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 presentation by the editorial staff of the Large-Scale Renovation Works Newspaper, on the theme of "New Ways for Condominium Management Associations to Work Effectively with Management Companies."

1．The harsh reality of apartment building management

This article presents a new approach to building good relationships between condominium management associations and management companies. Ideally, condominium management should involve the management association maintaining its autonomy while respecting the management company as a "partner."

However, the traditional model of "management associations choosing the company" is giving way to a growing trend of "management companies selecting and declining management associations." Furthermore, the "management company management system," where management is entrusted to a management company, carries the risk of opaque use of assets.

Let's begin by examining examples of situations where management associations and management companies are not functioning well.

2. Case study

Case Study 1: Sudden Withdrawal of Management and Selection of a New Company
This case involves a sudden withdrawal notice from the management company due to deteriorating working conditions and troubles with the person in charge. It highlights the opaque selection process and cost pitfalls, such as the "staging" of blaming a specific union member for the withdrawal, and the fact that the "partial outsourcing" introduced to reduce costs actually ended up being more expensive.

Case Study 2: The Board's Response Behind the Termination Notice
This case involves a board of directors, dissatisfied with the management company's high-handed attitude, forcing unreasonable contract changes, resulting in a crisis that threatened termination. In reality, the cause was the board's unilateral demands and the chairman's extreme behavior, leading to a quagmire of distrust among residents towards both the management company and the board.

Case Study 3: Opaque Costs in Waterproofing Work
This case involves a large fee being added to the construction estimate under the guise of a "management company utilization method," and the management company and the board of directors colluding to force the construction to proceed. The argument is that unit owners should demand information disclosure and process transparency by submitting objective, data-driven questionnaires, rather than resorting to emotional attacks.

Case Study 4: Pitfalls of the Management Company Management System

This case involves abolishing the board of directors due to a shortage of officers and concentrating management authority in the hands of a management company, resulting in a black box accounting system. The elimination of competitive bidding and the inappropriate misappropriation of repair reserve funds highlight the risk of completely paralyzing the checks and balances system, ignoring national guidelines.

3. Practical measures and mindset

Auditor's Checkpoints
In a management company-managed system, to protect assets, auditors must thoroughly monitor five points, including "verification of objective supporting documents (receipts, etc.)", "presence or absence of competitive bids", and "distinction between management fees and reserve funds".
Becoming a Management Company's Choice
Due to rising costs and labor shortages, management companies are increasingly terminating contracts with associations that pose risks such as "low profitability" or "board members becoming complainers (customer harassment)".
It is necessary to understand the management company's perspective: "We would rather terminate the contract than lose one employee."
Conclusion
To protect asset value, a realistic strategy is to aim for a "preferred management association" that management companies want to cooperate with.
It is necessary to utilize the management company solely as a contractual partner and to calmly check whether the work is being done according to the specifications.

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

The Japan Condominium Association held its 34th Annual Conference (Sendai Conference) on April 25th and 26th at Tohoku University's Kawauchi South Campus.

The overall theme of the conference was "The Future of Condominiums and Cities." With the enforcement of condominium-related laws, including the Condominium Ownership Law, in April, condominium management has entered a new stage. Along with the strengthening of administrative authority, there is a growing need to view condominiums within the context of urban development.

The main symposium's theme was "Condominiums from the Perspective of Urban Policy and Community Development," shedding light on the relationship between condominiums and cities. Researchers from economics, sociology, urban engineering, and housing policy discussed the relationship between sustainable urban development and condominiums from their respective perspectives.

At the beginning of the main symposium, Sendai City Mayor Kazuko Kori gave a guest address.

Furthermore, on April 24th, the day before the academic conference, a public symposium on "Urban Disaster Prevention and Condominiums" was held at El Park Sendai.

Tohoku University Kawauchi South Campus

April 25th, Main Symposium and Panel Discussion

Sendai City Mayor Kazuko Kori's speech

Scenes from the citizens' symposium on the 24th

Scenes from the citizens' symposium on the 24th

Explanation of the purpose by Associate Professor Akio Horisawa of Tohoku University, Chairman of the Sendai Conference Organizing Committee.

"Condominiums from the Perspective of Urban Policy and Community Development"
Introduction by Associate Professor Akio Horisawa, Tohoku University

1. The Dual Nature of Condominiums and Their Position in Urban Policy
Condominiums are both objects of "private ownership" in the form of exclusive-use units, and simultaneously possess aspects of a "public good (stock)" that constitutes the urban living environment and landscape.
In recent years, the aging, mismanagement, and vacancy of condominiums have progressed, and the negative impacts on sanitation and crime prevention (external diseconomies) on the surrounding environment are no longer merely a problem for individual owners, but have become an important issue in urban policy.

2. Shift in Urban Planning and Management Policy
Previous condominium policies focused on promoting development and supporting the rebuilding of aging buildings. However, with the 2025 amendment to the Condominium-Related Laws, the focus has now shifted to the proper maintenance and management of existing stock and the prevention of mismanagement.
Local governments are beginning to actively intervene in condominium management as part of urban governance, by understanding the management status of condominiums through legal amendments and their own ordinances, and providing guidance and advice as needed.

3. Maintaining Urban Functions and Location Regulations
In order to promote compact urban development in a declining population society, location regulations are being considered as an "exit strategy" to restrict or guide the location of condominiums.
Controlling the disorderly supply of condominiums and preventing urban sponginess (the sporadic occurrence of vacant lots) is an essential perspective for maintaining the value of cities.

4. Five Perspectives to Consider and Future Prospects
This symposium will present the following five points for discussing future condominium policies:
• Gaining implications for condominium policies through economic insights
• Gaining insights into the current situation of condominium buyers and the social insights of the supply side
• Utilizing existing condominium stock in urban areas
• Rational supply control of condominiums and the role that condominiums play in cities
• Specific countermeasures for aging condominiums by local governments
Through these considerations, we aim to prepare "tailor-made policies" for the specific circumstances of each city and ensure a safe and vibrant urban environment for the future.

International Exhibition Center Information Board

South 1-4 Hole View

"Todomaru-kun," the head of the Tokyo Metropolitan Government's 

Anchor pinning epoxy resin injection method attracts attention for its low noise, dust-free operation, high support, and aesthetic maintenance.

Demonstration of the Spider Blade cleaning method for pipe cleaning.

Elevator control system renewal. Hydraulic systems also extended their lifespan.

Gondola test ride experience at Nippon Biso

June 4th-6th, Tokyo Big Sight East Halls 1-3

　Applications have begun for the "Housing Energy Saving 2026 Campaign," a large-scale government subsidy program (Ministry of Land, Infrastructure, Transport and Tourism, Ministry of Economy, Trade and Industry, Ministry of the Environment) that can also be used for renovating existing condominiums. Three main programs are available: the "Advanced Window Renovation 2026 Project," the "Hot Water Energy Saving 2026 Project," and the "Future Eco Housing 2026 Project," offering significant subsidies for window insulation and the installation of high-efficiency water heaters.

1. Advanced Window Renovation 2026 Project
This project specializes in insulation improvements for windows and doors, and is most effective for preventing condensation and saving energy in existing condominiums.
Subsidy amount: Up to 1 million yen/unit (varies depending on the renovation method and size)
Eligible work: Installation of inner windows, glass replacement, outer window replacement

2. Hot Water Energy Saving 2026 Project
This project supports the introduction of highly efficient water heaters with excellent energy-saving performance.
Eligible equipment and subsidy amount
① EcoCute (heat pump water heater): 70,000 yen/unit
② Hybrid water heater: 100,000 yen/unit
③ EneFarm: 170,000 yen/unit

3. Mirai Eco Housing 2026 Project
This project broadly supports energy-saving renovations in general (windows, water heaters, insulation materials, etc.).
Subsidy amount: Up to 300,000 yen to 1 million yen/unit

4. Points to note when using in condominiums
Window sashes and entrance doors are considered "common areas" of condominiums, so in principle, they cannot be replaced by individuals without permission. Please be sure to confirm and obtain permission from the management association or management company in advance.

Applications for subsidies can only be made through renovation companies and contractors registered with the campaign. Since applications will close once the budget limit for each project is reached, we recommend consulting and planning your project as soon as possible.

＜link＞
Campaign website　 //jutaku-shoene2026.mlit.go.jp/
Advanced Window Renovation 2026 Project　//window-renovation2026.env.go.jp/about/
Hot Water Energy Saving 2026 Project　//kyutou-shoene2026.meti.go.jp/about/
Future Eco Housing 2026 Project　//mirai-eco2026.mlit.go.jp/about/

　Tokyo District Court, March 22, 2019

【Summary of the incident】
　

Two unit owners of the condominium in question (plaintiffs X1 and X2) harbored growing distrust of the chairman of the management association (defendant), who had served in that position for many years, regarding the execution of his duties and accounting practices related to repair work. To uncover the truth, they pursued the chairman and pressured contractors to disclose information.

Furthermore, the plaintiffs established a "Proper Management Association" to demand the chairman's replacement and accountability.

In response, the chairman held an extraordinary general meeting and distributed a document exaggerating the details and frequency of the plaintiffs' harassment, including the fact that they had consulted the police about stalking. He also made defamatory remarks against the plaintiffs.

The plaintiffs filed this lawsuit claiming their reputation was severely damaged, and the chairman also filed a counterclaim claiming his reputation was damaged by the plaintiffs' actions.

(Excerpt from the Condominium Management Center/Condominium Management Support Network)

【party】
Plaintiff: Sectional owner X1, Sectional owner X2
Defendant: Former Chairman

【Summary of the main text】
　

Liability of the former chairman (defendant): Defamation of the plaintiffs is recognized, and the former chairman is ordered to pay 300,000 yen to plaintiff X1 and 200,000 yen to plaintiff X2 (total of 500,000 yen).

【Court's decision】

① Whether the Former Chairman (Defendant)'s Claims of Defamation Established Regarding the "Defendant's Document" Distributed to Union Members and Statements Made at the General Meeting
[Acts Deemed Illegal]
・Allegations of Stalking and Harassment: While it is acknowledged that the plaintiffs observed the defendant's movements, the detailed record of "continuously following him for a certain period of time" is suspected to have been fabricated after the fact and cannot be considered true.
・Abusive Language and Harassment of the Management Company: While it is true that the plaintiffs vented their frustrations at the management company, the content of the statement is excessively exaggerated and not true.
・Attempted Fraudulent Acquisition of Insurance Contracts: The statement made by Plaintiff X1 is exaggerated and not true.
・Disclosure of Security Camera Footage: Plaintiff X2 released footage of himself removing posters, etc., to union members. This was not directly related to the general meeting agenda and appears to have been intended to discredit the plaintiffs, therefore it cannot be considered solely for the public interest and is illegal.

[Cases where illegality was negated (acquittal)]
* Expression "more than 200 defamatory documents": While the actual number was around 80, there was considerable reason for the former chairman, who was criticized in numerous documents, to believe that he had received "a large number of defamatory documents."
* Rebuttal to "allegations of embezzlement of repair reserve funds": It is a fact that the plaintiffs asserted the establishment of collateral (suspicion of embezzlement) without reasonable grounds, and therefore this is recognized as true.
② Success or failure of defamation by the unit owners (plaintiffs/Association for Proper Management)
[Cases where tort was established (illegal)]
* Plaintiff X2's statement at the general meeting, "The former chairman is on the police blacklist": This is a false statement and gave the impression that the former chairman was a habitual criminal, lowering his social reputation; therefore, defamation was established (eligible for 110,000 yen in compensation).
[Items deemed not illegal (acquittal)]
- The statement that "the former chairman fabricated the stalking incident": As mentioned above, there are suspicious points in the former chairman's claim of continuous stalking that suggest falsehood (fabrication), therefore this accusation is true.

【comment】

This ruling acknowledged to some extent the actions of the unit owners who sought transparency in condominium management (such as investigating living conditions), but it also recognized that the emotional outbursts on both sides, including the distribution of documents exaggerating the facts and baseless labeling at the general meeting (such as calling someone a stalker or blacklisting them), all constituted defamation that crossed a line.

　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, this accumulated "experience information" has been compiled into various themes and sold as the Zenken Bunko (National Building Survey and Diagnosis Center Library), which now totals 62 volumes. Going forward, 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 exceeding 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, the representative director of the publisher, Zenken Center, stated his reasons for making it publicly available, saying, "It is highly valued by many management association officers as a valuable source of information. Therefore, 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 renovation industry." He also expressed his determination to "continue publishing the Zenken Library with the goal of reaching 100 volumes."

The Zenken Library can be viewed or purchased (paperback version) from the following website.

1.By registering with the Zenken Library, you can access all volumes of the Zenken Bunko series as ebooks.

The Zenken Bunko series can be viewed or purchased (print books) from the following website.

//zenken-center.com/library
Zenken Library Subscription
//credit.j-payment.co.jp/link/creditcard/input

2.Zenken Publishing Sales
//zenkenlibrary.shop-pro.jp

3.Amazon

4.bookstoreTEBRA

5Flyer from bookstores showing that the number of books in the "All-Japan Construction Library" series has exceeded 60.

The revised Condominium-Related Laws came into effect in April 2026, and in conjunction with this, the Ministry of Land, Infrastructure, Transport and Tourism has prepared nine types of "Condominium Revitalization Manuals."

Ministry of Land, Infrastructure, Transport and Tourism: About Condominium Revitalization
//www.mlit.go.jp/jutakukentiku/house/jutakukentiku_house_tk5_000050.html

A major feature of this legal revision and manual update is the introduction of diverse options, rather than solely focusing on "rebuilding."

Previously, rebuilding utilizing surplus floor area ratio was the mainstream approach, but it is expected that this will become increasingly difficult in the future due to rising construction costs and a lack of funding.

The new guidelines now allow for the implementation of methods such as "building renewal (whole building renovation)," which involves integrated improvement of common areas and all private units, "sale of condominium land," which involves selling the land and severing ties, and even "demolition" when maintenance becomes difficult, all through majority vote.

The most important thing for a condominium management association is to objectively understand the current state of their condominium and choose the most suitable method.

The manual clearly outlines the process from the initial "preparation phase" to the "consideration phase" and then to the "planning and implementation phase."

Especially in the initial stages, it is essential to establish a study group of volunteers and share a vision for the future. Comprehensively comparing the effects and costs of renovation and other regeneration methods is the first step towards smooth consensus building.

Furthermore, for condominiums that pose a risk to life or physical safety, a swift response is required.

If a building meets certain criteria, such as insufficient seismic resistance or corroded pipes, and receives a "certification of need for demolition, etc." from the designated administrative agency, it can receive special measures such as relaxation of floor area ratio and height restrictions.

Leaving unsafe buildings unattended is a problem for the entire community.

The management association should proactively utilize these systems to maintain asset value and improve the living environment as quickly as possible.

In addition, in the case of apartment complexes, there are unique difficulties due to the varying degrees of deterioration and needs of each building. In response, the manual explains flexible methods such as "building-by-building regeneration," which prioritizes the regeneration of specific buildings, and "site division," which divides the site for regeneration. Since the regeneration of large-scale housing complexes directly impacts the revitalization of the entire region, it is crucial to consider collaboration with surrounding areas.

The regeneration of condominiums is fundamentally based on the self-help efforts of the unit owners.

However, there are limits to what individuals can accomplish on their own when undertaking projects worth hundreds of millions of yen. The national and local governments must further enhance consultation services and information provision, and create an environment where experts such as condominium managers and architects can be smoothly utilized.

Postponing discussions on regeneration will only narrow the options and increase the financial burden. Each unit owner should consider the "end-of-life planning" of their home as their own responsibility and begin dialogue for the future now.

We sincerely hope that the new manual will be widely used as a practical compass for passing on a safe and secure urban life to future generations.

<All Japan Construction Center, Large-Scale Renovation Project Newspaper Editorial Committee, 2026-06-02>

On a cold, snowy day, a poor elderly couple fails to sell a single straw hat. Nevertheless, they see Jizo statues standing by the roadside, covered in snow, and generously place their hats on them before returning home. The next morning, an unexpected gift arrives at their house—a simple and heartwarming story known to many. As a child, I understood it as a story about how good deeds bring good things in return. However, rereading it as an adult, this folktale seems to contain a deeper, quiet question for us living in modern society.

What first stands out is that the elderly couple's actions weren't simply "giving away what they had in excess." The hats they offered weren't an act of kindness stemming from a comfortable life. Rather, they were desperate items; if they didn't sell, they wouldn't even make it through the year. In modern times, words like donation, support, and compassion are often perceived as things only those with surplus resources do. However, "The Straw Hat Jizo" teaches us that true kindness cannot be measured solely by one's own convenience. Even without great wealth or a prestigious title, one can notice someone's need and offer what they have. What matters is not the scale of goodwill, but the direction of one's heart.

What makes this story so modern is that it's "not based on the expectation of reward." In today's society, when we do something, results, evaluation, efficiency, and compensation are strongly emphasized. Productivity is demanded in the workplace, and even acts of kindness are made visible on social media, making us easily question, "What's the point of doing that?" But the elderly couple, when they placed the straw hat on the Jizo statue, weren't expecting a reward the next morning. They simply reached out because they felt sorry for the statue standing in the snow. Herein lies the beauty of humanity, driven not by self-interest but by imagination. The ability to put oneself in another's shoes, the ability to see the being before us not as an "object" but as something that "feels pain," are essential virtues in today's increasingly divided society.

Furthermore, "The Straw Hat Jizo" speaks of the preciousness of "not becoming poor in spirit even amidst poverty." Amidst rising prices, future anxieties, and fierce competition, we often think, "I must survive first." That in itself is natural. However, when that feeling becomes too strong, we lose our perspective on others, and our lack of consideration turns directly into coldness. The elderly couple, though struggling financially, did not confine themselves solely to their own hardships. That's why the gift given at the end of the story appears less like a mere "reward" and more like a symbol of the idea that "a warm heart warms the world, and that warmth circulates."

Furthermore, this folktale can be read as a prescription for a "society lacking trust." In modern times, emphasis is placed on not being deceived, avoiding losses, and being vigilant. Of course, this is necessary wisdom. However, a society built solely on suspicion is terribly stifling. Before being kind to someone, we consider whether we will be taken advantage of, and even when we see goodwill, we suspect ulterior motives. It is precisely because of such times that the anonymous acts of kindness in "Kasa Jizo" shine so brightly. Not for fame, not for applause, but simply acting according to one's conscience. Their actions quietly remind us of the foundation of trust that is gradually being lost.

I do not want to reduce the lesson of this story to a simple cause-and-effect relationship where "kindness always brings rewards." In reality, goodwill isn't always rewarded immediately, and sometimes honest people suffer the most. Yet, even so, there's meaning in being kind to others. Because that act not only saves the other person, but also determines what kind of person you want to be. The elderly couple in "Kasa Jizo" weren't kind because they were wealthy; they were kind because they strived to be kind, and as a result, they remain in the story as people with rich hearts.

In an age where busyness and anxiety rush people, and efficiency often takes a backseat to compassion, "Kasa Jizo" seems to be quietly speaking to us: What is the straw hat you hold in your hands? It might be time. It might be words of appreciation. It might be giving up your seat, listening to someone's story to the end, or offering a word to someone in need. It doesn't have to be a grand act of kindness. It's simply about whether you can quietly offer what you have to someone who needs it. The accumulation of such small acts will provide a snow-sheltering hat in this cold society. Folktales never grow old. Rather, the more complex the world becomes, the more that simple, straightforward light illuminates our path. (Journalist: Katsuhiko Inoue / Illustration: Tatsuchika Yoshida)

<Interesting Column Provided by>

//omosiro-column.com/

This seminar will cover:

Why should condominium management associations review their repair plans now?

With soaring repair costs, a shortage of personnel, and increasing difficulty in reaching consensus, condominium management today is no longer sustainable by simply trusting and proceeding with a plan created once. Long-term repair plans are no longer something that can be "secure once created," but rather something that "will collapse if not continuously reviewed."

Furthermore, we will provide a detailed explanation of Zenken Center's new services, the "Certified Chairman System" and the "Reverse Calculation Long-Term Repair Plan Review System," and how to use them. Please look forward to it.

//zenken-center.com/81sm/