The General Incorporated Association for Comprehensive Research on Condominium Management (abbreviated as Mansion Soken, Director: Hajime Mizushima), which handles AI for condominiums, SNS utilization, and consulting by condominium management professionals with extensive practical knowledge, will launch its long-awaited services on May 1st.

The main business activities are as follows:

* Consulting support services for condominium management association operations

* Consulting services for large-scale repair work

* Consulting services for water supply and drainage facility renovation work

* Planning, operation, and lecturing services for various seminars and training sessions

* All business incidental to the above items

Condominium management professionals with extensive knowledge of all business and practical aspects will utilize AI for condominium management to provide prompt and appropriate comprehensive consulting.

Director Mizushima stated at the start of the business, "In today's rapidly changing environment, we will provide maximum support to condominium management associations with the 'second eyes' of experts."

*For more details about Mansion Soken, please visit the website below.

<Link>
//mantion-soken.pro
*Mansion Soken is part of the "National Building Survey and Diagnosis Center Group."

This is an excerpt from the 80th Online Seminar for Condominium Management Associations, which was released on April 26th by the National Building Survey and Diagnosis Center. This time, we will introduce a lecture by Mr. Mizushima (Condominium Management Consultant), Representative Director of the Japan Condominium Management Consultant Research Institute, on the theme of "How to deal with related businesses surrounding condominium management associations in the future."

1. Champion System

First, in actually running a condominium management association, are you aware of the details of the management contracts entrusted to the management company and the breakdown of the management fees?

And, are you checking whether the management company is fulfilling those contracts and fees as agreed?

As you may know, a bid-rigging scandal occurred on March 4th of last year. The structure surrounding these large-scale repair projects is a major reason why condominium management associations are deceived.

So, why are they deceived? We will now delve deeper into this point.

Large-scale repair projects have a complex structure. Furthermore, there is a huge difference in the amount of information and knowledge levels between ordinary condominium management associations and people in the condominium industry.

In the bid-rigging scandal, bid-rigging was actually discovered in two methods: the design-supervision method and the management company method. So, why was bid-rigging carried out using these procurement methods?

Before the March 4th bid-rigging scandal was reported, the design-supervision method was recommended as the clearest and most transparent method. Basically, separating the construction company from the design and supervision company has been adopted because it was considered better for contractor selection. However, a deeper look at the 3-4 bid-rigging scandal reports reveals that this system was a breeding ground for collusion.

So, who performs the design and supervision? Basically, it's done by a first-class architectural firm or the design department of a management company.

It's said that separating the construction company and the designer has become widespread because it's believed to make collusion and bid-rigging less likely.

However, both first-class architectural firms and management companies that perform design and supervision have many construction companies as clients. And sometimes, the construction company manages the construction without the design firm actually doing the design work.

This is called the "champion system" in the industry, a system where it appears as if the design firm is doing the design work, but in reality, a designated construction company does it, and then a nominal bidding process takes place, resulting in a winning bid.

It has also been revealed that the design firm receives a fee from the winning construction company.

The "champion system" is a system where design firms manipulate and eliminate specific companies for their own convenience. The management association was deceived.

2. System for bringing in the construction company
　

There are cases where the construction company actually carrying out the work brings the project to the design firm.

This is a system where the design firm appears to be working on the project, but behind the scenes, the construction company that brought the project to the firm takes over.

This leads to significantly higher costs and creates a situation where no competition exists.

Judging solely on the title of "First-Class Architect" is a dangerous mistake, as this practice is rampant. I believe this is a major point of concern regarding the design and supervision method.

3. Management company responsible construction method (management company method)

4. Full responsibility commitment system

Within the management company model, there is a system called the "full responsibility commitment system."

For example, when undertaking a major construction project, they might create a sense of urgency by saying, "If something goes wrong, the board members at the time will bear the responsibility." However, they might then say, "But if you entrust it to the management company, the front-line staff and building managers will take care of everything." This is what we call a case where the management company takes on the job with a full commitment.

5. What are the defensive measures and solutions?

The first point is support through the introduction of a third party.

If the board of directors or officers are biased, sound judgment becomes impossible. Also, there are cases where things get out of control, so the presence of a third party to intervene is absolutely necessary.

The second point is process transparency.

Regardless of the methods mentioned above, it's important to be transparent about the procedures being followed.

Some management associations are now obtaining written agreements from companies submitting bids stating that they will not collude.

However, if obtaining such agreements is something that ordinary officers cannot do, then it is necessary to enlist the help of a third party.

The third point is support using AI, which the Zenken Center is focusing on.

Regarding the use of AI by the Zenken Center, we will refer to it as the General Incorporated Association Condominium Management Consultant Research Institute, or "Condominium Research Institute" for short. Condominium management consultants, including myself, who are well-versed in AI utilization and management practices, will support management associations.

Services will start on May 1st. Please contact us after May 1st. We look forward to hearing from you. Thank you very much for your attention today.

General Incorporated Association Condominium Management Research Institute (abbreviation: Condominium Research Institute)
1-24-3-1404 Ishihara, Sumida-ku, Tokyo
TEL 050-3852-3770 　Email  info@mantion-soken.pro
//mantion-soken.pro

On March 29th, from 10:00 AM, I participated in the 23rd Cherry Blossom Festival held at Granfore Totsuka Hillbreeze (completed in 2002, 2 buildings, 206 units), a regular member of Hamakan Net.

The Cherry Blossom Festival is held annually by the residents' association in collaboration with the management association, and this year marked its 23rd occurrence. In recent years, the festival has expanded to include sponsorship and exhibits from three neighboring apartment complex residents' associations and local neighborhood associations.

The day was perfect for cherry blossom viewing, with clear skies and cherry blossoms in full bloom, attracting a large crowd and making the festival a great success.

Food stalls offered yakisoba, tonjiru (pork miso soup), yakitori (grilled chicken skewers), gyudon (beef bowl), cotton candy, hot dogs, and more. The event featured performances by the local junior high school brass band, the Sugiyama Brothers (famous for their soap bubble performances), Totsuka-based singer-songwriter Kaho*, and the Yoshida-cho traditional music group.

The budget for the cherry blossom festival totals approximately 250,000 yen, covering expenses such as exchange tickets for community association members, lunch for the brass band, volunteer insurance, gas cylinders for the food stalls, and performance fees for invited guests. All of this is covered by community association dues.

Amid declining community association membership rates, the festival explores the possibility of fostering community among residents through events like this one.

Scenes from the 23rd Cherry Blossom Festival

The Sugiyama brothers' soap bubble performance

Children are delighted by the magical soap bubbles.

The annual performance by the junior high school brass band.

Kaho, a singer-songwriter deeply rooted in Totsuka.

Local neighborhood association members preparing yakisoba

The Japan Housing Renovation Promotion Council (JHRC) compiled and published a report in February on its "2025 Survey on Consumer (Considerants and Implementers) Actual Conditions Regarding Housing Renovations."

According to the report, the average cost of apartment renovations is 3.169 million yen. The desired budget when considering renovations was 2.736 million yen, resulting in a difference of over 400,000 yen.

The overwhelming majority (59.4%) cited "wanting to repair the equipment or structure of the house" as the reason for considering renovations, followed by 31.0% who cited "wanting to improve the performance and equipment of the house (improvement of earthquake resistance and energy efficiency, long-term quality improvement, soundproofing, disaster prevention, and security)."

The most common desired outcome of renovations was "complete renovation of some rooms," followed by "improving energy efficiency" and "creating an indoor environment that considers health promotion and disease prevention."

JHRC stated that the survey was conducted with the aim of clarifying attitudes and behaviors regarding housing renovations through the internet, and to consider measures to expand the demand for housing renovations.

検討者のリフォーム希望予算

実施者のリフォーム費用

予算と実際の費用の乖離

　Tokyo District Court, August 20, 2020
Case No. 30 (Wa) 11855: Case concerning claim for use of adjacent land

[Parties]
Plaintiff: Management Association X (Administrator)
Defendant: Owner Y of the land adjacent to the condominium (Lot A, Lot B, Lot C)

[Summary of the case]

The condominium in question (completed in 1988) showed signs of deterioration, such as loosening and cracking of the tiles on the southwest-facing exterior wall, and therefore planned repair work on the entire exterior wall. For this reason, the plaintiff, the management association X, requested permission to use the defendant's adjacent land for scaffolding, worker access, and material storage, based on Article 209, Paragraph 1 of the Civil Code (right to use adjacent land).

In response, the defendant refused permission, citing that the land was leased to a third party as a monthly parking lot, (1) the defendant lacked standing as a defendant, and (2) the work could only be carried out within the condominium grounds.

Therefore, management association X filed a lawsuit seeking documentation regarding the land in question.

Regarding Article 209 of the Civil Code (Right to Use Adjacent Land):
- The right of a landowner to use adjacent land to the extent necessary for certain purposes, such as the installation or repair of structures near the boundary.

(1) Defendant's standing to sue
The defendant argued that he was not occupying the land because he was leasing it, but the court determined that the defendant was indirectly occupying it as the owner, and that the area being sought for use was not the parking space itself but rather a passageway, thus finding the defendant to have the power of management and control, and thus to be standing as a defendant.

(2) Necessity of use
The deterioration of the exterior wall tiles indicates a high need for repairs. For safe and efficient work (including workers moving and bending while carrying power tools, etc.), a gap of approximately 60 cm from the exterior wall is required.
The existing gap within the apartment complex grounds (approximately 50 cm) is insufficient. Using pilotis, open corridors, or gondolas for construction was deemed unsuitable as alternatives due to physical difficulties, damage risks, and safety concerns.

(3) Degree of disadvantage

If all goes smoothly, the scaffolding installation will take approximately 20 days, and the extent of encroachment will be limited.

While there may be some temporary difficulties in vehicles passing each other during installation and dismantling, the duration is limited, and it has been determined that this will not completely disrupt parking lot use.

[Conclusion]
The court ordered the defendant to agree to use all of Defendant Lot 1, a portion of Defendant Lot 2 (1.35m wide from the boundary), and a specific portion of Defendant Lot 3 for exterior wall repair work.

For over 17 years since its founding, the National Building Survey and Diagnosis Center has been promoting communication with condominium management associations by distributing the "Large-Scale Repair Work Newspaper" every month. Furthermore, the management association seminars, held every other month, have now reached 80 sessions. In addition, we have compiled this accumulated "experience information" by theme and are selling it as the Zenken Bunko (National Building Survey and Diagnosis Center Library), which has now surpassed 60 volumes. We will continue to collect, edit, and disseminate information from condominium management association seminars, interviews for the Large-Scale Repair Work Newspaper, management association seminars, and various consultations handled by the Zenken Center. To commemorate the milestone of 60 volumes in the Zenken Bunko, the Zenken Center has made the ebook versions of the library available free of charge to management associations and condominium residents. A list of the free Zenken Bunko titles is published on the dedicated website below. Clicking on the image of the book you wish to read will prompt you for a password to access the book. Entering the password, which is available on the dedicated website, will display the ebook version of that book.
//z-center.net/zenkenbunko

Mr. Yoshino, Representative Director of Zenken Center, the publisher, explained the reason for making it publicly available, stating, "It is highly valued by many management association officers as a valuable source of information. In line with the purpose of establishing a general incorporated association, we hope that making it widely available free of charge will help solve the various problems facing the large-scale repair industry." He also expressed his determination to "continue publishing the Zenken Bunko series, aiming for the goal of 100 volumes." The Zenken Bunko series can be viewed or purchased (paperback version) from the following sites:
1. By registering with Zenken Library, all volumes of the Zenken Bunko series can also be viewed as ebooks. //zenken-center.com/library Zenken Library Subscription Registration //credit.j-payment.co.jp/link/creditcard/input
2. Zenken Publishing Sales - Reference Books for Large-Scale Repairs
- //zenkenlibrary.shop-pro.jp
3. Amazon 4. TEBRA Bookstore 5. Zenken Bunko 60 Volume Milestone Flyer

//z-book.jp/zkbunko.pdf

This is a commentary on the revised Standard Condominium Management Regulations, which were amended on October 17, 2025, in accordance with the recently revised Condominium Ownership Law.

After the enforcement date of the revised Condominium Ownership Law (April 1, 2026), any provisions in the management regulations prior to the amendment that conflict with the Law will become invalid. Therefore, each condominium's management regulations must be reviewed in light of the revised law and related social issues.

This book provides a clear explanation of the revised Standard Management Regulations, using diagrams, charts, and a Q&A format to ensure accurate understanding.

(Q&A Revision of Standard Condominium Management Regulations.jpg)
"Q&A Revision of Standard Condominium Management Regulations
-A New System for Condominium Management and Regeneration-"
Published April 1, 2026
Editor/Author: Susumu Watanabe
Publisher: Japan Condominium Management Center
Format: A5 size, 192 pages
Price: 2,750 yen (tax included)
Distributor: Taisei Publishing Co., Ltd.
ISBN 978-4-8028-3643-2

(link)

//www.taisei-shuppan.co.jp/new/detail.html?code=3643

Insulation Materials Rise 40%, Thinner Products Up to 80% in Price

The escalating tensions in the Middle East and the resulting turmoil in the Strait of Hormuz are not merely energy issues, but are having a significant impact on large-scale apartment building renovation projects, and the current situation can even be considered a "crisis."

The problem lies in the shortage of naphtha (crude gasoline), which is used as a raw material for approximately 80% of building materials. Against this backdrop of naphtha shortages, major manufacturers have announced price increases of 40% for insulation materials and up to 80% for thinner products. Some companies have even begun suspending orders for unit bathrooms and restricting shipments of repair materials.

Particularly serious is the impact on large-scale renovation projects for condominiums, which are causing distress among management associations.

At construction sites, the abnormal situation of "scaffolding has been erected, but the paint hasn't arrived" has become commonplace, leading to a vicious cycle of construction delays and further increases in labor costs.

Long-term repair plans formulated several years ago have become powerless in the face of estimates that have skyrocketed to 1.2 to 1.5 times their original value. Due to insufficient reserve funds for repairs, some unions have been forced to cut back on construction projects, and some have even begun to be compelled to collect one-time payments.

　It's no exaggeration to say that this situation has far exceeded the point where it can be resolved by the management association's efforts or the "self-help efforts" of the condominium renovation company.

What are the countermeasures against the "naphtha shock"?

One option is to postpone the large-scale renovation work itself until the situation stabilizes. However, in cases where construction has already begun, difficult decisions are being made, such as whether to keep the scaffolding in place until materials arrive, or to dismantle it and suspend the work.

Currently, we are in such a critical situation.

In response to the soaring material prices and unstable supply caused by the "naphtha shock," the countermeasures that management associations planning large-scale renovation work should consider can be summarized into three points: "review of construction plans and specifications," "updating of financial plans," and "scrutiny of contract details."

1. Review of Construction Plans and Specifications

It is necessary to make realistic decisions that are in line with the current material situation, rather than clinging to the previous plan.

In particular, it is advisable to consider switching from solvent-based paints such as thinner, whose supply is disrupted, to water-based paints. Also, if materials from a specific manufacturer are unavailable, it may be necessary to consider switching to other manufacturers.

To address budget shortfalls, one solution is to redefine "repairs that can be done now" by reducing and limiting the scope of work, such as limiting it to only painting the steel parts this time.

2. Updating the Funding Plan

Long-term repair plans created based on price levels from several years ago are no longer valid.

If a budget overrun is certain, it will be necessary to begin discussions at an extraordinary general meeting regarding the use of contingency funds, the collection of lump-sum payments, and an increase in repair reserve funds.

3. Scrutinizing Contract Details

Material prices fluctuate significantly, creating risks that cannot be adequately addressed with conventional methods.

To prevent shortages due to the time lag between contract signing and commencement of work, it is crucial to ensure that the construction company guarantees the early securing of materials. Clearly define in the contract how costs will be shared if further increases in material prices occur during the construction period, thereby clarifying the risks.

Finally

There has been criticism from those on the ground that the government's response is "too lenient," and resolving the supply shortage may take time.

Furthermore, in addition to material shortages, securing skilled workers (craftsmen) has become increasingly difficult these days. The environment surrounding condominium renovations is currently facing headwinds in every respect.

The Zenken Center offers consulting services by expert staff. It is necessary to obtain information from objective data provided by experts and to take measures to alleviate the concerns of residents.

The management association is required to make careful yet swift decisions, assuming that the current "bottleneck" will be prolonged.

<Zenken Center, Large-Scale Renovation Project Newspaper Editorial Committee, 2026-05-02>

The folktale "The Three Talismans" tells the story of a young boy who, while happily gathering wild vegetables in the mountains, loses his way and is invited to the home of a seemingly kind mountain hag. However, her kindness is not genuine. Upon discovering her true nature, the boy flees. He then uses three talismans to barely survive.

Applying this story to modern times, the first thing that becomes clear is that "people are most likely to get lost when things are going well." The boy wasn't in trouble from the start. Rather, he was so pleased with his abundance of wild vegetables that he lost his way home. This is true in work and relationships as well. When things are going well, people neglect to check things carefully. The more successful we are, the less we pay attention to what's right in front of us. We become so engrossed in convenience and speed that we lose sight of where we're headed. "The Three Talismans" teaches us that getting lost isn't a sign of incompetence, but rather a result of being engrossed in something. That's why we should cultivate the habit of pausing, especially on days when things are going well.

The next important thing is "the ability to not overlook inconsistencies." The mountain hag initially approaches with the face of a kind old woman. Danger rarely appears with a frightening face. It manifests as sweet words, tempting offers, excessive kindness, or stories that sound too good to be true. In modern times, this could be replaced by information on social media, business solicitations, toxic workplaces, or dependent relationships. The small alarm that sounds in your heart when something is wrong acts before logic can comprehend it. The boy in "The Three Talismans" survived because he realized the mountain hag's true nature. In other words, in life, the ability to quickly leave a dangerous situation is sometimes more important than the ability to quickly find the right answer.

Furthermore, this story values ​​"small preparations over great power." The boy had neither a sword nor treasure, but just three talismans. But that small preparation became his lifeline. The same is true today; it is often humble preparations, rather than dramatic countermeasures, that save us. Contact information for trustworthy people, a little savings, the ability to say no, the courage to rest, the habit of discerning information, and someone to turn to when you're in trouble. None of these methods are flashy, but they are decisively effective when you're cornered. It's far more realistic to have your own "charm" before a problem arises than to try to be a hero after it happens.

And what shouldn't be overlooked is the point that you shouldn't fight alone to the end. The young boy escapes back to the temple on his own, but it's the abbot's wisdom that ultimately defeats the mountain hag. This is crucial. While it's necessary to do your best as much as you can on your own, you don't have to try to solve everything by yourself. Rather, recognizing your limits is a sign of maturity. In modern times, you can rely on doctors and counselors for physical and mental ailments, bosses and colleagues for work problems, and experts for legal and financial issues. Asking for help isn't a sign of weakness, but rather the intelligence to prevent further damage. The abbot in the folktale demonstrates that, at the very end, you need "a wise other."

Furthermore, the abbot's decision to defeat the mountain hag by seeing through her nature, rather than overpowering her with force, is also insightful. Modern problems, too, cannot be solved by simply confronting them head-on. Keep your distance from unreasonable opponents, avoid prolonging emotional conflicts, change the playing field, and utilize rules and systems. In other words, strategy is needed, not just sheer willpower. This perspective is especially important in an era where perseverance seems like a virtue. "Seeing through" is better than "enduring," and "breaking free" is better than "pushing back." These, too, are forms of survival.

Ultimately, "The Three Charms" is a story that tells us that "things like mountain witches appear in life." Temptation, carelessness, isolation, false kindness, being too late to escape—they appear in various forms in everyone's daily lives. But at the same time, this folktale doesn't only speak of pessimism. It says it's okay to be lost, it's okay to be scared, it's okay to run away, it's okay to ask for help. And it says to trust the small charms in your hand. What we need in modern times is not invincible strength, but the ability to discern danger, be prepared, rely on those who should be relied upon, and wisely survive.

(Journalist: Katsuhiko Inoue)

<Interesting Column Provided by> //omosiro-column.com/

//omosiro-column.com/

The Japan Building Inspection and Diagnosis Center, a general incorporated association, holds online seminars for condominium management associations every two months. Thanks to your support, the seminar held on April 26th (Sunday) marked the 80th session, and we are proud to say that we have made a significant contribution to the large-scale repair industry and the condominium management association industry.

In particular, this seminar addresses an urgent issue that all management associations and condominium residents cannot avoid, and we sincerely encourage as many people as possible to attend.

This seminar will also reveal details about the newly established "Japan Condominium Management Consultant Research Institute (abbreviated as "Condominium Research Institute")," which is expected to be helpful in resolving collusion issues, and will cover the following topics.

Click here to view the seminar＞＞＞＞//zenken-center.com/80sm0426/

Access to past seminars requires a subscription to Zenken Library.

Currently, we are running a campaign where registration by the chairman or representative of the management association allows all residents of the condominium to view the seminars.

Please take this opportunity to register.＞＞＞＞//zenken-center.com/library/