Tokyo condo management & repair-reserve cost planner

A complete example of the costs included

These are invented inputs to demonstrate the arithmetic. They do not describe an available home, a Tokyo market average or a recommended level of reserve funding.

A starts at ¥50,000 per month and B at ¥55,000. A rises to ¥65,000 from month 61. Over 120 months, A totals ¥6,900,000 and B ¥6,600,000: the lower initial payment leads to ¥300,000 more included charges. Over only 60 months, A instead totals ¥3,000,000 and B ¥3,300,000. The holding period changes the comparison.

Adding a ¥300,000 one-off payment to A in month 60 increases its 120-month subtotal to ¥7,200,000. Move that payment to month 121 and it falls outside the comparison. Neither result says which building is better funded or better value.

What the two monthly charges mean

MLIT’s condominium guide distinguishes management fees for ongoing operation from reserves for future repair work. A long-term repair plan connects work, timing and funding; insufficient funding can lead to additional contributions or postponed work. Use the building’s own records to understand its situation. Read MLIT’s English guide to condominium management ↗

These working translations help organize questions. They do not replace the original Japanese documents or professional interpretation.

Turn the comparison into an evidence request

1. Ask for a dated fee schedule for the exact unit. Separate the management fee, reserve contribution and optional charges.
2. Ask for the current repair plan, funding schedule and meeting records supporting changes. Distinguish proposed increases from decisions already approved.
3. Enter the known amounts. For an unconfirmed increase, save a clearly identified alternative scenario rather than treating it as settled.
4. Download the CSV and retain it with the original documents, their dates and the unresolved questions.
5. Ask the relevant local professional to interpret the records. Add taxes, financing, transaction costs and other missing budget items before judging affordability.

Keep two separate conclusions: “these are the entered payments” and “the building’s condition and funding have been reviewed”. The calculator establishes only the first.

Calculation method and limits

For each month: management fee + repair-reserve contribution applicable that month + other monthly charges + any one-off contribution due that month. Add those monthly amounts for the selected period. A change begins in the specified month, inclusive. Each year row covers 12 months from the scenario’s start; the final row may be shorter.

Excludes purchase price, transaction charges, loan payments, taxes, insurance, utilities, interior works, unentered charges and any sale proceeds. No inflation, discounting or investment return is assumed. The worksheet is not a mortgage calculator, funding-adequacy assessment, valuation or complete ownership budget. It supports up to 360 months, one reserve change and one one-off payment. It cannot reproduce a complex multi-step repair schedule without splitting it into separate scenarios.

Changing a field invalidates the previous result until you calculate again. Your entries stay in this page’s browser memory; we do not transmit them or use persistent browser storage. A downloaded CSV is saved by your browser to your device.

Sources and review status

Published and sources consulted: 7 October 2026. MLIT: Condominium Management in Japan, March 2026 supports the terminology and background. The scenarios, worksheet and arithmetic are original editorial work. Arithmetic has automated boundary tests; the tool has not received a local professional review.

To suggest a correction or describe a missing comparison, email the editorial team. Include the scenario and expected result; do not send confidential building files. See our editorial policy.