Leave the repairs and renovations of condominiums and apartments in Takatsu, Kawasaki City to Kakeru Koumuten Co., Ltd.!

Large-Scale Repairs for Condominiums, Apartments, and Buildings in Takatsu Ward, Kawasaki City

Large-scale repair work that can be handled in Takatsu Ward, Kawasaki City

Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but rather a comprehensive repair work that addresses the deterioration 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 from Building Diagnosis

It is not guaranteed that all of the above works will be carried out. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten Co., Ltd., we conduct free on-site inspections to confirm the items below and compile them into 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 Takatsu Ward, Kawasaki City

The reason why we can be entrusted with large-scale repairs in Takatsu Ward is partly because “Kakeru Koumuten has a base in Yokohama City”, but also due to “our unique initiatives in large-scale repair work that cannot be imitated by other companies”, which have received high praise from many customers.

1. Equipment Specialized for Exterior Renovations

At Kakeru Koumuten, we have prepared the following warehouses and material storage areas to provide low-cost, high-quality exterior wall painting and waterproofing work for large-scale 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 it, we can cut costs associated with 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 In-house Warehouse

We store paints and substrate repair materials used for exterior renovations. By ordering a large quantity of materials at once, we can procure materials at a lower cost! Additionally, since we always have stock available, we can provide swift responses even in emergencies!

In-house Waste Sorting

In large-scale repairs, various waste materials such as leftover paint, metal, and wood are generated. At Kakeru Koumuten, we sort and recycle waste materials in-house, which helps reduce waste disposal costs.

Showroom Dedicated to Exterior Renovations

In the showroom, not only can you have meetings, but you can also check actual samples and colors of exterior materials. Color simulations for exterior wall painting and heat insulation tests using a heat insulation testing machine are also available!

2. Cost Reduction through In-House Management and Construction

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

From inquiry to project completion, everything is managed by Kakeru Koumuten in a consistent system, allowing for high-quality large-scale repairs at reduced costs. Additionally, one representative will handle everything from the estimate to project completion. Since the same person is responsible for sales and construction management, smooth communication is possible.

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

3. Various Permits and Skilled Workers

We have obtained construction industry 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 projects for factories! We have qualified personnel for asbestos work supervisors and building materials containing asbestos inspectors, so we can manage and conduct preliminary investigations for roofing materials containing asbestos.

4. Warranty and Aftercare

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

5. Flexible and Prompt Response

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

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

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

6. Human Resource Development

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

7. Consideration for Residents and Neighbors

During large-scale repair work, we not only notify residents and greet neighbors, but we also set up bulletin boards at entrances to display project schedules and notices! Additionally, we thoroughly educate entrants on manners to minimize inconvenience to residents and neighbors.

8. Strict Quality Control

Inspections are conducted by responsible personnel at each stage, along with detailed photographs of the work. We use film thickness inspection equipment and check sheets to ensure there are no oversights during inspections. When performing exterior wall painting or waterproofing work, we check the number of used paint cans to confirm that the specified amount of paint has been used, and we prevent construction defects by ordering paint in-house. Of course, we will also photograph and report the used paint.

9. Color Simulation for Exterior Wall Painting

9-1 Self-Color Simulation

The simulations created by our company can be done using actual photos of your apartment or building!You can also perform simulations 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 Takatsu Ward, there are district planning areas (Ida and Kanigaya areas), and there may be areas with building agreements. There may be regulations regarding the color of the exterior walls and procedures. Having a color simulation screen can help facilitate explanations at the management association’s general meetings and community meetings.

9-2 Confirm the actual color with a test paint!

You can order samples of the paint you are considering and perform test painting on your exterior wall. By conducting 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 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 Major Repairs in Takatsu Ward, Kawasaki City

The costs for major repairs vary significantly based on the size of the building, its condition, the scope of work, and the materials used. First, please refer to the national average based on public statistics, then to our company’s estimates based on past projects categorized by size, and finally to examples of unit prices for each type of work.

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 or common temporary construction costs, so they differ from the current total construction costs including tax.

Source: Ministry of Land, Infrastructure, Transport and Tourism “FY 2021 Survey on Major Repair Works for Condominiums” (200 companies, 818 cases)　*The amounts do not include the equivalent of consumption tax or common temporary construction costs. The percentages do 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 “Fiscal Year 2021 Survey on Large-Scale Renovation Work for Condominiums” (Second survey of large-scale renovation work. The overall average is 59.0% for construction-related costs, 22.3% for temporary costs, and 9.9% for miscellaneous expenses). *The total does not equal 100% because it includes equipment-related work, exterior works, and others. This is an average value and is not a criterion for judging the appropriateness of individual estimates.

Cost Estimates by Building Size (Scaffolding, Substrate Repair, Exterior Painting, Waterproofing, Sealing)

*The above is an estimate based on Kakeru Koumuten’s construction results and may vary depending on the presence of roofing work, metal work, plumbing, etc. For condominiums, please also consider the amount obtained by multiplying the above national statistics (750,000 – 1,500,000 JPY per unit) by the number of units as a reference.

Breakdown of Costs for Temporary Work, Substrate Repair, Exterior Walls, and Waterproofing

The estimate for large-scale renovation is broadly divided into “temporary work,” “substrate repair,” “sealing,” “exterior painting,” “waterproofing,” and “miscellaneous expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.

Examples of Unit Prices for Repair Work

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

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

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

* The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. For areas exposed to strong rain, wind, and sunlight, choosing high-weather-resistant paint and specifications that include rust prevention for metal parts after cleaning will improve durability.

Guideline for Repair Reserve Fund and Options When Insufficient

The Ministry of Land, Infrastructure, Transport and Tourism guidelines indicate the guideline for the repair reserve fund 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 comprehensive survey for the fiscal year Reiwa 5, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” There are four main options if there is a shortfall.

Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Takatsu Ward, Kawasaki City

Both Kawasaki City and Kanagawa Prefecture do not have subsidies specifically for large-scale renovation work (Kawasaki City has indicated that there are no subsidies for renovation work such as exterior wall painting or roof repairs). The available options can be broadly categorized into four types. The eligibility and application status of these systems may change during the fiscal year, so please be sure to confirm with our company or each contact point before contracting or starting work.(As of October 8, 2026)

① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)

If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of condominiums meeting certain requirements are carried out, the fixed property tax amount for the following year will be reduced by half (up to 100㎡ per unit; urban planning tax is not included).

② Support for Condominium Management in Kawasaki City: Subsidies by Purpose (For Management Associations, Start Here)

Kawasaki City has a “Kawasaki City Condominium Management Association Registration and Support System” (Free Registration). By registering, you will receive the “Condominium Newsletter,” and the number of advisor dispatches will also increase. Management associations that have not yet registered, this is your starting point.

Source: Kawasaki City “Support System for Condominium Management Associations” ／ Kawasaki City Housing Subsidy System Information ／ Sprayed Asbestos Subsidy System ／ EV Charging Infrastructure Subsidy (for Multi-Family Housing) ／ Reiwa 8 Fiscal Year Solar Power Generation Equipment Installation Subsidy　*The status of applications and maximum amounts for barrier-free and seismic grants are not listed on the city’s page.

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

This is a system certified by Kawasaki City, and upon certification, you may receive interest rate benefits for the “Condominium Common Area Renovation Loan” from the Japan Housing Finance Agency and Flat 35 (Maintenance Type), which is also one of the requirements for the Long-Term Durability Promotion Tax System (certification alone does not guarantee tax reduction). The main criteria include holding general meetings at least once a year, maintaining management regulations, separate accounting for management fees and repair reserves, overdue amounts of three months or more being within 10% of the total, and “having a long-term repair plan that includes two or more large-scale repair works within the remaining period and for a planning period of over 30 years, created or reviewed within the last 7 years”, as well as being registered in the city’s registration and support system.

*The registration fee and certification application fee for Kawasaki City are free (additional costs may apply for prior confirmation). The validity period of the certification is 5 years. Applications proceed in the order of resolution at the general meeting, prior confirmation through the “Management Plan Certification Procedure Support Service,” and city registration.

④ National Energy Saving Support | Housing Energy Saving 2026 Campaign

Changes for Fiscal Year 2026The “Child-Rearing Green Housing Support Project” for Fiscal Year 2025 has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in Fiscal Year 7 and will not be implemented in Fiscal Year 8. Please be careful not to establish financial plans based on outdated information.

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Kanagawa Prefecture Subsidies (Applications for the 2026 Fiscal Year Have Ended)

* The Existing Housing Energy Efficiency Renovation Subsidy does not cover common areas of rental apartments or units not occupied by the owner.

⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)

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

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 Takatsu Ward, Kawasaki City

Takatsu Ward, Kawasaki City, is located almost in the center of Kawasaki’s elongated city area and is blessed with “the greenery of the Tama Hills and the waterside of the Tama River.” During the Edo period, it prospered as a post town centered around the Futako ferry and the Ooyama highway. In 1927 (Showa 2), the Tamagawa Electric Railway (now the Tokyu Den-en-toshi Line) and the Nambu Railway entered Mizonokuchi Station, leading to urbanization. From the early Showa period, factories producing precision machinery and automotive parts moved into the area around Mizonokuchi Station, and after World War II, large-scale land readjustment projects and the development of large residential complexes were carried out. The ward was established with the transition of Kawasaki City to a designated city in 1972 (Showa 47), and in 1982 (Showa 57), it was reorganized to become the current Takatsu Ward after the separation of Miyamae Ward. The terrain is characterized by flat land created by the Tama River and the Nikaido irrigation canal, hilly areas of the Tama Hills, and green spaces along the Tama River cliff line that connect the two, featuring a varied topography. The ward can be broadly divided into the Takatsu area, where commercial facilities are concentrated around Mizonokuchi Station, and the Tachibana area, which retains urban agriculture and historical sites. The differing characteristics of commercial and business areas around Mizonokuchi Station, flat land along the Tama River and Nikaido irrigation canal, residential areas and complexes in the cliff and hilly areas, and residential areas with farmland and historical sites in the Tachibana area serve as a starting point for considering large-scale repairs in Takatsu Ward.

Source: Kawasaki City “Population Report” (Estimated as of September 1, Reiwa 8)／Kawasaki City “Population by Age” (As of October 1, Reiwa 2)／Takatsu Ward “Overview of Takatsu Ward”／Kawasaki City “Overview, Situation, and Characteristics of Takatsu Ward”／Kawasaki City “District Planning List”　※The rankings are based on the numerical values in the table, with the elderly population ranked from the highest wards, and others ranked from the most populous wards. The Ida and Kanigaya districts in the district plan are also listed in the Nakahara Ward.

Let’s also check the composition of generations and households. The percentage of elderly population (65 years and older) in Takatsu Ward is 19.0% (Reiwa 2), ranking 6th among the 7 wards in Kawasaki City, while the percentage of the working-age population (15-64 years) is 68.5%, ranking 3rd, and the youth population (under 15 years) is 12.5%. Calculating from the population and number of households, there are about 2.0 people per household. These figures represent the entire ward and do not indicate the situation of individual building occupants. According to data from 2005, it is noted that large-scale apartment complexes were built on former factory sites, attracting families with children to move in, indicating that the generational composition varies by location even within the same ward.

Buildings in Takatsu Ward are divided into “four faces”

The buildings in Takatsu Ward reflect the history of railway development and urbanization, which have become characteristics of each location. Depending on where your building is located, the major repairs required in the next large-scale renovation will differ. Please note that the history of rebuilding and large-scale renovations varies by building, so the age of the building should be viewed as a guideline.

Source: Kawasaki City “Takatsu Ward Overview, Situation, and Characteristics” (as of April 1, 2008. Topography, the post towns of Futako and Mizoguchi, division in 1982) / Takatsu Ward “Overview of Takatsu Ward” (birth of the ward in 1972, Takatsu and Tachibana districts, regional resources) / Takatsu Ward “History of Takatsu” (railway in 1927, factory expansion, post-war land readjustment and housing complexes) / Kawasaki City “Current Situation and Main Issues of Takatsu Ward (Phase 1)” (published in 2005. Large collective housing on former factory sites, green spaces on the Tama River cliff line) / Kawasaki City “Flood Hazard Map” / Kawasaki City “District Planning List” *Descriptions in ward materials are from around 2005 and 2008 and may differ from the current situation.

Four Factors Unique to Takatsu Ward That Damage Buildings

The contents of large-scale repairs vary depending on the location of the building. When investigating buildings in Takatsu Ward, the following four factors are particularly important to confirm. While I will discuss based on trends across the ward, the actual conditions differ for each building, so it is essential to verify on-site.

Source: Kawasaki City “Takatsu Ward Overview, Situation, and Characteristics” / Kawasaki City “Current Situation and Main Issues in Takatsu Ward (Phase 1)” (Published in 2005) / Takatsu Ward “Overview of Takatsu Ward” / Kawasaki City “Flood Hazard Map”・“Internal Water Hazard Map” / Kawasaki City “Landslide Hazard Map” / Kawasaki City “District Planning List” / Kawasaki City “Specific Areas of Landscape Planning” / Kawasaki City “Scenic Areas” / Kawasaki City “Building Agreements” *Descriptions in district materials are from around 2005 and 2008.

Key Issues to Address in Takatsu Ward During Construction

※Kakeru Koumuten has five bases including a showroom and material storage in Yokohama City, and we respond to consultations throughout Takatsu Ward, including Mizonokuchi, Kuji, Futako, Kajigaya, Kamisakunobe, and Shimosakunobe.

Signs of Deterioration Requiring Major Repairs and Timing

Generally, major repairs are estimated to occur every 12 to 15 years. According to the Ministry of Land, Infrastructure, Transport and Tourism’s 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 determination is based on the condition of deterioration rather than the number of years, so if you observe any of the symptoms listed below, we recommend an early on-site investigation.

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 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 handled by Kakeru Koumuten. The building had leaks occurring from several locations, and we combined clear waterproofing for the tile exterior walls 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, one representative will consistently handle your case. In the case of management associations, a resolution at the general meeting is required, 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, just presenting them 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 Takatsu Ward, we will also check for rust on iron parts, potential flooding, internal water, and landslide hazards, as well as the condition of slopes and retaining walls, and confirm the delivery route and parking.
3. Submission of Investigation Report & Estimate We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plan proposals are also possible.
4. Plan Decision & Contract Confirm colors through color simulations, paint samples, and trial painting. For management associations, we can assist in preparing materials for general meetings. In areas subject to district planning, landscape planning, and building agreements, we will also explain the procedures and considerations for color selection.
5. Notification to Residents & Neighbors We will distribute construction notifications, visit neighbors to greet them, and set up a bulletin board at the entrance (with a schedule and laundry information). If temporary relocation of parking is necessary, we will coordinate this at this stage.
6. Temporary Scaffold Installation & Various Works Our own 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 responsible person will inspect each process and take construction photos.
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 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

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

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

How Will Life Be During Construction? Impact on Residents

Large-scale repairs are principally carried out while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is in place. Most troubles can be prevented by providing advance 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 Takatsu Ward in Kawasaki City, 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 project achievements. If they provide detailed explanations of repair contents with photos, it offers reassurance as a reference when you actually request work.

Using ratings from Google and review sites can be effective when comparing large-scale repair contractors! Be cautious if there are many negative reviews. If there are few reviews, also check the construction track record, content of explanations, and management system.

Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and nearby neighbors. Therefore, it is necessary to report 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 warranties and aftercare services

When selecting a large-scale repair company, make sure to check for warranties. If any issues such as leaks occur after 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 choosing a contractor.

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

At Kakeru Koumuten Co., Ltd., we send out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide simple repairs such as partial sealing at no charge.

Obtain estimates from multiple contractors (at least 3 companies)

When requesting large-scale repairs, be sure to get estimates from multiple contractors. It is important to obtain estimates from at least 3 companies and compare their quotes and reports! Even for the same type of work, costs can vary between contractors, and warranties and aftercare services may differ as well. Additionally, obtaining multiple estimates makes price negotiations easier.

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

Check these points in the estimate (checklist)

Check if it is managed in-house

Large-scale repair work includes various tasks such as “substrate repair,” “exterior wall painting,” “waterproofing work,” and “pipe replacement,” and the plan content will change based on the actual deterioration condition 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 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 achieved at a reduced cost.

Additionally, 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 installation 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 deciding “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 in the Kanto region.

※This content is 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 Proper Ordering of Large-Scale Repair Work for Condominiums” (Notification dated April 3, 2023, 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 contractor selection process in meeting minutes to ensure transparency
• Verify the reasons for abnormally low consulting fees
• Include a penalty clause in the contract for cases of collusion
• Avoid concentrating information with a single consultant and verify specifications independently

Frequently Asked Questions about Large-Scale Repairs in Takatsu Ward, Kawasaki City

How much does large-scale repair in Takatsu Ward, Kawasaki City 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 construction records, the estimate for a two-story wooden apartment is 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment is 4,000,000 to 9,000,000 yen, and for small-scale condominiums or mixed-use buildings is 5,000,000 to 15,000,000 yen. The cost varies depending on the condition of the substrate and whether waterproofing or roofing work is required, so we provide free on-site estimates.

How often should large-scale repairs be conducted?

Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within the 12 to 15-year range. However, the decision should be based on the condition of deterioration rather than just the number of years. If deterioration of sealing, tile lifting, or breaks in the waterproof layer are observed, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. For older buildings, the proportion of tile repairs and iron part replacements tends to increase in the second and third rounds of repairs.

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

The estimate is about 3 weeks to 2 months for apartments, 1.5 to 3 months for small-scale condominiums or buildings, and about 4 to 6 months for condominiums with more than 50 units. Residents can remain in their homes during the construction. However, while scaffolding is in place, there will be restrictions on drying laundry outside and opening windows, so we thoroughly ensure minimal impact on daily life by distributing pre-construction notices, providing information on the schedule and laundry through bulletin boards, and adhering to work hours.

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

For management associations, it typically takes about 1 to 1.5 years for the establishment of the repair committee, building diagnosis, contractor selection, and general meeting resolution, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed comfortably. If using subsidies or tax incentives, please also factor in the time needed to obtain management plan certification (resolutions at general meetings, prior confirmations, and applications to the city).

Are there any subsidies available for large-scale repairs in Takatsu Ward, Kawasaki City?

Both Kawasaki City and Kanagawa Prefecture do not provide subsidies specifically for large-scale repair work (Kawasaki City has indicated that there are no subsidies for exterior wall painting or roof repairs aimed at renovations). However, for condominium owners, if certain conditions are met, a 50% reduction in fixed property tax can be applied under the “Condominium Longevity Promotion Tax System.” Additionally, Kawasaki City offers a free consultation service and advisor dispatch (up to 3 times for registered management associations), grants for resolving unevenness in common areas (one-third of the cost), subsidies for the investigation and removal of sprayed asbestos, and subsidies for EV charging facilities and solar power/battery storage for multi-family housing. If the work includes windows and insulation, it may qualify for “Advanced Window Renovation 2026” or “Mirai Eco Housing 2026.” The timing and applicants for each system vary, so please check the eligibility conditions and application procedures for each system before contracting or starting work.

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

Yes, it is true if the conditions are met. Under the Condominium Longevity Promotion Tax System, if a condominium that meets the requirements (20 years or older and with 10 or more units) conducts large-scale repairs that contribute to longevity (including exterior wall painting, floor waterproofing, and roof waterproofing), the fixed property tax for the following year is reduced by half for up to 100 square meters per unit. The eligible work must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made within three months of completion to the city tax office that oversees the building’s location (in the case of Takatsu Ward, it is the Mizonokuchi City Tax Office). For management plan certified condominiums, there are additional requirements such as raising the repair reserve fund, which can take time to prepare, so it is recommended to start the process more than a year before the construction.

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

There is. The national “Child-Rearing Green Housing Support Project” has been abolished and reorganized into the successor “Mirai Eco Housing 2026 Project.” Management associations and management corporations can also become joint contractors, allowing for the use of funds for insulation renovations in common areas. Additionally, the “Long-Term Excellent Housing Renovation Promotion Project” will end in the fiscal year 2025, and there will be no implementation in fiscal year 2026. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for apartment buildings from May 29, 2026 (application procedures will be handled by registered contractors). Please be careful not to create financial plans based 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 financing from the Japan Housing Finance Agency. The Agency’s financing for common area renovations in condominiums does 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 postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for judgment on separation.

Can scaffolding be set up on sloped or uneven sites?

Yes, it can. Takatsu Ward consists of flat land created by the Tamagawa River and the Nikagiryō Waterway, hilly areas of the Tama Hills, and sloped green spaces connecting the two. There are buildings on sloped and terraced sites. Kakeru Koumuten Co., Ltd. owns its own scaffolding materials and has its own scaffolding team, allowing us to plan support and layout of the boards after confirming the site. This is a part where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage. We also check the deterioration of retaining walls and slopes and consult whether they are included in the long-term repair plan.

What will happen to the parking lot for residents during construction?

Vehicles on the side where scaffolding will be erected will need to be temporarily moved. In buildings with housing complexes or on-site parking, securing a relocation spot may take time depending on the number and arrangement of vehicles. Kakeru Koumuten Co., Ltd. will coordinate with you, including the availability of nearby coin parking and monthly parking lots, starting 2 to 3 months before construction begins.

Can I freely decide the color of the exterior walls?

This depends on the regulations applicable to the building’s site. In Takatsu Ward, there are areas under district planning (Ida and Kanigaya districts). There may also be areas under building agreements, which can stipulate the colors and uses of the exterior. The specifics vary by district. You can check what regulations apply to your site at the Kawasaki City district planning, landscape planning, and building agreement office. We will also investigate during our survey and share the completion image using color simulation to assist in building consensus with the management association and neighbors.

Although Takatsu Ward is far from the sea, are there any concerns regarding damage to the exterior walls and metal parts?

Since Takatsu Ward is an inland area not facing the sea, salt damage from sea breezes is less of a concern. However, there are sites in flat areas created by the Tamagawa River and the Nikagiryō Waterway that may be at risk of flooding or internal water issues, and sites on the Tamagawa cliff line and hilly areas may be at risk of landslides. The risks vary by site, so please check the Kawasaki City flood and internal water hazard map (Takatsu Ward version) and the landslide hazard map. Additionally, in areas where factories, commercial buildings, and residences are in close proximity, consideration for splashing during washing, paint odors, and noise from deliveries is also essential. During the on-site survey, we will check the progression of rust on metal parts, the condition of sealing and waterproof layers, and around drains, as well as the waterproofing around the first floor, basement, and mechanical rooms, and the condition of retaining walls and slopes, and specify the necessary scope in the estimate.

Which should I choose, the responsibility construction method or the design supervision method?

In smaller buildings, 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 there are risks of conflicts of interest and collusion that need to be considered. Even with the responsibility construction method, verifying price, specifications, and construction status is essential. Kakeru Koumuten Co., Ltd. provides estimates that clearly specify 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?

Typical methods are three: ① Pre-selecting a contractor and having other companies submit only formal high estimates, known as “dummy estimates”; ② Consultants contract at extremely low design management fees and receive kickbacks from partner companies, creating collusion; 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?

We recommend at least three companies. Too many can make comparison difficult, while too few may not create competition. What’s important is not the number of companies but to “compare after creating the same playing field.” By creating a common specification sheet and quantity table and requesting estimates under the same conditions, and requiring detailed breakdowns instead of a lump sum, it becomes clear whether the price differences are due to variations in scope or unit prices.

What is the difference if you own your 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 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 about 100 detached houses and plans according to the site conditions, even on slopes or with elevation differences.

Can I just have the estimate reviewed while in the middle of getting estimates?

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 competitive estimates.

Can I request just emergency measures for a leak?

Yes. As a preliminary step before 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 materials that contain asbestos?

Yes, we can. We have qualified personnel such as asbestos work supervisors and building material surveyors who can conduct the legally required preliminary surveys and handle cover methods and removal of asbestos-containing roofing materials. If there is sprayed asbestos, you may be able to use the Kawasaki City subsidy program (the cost of the survey is covered 100% up to 150,000 yen, and removal work is covered 2/3 up to 3,000,000 yen. Contracts made before the grant decision are not eligible), so we will provide guidance on that as well.

What happens if large-scale repairs are not done?

There are risks such as personal injury accidents due to falling exterior tiles, structural deterioration from corrosion of rebar, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, investigations through full probing are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiled or mortar-finished walls. While the list of periodic reporting target uses in Kawasaki City does not include collective housing (apartments), mixed-use buildings that include stores may require individual confirmation based on usage and area per floor. Even if not subject to statutory investigation, 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 2,000,000 to 4,000,000 yen, and for a three-story steel or RC building with 10 to 20 units, it is around 4,000,000 to 9,000,000 yen based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance with color simulations during repairs to improve occupancy rates.

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

We handle many exterior wall renovations and large-scale repairs for condominiums and apartments in Takatsu Ward, Kawasaki City. 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 optimal solutions for your specific requests and future repair plans.

From temporary scaffolding work to roofing and exterior painting, all work is performed by our own team. We are confident that we won’t be outdone by others in terms of cost, quality, and efficiency, so we welcome competitive estimates!

Areas Covered for Large-Scale Repair Work

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

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