimates.”
② Collusion with Design Supervisors
While consultants contract at extremely low design supervision fees, they receive kickbacks from the high construction costs of their partner construction companies. Be cautious of design supervision fees that are too low as they are a warning sign.
③ Back Margin
A certain percentage of the contract amount is kicked back, which is then added to the construction costs as expenses. As a result, the management association ends up paying extra.
Self-Defense Measures for Management Associations
- Obtain independent estimates from multiple companies
- Consult with neutral third parties such as condominium management professionals or architects
- Document the contractor selection process in meeting minutes to ensure transparency
- Confirm the reasons for unusually low consulting fees
- Include a penalty clause in the contract for cases of collusion
- Avoid concentrating information with a single consultant and verify specifications by the management association itself
Frequently Asked Questions about Large-Scale Repairs in Nerima, Tokyo
- How much does large-scale repair in Nerima, Tokyo cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey, about 70% fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary costs), with the most common being 1,000,000 to 1,250,000 yen. In our company’s construction records, the cost for a two-story wooden apartment ranges from 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment from 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings from 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is needed, so we will provide an estimate through a free on-site survey.
- How often should large-scale repairs be conducted?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within 12 to 15 years. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breaks in the waterproof layer are observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. In Nerima’s condominiums, according to the district’s fiscal year 2024 survey, there are 1,549 buildings, with 13.4% built before Showa 55, and 23.6% built between Showa 56 and Heisei 2, meaning about 37% were built before Heisei 2. For older buildings, there tends to be a greater emphasis on tile repairs, replacement of iron parts, and updating of water supply and drainage pipes.
- How long does the construction period take? Can residents stay during the work?
- For apartments, it typically takes 3 weeks to 2 months, for small condominiums or buildings 1.5 to 3 months, and for condominiums with over 50 units about 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, including distributing advance notices, providing information on the bulletin board regarding the schedule and laundry, and strictly adhering to working hours.
- How long should I expect from starting the planning to completing the construction?
- For management associations, it typically takes 1 to 1.5 years for establishing the repair committee, conducting building diagnostics, selecting contractors, and passing resolutions at general meetings, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed with ample time. If using subsidies or tax incentives, obtaining management plan certification (resolutions at general meetings, pre-confirmation, and certification application) will also take time, so please factor this into your timeline.
- Are there any subsidies available for large-scale repairs in Nerima, Tokyo?
- As of October 14, 2026, there were no district systems found that directly subsidize the construction costs of large-scale repairs for condominiums (as per the official Nerima district page). Support for condominiums in the district includes assistance for utilizing the advisor system (full coverage of dispatch fees, applicable to registered management associations, limited to once per fiscal year. Housing Division 03-5984-1289), subsidies for seismic diagnosis, design, and renovation for condominiums that started construction before May 1981 (Disaster Prevention Urban Development Division 03-5984-1938), and assistance for the investigation and removal of sprayed asbestos (Environmental Division 03-5984-4712). No district systems were found for owners of rental apartments or buildings. For large-scale repairs, if the condominium meets the requirements, you can consider the “Condominium Longevity Promotion Tax System” for a reduction in fixed asset tax (in Tokyo’s 23 wards, the reduction rate is 50%) or loans from the Japan Housing Finance Agency, as well as the Tokyo Metropolitan “Condominium Improvement Construction Subsidy” (interest subsidy, applications for the second phase of fiscal year 2026 are accepted until February 19, 2027). The management plan certification is handled by Nerima Ward (Housing Division). If the construction includes windows and insulation, it may be eligible for the national “Advanced Window Renovation 2026,” “Future Eco Housing 2026,” or Tokyo’s existing housing energy-saving renovation promotion project. The application timing and applicants vary by system, so please check the eligibility conditions and application procedures for each system before contracting or starting construction.
- I heard that fixed asset tax can be reduced through large-scale repairs. Is that true?
- The north side of the exterior wall is particularly affected by moss and algae due to the lack of sunlight. This area receives less direct sunlight compared to other sides, creating a damp environment that is conducive to the growth of these organisms. Regular maintenance and cleaning are recommended to prevent further accumulation and damage. If the issue persists, it may be beneficial to consider treatments or coatings that can inhibit growth.If large-scale repairs are not conducted, various issues may arise. For instance, the deterioration of building materials can lead to leaks, structural damage, and increased repair costs in the long run. Additionally, neglecting maintenance can result in decreased property value and potential safety hazards for residents. Regular inspections and timely repairs are essential to ensure the longevity and safety of the building. It is advisable to address any signs of wear and tear promptly to avoid more significant problems in the future.There are risks such as personal injury due to the peeling of exterior wall tiles, structural deterioration due to corrosion of rebar, water leaks, and a decrease in asset value. Furthermore, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations through comprehensive 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 tile or mortar-finished walls. For regular reporting of buildings in Nerima Ward, those with a total floor area of 10,000㎡ or less are handled by the Nerima Ward Building Examination Division, Equipment Section, while those exceeding 10,000㎡ are managed by the Tokyo Metropolitan Building Planning Division. Conditions such as the number of floors and floor area that apply to collective housing can be confirmed in the list of buildings subject to regular reporting by Tokyo Metropolitan Government. Mixed-use buildings including stores, restaurants, hospitals, and hotels may also be subject to reporting depending on their use and scale, so individual confirmation is necessary. Even if not subject to statutory investigation, regular inspections and maintenance are essential, so please consult us if you are unsure.
If you are looking for a large-scale repair contractor in Nerima Ward, Tokyo, contact Kakeru Koumuten
Our company handles exterior wall renovations and large-scale repairs for condominiums and apartments in Nerima Ward, covering all of Kanagawa and Tokyo. We are happy to assist not only with large-scale repair work but also with partial repairs and water leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot” We will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roofing and exterior wall painting, all work is performed by our own team. We are confident that we will not be outdone by others in terms of cost, quality, and planning, so we welcome comparative estimates!
On-site surveys, estimates, and color simulations are all free
Please feel free to consult us via the inquiry form, phone, or LINE.
It’s also fine to just present estimates from other companies.Areas Covered for Large-Scale Repair Work
Kakeru Koumuten accepts requests throughout Kanagawa and Tokyo.
Service Areas in Nerima, Tokyo
Asahigaoka / Asahimachi / Oizumigakuencho / Oizumicho / Kasugacho / Kamishakujii / Kamishakujii Minamimachi / Kitamachi / Mukoyama / Kotakecho / Sakaecho / Shimoshakujii / Shakujii Dai / Shakujii Machi / Sekimachihigashi / Sekimachiminami / Sekimachikita / Takano Dai / Takamatsu / Tagara / Tatenocho / Doshida / Toyotama Kami / Toyotama Naka / Toyotama Minami / Toyotama Kita / Nakamura / Nakamura Minami / Nakamura Kita / Nishi Oizumi / Nishi Oizumicho / Nishiki / Nukui / Nerima / Hazawa / Hayamiya / Hikarigaoka / Hikawadai / Higashi Oizumi / Fujimidai / Heiwadai / Minami Oizumi / Minami Tanaka / Mihara Dai / TaniharaIf you don't mind, please take a look at this as well!・When Should Large-Scale Renovations Be Conducted? An Explanation of Optimal Timing and Risks of Delay!
・Estimates Are Essential for Large-Scale Renovations! Key Points for Comparison and Precautions!
・5 Common Issues in Large-Scale Renovations for Condominiums! Thorough Explanation of Causes and Preventive Measures!
・What Is Waterproofing Work in Large-Scale Renovations? A Thorough Explanation of Its Role, Signs of Deterioration, and Precautions!
・Insufficient Funds for Large-Scale Renovations… Solutions for Funding Shortages and Immediate Preparations Explained!
・What Is Substrate Repair in Large-Scale Renovations? A Thorough Explanation of Its Importance, Signs of Deterioration, and Types of Work!
・What Is Sealing Work in Large-Scale Renovations? An Introduction to Its Role, Methods, and Tips for Success!
・What Is Tile Repair in Large-Scale Renovations? An Explanation of Signs of Deterioration, Types of Work, and Cost Estimates!
・What Is Exterior Wall Painting in Large-Scale Renovations? A Thorough Explanation of Its Necessity, Signs of Deterioration, and Cost Estimates!
・For Exterior Renovations in Nerima, Tokyo, Trust Kakeru Koumuten!
・For Roof Renovations in Nerima, Tokyo, Trust Kakeru Koumuten!
・For Exterior Wall Painting in Nerima, Tokyo, Trust Kakeru Koumuten!We welcome inquiries via LINE as well◎
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contact Kakeru Koumuten Co., Ltd.
Kakeru Koumuten is a young company whose team is, on average, in their late twenties, but our skills are second to none.
Our greatest strength is that we handle scaffolding, roofing and painting entirely in-house. In an industry where these tasks are usually divided among contractors, our complete service simplifies project management and helps keep costs down. Above all, if a problem arises, we respond promptly.
We proudly describe ourselves as the youngest and most helpful renovation company in Kanagawa!
