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

Large-Scale Renovations for Condominiums, Apartments, and Buildings in Tama City

Large-scale repair work that can be handled in Tama City

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

Scope of Major Repairs Determined by Building Diagnosis

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

Reasons Kakeru Koumuten is Chosen for Large-Scale Repairs in Tama City

The reason why we can be entrusted with large-scale repairs in Tama City is due to 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

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

In-house Ownership of Scaffolding Materials

We own the scaffolding materials necessary for temporary scaffolding required for large-scale repairs and can assemble the scaffolding ourselves.
By not outsourcing scaffolding work and using our own scaffolding team, 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 In-house Warehouse

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

In-house Sorting of Waste Materials

In large-scale repairs, various waste materials such as waste paint, metal, and wood are generated. At Kakeru Koumuten, we sort and recycle waste materials in-house, leading to cost reductions in waste disposal fees.

Showroom Dedicated to Exterior Renovations

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

2. Cost Reduction through In-House Management and Construction

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

By managing everything from inquiries to project completion in a consistent manner, 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 contact person does not change, whether it’s the sales representative or construction management, 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. 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 specialists on staff, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building material asbestos surveyors, so we can manage asbestos-containing roofing materials and conduct preliminary surveys.

4. Warranty and Aftercare

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

5. Flexible and Prompt Response

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

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

We will respond according to your wishes. We also accept emergency measures for sudden rain leaks! We will promptly attend 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 points to be cautious about and areas to check during each stage of large-scale repair work.

7. Consideration for Residents and Neighbors

During large-scale renovation work, we will not only notify residents and greet nearby residents but also install a bulletin board at the entrance to display the construction schedule and notices! Additionally, we will thoroughly educate visitors on manners to minimize inconvenience to residents and neighbors.

8. Thorough Quality Control

Each process will be inspected by a responsible person, and detailed construction photos will be taken. We will use a film thickness inspection machine and check sheets to ensure that there are no inspection omissions. During exterior wall painting and waterproofing work, we will check the number of used paint cans to confirm that the specified amount of paint is being used, and by ordering paint in-house, we will prevent construction defects. Of course, we will also take photos of the used paint and report them.

9. Exterior Wall Painting Color Simulation

9-1 Self Color Simulation

The simulations created by our company can be done using photos of your actual 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 a new image, we hope to enhance the stylish appearance and increase occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.

* Tama City is not included in the list of landscape administrative organizations in Tokyo, and notifications based on Tokyo’s landscape plan (such as building confirmation applications) are involved up to 30 days prior. In areas with district plans, a different notification may be required. Whether exterior wall repainting is applicable depends on the location and scale of the building, so prior confirmation is necessary. Having a color simulation screen will make explanations at the residents’ association or management committee meetings proceed smoothly.

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 greatly reduce the risk of failure in image changes! We hope that renovating the appearance of apartments and condominiums will help increase occupancy rates.

Estimated Costs for Major Repairs in Tama City

The costs for major repairs vary significantly based on the scale of the building, deterioration status, scope of work, and materials used. First, please refer to the national average based on public statistics, then to our company’s estimates based on construction performance by scale, and finally to examples of unit prices for each project.

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

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

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

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

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

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

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

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

Examples of Unit Prices for Repair Work

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

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

“Good paint does not equal the right choice.” Aligning when to do 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 paint with anti-algae and anti-mold properties for shaded and humid areas can affect durability.

Guidelines for Repair Reserve Funds and Options When Insufficient

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

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

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

Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Tama City

In Tama City, Tokyo, there do not appear to be any subsidies targeting the overall construction costs of large-scale renovations based on the information available. Potential options include subsidies for dispatching housing advisors, assistance for using renovation advisors, subsidies for switching to LED lighting in common areas, subsidies for seismic retrofitting of old earthquake-resistant buildings, Tokyo’s condominium improvement construction subsidies (interest subsidies), national energy-saving subsidies, and reductions in fixed asset taxes. The available options can be broadly categorized into the following four types. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to confirm with our company or the respective offices before contracting or starting work.(As of October 15, 2026)

① Condominium Longevity Promotion Tax System (Property Tax Reduction)

If large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of certain qualifying condominiums are conducted, the property tax amount for the building in the following fiscal year will be reduced. The reduction rate is determined by the municipality within the national range (one-sixth to one-half). Tama City’s reduction rate is one-third (up to the tax amount equivalent to 100㎡ per unit), and urban planning tax is not included.

② City and Prefectural Offices (Management Associations should start here)

The certification of the management plan for condominiums and the housing advisor contact is Tama City’s Urban Planning Division, Housing Section (Phone: 042-338-6817). The notification of management status is based on Tokyo Metropolitan Ordinance and applies to residential condominiums with more than six units built before December 31, 1983. The notification destination is the municipality where the building is located.

Source: Tama City “Condominium Management Plan Certification System”／Tama City “Housing Advisor Dispatch System”／Tama City “Subsidy for Utilizing the Condominium Reconstruction and Renovation Advisor System”／Tama City “Special Measures for Fixed Asset Tax, etc. under the Local Special Case”／Tokyo Metropolitan Government “Comprehensive Consultation Desk for Condominiums”／Tokyo Metropolitan Government “Condominium Management Advisor System” *The status of the systems and their reception may change.

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

This is a system certified by Tama City, and upon receiving certification, you can meet one of the requirements for lower interest rates on the Housing Finance Agency’s “Flat 35” and condominium common area renovation loans, as well as the long-term durability promotion tax system (certification alone does not guarantee tax reduction). The certification criteria consist of 17 items based on national guidelines, and there are no unique criteria set by the city. The main criteria include holding general meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, keeping arrears within 10% of the total, and “having a long-term repair plan that includes large-scale repair work at least twice and is created or reviewed within 7 years, with a planning period of over 30 years.”

*Certification is subject to renewal every 5 years, and approval from the general meeting is required for application. For the long-term durability promotion tax system, certification must be valid on both the assessment date (January 1) and at the time of declaration. Please check the city’s website for details on procedures and certification criteria.

④ National Energy Conservation Support | Housing Energy Conservation 2026 Campaign

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

Mirai Eco Housing 2026 Project

Advanced Window Renovation 2026 Project

⑤ Subsidies and Support in Tokyo and Tama City

* In Tama City, there do not appear to be any subsidies specifically targeting the construction costs of large-scale repairs such as exterior wall painting and waterproofing, based on the information available. The city’s business-oriented priority measures acceleration project subsidy covers solar power generation, solar carports, high-efficiency air conditioning, and high-efficiency lighting, but does not include insulation or window construction (insulation renovations are covered by a separate subsidy for individuals, and it has not been confirmed whether management associations are eligible). There is also no confirmation of assistance for asbestos investigation and removal, or loan facilitation and interest subsidies for management associations. Tokyo’s “Insulation and Renewable Energy Concentration Promotion Project for Rental Housing” targets owners of entire rental properties, and management associations of condominium apartments are not mentioned as eligible. Please be sure to check the conditions before signing a contract.

⑥ Financing System (Housing Finance Agency Condominium Sumai-ru Loan)

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

Source: Housing Finance Agency “Mansion Sumairu Loan” (official)

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

Building Conditions and Repair Points in Tama City

Tama City is located in the southern part of the Tama region of Tokyo, with the Ooguriyagawa and Koitakagawa rivers flowing through it. The first phase of occupancy in the Tama New Town began in March 1971 in Suwa and Nagayama, and the city was established in November of that year. According to city documents, about 60% of the city area is a new town. However, this is general information for the entire city. Your building’s age and deterioration condition will be individually confirmed through on-site investigation.

Source: Tama City “Population and Number of Households in Tama City”／Tama City “Tama New Town” (March 2021)／Tama City “Basic Data Collection” (March 2022)　※The area of the city is noted as either 21.01㎢ or 21.08㎢ in the materials, and is not included in the text.

When organizing the streets and buildings of Tama City from a repair perspective

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

Four Key Factors to Consider for Large-Scale Repairs Unique to Tama City

Based on the formation of Tama City and its rules, we have organized four factors to keep in mind for large-scale repairs. The circumstances of each building vary, so individual confirmation will be made through on-site investigations.

Source: Tama City “Overview of Tama City” / Tama City “Tama New Town” / Tama City “Flood and Landslide Hazard Map” / Tama City “Designation of Landslide Hazard Areas” / Tama City “Application for Road Occupancy Permit”

When Landscape Procedures Are Required (Buildings)

When performing exterior wall repainting and other related activities in Tama City, the notifications regarding landscape and other matters are as follows according to materials from the city and Tokyo Metropolitan Government.

Source: Tokyo Metropolitan Government “Landscape Formation by Notification System”／Tama City “About District Planning Notifications”／Tama City “What is the Tama City Urban Development Ordinance?” *The scale requirements of the Tokyo Metropolitan Landscape Plan have not been confirmed, so numerical values are not included in the text. The list of landscape administrative organizations is based on the information provided on the Tokyo Metropolitan Government’s page.

Points of Discussion When Advancing Construction in Tama City

* Kakeru Koumuten Co., Ltd. has established five bases centered around Yokohama City and will visit Tama City.

Signs of Deterioration and Timing for Major Repairs

Generally, major 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 Part (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 specifications, location conditions, and deterioration status of the building.

Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (Reiwa 6 June Revision – PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on the Actual Conditions of 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 Co., Ltd. The building had leaks occurring in several places, and we combined clear waterproofing for the tile exterior wall with waterproofing for the roof for the renovation.

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

Customer Feedback

Flow from On-Site Survey to Completion of Work

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

1. Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is fine.
2. On-site Investigation & Building Diagnosis (Free) We will conduct an exterior wall inspection, check for cracks, sealing, and waterproofing layers, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Tama City, we will also check the road width, distance from neighboring properties, delivery routes, parking, and drainage conditions of rooftops and balconies.
3. Investigation Report & Estimate Submission We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Proposals for multiple plans are also possible.
4. Plan Decision & Contract Confirm colors through color simulations, paint boards, and trial painting. For management associations, we will assist in preparing materials for the general meeting. In Tama City, for buildings that require notifications for Tokyo’s landscape plan or district plan, we will explain the procedures and color considerations as well.
5. Notification to Residents & Neighbors We will distribute construction notifications, visit neighbors to greet them, and set up a bulletin board at the entrance (project schedule and laundry information). If temporary relocation of parking is necessary, we will coordinate this at this stage.
6. Temporary Scaffold Installation to Various Works Our in-house scaffold team will set up scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → iron parts & ancillary work in that order. A supervisor will inspect 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 paints used, and a warranty certificate.
8. Aftercare We will send out annual DM notifications, and inspections can be conducted every year. Simple repairs such as partial sealing are provided free of charge.

Resident Communication, 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 provide materials and reports in the following four scenarios.

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

How will life be during construction? Impact on residents

Major repairs are principally carried out while residents remain in their homes. However, there will be limitations on daily life while scaffolding is in place. Most troubles can be prevented simply by informing residents in advance, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts notices before construction begins.

How to Choose a Major Repair Contractor and Ordering Method

There are many major repair contractors that cover the Tama area, and you may be unsure which one to choose. When requesting renovations for apartments, condominiums, or buildings, please confirm 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 peace of mind as it can serve as a reference when actually making a request.

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

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

Check for warranties and aftercare services

When choosing a large-scale renovation company, make sure to check for warranties. If any issues like leaks occur after the work is completed, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! A company that offers a warranty is often confident in their work, which can be a criterion for choosing a contractor.

Warranty periods vary by contractor and the nature of the work, but they typically range from 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 warranties, so be sure to check for warranties and aftercare services.

Kakeru Koumuten sends out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free responses for simple repairs like partial sealing.

Obtain estimates from multiple contractors (at least 3 companies)

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

When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repair and exterior wall painting,” and “confirmation of the process.” Carefully compare these details! 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 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 meaningless work. If you investigate and then request a subcontractor, it may incur additional time and costs. By managing in-house with knowledge and experience, responsible construction that keeps costs down becomes possible.

Additionally, contractors that outsource may have delayed responses in case of any trouble 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 “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 been a long-standing issue. The Ministry of Land, Infrastructure, Transport and Tourism issued warnings and notifications to management associations in January 2017 and April 2023, and on September 28, 2026, the Japan Fair Trade Commission announced that 38 companies received exclusion orders related to large-scale renovation work commissioned by condominium management associations to design consulting firms, and 37 companies were ordered to pay a total of 1.63788 billion yen in surcharges (two design consulting firms were also subject to exclusion orders).

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

Three Typical Schemes

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 professionals or architects
• Document the vendor selection process in meeting minutes to ensure transparency
• Confirm the reasons for unusually low design supervision fees from consultants
• Include a penalty clause in the contract for cases of collusion discovery
• Avoid concentrating information with a single consultant and verify specifications independently

Contact Points for Third-Party Consultation

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

Source: Tama City “Condominium Management Plan Certification System”／Tama City “Specialized Consultation”／Tokyo Metropolitan Government “Condominium Comprehensive Consultation Counter”／Tokyo Metropolitan Government “Consultation Counter for Ordering Large-Scale Repair Work”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Counter for Ordering Large-Scale Repair Work”／Condominium Management Plan Certification System Consultation Dial

Frequently Asked Questions about Large-Scale Repairs in Tama City

How much does large-scale repair in Tama City cost?

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

How often should large-scale repairs be conducted?

Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within 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 there are signs of deterioration in sealing, tiles lifting, or breaks in the waterproof layer, it is better to repair 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-scale apartments or buildings 1.5 to 3 months, and for apartments with over 50 units about 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is up, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, including distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to work hours.

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

For management associations, the process from establishing the repair committee, building diagnosis, contractor selection, to the general meeting resolution typically takes 1 to 1.5 years, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed with some leeway. If you are using subsidies or tax incentives, please also factor in the time required to obtain management plan certification (procedures for city certification).

Are there any subsidies available for large-scale repairs in Tama City?

As of now, there do not appear to be any subsidies for large-scale repair work for condominium buildings in Tama City or Tokyo. Possible options include the Tokyo Metropolitan Government’s subsidy for apartment improvement work (interest subsidies for management associations using loans from the Japan Housing Finance Agency), the Tokyo “Stay in Tokyo” apartment subsidy, a reduction in fixed property tax (one-third in Tama City), subsidies for switching to LED lighting in common areas (up to 1,200,000 yen, ending when the budget is reached), free advisory services from the city, and subsidies for seismic retrofitting and consensus building for old earthquake-resistant buildings. If the work includes windows and insulation, it may also qualify for “Advanced Window Renovation 2026” or “Future Eco Housing 2026.” The application timing and applicants vary by program, so please check the eligibility criteria 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 Apartment Promotion Tax System, condominium buildings that are over 20 years old and have a total of 10 or more units can receive a reduction in the fixed property tax amount for the following year if they conduct large-scale repairs (including exterior painting, floor waterproofing, and roof waterproofing) that contribute to the longevity of the building. The reduction rate in Tama City is one-third, applicable to tax amounts for up to 100 square meters per unit (in the 23 wards of Tokyo, it is one-half). The eligible repairs must be completed between April 1, 2023, and March 31, 2027, and the application should be submitted to the Tax Division of Tama City (phone 042-338-6838). The city’s page does not specify the application deadline and procedures, but the national system indicates that applications should be made within three months of the completion date, so please confirm this at the counter before construction. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standards, which takes time to prepare, so we recommend starting the process more than a year before construction.

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

It is important to be cautious when planning your finances based on outdated information. The national “Childcare 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 insulation renovations in common areas. Additionally, the “Long-term Excellent Housing Renovation Promotion Project” will end in the fiscal year 2025 and will not be implemented in fiscal year 2026. The “Advanced Window Renovation 2026 Project” has started accepting bulk applications for apartment buildings from May 29, 2026 (the application process will be handled by registered contractors).

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

There are mainly four options: ① Postpone low-urgency work after a deterioration diagnosis, ② Review the scope and specifications of the work, ③ Check for support systems such as subsidies, ④ Consider increasing the repair reserve fund or financing from the Japan Housing Finance Agency. The agency’s renovation loans for common areas of condominiums do not require collateral, and interest rates can be reduced by up to 0.6% per year by obtaining management plan certification and implementing energy-saving or seismic work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so it is advisable to consult us for a decision on separation.

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

Yes, it can. There are sites in Tama City 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 stage.

What happens to the residents’ parking during construction?

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

Can I freely decide the color of the exterior walls?

Tama City is not listed as a landscape administrative organization in Tokyo, and notifications regarding the landscape will be based on Tokyo’s landscape plan. Notifications must be submitted by 30 days before construction confirmation applications (or 30 days before commencement if there are no related legal procedures), and whether exterior wall repainting is subject to this depends on the location and size of the building. For size requirements, please check with the Tokyo Metropolitan Bureau of Urban Development, Greenery and Landscape Division, Streetscape Landscape Section (phone 03-5388-3265). In areas designated by district planning, a different notification may be required, and the city’s urban planning department’s guidance section (phone 042-338-6866) is the contact point. We will also investigate this during our survey. Sharing a color simulation to visualize the completed image can facilitate discussions.

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

The north side receives less sunlight throughout the day, and when shadows from trees or neighboring buildings overlap, moisture can accumulate, making it easier for algae, moss, and mold to thrive. This is more likely to occur in locations close to trees. After thoroughly cleaning with high-pressure washing, choosing paint with anti-algae and anti-mold properties can help prevent recurrence. Additionally, we recommend checking for blockages in roof drains and gutters caused by fallen leaves, as these often lead to water pooling on rooftops 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; however, consulting fees are incurred separately, 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 outline 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 Deciding on a contractor in advance and having other companies submit only formal high estimates, known as “dummy estimates,” ② A consultant contracts at an extremely low design supervision fee and receives kickbacks from affiliated contractors, known as collusion, ③ Adding a portion of the contract amount as a back margin to the construction costs. Countermeasures include obtaining independent estimates, consulting with a neutral third party, documenting the selection process in meeting 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 FY2021 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 detached houses and plans according to the site, even in areas with limited road width.

I’m in the middle of getting multiple estimates; can I just have a look at the estimate?

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

Can I request just emergency repairs for a leak?

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

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

Yes, we can. We have qualified personnel such as asbestos work supervisors and building material inspectors who can conduct the legally required preliminary surveys, as well as handle the cover method and removal of asbestos-containing roofing materials. We have not confirmed any municipal subsidies for asbestos surveys and removals in Tama City. The availability of subsidies may change from year to year, so please check with the municipal office. We will also provide guidance based on the survey results.

What happens if large-scale repairs are not done?

There are risks such as personal injury from falling exterior wall tiles, structural deterioration due to corrosion of rebar, leaks, and a decrease in asset value. Furthermore, buildings subject to regular reporting under Article 12 of the Building Standards Act require investigations through full tapping or other methods under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations. The scale of residential buildings subject to this requirement and the timing of reports 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 with the Tama Building Guidance Office of Tokyo Metropolitan Government (Phone: 042-548-2029) for the latest information. Even if not subject to statutory inspections, regular inspections and maintenance are essential, so please consult us if you are unsure about your judgment.

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

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

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

Our company handles many exterior wall renovations and large-scale repairs for condominiums and apartments in Tama 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 the best solutions for your specific requests and future repair plans.

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

Large-Scale Repair Work Service Area

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

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