Leave the repairs and renovations of condominiums and apartments in Toshima, Tokyo to Kakeru Koumuten Co., Ltd.!
Large-Scale Repairs for Condominiums, Apartments, and Buildings in Toshima Ward
To owners, management associations, and management companies considering large-scale repairs for condominiums, apartments, and buildings in Toshima Ward, Tokyo.
Kakeru Koumuten Co., Ltd. is a company that handles everything from the installation of temporary scaffolding to substrate repairs, exterior painting, tile repairs, sealing, waterproofing for rooftops and balconies, and roofing work, all managed and performed by our own team. In Toshima Ward, we have undertaken numerous large-scale repairs and exterior renovations for apartments, condominiums, and commercial facilities.
- On-site surveys and estimates are completely free (we welcome competitive estimates)
- All management from temporary scaffolding to exterior and roofing work is handled in-house
- For color selection of exterior walls, color simulations and trial painting are available
- Consultations for partial repairs or emergency measures for leaks are also possible
- Cost Estimate / For condominiums, the cost per unit is 750,000 to 1,500,000 yen (approximately 70% fall within this range according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the fiscal year 2021, with the most common being 1,000,000 to 1,250,000 yen. This amount excludes consumption tax and common temporary costs). For wooden apartments, the estimate is 2,000,000 to 4,000,000 yen per building.
- Estimated Cycle / 12 to 15 years. However, the deciding factor is not the number of years but the condition of deterioration.
- Particularly Relevant in Toshima Ward / Toshima Ward is located at the eastern edge of the Musashino Plateau, with a valley terrain formed by rivers like the Kanda River cutting into the plateau. The ward’s landscape plan specifies the scale of notifications based on land use zones, and areas around Ikebukuro Station’s east and west exits are subject to notification regardless of scale. According to the ward’s regulations, condominiums in the area are required to report their management status, and failure to do so may result in guidance, recommendations, and public disclosure of the condominium name. The daytime-to-nighttime population ratio is 141.1% (as of 2020), leading to many sites where commercial and residential buildings are in close proximity.
- Available Funds / There are no subsidies for the total construction costs of large-scale repairs in Toshima Ward or Tokyo, but there are subsidies for planned repair investigation costs (half of the deterioration diagnosis investigation costs, up to 200,000 yen), eco housing subsidies for common areas (LEDs, solar power, etc.), earthquake resistance subsidies, and interest subsidies for loans. If requirements are met, there may also be property tax reductions (50% for the 23 wards of Tokyo; the national application deadline is for work completed by March 31, 2027).
- Tips for Success / At least three competitive estimates. Compare not only the amounts but also the quantities, methods, and materials.
Large-scale Repair Work Available in Toshima Ward
Large-scale repairs are not just “exterior wall painting” or “waterproofing,” but a comprehensive repair work that addresses the deterioration of the entire building 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.
| Type of Work | Main Contents |
|---|---|
| Temporary Scaffolding Work | Installed by our own scaffolding team using our own scaffolding materials. We handle mesh sheets, protection, and fall prevention measures. |
| Substrate Repair Work | Crack repairs, injection of floating mortar and tiles, explosion (exposed rebar) repairs, resin mortar repairs for missing parts. |
| Exterior Wall Painting Work | High-pressure washing, three coats from primer to topcoat, painting of ancillary parts (iron parts, gutters, water cut-off, etc.). We accommodate radical control type, fluorine, and inorganic paints. |
| Tile Repair Work | Replacement of broken tiles, joint repairs, clear waterproofing of tile surfaces (such as Seven S). |
| Sealing Work | Replacement and additional application of seals around sashes and exterior wall joints. |
| Waterproofing Work | Urethane waterproofing for rooftops, roof balconies, shared corridors, and stairs, PVC sheet waterproofing, and installation of long sheets. |
| Roof Work | Roof painting, roof overlay (cover method), re-roofing, and ridge cap replacement. We have sheet metal craftsmen on staff and can handle large roofs such as factories. |
| Iron and Metal Work | Painting of steel staircases, handrails, and PS doors, replacement of caps and water cut-offs. |
| Drainage and Wastewater Work | Cleaning and renovation of roof drains (insertion of renovation drains), resolving gutter blockages. This work is particularly important for rooftops and balconies where rainwater tends to accumulate during heavy rain. |
| Others | Replacement of rain gutters, rooftop and exterior wall inspections using drones, leak investigations using thermography, and preliminary surveys of asbestos-containing building materials. |
Scope of Major Repairs Determined from Building Diagnosis
It is not always necessary to carry out all of the above works. The extent of the work will be determined based on the results of the building diagnosis. At Kakeru Koumuten, we conduct a free on-site survey to confirm the following and compile a deterioration diagnosis report with photos, after which we will propose the scope of work.
| Diagnosis Area | Main Investigation Method | Scope of Work Determined by Diagnosis Results |
|---|---|---|
| Exterior Wall (Painted Surface) | Visual inspection, checking the width of cracks and the condition of the paint film | Methods and quantity for crack repair, specifications for painting (whether to repaint or paint after removing the existing paint film) |
| Exterior Wall (Tile Surface) | Sounding investigation. High areas checked with a drone | Scope and estimated quantity for injection and replacement, whether clear waterproofing is necessary |
| Sealing | Checking for cracks, shrinkage, peeling, and hardening | Whether to replace or add to the existing sealant, scope of joints to be worked on |
| Rooftop, Balcony, Shared Corridor | Checking for blisters or breaks in the waterproof layer, puddles, and the condition of drains | Full renovation or partial repair, method (urethane waterproofing, PVC sheet waterproofing, long sheet), whether drain renovation is necessary |
| Leak Areas | Investigation using thermal imaging camera and drone | Identification of the cause and the priority areas for repair |
| Metal Parts, Roof, Accessories | Checking for rust, corrosion, lifting, and cracking | Whether it can be resolved with painting or if material replacement or overlay installation is necessary |
| Site and Surroundings | Checking retaining walls, slopes, trees, access routes, and parking areas | Planning for scaffolding and the scope of temporary construction |
Reasons Kakeru Koumuten is Chosen for Large-Scale Renovations in Toshima Ward
The reason why we can be entrusted with large-scale repairs in Toshima Ward is our “initiatives that cannot be imitated by other companies in large-scale repair work”, which have received high praise from many customers.
1. Equipment Specialized for Exterior Renovations
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, we can cut costs on 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, we always have stock available, so we can provide swift responses even in emergencies!
In-house Waste Separation
In large-scale repairs, various waste materials such as waste paint, metal, and wood are generated. At Kakeru Koumuten, we separate 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 resistance tests using heat insulation testing equipment are also available!
2. Cost Reduction through In-House Management and Construction
One of Kakeru Koumuten’s major strengths is in-house management and construction.
By managing everything from inquiries to project completion in a unified system, we can keep costs down while ensuring high-quality large-scale repairs. Additionally, one representative will handle everything from the estimate to project completion. Since the responsible person does not change, smooth communication is possible.
We can fully handle everything from temporary scaffolding installation to exterior wall painting, substrate repairs, waterproofing work, and tile repairs with our own team! 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 industry licenses and permits for industrial waste collection and transportation! We also have national certified sheet metal and painting skilled workers on staff, and we are confident in our construction techniques. We can also handle large-scale roofing work for factories! We have qualified personnel for asbestos work supervisors and building 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 every year, and we send out notification DM annually.
5. Flexible and Prompt Response
Our company is equipped to handle various troubles and situations related to apartments and condominiums.
We can also address exterior walls and rooftops that cannot be inspected 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 respond to urgent requests or emergencies!
6. Staff Development
Our staff create various models for skill improvement and conduct practical training. Since different sites require various processing and techniques, we regularly provide skill enhancement education to ensure each staff member can respond effectively. We also educate on points to be careful about and areas to check during each stage of large-scale repair work.
7. Consideration for Residents and Neighbors
During large-scale repair work, we will not only notify residents and greet nearby residents, but also install a notice board at the entrance to display the construction schedule and announcements! Additionally, we will thoroughly educate visitors on proper manners to minimize any inconvenience to residents and neighbors.
8. Strict Quality Control
Each stage will undergo inspection by a responsible person, along with detailed construction photographs. We utilize film thickness inspection devices and check sheets to ensure that no inspections are overlooked. During exterior wall painting and waterproofing work, we confirm the quantity of used paint cans to ensure that the specified amount of paint is used, and we prevent construction defects by ordering paint in-house. Of course, we will also photograph and report the used paint.
9. Exterior Wall Painting Color Simulation
9-1 Self Color Simulation
The simulations we create can be done using actual photos of your apartment or building!You can also perform simulations on your smartphone or computer. By simulating and then applying a two-tone color or changing the image, we hope to enhance the stylish appearance and contribute to an increase in occupancy rates! Of course, we can also arrange paint samples for actual color confirmation.
* In Toshima Ward, repairs, renovations, and color changes that alter the exterior are subject to notification for buildings of a certain scale as defined by the landscape plan (areas around Ikebukuro Station are subject regardless of scale). Having a color simulation screen will make explanations at neighborhood association and 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 conducting 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 applying metal siding
・Simulation using accent materials such as cornices and louvers
・Simulation for roof painting and roof replacement work
With the exterior renovation simulation, you can minimize the risk of failure in changing the image! We hope that renovating the appearance of your apartment or condominium will help increase occupancy rates.
Cost Estimates for Large-Scale Repairs in Toshima Ward
The cost of large-scale repairs varies significantly based on the size of the building, deterioration condition, scope of work, and materials used. First, please refer to the national average based on public statistics, then to our company’s cost estimates based on construction results 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 compiled 818 construction cases (FY 2021), approximately 70% of the costs for large-scale 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. Please note that the amounts in this survey do not include consumption tax and common temporary construction costs, so they differ from the current total construction costs including tax.
| Construction Cost per Unit | Percentage | Construction Cost per Unit | Percentage |
|---|---|---|---|
| Up to 750,000 JPY | 15.1% | 1,250,000 to 1,500,000 JPY | 17.4% |
| 750,000 to 1,000,000 JPY | 24.7% | 1,500,000 to 2,000,000 JPY | 9.1% |
| 1,000,000 to 1,250,000 JPY | 27.0% (most common) | Over 2,000,000 JPY | 2.8% |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (200 companies, 818 cases) *Amounts do not include consumption tax and common temporary costs. Percentages may not total 100% due to rounding and non-responses.
Breakdown of Construction Costs (What the Money is Spent On)
| Category | Composition Ratio | Main Contents |
|---|---|---|
| Construction-related Work | 60.3% | About half for exterior walls, about one-third for waterproofing. Substrate repair, tiles, painting, waterproofing |
| Temporary Work | 22.8% | Scaffolding, mesh sheets, protective coverings, etc. (does not include common temporary costs) |
| Miscellaneous Expenses | 10.3% | Site management fees, general management fees, statutory welfare expenses, etc. (9.5%), insurance premiums for large-scale renovation defects (0.8%) |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Renovation Work for Condominiums in FY2021” (Second survey of large-scale renovation work. Overall average is construction-related 59.0%, temporary 22.3%, miscellaneous expenses 9.9%). *The total does not equal 100% because it includes equipment-related work, exterior works, and others. This is an average value and not a criterion for judging the appropriateness of individual estimates.
Cost Estimates by Building Size (Scaffolding, Substrate Repair, Exterior Wall Painting, Waterproofing, Sealing Set)
| Type and Scale of Building | Estimated Cost | Estimated Construction Period |
|---|---|---|
| Wooden Apartment (2 stories, 6-10 units) | 2,000,000 – 4,000,000 JPY | 3 – 5 weeks |
| Steel Frame / RC Apartment (3 stories, 10-20 units) | 4,000,000 – 9,000,000 JPY | 1 – 2 months |
| Mixed-Use Building / Small-Scale Condominium (4-5 stories) | 5,000,000 – 15,000,000 JPY | 1.5 – 3 months |
| Medium-Scale Condominium (30-50 units) | 20,000,000 – 50,000,000 JPY | 3 – 5 months |
| Large-Scale Condominium (100 units or more) | Around 100,000,000 JPY or more | 6 months or more |
*The above estimates are based on Kakeru Koumuten’s construction records and may vary depending on the presence of roofing work, steel work, plumbing, etc. For condominiums, please also consider the amount calculated by multiplying the national statistics (750,000 – 1,500,000 JPY per unit) by the number of units.
Breakdown of Costs for Temporary Works, Substrate Repairs, Exterior Walls, and Waterproofing
The estimate for large-scale repairs is broadly divided into “Temporary Works,” “Substrate Repairs,” “Sealing,” “Exterior Wall Painting,” “Waterproofing,” and “Miscellaneous Expenses.” Before comparing total amounts, please check what each item includes, how much, and at what cost.
| Item | What to Check in the Estimate |
|---|---|
| Building Prerequisites | Structure (wooden, steel frame, RC), number of stories, number of units, exterior wall area, and waterproofing area. Also confirm whether the area is based on drawings or actual measurements. |
| Common Temporary Works and Scaffolding | Area and unit price of scaffolding, contents of mesh sheets, protection, temporary toilets, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the Reiwa 3 fiscal year, temporary works such as scaffolding account for about 20% of construction costs (excluding common temporary costs). |
| Substrate Repairs | Quantities and unit prices for repair methods such as cracks, lifting, and spalling. Since these items are not finalized until scaffolding is set up, please confirm whether the quantities are estimated or actual, and the settlement method if quantities increase or decrease. |
| Sealing | Whether it is a replacement or additional sealing, length of work (m), and material name. |
| Exterior Wall Painting | Painting area (㎡), manufacturer name, product name, grade of paint, number of coats, and scope of ancillary parts. |
| Waterproofing | Area for each part such as rooftop, balcony, and common corridor, construction method, material name, and whether drain renovations are included. |
| Inspection and Reporting | Whether inspections for each phase, construction photos, completion reports, and warranty documents are included. |
| Miscellaneous Expenses | Contents and proportions of site management fees, general management fees, statutory welfare expenses, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the Reiwa 3 fiscal year, these average about 10% of construction costs, but this varies depending on the size and conditions of the building, so there is no uniform standard. |
| Tax Classification | Whether the amounts are tax-inclusive or tax-exclusive. Since companies display this differently, be sure to align them before comparing total amounts. |
Examples of Unit Prices for Repair Work
| Repair Method | Materials Used | Cost |
|---|---|---|
| Tile Replacement | Existing Similar Tiles | per piece / 2,000 JPY〜4,000 JPY |
| Repair of Tile and Mortar Lifting Areas | Epoxy Resin Injection | per square meter / 3,000 JPY〜5,000 JPY (Varies depending on the degree) |
| Tile Joint Mortar Repair | Mortar for Tile Joints | per square meter / 1,000 JPY〜2,000 JPY (Varies depending on the degree) |
| Repair of Concrete Spalling Areas | Rust Preventive for Rebar + Resin Mortar | per area / 1,000 JPY〜2,000 JPY (Varies depending on the degree) |
| Crack Repair | Filler or Polymer Cement | per meter / 100 JPY〜2,500 JPY (Varies depending on the degree) |
| Exterior Wall Painting (3 Coats) | Radical Control Silicone Paint | per square meter / 2,500 JPY〜3,500 JPY |
| Roof Top Urethane Waterproofing (Ventilated Cushion Method) | High Strength Urethane | per square meter / 6,500 JPY〜9,500 JPY |
| Sealing Replacement | Modified Silicone | per meter / 900 JPY〜1,500 JPY |
| Temporary Scaffolding | In-house Owned Scaffolding Materials (Wedge Type) | per square meter / 700 JPY〜1,000 JPY |
*Costs and warranty periods vary depending on shape, quantity, substrate condition, and type of materials. If you would like a detailed estimate, please feel free to contact us. Estimates are completely free.
Select Paint and Waterproofing Grades Based on “Years Until Next Repair”
“Good paint ≠ correct 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.
| Grade | Estimated Lifespan | Suitable Cases |
|---|---|---|
| Silicone / Radical Control Type | 10-16 years | Buildings that are cycled every 12-15 years. This is a good choice balancing cost and performance. The lifespan varies by product, so choose a product specification that matches the cycle. |
| Fluorine | 16-20 years | Buildings that want to set the next repair after 15 years, tall or complex-shaped buildings where scaffolding costs are high. |
| Inorganic | 18-22 years | Buildings that want to suppress dirt adhesion. It is also effective for surfaces surrounded by trees or on the north side where moss and algae need to be controlled. |
| Urethane Waterproofing (Rooftop) | 8-15 years | Complex-shaped rooftops, when wanting to renovate while utilizing the existing waterproof layer. Mid-term inspections and repairs, such as re-coating the top coat, are prerequisites. |
| Vinyl Sheet Waterproofing | 20-25 years | Rooftops with a large area and simple shape. The construction period is short. |
| Asphalt Waterproofing | 15-20 years | Rooftops planned for long cycles. The cost per instance will increase. |
*The estimated lifespan is a general guideline and may vary depending on sunlight, location, and substrate condition. For shaded and humid surfaces, choosing paints with anti-algae and anti-mold properties can change durability.
Guidelines for Repair Reserve Funds and Options When Insufficient
According to the Ministry of Land, Infrastructure, Transport and Tourism guidelines, the guideline for repair reserve funds is shown as a monthly amount per unit area. If there is a mechanical parking lot, additional charges are necessary.
| Building Size (Less than 20 Stories) | Monthly Guideline (Average) | Range Covering Two-Thirds of Cases | Conversion for 70㎡ |
|---|---|---|---|
| Less than 5,000㎡ of total floor area | 335 JPY/㎡ | 235-430 JPY/㎡ | Approximately 16,500-30,100 JPY |
| 5,000-10,000㎡ | 252 JPY/㎡ | 170-320 JPY/㎡ | Approximately 11,900-22,400 JPY |
| 10,000-20,000㎡ | 271 JPY/㎡ | 200-330 JPY/㎡ | Approximately 14,000-23,100 JPY |
| Over 20,000㎡ | 255 JPY/㎡ | 190-325 JPY/㎡ | Approximately 13,300-22,750 JPY |
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Repair Reserve Funds for Condominiums” (Reiwa 6 June Revision – PDF) / National average is 13,378 JPY per unit per month (Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums)
In the Reiwa 5 Fiscal Year Comprehensive Survey of Condominiums, 36.6% of management associations responded that “the repair reserve fund is insufficient compared to the plan.” There are four main options when there is a shortfall.
| Options | Considerations and Cautions |
|---|---|
| ① Adjusting the Construction Schedule | Based on the deterioration diagnosis, postpone less urgent work to the next time. However, it is essential to distinguish between work that can be postponed and work that cannot, as delaying waterproofing and tile detachment measures will ultimately be more costly. |
| ② Reviewing the Scope and Specifications of Work | Consider changes such as reviewing paint grades and switching from full renovations to partial renovations. Please separate this from “apparent cost reductions” that skip processes. |
| ③ Utilizing Subsidies and Tax Systems | Subsidies for energy-saving renovations, etc. (to be discussed later). The reduction of fixed asset tax is a system that lowers the tax amount for each owner, and does not directly increase the repair funds of the management association. |
| ④ Increasing Reserve Funds, Borrowing, and One-Time Payments | In addition to considering increasing the repair reserve fund at the general meeting, the Housing Finance Agency’s condominium common area renovation loans require no collateral. Interest rates can be lowered by obtaining management plan certification. |
Subsidies, Tax Systems, and Loans to Check for Large-Scale Renovations in Toshima Ward
In Toshima Ward, Tokyo, there are no subsidies that cover the entire construction cost of large-scale renovations, as far as we can confirm. However, the ward has systems for subsidizing investigation costs for planned repairs, eco-housing subsidies for collective housing, seismic retrofitting subsidies, and dispatching experts, specifically for condominium units. The main types available are broadly categorized into four. The eligibility and application status of these systems may change even during the fiscal year, so please be sure to confirm with our company or the respective offices before contracting or starting work.(As of October 14, 2026)
| Type | Details |
|---|---|
| ① Support for Investigation and Consultation | Subsidy for repair investigation costs for district condominium plans, dispatch of condominium specialists, assistance for using the rebuilding and renovation advisor system, and management plan certification window (Toshima Ward). This can be used in the preliminary stages before large-scale repairs. |
| ② Construction Subsidies by Purpose | District eco-housing subsidies (LED, solar power, and insulated windows for common areas of apartment buildings), subsidies for seismic diagnosis and seismic renovations, subsidies for asbestos analysis investigations, insulation and renewable energy for rental housing, etc. These are incorporated into large-scale repairs. |
| ③ Tax Incentives | Reduction of fixed property tax under the condominium longevity promotion tax system. |
| ④ Public Loans and Interest Subsidies | Loans for renovations of common areas of condominiums from the Housing Finance Agency, and interest subsidies from Tokyo Metropolitan Government (subsidy for condominium improvement work). There are no confirmed district-specific loan arrangements or interest subsidies found within the scope of verification. |
① Condominium Longevity Promotion Tax System (Reduction of Fixed Property Tax)
If large-scale repairs (all three types: exterior wall 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 building in the following year will be reduced. The reduction ratio is determined by the municipality within the national range (1/6 to 1/2). The fixed property tax in the 23 wards of Tokyo is a metropolitan tax, and the reduction ratio in Tokyo is 1/2 (up to the tax amount equivalent to 100㎡ per unit).
| Main Requirements | Built over 20 years ago, with a total of more than 10 units, and more than half of the exclusive parts used for residential purposes / At least one instance of exterior wall painting, floor waterproofing, and roof waterproofing has been completed in the past / Must meet one of the following: ① A condominium certified under the management plan that has raised the amount of the repair reserve fund to the certified standard after September 1, 2021 ② A management association that has received advice and guidance from the municipality and has created or revised a long-term repair plan (advice and guidance are not available upon request) |
|---|---|
| Reduction Rate | 50% for the 23 wards of Tokyo. The target is the fixed property tax amount for up to 100㎡ per unit |
| Construction Completion Deadline | From April 1, 2023, to March 31, 2027, all three works of exterior wall painting, floor waterproofing, and roof waterproofing must be completed |
| Application | Applications must be submitted to the Tokyo Metropolitan Tax Office of the ward where the condominium is located within three months of the completion date (online applications via eLTAX are also possible). If the administrator compiles the necessary documents and submits them, it can replace individual applications from each owner. For Toshima Ward, please confirm with the Toshima Metropolitan Tax Office (phone 03-3981-1211) |
| Notes | Cannot be combined with other reduction measures, and is limited to one time per unit. Simply obtaining management plan certification does not qualify; there are requirements such as raising the repair reserve fund. A review of the long-term repair plan is also necessary, so we recommend preparing at least one year before the construction |
② Ward and Tokyo Contact Points (Management Associations Start Here)
The certification of the management plan for condominiums, reporting of management status, dispatch of experts, and subsidies for investigation costs are handled by Toshima Ward’s Housing and Condominium Division, Condominium Group (phone 03-3981-1385). According to the ward’s condominium management promotion ordinance, reporting of management status for condominiums within the ward is mandatory, and if there is no report, guidance, requests, or recommendations may be issued, and the condominium name may be publicly announced.
| Contact & System | Details |
|---|---|
| Management Plan Certification System Contact (Toshima Ward) | Housing and Condominium Division, Condominium Group (Phone 03-3981-1385). The fee is a basic 29,500 JPY when applying directly to the ward (an additional 15,900 JPY for each long-term repair plan if there are multiple), and if applying through the Condominium Management Center, the ward’s fee is 3,900 JPY (an additional 1,600 JPY), plus a separate center fee of 20,000 JPY. The Condominium Management Center does not verify the ward’s unique standards, so separate confirmation with the ward is necessary. The ward’s unique standards include “disaster prevention measures” and “community formation with the region.” The validity period is 5 years. The period for the Management Appropriateness Promotion Plan is from Reiwa 5 to 14. |
| Subsidy for Repair Survey Costs for Condominiums (Toshima Ward) | Subsidy for half of the deterioration diagnosis survey costs, up to 200,000 JPY. Conditions include being over 8 years old, having management regulations, and a resolution at the general meeting to conduct the survey, as well as not having received this subsidy in the past 10 years. Applications must be submitted before the contract, and the survey must be completed within the fiscal year. The fiscal year 8 starts from April 1, but the current application status is not listed on the ward’s page, so please check with the contact. |
| Dispatch of Condominium Experts (Toshima Ward) | Dispatch of condominium management specialists, first-class architects, and tax accountants. Free of charge (venue and material costs are borne by the management association), up to 4 times in the same fiscal year, with each session lasting up to 2 hours. Applications must be made by the chairman, ideally 3 weeks before the desired date, and prior phone consultation is required. The creation of long-term repair plans and repair design documents is not included, and if usage is high, the service may end mid-year. |
| Subsidy for Using the Reconstruction and Renovation Advisor System (Toshima Ward) | The A course (introductory level) of the Tokyo Disaster Prevention and Urban Development Center’s advisor system is eligible for subsidy. The subsidy amount is not consistent in the rate and amount listed on the ward’s page, so please check with the contact. |
| Consultation on Earthquake Resistance (Toshima Ward) | Housing and Condominium Division, Condominium Group (Phone 03-3981-1385). Subsidies are available for earthquake diagnosis, reinforcement design, and earthquake renovations for condominiums built before May 31, 1981 (for details, please see item ⑤ below). |
| Consultation on Property Tax (Toshima Tax Office) | Phone 03-3981-1211 (main line). Please confirm the application and procedures for the long-life promotion tax system. The contact and fee for the certificate of the management association that received “advice and guidance from the municipality,” one of the requirements, is not found on the ward’s page, so please check with the Housing and Condominium Division (Phone 03-3981-1385). |
| Consultation on Landscape Procedures | Urban Development Department, Urban Planning Division, Notification and Approval Group (Phone 03-4566-2633) (for details, see the next section). |
Source: Toshima Ward “Mansion Management Promotion Ordinance”／Toshima Ward “Mansion Management Plan Certification”／Toshima Ward “Subsidy for Repair Investigation Costs of Condominiums”／Toshima Ward “Dispatch Project for Condominium Experts”／Toshima Ward “Subsidy for Utilizing the Reconstruction and Renovation Advisor System”／Toshima Ward “Condominium Management Status Reporting System” *The status of the system’s window and reception may change.
③ Management Plan Certification System (Tax and Interest Rate Benefits)
This is a system certified by Toshima Ward, 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 reductions). The certification criteria are mainly based on national guidelines, with the main criteria including holding general meetings at least once a year, establishing management regulations, separate accounting for management fees and repair reserves, ensuring that the amount of arrears is 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 30 years or more.”
*Certification is subject to renewal every 5 years, and approval from the general meeting is required for application. Please check the district’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 create financial plans based on outdated information.
Mirai Eco Housing 2026 Project
| Target | Renovations of existing homes built before December 31, 2016, regardless of whether they are single-family or multi-family residences. Management associations and management corporations can also become joint contractors (i.e., can be used for common area renovations). Rental housing is also eligible. |
|---|---|
| Required Work | Combination of thermal insulation improvements for openings, thermal insulation improvements for the structure (floor, walls, ceiling), and installation of eco-friendly housing equipment is mandatory. |
| Subsidy Limit | Based on the age of the building and the energy-saving performance achieved, 400,000 to 1,000,000 yen per unit (1,000,000 yen if reaching the mandatory standards for homes built before 1991). |
| Period | Subsidy applications are generally made by registered contractors (construction contractors) after the completion of work (the client cannot apply themselves). Reservations for subsidy applications must be made by November 16, 2026, at the latest, and applications must be submitted by December 31, 2026, at the latest (will end once the budget limit is reached). |
Advanced Window Renovation 2026 Project
| Target | Installation of inner windows, replacement of outer windows, and glass replacement in existing homes (single-family and multi-family) for upgrades to high-performance thermal insulation windows. Subsidy rates are set separately for “low-rise” and “mid-to-high-rise” multi-family residences. |
|---|---|
| Bulk Application for Multi-Family Residences | From May 29, 2026, applications for “bulk subsidy applications for multi-family residences (including reservations)” have started. The application process is carried out by registered contractors (window renovation contractors), and management associations cannot apply themselves, but they can apply for all units collectively, making it a system that works well with large-scale repairs for window and entrance door renovations. |
| Subsidy Limit | For residences, 1,000,000 yen per unit (changed from 2,000,000 yen in fiscal year 2025). For non-residential buildings over 240 square meters, 10,000,000 yen per building. |
| Period | Work commenced after November 28, 2025. Subsidy applications are made after the completion and handover of the work, with reservations due by November 16, 2026, at the latest, and applications due by December 31, 2026, at the latest (will end once the budget limit is reached). |
⑤ Tokyo Metropolitan Area, Toshima Ward Subsidies and Support
| Tokyo Metropolitan Apartment Improvement Construction Subsidy (Interest Subsidy) | The management associations of fire-resistant condominium buildings in Tokyo can utilize the Japan Housing Finance Agency’s “Condominium Common Area Renovation Loan,” with the Tokyo Metropolitan Government providing an interest subsidy that lowers the agency’s interest rate by 1% (the subsidy period is up to 20 years). The second phase for the fiscal year 2026 runs from October 1, 2026, to February 19, 2027, and applications will close when the number of applications reaches 2,500 units or the budget limit is reached (first-come, first-served basis for in-person and mail applications). Buildings constructed under the old earthquake resistance standards (before May 31, 1981) require an earthquake diagnosis. The contact point is the Tokyo Metropolitan Housing Policy Headquarters, Condominium Division (phone 03-5320-7532). |
|---|---|
| Tokyo Metropolitan Rental Housing Insulation and Renewable Energy Promotion Project | This program targets owners of entire rental housing buildings. High-insulation windows (up to 300,000 JPY/unit), high-insulation doors (up to 270,000 JPY/unit), and insulation material renovations for walls and floors (up to 600,000 JPY/unit) are subsidized at a rate of two-thirds, with energy performance diagnosis and labeling capped at 1,200,000 JPY/building. Solar power generation and storage batteries are also eligible, and when installing solar panels on the flat roofs of existing rental housing, there is an additional waterproofing cost (180,000 JPY/kW). Pre-application for subsidies is from May 29, 2026, to March 31, 2027, and the program will end when the total application amount reaches the limit. Construction must be carried out by businesses registered with the Tokyo Metropolitan Environmental Public Corporation “Cool-Net Tokyo.” |
| Toshima Ward Eco Housing Subsidy (Multi-family Housing, Fiscal Year 2026) | This program targets management associations of condominium buildings. For solar power in common areas, the subsidy is 20,000 JPY per kW (up to 80,000 JPY), for LED lighting in common areas, it is one-fifth of the cost (up to 200,000 JPY), and for insulation renovation windows in living areas, it is one-fourth (up to 100,000 JPY per unit, only for simultaneous applications). Applications will be accepted from May 25, 2026, to March 1, 2027 (must arrive by this date), and as of October 5, 2026, it is reported that 52% of the budget is expected to be granted. Heat-reflective paint is not included in the targets for multi-family housing. The contact point is the Environmental Policy Division (phone 03-3981-2771). |
| Toshima Ward Earthquake Diagnosis and Reinforcement Subsidy | This program targets buildings constructed before May 31, 1981, with three or more stories above ground, excluding basements. The subsidy for earthquake diagnosis is two-thirds of the cost (up to 1,000,000 JPY), for reinforcement design it is two-thirds (up to 1,000,000 JPY), and for renovation work, it is 23% of the construction cost (up to 10,000,000 JPY). Renovations are required if the diagnosis indicates a risk of collapse, with a post-reinforcement Is value of 0.6 or higher, and conditions such as a general meeting resolution; prior inquiry is necessary to determine eligibility. The application status for fiscal year 2026 is not listed on the ward’s page. The contact point is the Housing and Condominium Division (phone 03-3981-1385). |
| Toshima Ward Asbestos Analysis Survey Subsidy | This program targets representatives of management associations of condominium buildings constructed before August 31, 2006. The subsidy covers half of the analysis survey costs (up to 100,000 JPY), and applications must be submitted within one year after the survey, by February 15 of each year. There appears to be no subsidy for removal work based on the available information. The application status for fiscal year 2026 is not listed. The contact point is the Environmental Conservation Division (phone 03-3981-2405). |
| Tokyo Metropolitan Subsidy for Renovation Costs of Special Nursing Homes | This program supports renovations of elderly facilities (such as special nursing homes). Condominium and rental housing are not eligible. Please check the details and application status on the Tokyo Metropolitan Government’s explanatory video or contact point. |
* The district’s “Housing Repair and Renovation Subsidy” is aimed at individual residences (owners or cohabiting relatives), and it is not specified whether common areas of condominium buildings or management associations are eligible. The district’s subsidy for rooftop and wall greening (15,000 yen per square meter for rooftops, with a maximum of 500,000 yen; 9,000 yen per square meter for walls, with a maximum of 300,000 yen) was last updated in Reiwa 3, and it is unclear whether management associations are eligible or the current application status. The city’s “Insulation and Renewable Energy Promotion Project for Rental Housing” targets owners of entire rental buildings, and management associations of condominium buildings are not mentioned as eligible. As far as we have confirmed, there does not appear to be a district subsidy specifically for exterior wall painting. Please be sure to check the conditions before signing a contract.
- Tokyo Metropolitan Government: Subsidy for Repairs of Condominium Buildings (Official)
- Tokyo Metropolitan Government: Insulation and Renewable Energy Promotion Project for Rental Housing (Official)
- Cool Net Tokyo: Reiwa 8 Fiscal Year Insulation and Renewable Energy Promotion Project for Rental Housing
- Tokyo Metropolitan Government: Explanation Video on Subsidies for Renovation Costs of Special Nursing Homes
- Toshima Ward: Eco Housing Subsidy for Collective Housing (Official)
- Toshima Ward: Subsidy for Earthquake Diagnosis of Condominiums (Official)
- Toshima Ward: Subsidy for Earthquake Renovation of Condominiums (Official)
- Toshima Ward: Subsidy for Asbestos Analysis Surveys (Official)
- Toshima Ward: Subsidy for Planned Repair Survey Costs of Condominium Buildings (Official)
⑥ Financing System (Housing Finance Agency Condominium Sumairu Loan)
If the management association borrows funds for large-scale repairs, they can utilize the Housing Finance Agency’s “Condominium Common Area Renovation Loan (Condominium Sumairu Loan).”
| Target Construction | Large-scale repairs, seismic retrofitting, flood prevention measures, energy-saving measures, balcony repairs, safety measures for elevators and parking lots, asbestos measures, diagnosis and design costs by experts, etc. |
|---|---|
| Collateral | No collateral required (joint guarantee by the condominium management center, etc.) |
| Repayment Period | Generally 1 to 10 years, 1 to 20 years for specific construction, up to 35 years if seismic, flood, and energy-saving construction is carried out after obtaining management plan certification |
| Interest Rate Reduction | ① Holding of Sumairu Bonds ② Obtaining management plan certification ③ Implementation of seismic, flood, and energy-saving construction, each reducing by 0.2% per year (maximum 0.6% per year) |
| Main Requirements | Improvement of management regulations, resolution at the general meeting, the delinquency rate of repair reserve funds must be within 10%. Applications are accepted year-round |
Source: Housing Finance Agency “Condominium Sumairu Loan” (official)
Cases Where Fire Insurance Can Be Used and Cases Where It Should Not Be Used
Damage caused by “accidental incidents” such as the scattering of rooftop waterproof sheets, caps, and fences due to typhoons or strong winds, hail damage, and lightning strikes may be covered by fire insurance. It is important to separate and record damage caused by accidents from normal wear and tear during deterioration diagnosis.
On the other hand, normal wear and tear is not covered. There have been many troubles nationwide with businesses soliciting, “You can repair without any out-of-pocket expenses with insurance,” and the National Consumer Affairs Center has repeatedly issued warnings. False claims may be considered insurance fraud. Please confirm the eligibility of your application directly with your management association or owner to the insurance company or agency. Kakeru Koumuten Co., Ltd. does not provide such guidance at all.
Building Conditions and Repair Points in Toshima Ward
Toshima Ward is an area where commercial, business, and residential areas are in close proximity, centered around Ikebukuro, located at the eastern edge of the Musashino Plateau. The valleys carved by the Kanda River and others are intricate, and according to district materials, the elevation ranges from a high of 36m to a low of 8m. The proportion of single-person households is high, and the daytime population exceeds the nighttime population. However, this is the overall figure for the ward. Your building’s age and deterioration status will be individually confirmed through on-site investigation.
（August 1, Reiwa 8 – Basic Resident Register）
（August 1, Reiwa 8 – Basic Resident Register）
（As of October 1, 2024）
（2020 National Census – Daytime population 425,646）
（As of March 2022 – Ward’s promotion plan）
Source: Toshima Ward “Basic Resident Register Population”／Toshima Ward “Basic Data (National Census)”／Toshima Ward “Condominium Management Improvement Promotion Plan” ※The percentage of single-person households is 64.0% according to the 2020 National Census. The percentage of foreign residents is 12.3% as of January 1, 2025 (Ward’s published value).
Organizing the topography and buildings of Toshima Ward from a repair perspective
The table below summarizes only the items that can be confirmed from the published materials of the ward and the city. Individual building circumstances cannot be determined from the overall figures of the ward.
| Item | Verifiable Content | Perspective When Considering Repairs |
|---|---|---|
| Topography | According to district materials, it is located at the eastern edge of the Musashino Plateau, with valleys such as the Yato River, Kanda River, Tsunemaki River, and Yanagihara River having carved the plateau, resulting in a complex topography of plateau and valleys. The plateau surface is said to be relatively stable due to the Kanto loam layer, while the valley bottom lowlands contain re-deposited soil and organic soil, which are considered weaker than the plateau. It is noted that there are many slopes around the old Yato River in the northern part of the Kanda River and the northern part of the Komagome area. | In the lowlands of the valley, rainwater drainage tends to be obstructed. For buildings at the boundary between the plateau and lowland, the condition of the exterior and retaining walls should also be included in the inspection items. |
| Flood Risk Assessment | The district has created hazard maps for flooding and internal water in the Kanda River basin, Shakujii River and Shirako River basin, and Sumida River and Shinkawaguchi River basin, with the assumed rainfall being a total of 690mm and a maximum of 153mm per hour. According to district materials, the flood (external water) inundation assumption is indicated in the Kanda River area of Takada 1-3 Chome, and there are no assumed inundation areas for storm surges within the district. The maximum assumed inundation depth and duration of inundation are not listed on the district’s page within the confirmed range. For heavy rain measures in the sewer system, Minami-Otsuka is designated as a countermeasure area for 75mm per hour, and Ikebukuro-Honcho is designated as a priority area. | Please check the hazard map for your building’s location (Disaster Prevention Division, Phone: 03-3981-2100). The condition of drainage and waterproofing layers on rooftops and balconies should be included in the inspection items. |
| Number of Condominiums and Year Built | According to the district’s management optimization promotion plan (February Reiwa 5), as of the end of March Reiwa 4, there were 1,205 condominiums subject to management status reporting, with 950 reports (reporting rate of 78.8%). The breakdown by year built is as shown in the table below. There are 321 buildings over 40 years old, and it is projected that there will be about 611 buildings in 10 years and about 842 buildings in 20 years (please confirm the reference date for the 321 buildings in the plan’s documentation). | As time has passed since the survey, the current numbers have changed. Older buildings are approaching the time for their second or third large-scale repairs. Promptly reviewing long-term repair plans and reserve funds will expand your options. |
| District Ordinances on Management | The district’s condominium management promotion ordinance stipulates the reporting of management status to the mayor (Article 11), the obligation to create long-term repair plans and the effort to review them (Article 19), and the effort to consider seismic diagnosis and renovation for condominiums built before May 31, 1981 (Article 21). If there is no report, the process will proceed in the order of guidance, request, recommendation, and public announcement of the condominium name. | Reviewing the long-term repair plan is itself the planning of large-scale repairs. The status of reports is also a prerequisite for district subsidies and management plan certification. |
| Areas with Dense Wooden Houses | As a non-combustible special zone in Tokyo, the Higashi-Ikebukuro 4-5 Chome area (19.2ha) and the Zoshigaya and Minami-Ikebukuro area (38.2ha) can be confirmed. According to the district’s disaster prevention urban development materials, five areas including Ikebukuro-Honcho, Kamiiikebukuro, along Route 26 and Route 172, and along Route 81 are included. In the 9th regional hazard assessment by the city (published in Reiwa 4), Ikebukuro-Honcho 3 Chome was ranked 5 overall (top 100 town blocks). | In sites where roads are narrow and buildings are close together, large vehicles may not be able to enter. The delivery route and scaffolding layout will be confirmed on-site. |
| Commercial and Residential Areas in Front of Stations | According to the 2021 Economic Census, there were 19,141 private business establishments and 269,773 employees, with the most businesses in wholesale and retail, accommodation and food services, and real estate and goods rental. The specific number of tower condominiums and redevelopment projects is not indicated within the confirmed range. | There are many buildings with shops on the first floor and residences above, as well as mixed-use buildings. Planning the construction process and traffic flow in accordance with business hours and tenant movements is essential. |
| Landscape Rules | There is a landscape plan for the district. In addition to new construction and extensions, “repairs, renovations, and changes in color that alter the appearance” are also subject to notification. The scale includes low-rise residential buildings with a total area of 1,000㎡ or more, residential buildings with a height of 15m or more or a total area of 1,000㎡ or more, mixed urban areas with a height of 20m or more or a total area of 2,000㎡ or more, and commercial and business buildings with a height of 31m or more or a total area of 3,000㎡ or more. Areas around Ikebukuro Station’s East and West exits and parts of Zoshigaya are subject to notification regardless of scale. | Whether exterior wall repainting is subject to notification depends on the location and size of the building (please see the table below). |
| Building Agreements and Greening | Building agreements can be confirmed for two cases: Block 36 of the Ikebukuro North District Land Readjustment and 5-chome of Nishi-Ikebukuro. The greening standards of the district’s greenery ordinance apply to new construction and extensions, but there are no regulations confirmed for large-scale repairs. The ordinance for mid- to high-rise collective housing applies to buildings with 15 or more units above the third floor, excluding the basement, but its application to large-scale repairs has not been confirmed. Smoking on the street is prohibited by ordinance. | In areas with building agreements or district plans, there may be different regulations regarding the color of exterior walls. The location of the building will be confirmed during the investigation phase. |
Number of Condominiums by Year of Construction (as of March 2022, District Promotion Plan)
| Year of Construction | Number of Buildings Subject to Notification | Number of Notifications Received |
|---|---|---|
| Before 1970 | 41 buildings | 39 cases |
| 1971–1980 | 223 buildings | 208 cases |
| 1981–1990 | 316 buildings | 257 cases |
| 1991–2000 | 212 buildings | 172 cases |
| 2001–2010 | 263 buildings | 195 cases |
| 2011–2020 | 150 buildings | 79 cases |
Source: Toshima Ward “Condominium Management Improvement Promotion Plan” *Before 1980, there were 264 buildings, with approximately 22% of the 1,205 buildings subject to notification (calculated from the district’s aggregation). The reference date is the end of March 2022, and the current number by year of construction has changed.
Four Factors Unique to Toshima Ward to Consider for Large-Scale Repairs
Based on the terrain and development of Toshima Ward, as well as the rules of the city, we have organized four factors to consider for large-scale repairs. The circumstances of each building vary, so individual confirmation will be made during the on-site investigation.
① Plateaus and Valleys, Rainwater Drainage
Located at the eastern edge of the Musashino Plateau, the area features a terrain with valleys such as the Kanda River. In the district’s sewer system measures against heavy rain, areas like Minami-Otsuka and Ikebukuro Honcho are identified as target regions. This is an organization of district materials, and the assumptions of flooding for each building vary by location. On rooftops and balconies, if roof drains or gutters become clogged during heavy rain, it can lead to puddles and leaks. We recommend conducting inspections and cleaning of drains, and including renovations in the work items according to their condition.
② Buildings in front of the station and narrow roads in densely built wooden areas
In the Ikebukuro area, there are many buildings that mix stores, offices, and residences, with non-combustible special zones in Higashi-Ikebukuro, Zoshigaya, and Minami-Ikebukuro. Large vehicles may not be able to enter, and the flow of pedestrians and the flow of construction work may overlap with operating stores. Our own scaffolding team will assess the site, plan the delivery route and scaffolding layout, and ensure thorough greetings, posting of schedules, and adherence to work hours. If scaffolding or temporary enclosures extend onto the road, both the district’s road occupancy permit and the police department’s road use permit are required.
③ Landscape notifications vary by location and scale
According to the Toshima Ward landscape plan, repairs, remodeling, and color changes that alter the appearance are subject to notification, and in addition to the scale by land use zone, all areas around the east and west exits of Ikebukuro Station and parts of Zoshigaya are subject regardless of scale. There are no independent scale standards specifically applicable to exterior wall painting that have been confirmed. The color standard requires that more than 4/5 of each exterior wall surface be the base color, with accent colors being less than 1/20. Preliminary consultations should be conducted 30 to 90 days before notification, varying by scale. It is important to incorporate the duration of procedures into contracts and schedules.
④ Older condominiums and management regulations
According to the district’s promotion plan, there are 321 condominiums over 40 years old, with projections of about 611 in 10 years and about 842 in 20 years. The district’s regulations require notifications of management status and the creation of long-term repair plans. For older buildings, substrate repairs and deterioration of tiles and waterproofing can become severe, so early building diagnosis can be beneficial. Please check with the district office to see if subsidies for investigation costs or dispatch of experts are available.
Source: Toshima Ward “Urban Development Vision”／Toshima Ward “Flood and Internal Water Hazard Map”／Toshima Ward “Hazard Map (for Real Estate Agents)”／Tokyo Metropolitan Government “Non-Combustible Special Zone”／Toshima Ward “Overview of Greening Standards”／Toshima Ward “Mid- and High-Rise Apartment Regulations”／Toshima Ward “Economic Census”
When Landscape Procedures Are Required (Buildings)
When performing exterior wall repainting and other related work in Toshima Ward, the notification regarding the ward’s landscape plan is as follows.
| Area & Scale | Applicable Actions | Procedure |
|---|---|---|
| General Area Low-rise residential: Total floor area of 1,000㎡ or more / Residential: Height of 15m or more or total floor area of 1,000㎡ or more / Mixed urban area: Height of 20m or more or total floor area of 2,000㎡ or more / Commercial & business: Height of 31m or more or total floor area of 3,000㎡ or more |
New construction, expansion, and repairs, remodeling, or color changes that alter the appearance | Notification to Toshima Ward. Prior consultation is required 30 days before notification (60 days for heights of 20m or more and total floor area of 3,000㎡ or more, 90 days for heights of 45m or more or total floor area of 10,000㎡ or more) |
| Special Landscape Formation District: Along Kanda River Height of 15m or more, or total floor area of 1,000㎡ or more |
Same as above | Same as above. Color standards are set independently |
| Special Landscape Formation District: Around Ikebukuro Station East Exit & West Exit Along Green Avenue, Meiji Avenue, and surrounding areas of Minami-Ikebukuro Park, Theater Street, and Azalea Street |
All are subject regardless of scale | Please confirm whether your building’s location is subject to this with the Notification & Permit Group (Phone: 03-4566-2633) |
| Special Landscape Formation District: Zoshigaya Around Kishimojin Shrine & along Daimon Keyaki Avenue / Residential area |
All around Kishimojin Shrine is subject, residential area is for heights of 10m or more or total floor area of 300㎡ or more | Same as above |
| Around Rikugien Garden | Commercial & business is for heights of 20m or more or total floor area of 3,000㎡ or more, others are the same as general area | Same as above |
Source: Toshima Ward “Landscape Planning Leaflet” / Toshima Ward “Landscape Plan (Revised)” *Scale refers to buildings. Please confirm whether painting-only work is applicable and the specific color standards with the ward’s landscape plan and at the counter.
Points of Discussion in Toshima Ward When Advancing Construction
| Issue | Current Situation in Toshima Ward and Kakeru Koumuten’s Response |
|---|---|
| Exterior Wall Color and Landscape Notification | Depending on the location and scale of the building, repairs that change the appearance or color may require a landscape plan notification to the ward. We will confirm whether it is subject to notification during the investigation phase, decide on colors through color simulations and test painting, and assist in preparing the necessary documents (such as drawings indicating the Munsell values of the colors). |
| Rainwater Drainage and Drains | There are low areas in valleys and districts subject to heavy rain measures. Proper drainage during heavy rain is crucial. We will check the roof drains, gutters, and balcony drainage outlets during the investigation and include any necessary repairs for blockages or damage to the waterproofing layer in our proposals. |
| Road Occupation by Scaffolding and Temporary Enclosures | If scaffolding or temporary enclosures are placed on a ward road, both the ward’s road occupation permit and the local police department’s road use permit are required. According to the ward’s page, the process involves first confirming documents with the ward and receiving a provisional acceptance stamp, then obtaining a stamp in the police department’s opinion section before returning it to the ward. The review takes about one week (Road Management Division, Occupation Group, phone 03-4566-2672). Please check the sidewalk width conditions and occupation fees at the counter. Our own scaffolding team will assess the site and plan the layout of the scaffolding to meet the permit conditions. |
| Buildings with Operating Tenants | For buildings where the first floor is a store or office and the upper floors are residential, or in mixed-use buildings, consideration for operating hours and access is necessary. We recommend prior explanations through the management association or tenants, and we ensure thorough communication through greetings, posting the work schedule, and adhering to work hours. |
| Material Delivery and Narrow Roads | In areas with dense wooden houses or roads less than 4 meters wide, the distance to neighboring properties may be close, making it difficult for large vehicles to enter. Our own scaffolding team will assess the site and plan the delivery route. Vehicles on the side where scaffolding will be erected may need to be temporarily moved, so we will arrange the relocation together about 2 to 3 months before construction starts. |
| Plans for Older Buildings | For older buildings, understanding the condition of the substrate, tiles, and waterproofing layer through a building diagnosis is the starting point. Based on a deterioration diagnosis report with photos, we will categorize the work to be done this time, work that can be summarized while scaffolding is up, and work that can be postponed to the next time. Please check the latest conditions for investigation cost subsidies and expert dispatch at the ward’s counter. |
*Kakeru Koumuten has established five bases centered in Yokohama City and will visit Toshima Ward.
Deterioration Symptoms and Timing Requiring Major Repairs
Generally, major repairs are estimated to occur every 12 to 15 years. According to the Ministry of Land, Infrastructure, Transport and Tourism’s actual survey, the actual repair cycle is most commonly 13 years, with about 70% falling within the 12 to 15 year range, and the cycle tends to shorten with each occurrence. However, the actual judgment is based on the deterioration condition rather than the number of years, so if symptoms such as those listed below are observed, we recommend an early on-site investigation.
| Part | Signs of Deterioration That Are Dangerous If Left Unattended | Main Actions |
|---|---|---|
| Exterior Wall (Painted Surface) | Chalking (white powder on hands), fading, cracks over 0.3mm, blistering or peeling of the paint film | Substrate repair + exterior wall painting |
| Exterior Wall (Tile Surface) | Tile lifting or falling off, chipping of joints, efflorescence, hollow sound when tapped | Injection for lifting, replacement, clear waterproofing |
| Sealing | Cracks in joints, shrinkage, peeling, hardening | Re-sealing |
| Roof and Balcony | Bloating or breaking of the waterproof layer, puddles, clogged drains, rain leaks to lower floors | Urethane waterproofing, sheet waterproofing, drain renovation |
| Metal Parts and Steel Stairs | Rust, peeling paint, corrosion of treads | Grinding + rust prevention + painting, component replacement |
| Roof | Lifting of ridge cap, cracking or warping of slate, moss, shifting of tiles | Roof painting, roof overlay (cover method), re-roofing |
| Concrete | Spalling (exposed rebar with rust stains), water leakage from cracks | Spalling repair + resin mortar filling |
| Common Hallways and Stair Floors | Lifting or peeling of long sheets, opening at edges, exposure of substrate | Replacement of long sheets + substrate waterproofing |
Estimated Repair Cycles by Part (Ministry of Land, Infrastructure, Transport and Tourism Guidelines)
| Part/Work | Estimated Cycle | Part/Work | Estimated Cycle |
|---|---|---|---|
| Exterior Wall Painting (Repainting) | 12-15 years | Re-sealing | 12-15 years |
| Exterior Wall Painting (Existing Removal + Painting) | 24-30 years | Metal Part Painting | 5-7 years |
| Roof Waterproofing (Repair/Renovation) | 12-15 years | Water Supply Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
| Roof Waterproofing (Removal/New Installation) | 24-30 years | Drain Pipe (Rehabilitation/Replacement) | 19-23 years/30-40 years |
*The above are reference examples from the guidelines and are not uniform construction deadlines. Actual cycles will be set according to the building’s specifications, location conditions, and deterioration status.
Source: Ministry of Land, Infrastructure, Transport and Tourism “Guidelines for Creating Long-Term Repair Plans” (Revised June 2024, PDF) / Ministry of Land, Infrastructure, Transport and Tourism “Survey on Large-Scale Repair Work for Condominiums in FY2021”
Examples of Large-Scale Renovation Work
This is an example of exterior renovation work on a mixed-use building undertaken by Kakeru Koumuten. The building had leaks occurring from several locations, and it was renovated by combining clear waterproofing for the tile exterior wall and waterproofing for the roof.
Exterior Renovation Work for Mixed-Use Building (Tile Wall Waterproofing + Roof Waterproofing)
| Work Details | Partial tile replacement for damaged tiles / Painting of ancillary parts (pipes, water cut-off) / Roof waterproofing work (urethane waterproofing) / Wall tile waterproofing (Seven S) / Sealing work around sashes / Repair of wall tile mortar joints / Removal of ivy |
|---|---|
| New Materials Used | Wall tiles: Kunishiro Tiles / Painting of ancillary parts: Radical silicone paint / Roof waterproofing: High-strength urethane (Sarasene A) / Wall tile waterproofing: Seven S |
| Price Range | 4,000,000 to 4,100,000 JPY |
| Construction Period | 45 days |
| Location | Not disclosed |
| Background to the Work | Due to leaks occurring from several areas including the exterior walls and roof, we proposed waterproofing for the entire exterior wall. Seven S is a clear waterproofing material for tile walls, which is somewhat expensive but highly waterproof, making it recommended for cases where leaks are occurring from several points on the exterior wall. |
Customer Feedback
Flow from On-Site Survey to Completion of Work
From the initial inquiry to the completion of the work and aftercare, a single 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.
- Inquiry (Free) Please contact us via phone, form, or LINE. If you have estimates from other companies, just presenting those is fine.
- On-site Investigation & Building Diagnosis (Free) We will conduct a survey of the exterior walls, check for cracks, sealing, and the waterproof layer, and if necessary, investigate the rooftop, high places, and leak areas using drones or thermal imaging. For properties in Toshima Ward, we will also check the road width, distance from neighboring properties, delivery routes, parking, and drainage conditions for rooftops and balconies.
- Investigation Report & Estimate Submission We will provide a deterioration diagnosis report with photos and an estimate detailing quantities, methods, and materials for each work item. Multiple plans can also be proposed.
- Plan Decision & Contract Confirm colors using color simulations, paint boards, and trial painting. For management associations, we will assist in preparing materials for the general meeting. For buildings requiring notification under the Toshima Ward landscape plan, we will explain the notification process and color considerations.
- Notification to Residents & Neighbors We will distribute construction notices, 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, adjustments will be made at this stage.
- Temporary Scaffolding Installation & Various Works Our own scaffolding team will set up the scaffolding, followed by high-pressure washing → substrate repair → sealing → exterior wall painting & tile repair → waterproofing → iron parts & ancillary work in that order. A supervisor will inspect and take construction photos at each stage.
- Completion Inspection, Scaffolding Dismantling & Handover We will confirm the finish in the presence of the customer and provide construction photos, a report on the paint used, and the warranty certificate.
- Aftercare We will send out annual DM notifications, allowing for yearly inspections. Simple repairs such as partial sealing are provided free of charge.
Resident Communication, Additional Work Approval, Inspection Reports
Equally important as the construction itself is “when, what, and with what materials we report”. At Kakeru Koumuten, we will provide materials and reports in the following four situations.
| Situation | Materials Provided / Actions Taken |
|---|---|
| Before Construction Building Diagnosis |
We will provide a deterioration diagnosis report with photos. This document summarizes the deteriorated areas and the basis for the proposed scope of work. |
| Before Construction to During Construction Notification to Residents & Neighbors |
We will distribute construction notices, visit neighbors to greet them, and provide information on the schedule and laundry through the entrance bulletin board. |
| During Construction Approval for Additional Work |
For deterioration discovered after scaffolding is set up, we will present photos, quantities, and costs for approval before proceeding with the work. |
| During Construction to Completion Inspection Report |
A supervisor will inspect and take construction photos at each stage. Upon completion, we will confirm the finish in the presence of the customer and provide construction photos, a report on the paint used, and the warranty certificate. |
*For management associations, it is smooth to decide in advance who will approve additional work (such as the chairman or repair committee) and the approximate amount that will require approval before the contract.
What Will Life Be Like During Construction? Impact on Residents
For large-scale repairs, the principle is to proceed while residents remain in their homes. However, there will be restrictions on daily life while scaffolding is in place. Most troubles can be prevented by providing prior notice, so Kakeru Koumuten Co., Ltd. thoroughly explains and posts information before construction begins.
| Impacts | What Actually Happens / Our Response |
|---|---|
| Laundry | On days of high-pressure washing, painting, and waterproofing, outdoor drying is not possible. We will inform you via bulletin board and each unit’s mailbox about “which side will be worked on today” and will ensure as many days as possible for drying. |
| Window Opening and Closing | In addition to washing and painting days, there may be times when windows cannot be opened due to protective measures, drying, and waterproofing work. We will provide information for each phase, so please check the postings and notifications. We will schedule the work to avoid continuous closures. |
| Balcony | During floor waterproofing and handrail painting, we ask for temporary relocation of personal items, potted plants, and air conditioning outdoor units. The timing will be notified in advance for each unit. |
| Noise and Odor | The period of substrate repair (chipping and drilling) will produce the most noise. Work hours are generally from 8 AM to 5 PM, and we will accommodate requests such as refraining from work on Sundays and holidays. Low-odor paint options are also available. |
| Security and Privacy | Scaffolding can become a potential entry point. We can take measures such as blocking sightlines with mesh sheets and installing locks and sensor lights on the scaffolding’s access stairs at night. We also ensure proper etiquette training for all entrants. |
| Parking | Vehicles on the side where scaffolding will be erected will need to be temporarily relocated. Since securing a new parking spot may take time, we will work together to secure a new location 2 to 3 months before construction starts. |
| Pets, Small Children, and Working from Home | If you have sensitivities to noise, please inform us in advance, and we may be able to adjust the work schedule accordingly. Please feel free to let us know. |
| Rented Rooms | We can assist property owners in creating notification documents for residents. If there are concerns about the impact of construction on occupancy rates, we can also propose a color simulation for an image change. |
How to Choose a Large-Scale Repair Contractor and Ordering Method
There are many large-scale repair contractors that cover Toshima Ward, 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
● Confirm the presence of warranties and aftercare services
● Obtain estimates from multiple contractors (at least 3 companies)
● Confirm whether they manage their own work
Extensive Experience in Large-Scale Repairs
Large-scale repair contractors often have websites that showcase their exterior renovation achievements. If they provide detailed explanations of repair work with photos, it offers reassurance as a reference when you actually request their services.
Using Google and review sites to evaluate large-scale repair contractors can also be effective! Be cautious if there are many negative reviews. If there are few reviews, also check their construction achievements, explanations, and management systems.
Large-scale repair work involves not only the construction itself but also the potential for troubles with residents and nearby neighbors. Therefore, it is necessary to post updates on the progress of the work and information about laundry on bulletin boards to prevent issues before they arise. Kakeru Koumuten Co., Ltd. specializes in exterior work, and we receive many requests for exterior renovations of apartments and condominiums.
Check for Warranty and Aftercare Services
When choosing a large-scale repair company, let’s confirm the availability of a warranty. If any issues, such as leaks, occur after the work is completed, having a leak warranty from the contractor ensures that repairs can be made at no cost, providing peace of mind! Companies that offer a warranty demonstrate confidence in their work, making it a key criterion for selecting a contractor.
The warranty period varies by contractor and the nature of the work, but it typically ranges 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 the warranty, so be sure to check for the availability of warranties and aftercare services.
At Kakeru Koumuten Co., Ltd., we send out annual direct mail for aftercare maintenance, allowing for yearly inspections. We also provide free assistance for simple repairs like partial sealing.
Obtain Estimates from Multiple Contractors (at least 3 companies)
When requesting large-scale repairs, obtain estimates from multiple contractors. It is important to get estimates from at least three companies and compare their quotes and reports! Even for the same work, costs can vary between contractors, and warranties and aftercare services may differ as well. Additionally, obtaining multiple estimates makes price negotiations easier.
When comparing estimates, consider not only the cost but also the “items in the estimate,” “methods and materials for substrate repair and exterior wall painting,” and “confirmation of the process” to make an informed decision! If the quality of auxiliary materials is low or if steps are skipped, costs can be reduced, so avoid making decisions based solely on price. Especially since substrate repair work can be difficult to assess visually, ensure that the repair methods are suitable for the condition of the substrate!
Check These Points on the Estimate (Checklist)
| Confirmation Items | Points to Consider |
|---|---|
| Is there an excessive use of “one set” notation? | Are the quantities and unit prices clearly stated? With “exterior wall repair one set,” comparisons and verifications cannot be made. |
| Do the quantities match the actual measurements? | Are there quantities recorded that are far from the drawings or actual measurements? This is the area where inflation is most likely to occur. |
| Proportion of miscellaneous expenses | Details and proportions of site management costs, general management costs, statutory welfare costs, etc. According to the Ministry of Land, Infrastructure, Transport and Tourism’s survey for the 3rd year of Reiwa, the average is about 10% of the construction cost (excluding common temporary costs), but this varies depending on the scale and conditions of the building, so there is no uniform standard. |
| Are the names of materials written? | Are the manufacturer names, product names, grades, and number of coats for paints and waterproofing materials listed? |
| Treatment of quantities for substrate repairs | This is an item that cannot be accurately measured until scaffolding is set up. Is it stated whether it is “estimated quantity” or “actual quantity settlement,” and are there agreements for increases or decreases? This is the most important point. |
| Warranties and after-inspection | Warranty period for each construction, frequency of inspections, and scope of free support. |
| Company backing | Types of construction industry licenses, track record of similar scale and structure, presence of qualified personnel. |
Confirm 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 depending 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 having knowledge and experience and managing in-house, responsible construction at reduced costs becomes possible.
Additionally, contractors that outsource may have delayed responses in the event of 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, with knowledgeable and experienced personnel managing the construction!
There are three ordering methods. The choice affects the approach.
Especially for management associations, it is necessary to decide “how to request” before “which company to hire.” The main ordering methods are the following three.
| Method | Procedure | Advantages | Disadvantages |
|---|---|---|---|
| Responsibility Construction Method | The construction company handles everything from investigation, design, construction, to management. | No additional costs for commissioning design consultants (investigation and design costs may be included in the construction costs) / Single point of contact reduces the burden on the management association / Clear accountability / Can shorten the time until ordering. | Specifications can easily be left to the construction company, making it difficult to compare side by side / Third-party checks are hard to implement, requiring the management association to verify prices, specifications, and construction status. |
| Design Supervision Method | A design office or consultant conducts the investigation and design, while a different company handles the construction. | Allows for comparison of construction companies under the same conditions / Independent supervision during construction. | Consultant fees are required separately / Care must be taken regarding conflicts of interest and collusion risks / Can lead to longer project durations. |
| Management Company Prime Contract Method | The management company acts as the prime contractor, with subcontractors performing the construction. | Easy coordination with daily management / Minimal effort required from the management association. | Intermediate margins can make it more expensive / Competition principles may not be effectively applied. |
Collusion and Improper 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 imposed a total of 1.63788 billion yen in surcharge payment orders on 37 companies regarding large-scale renovation work commissioned by condominium management associations to design consulting firms in the Kanto region (two design consulting firms were also subject to exclusion orders).
※This content is based on the announcement by the Japan Fair Trade Commission (September 28, 2026).
Three Typical Methods
① Dummy Estimates
A predetermined company is chosen to win the bid, while other companies only submit formal high estimates, creating a “fixed race.” It appears to the management association that “proper competitive estimates were obtained.”
② Collusion with Design Supervisors
While consultants contract at extremely low design management fees, they receive kickbacks from the high construction costs of their partner construction companies. Design management fees that are too low are a warning sign.
③ Back Margin
A certain percentage of the contract amount is kicked back, which is then added to the construction costs as expenses. As a result, the management association ends up paying extra.
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 neutral third parties such as condominium management specialists or architects
- Document the vendor selection process in minutes to ensure transparency
- Confirm the reasons for unusually low design management fees with the consultant
- Include a penalty clause in the contract for cases of collusion discovery
- Avoid concentrating information with one consultant and have the management association verify specifications as well
Contact Points for Third-Party Consultation
If you are unsure about reading estimates or how to proceed with vendor selection, consulting a third party separate from the construction company can be effective. The main contact points available for management associations in Toshima Ward are as follows.
| Contact Point | Details |
|---|---|
| Toshima Ward Housing and Condominium Division Condominium Group | Phone 03-3981-1385. This is the contact point for reporting the management status of condominiums in the ward, management plan certification, dispatch of experts (free), and subsidies for planned repair investigation costs. |
| Toshima Ward Specialized Consultation (Lawyers, Architects) | This is a specialized consultation through the ward’s contact point, by reservation only. Lawyer consultations are held three times a month, and architect consultations once a month. The ward’s contact point is open weekdays from 9 AM to 12 PM and 1 PM to 5 PM. |
| Tokyo Condominium Management Association | Phone 03-5829-9774. They provide free consultations. |
| Tokyo Comprehensive Consultation Window for Condominiums | Phone 03-6427-4900 (free). They handle consultations including preparations for large-scale repairs. The inquiry contact for large-scale repair orders in the ward is the Condominium Division (Phone 03-5320-5004). |
| Smile Dial (Housing Renovation and Dispute Resolution Support Center) | Phone 03-3556-5147 (Monday to Friday 10 AM to 5 PM, excluding holidays and year-end/New Year). They provide consultations regarding large-scale repair orders, and the estimate check service is free. |
| Condominium Management Center | Phone 03-3222-1519 (Monday to Friday 9:30 AM to 5 PM, excluding holidays and year-end/New Year). They handle consultations regarding building and equipment maintenance. For inquiries about the management plan certification support system, call 03-6261-1274. |
| Condominium Management Plan Certification Consultation Dial | Phone 03-5801-0858. Condominium management specialists will answer questions about certification standards and application procedures. |
Source: Toshima Ward “Consultation Desk”／Toshima Ward “Condominium Expert Dispatch Project”／Tokyo Metropolitan Government “Comprehensive Consultation Desk for Condominiums”／Tokyo Metropolitan Government “Consultation Desk for Large-Scale Repair Work Orders”／Ministry of Land, Infrastructure, Transport and Tourism “Consultation Desk for Large-Scale Repair Work Orders”／Condominium Management Plan Certification System Consultation Dial
Frequently Asked Questions about Large-Scale Repairs in Toshima Ward
- How much does large-scale repair in Toshima Ward cost?
- For condominiums, according to the Ministry of Land, Infrastructure, Transport and Tourism’s fiscal year 2021 survey, about 70% fall within the range of 750,000 to 1,500,000 yen (excluding consumption tax and common temporary construction costs), with the most common range being 1,000,000 to 1,250,000 yen. Based on our company’s construction records, the cost for a two-story wooden apartment is estimated at 2,000,000 to 4,000,000 yen, for a three-story steel or RC apartment at 4,000,000 to 9,000,000 yen, and for small condominiums or mixed-use buildings at 5,000,000 to 15,000,000 yen. Costs may vary depending on the condition of the substrate and whether waterproofing or roofing work is required, so we will provide an estimate through a free on-site survey.
- How often should large-scale repairs be conducted?
- Generally, a cycle of 12 to 15 years is recommended, and the actual cycle is most commonly 13 years according to the Ministry of Land, Infrastructure, Transport and Tourism’s survey, with about 70% falling within 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, tile lifting, or breaks in the waterproof layer, it is advisable to carry out repairs without waiting for the cycle, as this can ultimately reduce costs. We will assess the age and condition of your building during the on-site survey to make a judgment.
- How long does the construction period take? Can residents stay during the work?
- For apartments, the estimated duration is 3 weeks to 2 months, for small condominiums or buildings 1.5 to 3 months, and for condominiums with over 50 units about 4 to 6 months. Residents can remain in their homes during the construction. However, while scaffolding is in place, there may be restrictions on drying laundry outside and opening windows, so we take thorough measures to minimize the impact on daily life, including distributing advance notices, providing information on the schedule and laundry through bulletin boards, and strictly adhering to working hours.
- How long should I expect from the start of planning to the completion of construction?
- For management associations, it typically takes about 1 to 1.5 years for establishing a repair committee, conducting building diagnostics, selecting contractors, and passing resolutions at general meetings, followed by 3 to 6 months for construction. Overall, it is advisable to plan for about 2 years to proceed with some leeway. If you are using subsidies or tax incentives, please also factor in the time required for obtaining management plan certification (procedures for district certification).
- Are there any subsidies available for large-scale repairs in Toshima Ward?
- As of now, there do not appear to be any subsidies for large-scale repair work for condominium buildings in Toshima Ward or Tokyo. However, there may be possibilities for the Toshima Ward condominium planned repair survey cost subsidy (half of the deterioration diagnosis survey cost, up to 200,000 yen), eco-housing subsidies for collective housing (for common areas such as LED lighting, solar power, and insulated windows; heat-resistant painting is not included), subsidies for seismic diagnosis and seismic retrofitting, subsidies for asbestos analysis surveys, and Tokyo’s condominium improvement construction subsidies (interest subsidies for management associations utilizing loans from the Japan Housing Finance Agency), as well as reductions in fixed property taxes (50% for the 23 wards of Tokyo). Many items on the district’s system page do not clearly state the application periods for fiscal year 2026 or whether they are currently open or closed, so please check with the relevant office. If the work includes windows and insulation, there is also a possibility that “Advanced Window Renovation 2026” and “Future Eco Housing 2026” may apply. The timing of applications and applicants varies by system, so please confirm the eligibility conditions and application procedures for each system before contracting or starting work.
- I heard that fixed property taxes can be reduced through large-scale repairs; is that true?
- It is true if the requirements are met. Under the Long-Term Condominium Promotion Tax System, if a condominium that meets the requirements (such as being over 20 years old and having more than 10 units) conducts large-scale repairs that contribute to its longevity (including exterior wall painting, floor waterproofing, and roof waterproofing), the fixed property tax amount for the following year will be reduced. The reduction rate for the 23 wards of Tokyo is 50%, applicable to tax amounts for up to 100 square meters per unit. The eligible work must be completed between April 1, 2023, and March 31, 2027, and a declaration must be made to the local tax office (for Toshima Ward, it is the Toshima Tax Office, phone 03-3981-1211) within three months of completion. If the manager submits it collectively, it can replace individual declarations from each owner. For certified management plan condominiums, it is also a requirement to raise the repair reserve fund to the certification standard, which takes time to prepare, so it is recommended to start the process more than a year before the construction.
- Are there any changes to subsidies starting from 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 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 (application procedures will be handled by registered contractors). Please be careful not to establish 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 work 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 renovation financing for common areas of 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 earthquake-resistant work. Please note that postponing waterproofing and tile peeling measures often ends up being more expensive, so please consult us for decisions on separating these issues.
- Can scaffolding be set up on narrow sites or buildings close to neighboring properties?
- Yes, it can. In Toshima Ward, there are sites 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 confirming the site. This is an area where additional costs are likely to arise after seeing the site, so it is important to confirm the delivery route during the estimation stage.
- What happens to the parking lot for residents 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 location. Kakeru Koumuten Co., Ltd. will coordinate the availability of nearby parking spaces together with you starting 2 to 3 months before construction begins.
- Can I freely decide the color of the exterior walls?
- Toshima Ward has a landscape plan, and repairs, remodeling, or color changes that alter the appearance are subject to notification for buildings of a certain size defined by the region. In general areas, low-rise residential buildings of 1,000㎡ or more, residential buildings of 15m or more in height or 1,000㎡ or more, mixed urban areas of 20m or more in height or 2,000㎡ or more, and commercial/business buildings of 31m or more in height or 3,000㎡ or more are all subject to this. Some areas around Ikebukuro Station’s east and west exits and parts of Zoshigaya are subject to this regardless of size. There are no independent size standards that apply only to exterior wall painting, so please check with the Urban Planning Division’s Notification and Approval Group (phone 03-4566-2633) to see if your building is subject to this. Preliminary consultations should be conducted 30 to 90 days before notification. The color standard requires that more than 4/5 of each exterior wall be the base color, with accent colors being less than 1/5. 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 can often lead to puddles on the roof and cause 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 a third party to create specifications, enabling a fair comparison of construction companies under the same conditions; 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 detailed estimates that 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?
- 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 Consultants contract at extremely low design management fees and receive kickbacks from partner companies, leading to 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 meeting minutes, and including penalty clauses in contracts.
- How many companies should I get estimates from?
- We recommend at least three companies. If there are too many, it becomes difficult to compare, and if there are too few, competition does not occur. The important thing is not the number of companies but to “create the same playing field for comparison.” By creating a common specification sheet and quantity table and requesting estimates under the same conditions, and requiring detailed breakdowns instead of “one set” notation, it becomes clear whether the price differences are due to differences in scope or unit prices.
- What is the difference if you have your own scaffolding?
- In large-scale repair construction, temporary works account 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 respond flexibly to sudden changes in the schedule or additional work. Kakeru Koumuten Co., Ltd. owns scaffolding materials for approximately 100 single-family homes and plans according to the site, even in areas with limited road width.
- I’m in the middle of getting estimates; can I just have my estimate reviewed?
- Of course, that’s possible. If you bring in estimates from other companies, we will check for free whether the items, quantities, methods, and materials are appropriate and provide 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 wall materials that contain asbestos?
- Yes, we can. We have qualified personnel, including asbestos work supervisors and building material surveyors, who can handle everything from the legally required preliminary surveys to the cover method and removal of asbestos-containing roofing materials. In Toshima Ward, there is a subsidy for asbestos analysis surveys aimed at representatives of condominium management associations (50% of costs, up to 100,000 yen). The target is buildings constructed before August 31, 2006, and applications must be made within one year after the survey. There appears to be no subsidy for removal work based on confirmed ranges. The application status for FY2026 is not listed on the ward’s page, so please check with the Environmental Conservation Division of the ward (phone 03-3981-2405). We will also provide guidance based on the survey results.
- What happens if I don’t do large-scale repairs?
- There are risks such as personal injury from falling exterior tiles, structural deterioration due to corrosion of reinforcing bars, leaks, and a decrease in asset value. Furthermore, for buildings subject to periodic reporting under Article 12 of the Building Standards Act, inspections are required under certain conditions, such as when more than 10 years have passed since completion or exterior wall renovations for tiles or mortar finishes. The scale and timing of reports for apartment buildings can be confirmed in the “List of Buildings and Equipment Subject to Periodic Reporting and Reporting Timing” published by Tokyo Metropolitan Government. The applicable uses and scales may be revised, so please check the latest information with the Toshima Ward Building Division, Equipment Review Group (phone 03-3981-2198). Regular inspections and maintenance are essential even if not subject to statutory surveys, so please consult us if you are unsure.
- How much does large-scale repair for an apartment (about 10 units) cost?
- For a two-story wooden building with 6 to 10 units, the estimate is between 2 million and 4 million yen, and for a three-story steel or RC building with 10 to 20 units, it is between 4 million and 9 million yen, based on our company’s track record (including scaffolding, substrate repairs, exterior wall painting, sealing, and waterproofing). It is common for apartments to undergo repairs every 10 to 15 years. For owners, there is an increasing trend to change the appearance through color simulations during repairs to improve occupancy rates.
If you are looking for large-scale repair contractors in Toshima Ward, contact Kakeru Koumuten Co., Ltd.
Our company handles many exterior wall renovations and large-scale repairs for condominiums and apartments in Toshima Ward. We are happy to assist not only with large-scale repair work but also with partial repairs and leak repairs. “I want it to last long with one renovation” “I want to keep costs down as much as possible” “I want to improve insulation performance because the indoors are hot”, we will propose the best solutions for your specific requests and future repair plans.
From temporary scaffolding work to roof work and exterior painting, all work is performed by our own team. We are confident that we will not be outdone by others in terms of cost, quality, and planning, so we welcome competitive estimates!
On-site surveys, estimates, and color simulations are all free of charge
Please feel free to consult us via the inquiry form, phone, or LINE.
It’s also fine to just present estimates from other companies.
Large-scale Repair Work Service Area
Kakeru Koumuten Co., Ltd. accepts requests throughout Kanagawa Prefecture and Tokyo.
Ikebukuro / Ikebukuro Honcho / Kanamecho / Kamikebukuro / Kita-Otsuka / Komagome / Sugamo / Chikawa / Zoshigaya / Takada / Takamatsu / Chihaya / Nagasaki / Nishi-Ikebukuro / Nishi-Sugamo / Higashi-Ikebukuro / Minami-Ikebukuro / Minami-Otsuka / Minami-Nagasaki / Mejiro
・When should large-scale renovations be carried out? An explanation of the optimal timing and risks of postponement!
・Estimates are essential when conducting large-scale renovations! Key points for comparison and precautions!
・5 common troubles in large-scale renovations of condominiums! A thorough explanation of causes and prevention measures!
・What is waterproofing work in large-scale renovations? A thorough explanation of its role, signs of deterioration, and precautions!
・Not enough funds for large-scale renovations… An explanation of how to deal with funding shortages and preparations you can do right now!
・What is substrate repair, which is important in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and types of work!
・What is sealing work in large-scale renovations? An introduction to its role, methods, and tips for avoiding mistakes!
・What is tile repair, which is important in large-scale renovations? An explanation of signs of deterioration, types of work, and cost averages!
・What is exterior wall painting, which is important in large-scale renovations? A thorough explanation of its necessity, signs of deterioration, and cost averages!
・For exterior renovations in Toshima, Tokyo, trust Kakeru Koumuten!
・For roof renovations in Toshima, Tokyo, trust Kakeru Koumuten!
・For exterior wall painting in Toshima, Tokyo, trust Kakeru Koumuten!
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contact Kakeru Koumuten Co., Ltd.
Kakeru Koumuten is a young company whose team is, on average, in their late twenties, but our skills are second to none.
Our greatest strength is that we handle scaffolding, roofing and painting entirely in-house. In an industry where these tasks are usually divided among contractors, our complete service simplifies project management and helps keep costs down. Above all, if a problem arises, we respond promptly.
We proudly describe ourselves as the youngest and most helpful renovation company in Kanagawa!
