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

Large-Scale Renovations for Condominiums, Apartments, and Buildings in Suginami Ward

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

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair of the entire building’s deterioration while scaffolding is in place. At Kakeru Koumuten, we can handle all of the following work in-house, ensuring clear responsibility and coordination of the process.

Scope of Major Repairs Determined from Building Diagnosis

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

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

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

1. Equipment Specialized for Exterior Renovations

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

In-house 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 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, since we always have stock available, we can provide speedy responses in emergencies!

In-house Waste Separation

In large-scale repairs, various waste materials such as waste paint, metals, 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 consultations but also check actual samples and colors of exterior materials. You can also perform color simulations for exterior wall painting and check thermal insulation properties using a thermal insulation testing machine!

2. Cost Reduction through In-House Management and Construction

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

By managing everything from inquiries to project completion in a unified system, we can keep costs down while providing high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the responsible parties such as sales and construction management do not change, smooth communication is possible.

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

3. Obtaining Various Permits and Skilled Workers

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

4. Warranty and Aftercare

Large-scale repair work comes with warranties for most services, including “painting work,” “substrate repair work,” and “waterproofing work”!
Aftercare maintenance is available every year, and we send out notification DM each year.

5. Flexible and Prompt Response

Our company is equipped to handle various troubles and situations 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 promptly respond to urgent requests and emergencies!

6. Staff Development

Our staff create various models for skill improvement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond effectively. We also educate on important points and inspection areas for 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 we will also install a bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.

8. Strict Quality Control

Each process will be inspected by a responsible person, and detailed construction photos will be taken. We will use film thickness gauges and check sheets to ensure that there are no oversights in 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

Our simulations can be created from actual photos of your apartment or building!You can also perform the simulation on your smartphone or computer. By simulating and then changing to a two-tone color or making an image change, we hope to help enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

* In Suginami Ward, repairs and color changes that alter the appearance are included in the notification of landscape planning (depending on the size of the building and the district). Having a color simulation screen will help facilitate explanations at the neighborhood association and management committee meetings.

9-2 Confirm the Actual Color with a Sample Paint!

You can order samples of the paint you are considering and perform a sample paint application on your exterior wall. By doing a sample paint, you can confirm the actual color and gloss!

9-3 Exterior Renovation Simulation

Exterior simulations for apartments and condominiums are also possible!
・Exterior wall color simulation (two-tone colors are also possible)
・Simulation for when metal siding is applied
・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 changes! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.

Estimated Costs for Large-Scale Repairs in Suginami Ward

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

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

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

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

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

Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (Second aggregation of large-scale renovation work. Overall average is construction-related 59.0%, temporary 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because equipment-related work, exterior works, 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 as a Whole)

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

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

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

Unit Price Examples for Repair Work

*Costs and warranty periods vary depending on shape, quantity, substrate condition, and type of materials. If you would like a detailed estimate, please feel free to contact us. Estimates are completely free.

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

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

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

Guidelines for Repair Reserve Funds and Options When Insufficient

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

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

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

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

In Suginami Ward, Tokyo, there are no subsidies that cover the entire construction costs for large-scale renovations that we have been able to confirm. However, there are systems available for use when the management association implements them in common areas, such as the district’s eco-housing promotion subsidy. The main types available can be broadly categorized into four. 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 construction. (As of October 9, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

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

② District and Metropolitan Government Contact Points (Management Associations should start here)

The certification of the management plan for condominium buildings is conducted by Suginami Ward. While it is not a direct subsidy for the costs of large-scale repair work, it can be used as a consultation and decision-making resource in the preliminary stages. The district contact point is the Urban Development Department, Housing Division, Vacant House Measures Section (Ward Office Main Line Phone 03-3312-2111).

Source: Suginami Ward “Condominium Management Plan Certification System”／Suginami Ward “Free Consultation for Condominium Management”／Suginami Ward “Condominium Management Status Notification System”／Tokyo Metropolitan Government “Advisor Dispatch for Notified Condominiums”／Suginami Ward “Landscape Consultation and Notification”　*The status of the system’s window and reception may change.

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

This is a system certified by Suginami Ward, and upon certification, you can meet one of the requirements for the Japan Housing Finance Agency’s “Flat 35” and interest rate reductions for condominium common area renovation loans, as well as the long-term durability promotion tax system (certification alone does not guarantee tax reductions). The certification criteria are mainly based on national guidelines, with key standards including holding a general meeting at least once a year, establishing management regulations, separate accounting for management fees and repair reserve funds, ensuring that arrears are within 10% of the total, and “having a long-term repair plan that includes two or more large-scale repair works and is created or reviewed within seven years, with a planning period of over 30 years”.

*Certification is updated every five years, and approval from the general meeting is required for application. Please check the ward’s website for details on procedures and certification criteria.

④ National Energy Conservation Support | Housing Energy Conservation 2026 Campaign

Changes for FY 2026The “Child-Rearing Green Housing Support Project” for FY 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in FY 2027 and will not be implemented in FY 2026. Please be careful not to base your financial plans on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Tokyo, Suginami Ward Subsidies and Support

* The district’s eco-housing promotion grants, seismic grants, and asbestos grants have application deadlines and budget limits. As far as we can confirm, there are no standalone grants for exterior wall painting in the district. It was not possible to confirm from the district’s page whether the housing repair fund loans (general loans have a limit of 3,000,000 yen, special loans have a limit of 5,000,000 yen) apply to the common areas of the management association. The insulation and renewable energy concentration promotion project for rental housing has specific requirements and conditions for businesses. Please be sure to check the conditions before signing a contract.

⑥ Loan 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)

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

Building Conditions and Repair Points in Suginami Ward

Suginami Ward is located almost in the center of the Musashino Plateau, with the Zenpukuji River, Kanda River, and Myohoji River flowing from west to east, primarily a residential area. The zoning area is 85.8% residential, with 63.7% designated as first-class low-rise residential areas (as of April 28, Reiwa 5). The number of condominium buildings and their breakdown by age within the ward are not shown in the publicly available materials within the confirmed range. The ward has a landscape plan and two scenic districts, Zenpukuji and Wadahori. However, these figures are for the entire ward. The age and deterioration status of your own building will be individually confirmed through on-site investigation.

Source: Suginami Ward “Overview of the Ward”／Suginami Ward “Movement of Suginami Town (Land Use Zones)”／Suginami Ward “Basic Data (National Census)”　※Population and number of households are based on values publicly announced by the ward based on the Basic Resident Register, including both Japanese and foreign residents. The daytime and nighttime population ratio is calculated from the ward’s data of 498,067 daytime residents and 591,108 nighttime residents.

When organizing the terrain and buildings of Suginami Ward from a repair perspective

The table below summarizes only the items that can be confirmed from the ward and metropolitan public documents. Individual building circumstances cannot be determined from the overall figures of the ward.

Four Factors to Consider for Large-Scale Repairs Unique to Suginami Ward

Based on the terrain and rules of the city, as well as the characteristics of residential areas in Suginami Ward, we have organized four factors to keep in mind for large-scale repairs. Since circumstances vary for each building, we will confirm them individually during the on-site investigation.

Source: Suginami Ward “Flood Hazard Map”／Suginami Ward “Heavy Rain Countermeasure Plan”／Suginami Ward “Non-combustible Special Zone”／Suginami Ward “Narrow Road Improvement Status”／Suginami Ward “Scenic District”／Suginami Ward “Greenification Plan Notification”／Tokyo Metropolitan Government “List of Public Housing Complexes (Suginami Ward)”

Cases Requiring Scenic Procedures (Buildings)

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

Source: Suginami Ward “Landscape Consultation and Notification” / Suginami Ward “Guidelines for Landscape Consultation and Notification (Reiwa 7 January Revision)” / Suginami Ward “Scenic Districts” *The scale refers to buildings. Please check the area requirements for exterior changes and color standards in the ward’s guidelines and color standards. To confirm whether your building is subject to these regulations, please contact the Urban Development Department, City Planning Division, Landscape Section (Ward Office Main Phone 03-3312-2111).

Common Issues in Suginami Ward During Construction

*Kakeru Koumuten has established five bases centered around Yokohama City and will visit Suginami Ward.

Deterioration Symptoms and Timing That Require Major Repairs

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

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

*The above are reference examples from the guidelines and are not uniform construction deadlines. Actual cycles are set according to the specifications, location conditions, and deterioration status of the building.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (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 in several places, and we combined clear waterproofing for the tile exterior wall with rooftop waterproofing for the renovation.

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

Customer Feedback

Flow from On-site Investigation to Completion of Construction

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

1. Contact Us (Free) Please reach out via phone, form, or LINE. If you have estimates from other companies, it’s fine to just present those.
2. On-site Survey & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and waterproofing layers, and if necessary, investigate the roof, high places, and leak areas using drones or thermography. For properties in Suginami Ward, we will also check the road width, distance to neighboring properties, delivery routes, parking, and the drainage situation of the roof and balcony.
3. Survey 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 boards, and trial painting. For management associations, we can assist in preparing materials for general meetings. For buildings requiring notification under Suginami Ward’s landscape plan, we will explain the notification process and color considerations.
5. Notification to Residents & Neighbors We will distribute construction notices, visit neighbors for greetings, and set up a bulletin board at the entrance (construction schedule and laundry information). If temporary relocation of parking is necessary, we will coordinate this at this stage.
6. Temporary Scaffolding Installation & Various Works Our in-house scaffolding team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → ironwork & ancillary work in that order. A responsible person will inspect each process and take construction photos.
7. Completion Inspection, Scaffolding 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 Maintenance We will send annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, Additional Work Approval, Inspection Reports

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

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

How Will Life Be During Construction? Impact on Residents

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

How to Choose a Major Repair Contractor and Ordering Methods

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

Have Extensive Experience in Major Repairs

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

Using Google and review sites to evaluate major repair contractors can also be effective when comparing them! Be cautious if there are many negative reviews. If there are few reviews, also check their construction achievements, explanation content, and management system.

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and neighboring inhabitants. 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 construction, 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 presence of a warranty. 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! A company that offers a warranty is a sign of confidence in their work, making it a criterion for selecting a contractor.

The warranty period varies by contractor and the nature of the work, but it is generally set between 1 to 10 years. Emergency repairs or partial fixes often do not come with a leak warranty. Some contractors also provide aftercare services separate from the warranty, 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 inspections every year. 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, obtain estimates from multiple contractors. It is important to get estimates from at least 3 companies and compare their quotes and reports! Even for the same work, costs may vary between contractors, and warranties or aftercare services may differ. Additionally, obtaining multiple estimates makes price negotiations easier.

When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repairs and exterior wall painting,” and “confirmation of the process” in detail! If the quality of auxiliary materials is low or if processes are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess from appearance alone, ensure that the repair method is suitable for the condition of the substrate!

Check This on the Estimate (Checklist)

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 unnecessary work. If you request a subcontractor after investigation, it may incur additional time and costs. By having knowledge and experience and managing in-house, responsible construction can be carried out at a reduced cost.

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, 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.

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

Latest 2026 In the large-scale renovation industry, inappropriate orders linked between design consultants and construction companies have long been a 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 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).

※This content is based on the Japan Fair Trade Commission announcement (September 28, 2026).

Three Typical Methods

Source: Yokohama City “What is collusion in large-scale repair work for condominiums?” / Ministry of Land, Infrastructure, Transport and Tourism “On the proper ordering of large-scale repair work for condominiums” (Notification dated April 3, Reiwa 5, PDF)

Self-Defense Measures for Management Associations

• Obtain independent estimates from multiple companies
• Consult with neutral third parties such as condominium management specialists or architects
• Document the vendor selection process in minutes to ensure transparency
• Confirm the reasons for unusually low design management fees with the consultant
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications by the management association itself

Contact Points for Third-Party Consultation

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

Source: Suginami Ward “Free Consultation for Condominium Management”／Tokyo Metropolitan “Comprehensive Consultation Desk for Condominiums”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Large-Scale Repair Work Orders”／Condominium Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Suginami Ward

How much does large-scale repair in Suginami Ward cost?

For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, about 70% of cases fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary construction costs), with the most common being between 1,000,000 and 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 and roofing work is required, 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 breakage of the waterproof layer is observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. We will assess the age and condition of your building during the on-site survey to make a judgment.

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

For apartments, the duration is typically 3 weeks to 2 months, for small condominiums or buildings 1.5 to 3 months, and for condominiums with more than 50 units, about 4 to 6 months. Residents can remain in their homes during the construction. However, there will be restrictions on drying laundry outside and opening windows while scaffolding is in place, so we take thorough measures to minimize the impact on daily life, such as distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.

How long should I expect from the start of planning to the completion of construction?

For management associations, it typically takes about 1 to 1.5 years for the establishment of the repair committee, building diagnosis, contractor selection, and general meeting resolutions, 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 using subsidies or tax incentives, please also factor in the time required to obtain management plan certification (procedures for district certification).

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

As of now, there do not appear to be any subsidies for large-scale repair work for condominium buildings in Suginami Ward or Tokyo. Potential options include Suginami Ward’s Eco Housing Promotion Subsidy (for heat-insulating paint, window insulation, solar power, etc., introduced by the management association in common areas; a lottery will be held if the budget is reached), Tokyo’s Condominium Improvement Work Subsidy (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), reductions in fixed property tax (50% in the 23 wards of Tokyo), seismic reinforcement subsidies for non-wooden buildings, and subsidies for asbestos analysis and survey costs. Owners of rental apartments may be eligible for Tokyo’s “Insulation and Renewable Energy Promotion Project for Rental Housing.” If the work includes windows and insulation, there may also be eligibility for “Advanced Window Renovation 2026” and “Future Eco Housing 2026.” The timing of applications and applicants varies by program, so please check the eligibility conditions and application procedures for each program before contracting or starting construction.

I heard that fixed property tax can be reduced through large-scale repairs; is that true?

It is true if the requirements are met. Under the Long-Term Condominium Promotion Tax System, large-scale repairs that contribute to the longevity of condominiums (such as exterior wall painting, floor waterproofing, and roof waterproofing) for condominiums that are over 20 years old and have more than 10 units will result in a reduction of the fixed property tax amount for the following year. The reduction rate in the 23 wards of Tokyo is 50%, and the tax amount is applicable for up to 100 square meters per unit. The eligible work must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made to the Tokyo tax office of the ward where the condominium is located (Suginami Ward’s tax office is Suginami Tokyo Tax Office, phone 03-3393-1171) within three months of completion. If the manager submits the declaration collectively, it can replace the individual declarations of each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so it is recommended to start the process more than a year before construction.

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

There are four main options. ① Postpone low-urgency repairs based on a deterioration diagnosis, ② Review the scope and specifications of the work, ③ Check for subsidies and support systems, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The agency’s condominium common area renovation loans do not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving and seismic work. Please note that delaying waterproofing and tile peeling measures often ends up being more costly, so please consult us for decisions on separating these issues.

Can scaffolding be set up on narrow sites or buildings close to neighboring properties?

Yes, it can. There are sites in Suginami Ward with limited road widths and buildings close to neighboring properties. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan the delivery route and scaffolding layout after checking the site. This is an area where additional costs can easily arise after seeing the site, so it is important to confirm the delivery route during the estimation phase.

What happens to the residents’ parking during construction?

Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings where there is limited parking space on the premises, it may take time to secure an alternative parking location. Kakeru Koumuten Co., Ltd. will coordinate with you, including checking the availability of nearby parking, starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

Suginami Ward has a landscape plan, and repairs or color changes that alter the appearance are subject to notification. According to the ward’s guidelines, buildings in general areas that are 10m or taller or have a total floor area of 1,000㎡ or more are subject, and “Water and Greenery Landscape Formation Priority Areas” are subject regardless of size. Notifications must be submitted at least 30 days before starting, and large buildings with a total floor area of 3,000㎡ or more require prior consultation even for repainting in the same color. Additionally, in the Zenpukuji Scenic Area and Wada Bori Scenic Area, permission from the ward is required for new construction or renovations. Please check with the Urban Development Division, Landscape Section (Ward Office Main Phone: 03-3312-2111) to see if your building is subject. We will also check this during our investigation. Sharing a color simulation to visualize the completed image can facilitate discussions.

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

The north side receives less sunlight throughout the day, and if there are trees or neighboring buildings casting shadows, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. By using high-pressure washing to thoroughly clean it and selecting paint with anti-algae and anti-mold properties, recurrence can be minimized. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these often lead to puddles on the roof and leaks.

Which method should I choose: responsibility construction method or design supervision method?

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

How can I detect collusion in large-scale repairs?

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

How many companies should I get estimates from?

最低3社をおすすめします。多すぎると比較しきれず、少なすぎると競争が働きません。大切なのは社数よりも「同じ土俵を作ってから比べること」です。共通の仕様書や数量表を作って同一条件で依頼し、「一式」表記を認めず内訳明細を必須にすると、金額差が範囲の違いなのか単価の違いなのかがはっきりします。

What is the difference if we have our own scaffolding?

In large-scale repair projects, temporary construction accounts for about 20% of the total cost (according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey). By not outsourcing scaffolding work, we can easily control costs in this area, and our in-house scaffolding team can flexibly respond to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with limited road width.

Can I just have the estimate reviewed while I’m in the middle of getting multiple quotes?

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

Can I request just emergency repairs for a leak?

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

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

Yes, we can. We have qualified personnel who are certified as asbestos work supervisors and building material surveyors for asbestos-containing materials. We handle everything from the legally mandated preliminary surveys to the cover method and removal of asbestos-containing roofing materials. In Suginami Ward, there is a subsidy for the analysis and survey costs of asbestos (half of the cost, up to 50,000 yen), which applies to condominium units, and the management association that surveys the common areas is the eligible recipient. Applications are accepted from April 1, 2026, to February 26, 2027, and will end once the budget limit is reached, so prior consultation is necessary. There is no mention of assistance for removal work on the ward’s page. The contact point is the Environmental Division, Pollution Control Section (Ward Office Main Line: 03-3312-2111). We will also provide guidance based on the survey results.

What happens if we don’t carry out large-scale repairs?

There are risks such as personal injury accidents due to falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to regular reporting under Article 12 of the Building Standards Act, investigations using full probing, etc., are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiles or mortar finishes. The scale and timing of reports for collective housing can be confirmed in the “List of Buildings and Equipment Subject to Regular Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check the latest information with the Building Division, Equipment Section of Suginami Ward (Ward Office Main Line: 03-3312-2111). Even if not subject to statutory surveys, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.

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

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

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

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

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

Large-scale Repair Work Service Area

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

We welcome consultations via LINE as well◎

We are also updating our Instagram regularly◎ Please follow us!