Leave the repairs and renovations of condominiums and apartments in Shibuya, Tokyo to Kakeru Koumuten Co., Ltd.!

Large-Scale Repairs for Condominiums, Apartments, and Buildings in Shibuya, Tokyo

Large-scale repair work available in Shibuya, Tokyo

Large-scale repairs are not just “exterior painting” or “waterproofing,” but a comprehensive repair of 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.

Scope of Major Repairs Determined by Building Diagnosis

It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the following and compile a deterioration diagnosis report with photos, after which we will propose the scope of work.

Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Shibuya, Tokyo

The reason why we can be entrusted with large-scale renovations in Shibuya Ward is that we have “initiatives that other companies cannot imitate in large-scale renovation work”, which has received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

Kakeru Koumuten Co., Ltd. has prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale renovations. 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 renovations and can assemble the scaffolding ourselves.
By performing scaffolding work with our own scaffolding team instead of outsourcing, we can cut costs related to scaffolding work and provide quick and flexible responses.
We have approximately enough scaffolding materials for 100 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, we always have stock available, allowing us to provide swift responses in emergencies!

In-house Waste Separation

In large-scale renovations, 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.

Showroom Dedicated to Exterior Renovations

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 heat insulation tests using heat insulation testing equipment 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 unified system, we can keep costs down and provide high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the person in charge does not change, whether it’s sales or construction management, smooth communication is possible.

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

3. Obtaining Various Permits and Skilled Workers

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

4. Warranty and Aftercare

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

5. Flexible and Prompt Response

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

We can also address exterior walls and rooftops that cannot be checked from high places using drones! During rain leak investigations, we can use a thermal imaging camera to help identify the cause of leaks!

We will respond according to your wishes. We also accept emergency measures for sudden rain leaks! We will respond quickly to urgent requests or emergencies!

6. Human Resource Development

Our staff create various models for skill improvement and conduct practical training. Since various processing and techniques are required at the site, we regularly provide skill enhancement education to ensure each staff member can respond appropriately. We also educate on points to be careful about and areas to check during each stage of large-scale repair work.

7. Consideration for Residents and Neighbors

During large-scale renovation work, we will not only notify residents and greet 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 proper manners to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Each process will be inspected by a responsible person, and detailed construction photos will be taken. We will use film thickness inspection 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 by ordering paint in-house, we will 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 applying a two-tone color or changing the image, 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 Shibuya Ward, the entire area is subject to landscape planning, and changes in the color of exterior walls and other elements exceeding a certain scale will require notification under the landscape plan (the applicable scale varies by district). When deciding on colors, it is also necessary to check for the existence of district plans. 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 test paint!

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

9-3 Exterior Renovation Simulation

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

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

Cost Estimates for Major Repairs in Shibuya Ward, Tokyo

The cost of major repairs varies significantly depending on the size of the building, its deterioration status, the scope of work, and the materials used. First, refer to the national average based on public statistics, then to our company’s estimates based on construction results 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), approximately 70% of the costs for major repairs are concentrated in the range of 750,000 to 1,500,000 yen per unit, with the most common price range being 1,000,000 to 1,250,000 yen. 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.

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

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

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

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

*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 apartments, please also use the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units as a reference.

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

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

Examples of Unit Prices for Repair Work

*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.

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

“Good paint does not equal the right choice.” The best way to choose is to align when the next major repair will be with the lifespan of the materials, minimizing waste.

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

Guidelines for Repair Reserve Funds and Options When Insufficient

The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the estimated repair reserve fund on a monthly basis per exclusive area. Additional charges are necessary if there is a mechanical parking lot.

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 on Condominiums)

In the Reiwa 5 Fiscal Year Comprehensive Survey on 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.

Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Shibuya, Tokyo

On the official website of Shibuya City and Tokyo, there is no confirmed system that subsidizes the construction costs of general exterior painting or waterproofing for large-scale renovations of condominiums and apartments. Shibuya City’s “Housing Simple Renovation Support Project” targets individuals living in the area, and the common areas of collective housing are generally excluded. The main types available are broadly categorized into five. The eligibility and application status of the system may change even during the fiscal year, so be sure to check with our company or each contact point before contracting or starting work. (As of October 9, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

If large-scale repairs (such as exterior wall painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are conducted as a single project, the property tax amount for the following fiscal year will be reduced (up to 100 square meters per unit; urban planning tax is not included). The reduction rate is determined by local ordinances. In the 23 wards of Tokyo, property tax is a metropolitan tax, and according to the Tokyo Metropolitan Bureau of Taxation, the property tax amount for the fiscal year following the year of completion will be reduced by 50%.

② 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 is conducted in rural areas, while condominiums in the 23 wards are certified through each ward’s certification window. 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 “creating and reviewing a long-term repair plan that includes two or more large-scale repair works within 30 years and within 7 years”, among others.

③ Consultation and Subsidy for Investigation Costs for Condominium Management (Shibuya Ward)

The official website of Shibuya Ward offers free dispatch of condominium management consultants and subsidies for creating long-term repair plans. You can consult a third party about revising long-term repair plans or how to proceed with large-scale repairs before placing an order. The contact point for both is the Housing Policy Division (03-3463-3548).

*The Ministry of Land, Infrastructure, Transport and Tourism has provided information on consultation points for management associations and points to consider when placing orders following the announcement by the Japan Fair Trade Commission on September 28, Reiwa 8 (please refer to the chapter on collusion and inappropriate consulting issues below).

④ National Energy Saving Support | Housing Energy Saving 2026 Campaign

Changes for Fiscal Year 2026The “Childcare 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

Advanced Window Renovation 2026 Project

⑤ Subsidies and Grants in Shibuya Ward, Tokyo (Energy Saving, Earthquake Resistance, Greening, etc.)

* Subsidies specifically for general exterior painting or waterproofing were not confirmed on the official websites of Shibuya Ward or Tokyo. Subsidies related to asbestos investigation and removal, disaster prevention and security, debt guarantee fees, and loan mediation were also not found within the confirmed scope. Owners of rental apartments may find that the Tokyo rental housing project can be used for window and insulation renovations. Please note that application statuses may change, so be sure to check the official page before applying.

⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)

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

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

Tokyo Metropolitan Condominium Improvement Work Subsidy (Interest Subsidy)

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

Building Conditions and Repair Points in Shibuya, Tokyo

Shibuya City covers an area of approximately 15.11㎢ and is located in the eastern part of the Musashino Plateau. The Shibuya River creates a valley in the center of the city, surrounded by plateaus, resulting in a terrain with many slopes and steps. The population, which bottomed out at 182,882 in Heisei 9, has begun to increase, surpassing 230,000 in Reiwa 8. The majority of housing consists of multi-family dwellings, with a mix of older condominiums and newer buildings around the station. The figures below are based solely on publicly available data.

Source: Shibuya Ward “Resident Registration Population”／Shibuya Ward “Geography”／Shibuya Ward Housing Master Plan Document (PDF)／Shibuya Ward “District Planning”　*The ratio of collective housing is based on the value from Heisei 30, as the value for Reiwa 5 could not be confirmed. The number of district plans is the count of districts listed in the ward’s list.

Shibuya Ward is a “ward where the population has decreased and then returned,” with distinct layers of building ages

The population of Shibuya Ward decreased from 243,266 people as of January 1, 1979, to 182,882 in Heisei 9, and then began to increase, reaching 195,911 in Heisei 22, 217,008 in Heisei 27, 229,671 in Reiwa 2, and 230,880 in Reiwa 8 (since Heisei 25, foreign residents have been included in the population due to the amendment of the Basic Resident Register Law in July Heisei 24). According to the ward’s housing master plan document, collective housing accounts for 86.1% of residences (Heisei 30). Since the number of apartment buildings by age could not be confirmed in the ward’s survey, the table below serves as a guideline based on population and age. Actual building ages may vary by structure.

Source: Shibuya Ward “Annual Population Transition”　※The estimated age of buildings is calculated from the year of the Gregorian calendar and is not based on construction period statistics. The age of buildings cannot be determined solely by population movement.

Four Factors Influencing Buildings and Construction in Shibuya Ward

Based on public materials, we have organized four characteristics that are linked to large-scale repairs. Shibuya Ward has a complex terrain of plateaus and valleys, with many slopes and steps, so the issues vary depending on the location of the site even within the same ward.

Source: Japan Meteorological Agency “Past Weather Data (Tokyo)” / Shibuya City “Geography” / Shibuya City “Flood Hazard Map” / Shibuya City Regional Disaster Prevention Plan (Wind and Flood Damage Edition) / Shibuya City Earthquake Renovation Promotion Plan (Reiwa 3 March Revision) / Shibuya City “Area by Zoning” / Tokyo Metropolis Non-combustible Special Zone (Shibuya City) / Shibuya City Public Housing Long-term Life Plan / Shibuya City “Landscape Plan Notification Guidelines”・Guidelines (PDF) / Shibuya City “District Planning” / Shibuya City “Scenic District”　※The weather data is based on observations from Tokyo (Chiyoda Ward). The assumed flooding depth is based on the premise of maximum expected rainfall and does not represent actual damage.

Key Points to Consider When Proceeding with Construction in Shibuya Ward

Source: Shibuya Ward “Guidelines for Landscape Planning Notifications”／Shibuya Ward “Flood Hazard Map”／Shibuya Ward “Narrow Road Widening Improvement”／Shibuya Ward “Area by Land Use”／Shibuya Ward “Earthquake Resistance Support Project for General Condominiums”

* We accept consultations for the entire Shibuya Ward.

Deterioration Symptoms and Timing Requiring Major Repairs

Generally, major repairs are estimated to occur in a 12 to 15-year cycle. According to the Ministry of Land, Infrastructure, Transport and Tourism’s actual survey, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15-year range, and the cycle tends to shorten with each occurrence. However, the actual judgment is based on the deterioration condition rather than the number of years, so if you observe symptoms like those below, we recommend an early on-site inspection.

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

* The above are reference examples from the guidelines and are not uniform construction deadlines. 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 Renovation 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 in several places, and we combined clear waterproofing for the tile exterior walls with waterproofing for the rooftop for the renovation.

Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)

Customer Feedback

Flow from On-Site Survey to Completion of Work

From the initial inquiry to project completion and aftercare, a single representative will consistently assist you. For management associations, a resolution at the general meeting is required, so starting the process 1 to 1.5 years before the desired construction start date allows for a smoother progression.

1. Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is fine.
2. 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 Shibuya Ward, we will also check the site conditions, trees, slopes, steps, expected flooding in valleys, road width, delivery routes, and parking.
3. Investigation Report & Estimate Submission We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plan proposals are also possible.
4. 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. In areas subject to landscape planning notifications, color standards, and district plans, we will also explain the color considerations.
5. Notification to Residents & Neighbors We will distribute construction notifications, visit neighbors to greet them, and set up a bulletin board in the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, adjustments will be made at this stage.
6. Temporary Scaffold Installation & Various Works Our in-house scaffold team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → iron parts & ancillary work in that order. A supervisor will inspect and take construction photos for each stage.
7. Completion Inspection, Scaffold Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paint used, and a warranty certificate.
8. Aftercare We will send annual DM notifications, allowing for yearly inspections. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, Additional Work Approval, Inspection Reports

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

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

What Will Life Be Like 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.

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

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

Extensive Experience in Large-Scale Repairs

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

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

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

Check for Warranty and Aftercare Services

When choosing a large-scale repair company, let’s confirm the availability of warranties. If any issues such as leaks occur after the construction, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! Companies that offer warranty periods are often confident in their work, making this a key criterion for selecting a contractor.

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

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

Obtain Estimates from Multiple Contractors (at least 3)

When requesting large-scale repairs, be sure to obtain estimates from multiple contractors. It is important to get estimates from at least three companies and compare their quotes 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 repairs and exterior wall painting,” and “confirmation of the process” to make an informed decision! If the quality of the auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Particularly, substrate repair work can be difficult to assess from appearance alone, so ensure that the repair methods are suitable for the condition of the substrate!

Check These Points on the Estimate (Checklist)

Confirm whether it is managed in-house

Large-scale repair work includes various tasks such as “substrate repair work,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan content changes depending on the actual state of deterioration and customer preferences.

There are cases where contractors that completely outsource to subcontractors 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 that keeps costs down becomes possible.

Moreover, contractors that outsource to subcontractors 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, with knowledgeable and experienced personnel managing the construction!

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

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

Collusion and Inappropriate Consulting Issues in Large-Scale Renovation and Self-Defense Measures

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

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

Three Typical Methods

Source: Ministry of Land, Infrastructure, Transport and Tourism “On the Appropriateness of Ordering Large-Scale Renovation Work for Condominiums” (Notification dated April 3, Reiwa 5, PDF)

Self-Defense Measures for Management Associations

• Obtain independent estimates from multiple companies
• Consult with neutral third parties such as condominium management professionals or architects
• Document the vendor selection process in meeting minutes to ensure transparency
• Confirm the reasons for unusually low 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 Renovations in Shibuya, Tokyo

How much does a large-scale renovation in Shibuya, Tokyo cost?

For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary construction costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the estimated costs are 2,000,000 to 4,000,000 yen for wooden two-story apartments, 4,000,000 to 9,000,000 yen for three-story steel and RC apartments, and 5,000,000 to 15,000,000 yen for small-scale condominiums and mixed-use buildings. The costs vary depending on the condition of the substrate and whether waterproofing and roofing work are needed, so we will provide a free on-site estimate.

How often should large-scale renovations be conducted?

Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of the building rather than just the number of years. If deterioration of sealing, tile lifting, or breakage of the waterproof layer is observed, it is advisable to conduct repairs without waiting for the cycle, as this can ultimately reduce costs. In Shibuya, there are 778 non-wooden collective residences built before May 1981, according to a survey conducted by the ward in 2016, with nearly half being owner-occupied and half being rental. 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, the work typically takes 3 weeks to 2 months, for small-scale condominiums and buildings it takes about 1.5 to 3 months, and for condominiums with over 50 units, it takes approximately 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we ensure to minimize the impact on daily life by distributing notices before construction, providing information on the schedule and laundry via bulletin boards, 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 about 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 the construction itself. Overall, it is advisable to plan for about 2 years to proceed comfortably. If you are utilizing subsidies or tax incentives, please factor in the time required for obtaining management plan certification (resolutions at general meetings, pre-confirmation, and certification application).

Are there any subsidies available for large-scale renovations in Shibuya, Tokyo?

As of October 9, 2026, there are no confirmed systems on the official websites of Shibuya Ward and Tokyo that subsidize the construction costs of large-scale renovations such as exterior wall painting. Shibuya Ward’s “Housing Simple Renovation Support Project” targets individual residences within the ward, and common areas of collective housing are generally excluded. However, for owner-occupied condominiums, if certain conditions are met, a reduction in fixed property tax can be applied under the “Condominium Longevity Promotion Tax System” (in the 23 wards of Tokyo, this is a metropolitan tax with a reduction rate of 50%). One of the requirements for this tax system is obtaining management plan certification, which is handled by Shibuya Ward (Housing Policy Division). Shibuya Ward also has a system that provides free dispatch of condominium management consultants and subsidizes half of the costs related to creating long-term repair plans (up to 200,000 yen), with applications required one month prior to the start of creation or review. Tokyo also offers “Condominium Improvement Construction Subsidy” to cover interest on institutional loans (the second phase for fiscal year 2026 is accepting applications until February 19, 2027). 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. If the work involves greening of rooftops or walls, you can also check for subsidies under Shibuya Ward’s greening promotion project. The timing and applicants for each system vary, so please confirm the eligibility conditions and application procedures for each system before contracting and starting construction.

I heard that property taxes can be reduced through large-scale renovations. Is that true?

If the requirements are met, a reduction will be applied. Under the condominium longevity promotion tax system, if a condominium built for over 20 years and with a total of more than 10 units conducts large-scale repairs (such as exterior wall painting, floor waterproofing, and roof waterproofing as a single project) that contribute to longevity, the fixed asset tax for the building will be reduced by up to 100 square meters per unit in the following fiscal year. The reduction rate is determined by local ordinances, and in the 23 wards of Tokyo (where fixed asset tax is a metropolitan tax), it is half. The eligible projects are those completed between April 1, 2023, and March 31, 2027, and the application should be submitted to the metropolitan tax office in the property’s location (Shibuya Ward has the Shibuya Metropolitan Tax Office. Please check with the Tokyo Metropolitan Bureau of Taxation for jurisdiction). The application deadline is within three months after the completion of the work. For certified management plan condominiums, there are additional requirements such as raising the repair reserve fund, so it is recommended to start preparations more than a year in advance.

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

Yes. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Since management associations and management association corporations can also become joint contractors, it can be used for insulation renovations of common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in the 2025 fiscal year and will not be implemented in the 2026 fiscal year. The “Advanced Window Renovation 2026 Project” has a method for collective applications for apartment buildings (the application process is handled by registered contractors). Please be careful not to base your financial plans on outdated information.

What should I do if the repair reserve fund is insufficient?

There are mainly four options. ① Postpone low-urgency repairs based on deterioration diagnosis to the next time, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or loans from the Japan Housing Finance Agency. The agency’s loan for apartment common area renovations does not require collateral, and the interest rate can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving or seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for decisions on separation.

Can scaffolding be set up even if there is a height difference on the site or if the front road is narrow?

Yes, it can. Shibuya Ward has a terrain with plateaus and valleys, with sites that have slopes and steps, as well as areas with wooden buildings and narrow roads (the ward has regulations for the widening of narrow roads). The conditions of the site and the delivery route vary by building. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan support for the boards, layout, and delivery routes after checking the site. This is an area where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.

What happens to the parking for residents during construction?

Vehicles on the side where scaffolding will be erected will need to be temporarily moved. The number of parking spaces and availability varies by building, and securing a relocation spot may take time depending on the availability of nearby parking. Kakeru Koumuten Co., Ltd. will coordinate with you regarding the availability of nearby coin parking and monthly parking starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

Shibuya Ward is an area under a landscape planning zone. According to the ward’s notification guidelines, changes in color that exceed 50 square meters for roofs, exterior walls, ancillary facilities, and exterior structures in general areas are subject to notification. Repairs or renovations that change the appearance are subject to notification if the area exceeds half of the previous appearance. There is no explicit mention in the guidelines regarding repairs without changing the color. Notifications should ideally be made at least 30 days before starting work, and prior consultation is required for construction of buildings. The standards differ in specific landscape formation districts (Omotesando, Daikanyama, the old Yamate Street, around Shinjuku Gyoen, and the center of Shibuya Station). Additionally, there are 24 district plans within the ward. Whether a notification is necessary depends on the location of the building and the scope of the work, so please check in advance with the Shibuya Ward Urban Planning Division, Land Use Review Section (03-3463-2637). We will also investigate this during our survey. Sharing a color simulation to convey the completed image can facilitate discussions at general meetings and with neighbors.

Why is the north-facing exterior wall particularly covered in moss and algae?

This is because areas with poor sunlight and trapped moisture are prone to the growth of algae, moss, and mold. In addition to the north side, areas that do not receive sunlight due to neighboring buildings or trees are also likely to be affected. After thoroughly cleaning with high-pressure washing, choosing paint with anti-algae and anti-mold properties can help suppress recurrence. It is also recommended to check for blockages in roof drains and gutters caused by leaves and mud, as these can lead to water pooling on the roof and cause leaks.

What should you choose, the responsibility construction method or the design supervision method?

In cases with fewer units, the burden of consulting fees tends to be heavier, so I believe that the responsibility construction method is often more suitable for small to medium-sized buildings. On the other hand, for large buildings with many units, the design supervision method allows a third party to standardize specifications, providing significant benefits for comparison under the same conditions. While the design supervision method enables comparison of construction companies under the same conditions since a third party creates the specifications, it incurs separate consulting fees and requires caution regarding conflicts of interest and collusion risks. Even with the responsibility construction method, verification of price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides estimates that clearly state quantities, methods, and materials for each construction item, allowing you to compare with other companies on the same level.

How can you detect collusion in large-scale repairs?

There are three typical methods. 1) Pre-selecting the contractor and having other companies submit only formal high estimates, known as “dummy estimates.” 2) A consultant contracts at an extremely low design supervision fee and receives kickbacks from partner companies, creating a cozy relationship. 3) Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with a neutral third party, keeping minutes of the selection process, and including penalty clauses in contracts. On September 28, 2026, the Japan Fair Trade Commission announced exclusion orders and payment orders for large-scale repair work.

How many companies should I get estimates from?

We recommend at least three companies. If there are too many, it becomes difficult to compare, and if there are too few, competition does not occur. What is important is not the number of companies but to “create the same level for comparison.” By creating a common specification sheet and quantity table and requesting under the same conditions, and by making detailed breakdowns mandatory instead of allowing “one set” notation, it becomes clear whether the price differences are due to differences in scope or unit prices.

What is the difference if you have your own scaffolding?

In large-scale repair construction costs, temporary construction accounts for about 20% (according to the Ministry of Land, Infrastructure, Transport and Tourism’s FY2021 survey). By not outsourcing scaffolding work, it is easier to control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with height differences or narrow front roads.

I’m in the middle of getting estimates, but can I just have you look at the estimate?

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

Can I request just emergency measures for a leak?

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

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

Yes, we can. We have qualified personnel who are asbestos work supervisors and building material inspectors, and we can handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. The official page of Shibuya Ward does not show any subsidies for asbestos surveys and removals. Please check with the Shibuya Ward contact point for the latest information.

What happens if you do not carry out large-scale repairs?

There are risks such as personal injury from falling exterior tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, inspections through full tapping and other methods are required under certain conditions, such as when more than ten years have passed since completion or exterior wall renovations. The periodic reporting for buildings in Shibuya Ward is handled by the Shibuya Ward Building Division, Equipment Section. Conditions such as the number of floors and floor area of apartment buildings can be checked on the list of buildings subject to periodic 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 inspections, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.

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

Wooden two-story buildings with 6 to 10 units range from 2,000,000 to 4,000,000 yen, while steel and RC three-story buildings with 10 to 20 units range from 4,000,000 to 9,000,000 yen, based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo renovations every 10 to 15 years. For property owners, there is an increasing trend to change the exterior appearance with color simulations during repairs, aiming to improve occupancy rates.

If you are looking for a large-scale repair contractor in Shibuya, Tokyo, contact Kakeru Koumuten

Our company handles exterior wall renovations and large-scale repairs for condominiums and apartments throughout Kanagawa Prefecture and Tokyo, including Shibuya. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot” We will propose the best solutions for your specific requests and future repair plans.

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

Large-scale repair work service area

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