At Zenkensenta, we’ve set up a system where condominium managers actively support homeowners’ associations and boards while condominium management specialists provide assistance in practical, legal, and technical areas. This is what we call the 'Condominium Management Specialist Audit System.' By creating a support system that functions properly, we aim for transparent management and smooth consensus building.

Currently, including for new buildings, management companies are moving toward a 'management company manager system' that abolishes boards. However, a system where a company, without involving the unit owners—the consumers—can freely manage their money as long as the board is gone naturally creates a conflict of interest.

Because of this, Zenkensenta launched the 'Condominium Management Specialist Audit System' to supplement board management with professional expertise while maintaining the association’s independence. Professionals, the condominium management specialists, help the boards and unit owners (the ones making decisions) improve the operation and functionality of the board.

For more details, check here:
//zenken-center.com/mkk 
Consultation by phone: 050-3852-3770
Consultation by email
info@zenken-center.com

On June 5, 2026, a major revision was announced regarding the "Tokyo Stay-Resilient Apartment" registration and display system implemented by Tokyo Metropolitan Government. This revision aims to enhance the effectiveness of "mutual aid (residents helping each other)" in the event of a major earthquake or other disasters, and to more clearly evaluate preparedness for sheltering at home.

The main changes are twofold: "review of registration requirements related to disaster prevention activities" and "renewal to a 5-star rating system."

1. Review of registration requirements (soft measures revised)
While maintaining the basic policies such as "seismic resistance" and "hard measures" like emergency power supply, some of the soft measures (disaster prevention activities) have been modified and strengthened.

Before the revision (previous options):
- Conducting at least one disaster drill per year
- Stockpiling about three days' worth of drinking water and food
- Securing emergency equipment
- Establishing a disaster communication system
- Undertaking at least one of the above

After the revision (new options):
- Conducting at least one disaster drill per year OR establishing a method for confirming safety
- Among the previous options, participation in one of the above directly linked to post-disaster survival confirmation and mutual aid is now mandatory (revised as selectable options).

2. Renewal of the registration display system (up to 5-star ratings)
The previous 3-level display of disaster response capability has been replaced with a 5-star rating system (★1 to ★5) based on the level of measures taken. Registration of the basic "soft measures (disaster prevention activities)" is required, and stars are added by layering items such as hard measures.

3. Items eligible for additional stars (hard measures, etc.)
① Emergency power supply: Installation of power sources capable of operating water supply and at least one elevator during a blackout
② Elevator entrapment prevention measures: Installation of restart operation function
③ Early elevator recovery measures: Installation of automatic diagnostic and temporary recovery function
④ Securing disaster stockpiles and equipment: Securing storage space and equipment based on manuals

[Comment]
Under the previous system, it was possible to register with just "hardware measures," but with this revision, if there is no registration of "software measures (disaster prevention activities)," stars (★) will not be added no matter how many hardware measures you have.
Soft aspects, like the operation of disaster prevention organizations and manuals within the condominium, are now being given more importance.

Once registration is complete, a new-design "registration sticker" can be displayed at the entrance, making it immediately clear from the outside what kind of disaster prevention efforts the condominium is working on.

Since this also affects eligibility for various subsidies (for elevator measures, disaster prevention wells, disaster preparedness supplies, etc.), when reviewing disaster prevention plans in the management association or preparing proposals for general meetings or board meetings, it’s necessary to move forward based on the new standards.

On June 12, the Ministry of Land, Infrastructure, Transport and Tourism's General Policy Bureau, Construction Economy and Statistics Survey Office conducted a survey on building renovations and renewals. They compiled and announced the orders received from the first to the fourth quarter as the total for fiscal year 2025. The survey targeted 5,000 licensed construction companies.

The total orders for residential renovations and renewals in FY2025 came to 4.9033 trillion yen, up 18.7% from the previous year. Orders placed by management associations were 953.9 billion yen, an increase of 29.8%.

Looking at the breakdown of management association orders by type of work, "residential" remodeling and renovations reached 856.2 billion yen, up 30.8%. "Non-residential" saw an increase of 57 billion yen, up 12.8%.

By purpose and structure, orders for "common areas" in concrete structures were 1.0545 trillion yen, up 19.7%, while steel structures were 54.5 billion yen, up 16.1%.

If you look at the total residential orders by year (graph), you can see they have been increasing year by year.

Orders from management associations in FY2025 were 953.9 billion yen, about a 30% increase—almost reaching the 1 trillion yen mark.

The question now is how to protect the repair reserves of management associations. These numbers highlight the rising costs of construction.

On May 29, the Ministry of Land, Infrastructure, Transport and Tourism announced that it had given corrective guidance to 31 management companies under the name of the Real Estate and Construction Economy Bureau Counselor. The announcement came after nationwide inspection visits were carried out at the offices of 112 condominium management companies by the Regional Development Bureaus, the Hokkaido Development Bureau, and the Cabinet Office Okinawa General Bureau. The results of these inspections were then released.

These onsite inspections targeted 112 companies (up from 107 last year) out of a total of 1,735 registered condominium management companies as of the end of FY 2025. The proportion of companies receiving corrective guidance (counting overlaps) was 27.7%, which is up 7.1 points from 20.6% last year.

The ministry stated that “since the revised Condominium Management Optimization Act and its enforcement regulations came into effect on April 1 this year, we will focus on ensuring compliance regarding obligations such as prior explanation in transactions where conflicts of interest may arise in condominium management companies going forward.” They also requested related organizations to “carry out training activities and provide guidance to employees to further ensure compliance and overall proper management in condominium management.”

The Condominium Renovation Technology Association is a group that engages in activities to improve skills so that designers, construction contractors, and material manufacturers can work together to drive reforms in large-scale condominium repair projects. By sharing the on-site experience of these three parties, the association’s strength lies in being able to conduct research that focuses on practical ways to improve quality and develop construction technology standards.

This book is a pocket-sized volume, the 10th in a series, published as part of the results of these activities—the 'Construction Practice Manual, Volumes I & II.' For more details and to purchase previously published books, such as the 'Sealing Work Edition' and the 'Anti-Slip Vinyl Floor Sheet Waterproofing Edition,' please contact the association office at 03-5289-8641.

'Condominium Repair Work: Practical Construction Manual Pocket Edition'
[PVC Sheet Waterproofing Work Edition]
Published: April 2026
Edited and published by: Condominium Renovation Technology Association
Format: A5, 53 pages
Price: 1,200 yen
*You can purchase the book from here
Condominium Renovation Technology Association
Phone: 03-5289-8941 E-mail: mansion@marta.jp
//marta.jp/official-publication2018

1. Overview of the Case
[Applicant] Condominium Association
[Defendant] Unit Owner A: Engaged in actions such as leaving items in the common areas of the condominium, causing trouble with other residents, and making noise.

2. Progress from the Article 59 Auction Request Lawsuit to the Cancellation of the Auction Start Decision
April 5: The oral arguments of the Article 59 auction request lawsuit, filed by the president of the condominium association against unit owner A for actions against the common interest, concluded.
April 22: A judgment was rendered in favor of the applicant (condominium association side).
May 3: The judgment was served to Defendant A.
May 17: The judgment became final after a two-week period.
June 3: The applicant filed for the auction of the unit owned by A based on the final judgment.
Between July 11–20 (estimated): During the auction process, the former defendant, unit owner A, passed away.
During the auction process: The court became aware of A's death.
September 5: The court decided, of its own authority, to cancel the auction proceedings.

3. Court’s Decision
The court determined that the Article 59 auction is intended to exclude actions against the common interest by a specific unit owner, and therefore the effect of the judgment is based on the personal attributes of that owner and is not inherited by heirs (successors in title). Moreover, the court held that if a unit owner changes, the purpose of the auction, namely "removing the obstacle," is considered achieved.

4. Comments
The case involves a condominium owner who significantly disrupted communal living. The management association filed for foreclosure, and after the judgment was finalized, the owner passed away. The court ruled that because foreclosure under Article 59 is meant to prevent a specific individual’s breach of obligations, its effect belongs solely to that individual and cannot be inherited by successors (including heirs). The court canceled the foreclosure procedure ex officio. This judgment acknowledges the condominium owners’ efforts to ensure transparency in management (such as investigating living conditions), but also recognized that both sides went too far by distributing exaggerated documents and making baseless, defamatory statements at meetings (like calling someone a stalker or putting them on a blacklist), constituting defamation.

Indeed, legally, Article 59 foreclosure examines the 'attributes of a specific condominium owner.' Therefore, if ownership changes, the objective of 'removing the obstacle' is formally considered achieved. However, while changing the owner may formally end the violation of communal interests, in reality, issues like unpaid management fees are not automatically resolved, and the situation can depend on subsequent actions. In other words, if a person accused of violating communal interests transfers their ownership after the oral proceedings are concluded, the management association would have to start another lawsuit against the new owner.

This decision aligns with current precedents but also highlights the limits of current law. If heirs do not promptly remove the disturbance to communal living, the management association is forced to fight from scratch again, which is unreasonable. Removing a specific condominium owner is only a 'means' to resolve communal interest violations, not an 'end.' From a practical standpoint, if this principle isn’t followed, it could allow abusive transfers of ownership to bypass legal obligations.

For example, on November 16, 2011, the Tokyo High Court ruled in favor of a management association against a condominium owner who continued violating communal interests. However, after the oral proceedings concluded, the owner transferred '4/5' of the property to a corporation represented by their younger brother. The court indicated that while there was strong suspicion of a loophole-driven intent, this alone could not expand the scope of 'successors' under civil procedure law. As a result, the owner became '4/5'.

At the National Building Survey and Diagnosis Center, for over 17 years since its founding, we have been sending out the "Large-Scale Renovation Construction Newspaper" every month to condominium management associations to encourage communication. In addition, the bi-monthly management association seminars we hold have reached 80 sessions. Furthermore, we have compiled this accumulated "experience information" by theme and are selling it as the Zenken Library, which now consists of 62 volumes. Moving forward, we will continue to collect, edit, and share information from condominium management association seminars, coverage of the Large-Scale Renovation Construction Newspaper, management association consultations, and various advice handled by the Zenken Center.

Moreover, upon surpassing 65 volumes of the Zenken Library, the Zenken Center has made the electronic book version of the library free to management associations and condominium residents. The list of freely available Zenken Library books is published on the dedicated website below. By clicking the image of the book you want to read, you will be asked for a password. Enter the password provided on the dedicated website, and the electronic book version of the selected volume will appear.
//z-center.net/zenkenbunko

Yoshino, Representative Director of Zenken Center, explains the reason for making it publicly available, saying, "Since this is highly valued by many management association officers as a valuable source of information, in line with the purpose of establishing the general incorporated association, we decided to make it widely and freely available. We hope it will help solve various problems in the large-scale repair industry." He also expressed his determination, stating, "Aiming for the goal of publishing 100 volumes, we will continue issuing the Zenken Library."

The Zenken Library can be viewed or purchased (paper version) from the following sites:

1. By registering for Zenken Library, all volumes can be viewed as e-books.
//zenken-center.com/library
Zenken Library subscription registration:
//credit.j-payment.co.jp/link/creditcard/input

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

3.Amazon

4.TEBRA書店

5.全建文庫65冊突破チラシ

It has come to light that in the bid-rigging issue related to large-scale repair work, the Japan Fair Trade Commission has recognized violations of the Antimonopoly Act (unfair trade restrictions) by 36 construction companies and 2 design consulting firms, and is expected to issue an order for corrective measures to prevent recurrence (see the table on the right).

The construction companies are expected to be ordered to pay a total of about 1.6 billion yen in surcharges.

Next, for the management associations that were affected, it is legally possible to claim damages or request the return of penalties from the contractors and consultants. Moves to recover the repair reserve funds that the management associations were unfairly exploited for are becoming more realistic.

We have summarized the key points and legal basis that could determine success when actually proceeding with a claim.

1. Whether there is a "bid-rigging penalty clause"
How smoothly a management association can file a claim depends on whether the construction contract at that time included a "bid-rigging penalty clause."

① If the contract includes a "special clause" (very advantageous)
For recent construction work, especially contracts since June 2025 when the Ministry of Land, Infrastructure, Transport and Tourism suggested a model "bid-rigging penalty clause" and recommended its introduction, it is highly likely that this clause is included.
[MLIT] Bid-rigging penalty clause in contracts for condominium repair work
//www.mankan.or.jp/cms-sys/wp-content/uploads/2025/06/ca152a36b4081c30fa985ae10c5c1f9b.pdf

② If the contract does not include a "special clause" (a high hurdle, but possible)
If the contractor-led contract omitted the special clause, claims for damages can be made based on civil law, under "tort" (Article 709) or "breach of obligation" (Article 415). However, it is technically very challenging for the victim (the contracting party) to prove "what the proper price should have been."
Based on past court cases, according to one lawyer, "about 5% of the construction cost. For 100 million yen, the damage claim would be around 5 million yen."

2. Going After Malicious "Improper Consultants"
If there are consultants or management companies that exploited the mainstream "design and supervision method" in large-scale repairs, secretly received kickbacks from construction contractors, and led bid-rigging, it is possible to claim damages against them based on a breach of fiduciary duty.

3. Four Steps the Management Association Should Take Immediately
1. Check the "special clauses" in the contracts
Pull out all past contracts for large-scale repairs and make sure there are no clauses containing terms like "collusion," "fraud," or "penalties."
2. Preserve all evidence documents
Carefully keep estimates from the time (including other companies' competitive estimates), meeting minutes from the selection process, email records with consultants, and materials from meetings for residents, so they are not destroyed or lost.
3. Be aware of the "statute of limitations"
The right to claim damages for torts is 3 years from when you knew the damage and the perpetrator (or 20 years from the act), and for breach of contract it is generally 5 years from when you knew you could exercise the right. Media reports about actions by the Fair Trade Commission may count as "knowing," so be mindful of the deadline.

4. Consult a specialist lawyer or a trustworthy condominium manager
Direct inquiries to contractors are strictly forbidden as they could give a chance to destroy evidence or make excuses. It’s wise to have a lawyer specializing in condominium law or construction disputes look over the contracts first and plan the claim process.

＜全建センター・大規模修繕工事新聞論説委員会2026-7-02＞

Among old folk tales, 'Kachi-Kachi Yama' is especially one with a bitter aftertaste. A tanuki who keeps causing trouble torments an old couple, and as punishment, receives relentless and clever revenge from a rabbit. When I read it as a child, I could see it as the simple lesson that 'those who do bad things will be punished,' but looking back as an adult, the story doesn’t end there. What's more frightening is that the logic of the one taking revenge can seem all too 'right.'

In modern society, similar patterns aren’t uncommon. When someone's misconduct or slip of the tongue comes to light, criticism quickly piles on, and their position and life are thoroughly pressured. Of course, accountability is necessary. But correcting a mistake and completely crushing someone are not the same thing. When that boundary becomes blurred, we can unintentionally turn from being on the victim's side to being 'spectators enjoying the punishment.'

The rabbit in 'Kachi-Kachi Yama' carries the resentment of the old couple it avenged. That’s why readers somehow accept the cruelty. But perhaps this 'acceptance' is the core of the fable. People, when raising the banner of justice, find it hard to control anger. The moment we stand on the side of judgment, the other person’s pain starts to appear as 'a deserved price,' pushed outside our imagination. What exists there is not law or order, but emotional vigilante justice.

Social media outrage, public shaming at work, indelible marks on those who fail—these modern scenes are an extension of 'Kachi-Kachi Yama.' Hatred of evil is natural, but anger comes with an amplification device. Once it catches fire, voices saying 'it doesn’t have to go this far' get drowned out. The ticking sound isn’t just the firewood on the rabbit’s back. It’s also the excitement, similar to righteousness, burning and spreading inside us.

　（ジャーナリスト　井上勝彦/絵：吉田たつちか）

 ＜おもしろコラム提供＞//omosiro-column.com/

In this seminar, we will cover two major themes:

1. The essence of collusion problems and how condominium management associations should respond properly.

2. The trump card for solving collusion problems: the "Condominium Management Auditor System."

*Please note that since collusion issues are currently getting a lot of attention, we have slightly changed the original seminar themes.

//zenken-center.com/81sem0628/