HERITAGE HOMES JAPAN
Heritage Homes renovation services
Heritage Homes Renovation Services
Should you choose to engage Heritage Homes for your renovation, you can rest assured that the work will be of the highest quality, at the best possible prices and to your exact wishes. We usually have 4-5 renovation projects running at any one given time, and we have a dedicated construction department, headed by our in-house Architect, Gen Nakayama. Working closely with our Project Managers, we will in contact with you during the entire renovation project to ensure a successful outcome. There is no need for you to be present in Kyoto, all meetings can be held via Zoom, and you will receive weekly updates on the progress of your project.
Here is how it works
Getting started: Survey and project preparation
When you buy an un-renovated property, the contract will be ‘subject to survey’. This means that if previously unknown severe damage is unearthed during the survey process, which will cost more than ¥5M to rectify, you have the right to cancel the contract as long as the survey is done before closing and final payment. So you are fully protected against unpleasant surprises. The structural survey takes 3 days and costs around ¥100,000.
Once the survey is concluded and the project has been given the ‘green light’, preparations begin. Timelines are agreed, neighbours and residents’ associations are informed about the upcoming works and assured that the disturbance will be minimal, Restoration grants may be applied for, logistics such as access, parking and work schedules are set and much, much more.
Please note: from April 2025, the building regulations in Kyto will change to require a ‘starting permit’ to commence major renovation works. These will be issued by Kyoto City Council. It is at this stage not known, how long the handling time will be for these permits, but we expect it will lengthen the project time with at least 60 days at the time of writing (January 14, 2025)
Designing the layout
The first thing to decide is the layout of your property. Consideration is of course given to practical matters such as where to place the kitchen and bathroom, bearing in mind load-bearing columns and walls. After the initial consultation with you and our architect, we produce the first draft. We usually work through two or three versions before settling on a final plan. This process usually takes 5-15 days
Choosing materials and finalizing the budget
We have a plethora of material options for you to choose from, be it flooring, tiles, kitchen units, bathrooms, fittings & fixtures, some of which are listed below. The selection process usually takes 1-3 weeks. If the project is urgent and needs to start quickly, we can also allocate a budget to each cost item, e.g ¥1.5M for a bathroom or ¥2M for the kitchen. This helps to sign off the project quicker and gives us and the client time to choose the materials within the agreed budget. After the final quote has been accepted by you, we sign off and agree on a final start and finishing date for the work.
Timeframe
All of this work can be done in the period between signing the purchase agreement, closing the contract and transferring the title deed to your name. Thus, the second the legal process is completed, the renovation can start.
The renovation itself usually takes 3-4 months. You will receive weekly updates from a dedicated team member throughout the process. Timing is obviously also dependent on the current workload and our current pipeline of projects.
Costs
The renovation cost is split into two sections; the actual construction work (dismantling, plumbing, electricity, carpentry, equipment, installation etc), and a second section which covers architecture and related work project management work, such as sourcing specialist items and handling neighbour relations (very important in Kyoto). For the construction part, we work to an agreed budget, and the quote will include the usual warranties and guarantees. The architecture, licensing, project management, government fees etc are billed separately.
As per April 2024, the average total renovation cost for a ground-up complete renovation of a Kyoto Machiya (structural work, roof repairs, all new plumbing & electricity & flooring, heating & cooling systems, windows, bathrooms, kitchens etc etc, are in the region of ¥300,000-500,000 per square meter plus tax.
PLEASE NOTE: these cost estimations are for restoring Kyoto shophouses. Farmhouses (kominkas) that are relocated and re-built have entirely different cost elements. Here, the costs are the same as a complete new build; the kominka is dismantled, the timber restored in a workshop, the entire building is shipped to its new location and here it is re-assembled and fitted out from scratch. So foundations, access road, and a complete fit-out are done. Current new-build cost in resort areas like Niseko and Hakuba range between ¥700,000 – ¥900,000 per square meter of floorspace.
Design and Supervision Fees
Heritage Homes work on an open book policy, i.e. all materials and cost are charged at nett rates and competitive quotes are always accrued for major cost items. Our fees are then added to the total.
In other words, we work on full transparency.
(Excluding consumption tax)
Fee Structure
Newly constructed houses, commercial buildings, etc.
10% of the final construction costRenovations, interior design, etc.
15% of the final construction cost
Important Notes Regarding Design and Supervision Fees
The minimum design and supervision fee for residential buildings is JPY 2,300,000 (consumption tax not included).
This minimum does not apply to commercial facilities, extensions, or renovation projects.Structural engineering design fees are charged separately.
As a general guideline, the fee is approximately 2% of the construction cost.
Projects requiring special structural systems will be discussed individually.
For projects in remote locations, if cumulative transportation expenses exceed JPY 50,000, actual costs will be charged separately.
Fees required by public authorities, such as building confirmation application fees, are not included and will be settled separately.
If special applications or procedures are required with public institutions—such as development permits or residential land construction permits—these costs will also be charged separately.
When a structural calculation suitability review is required (e.g., for reinforced concrete structures, three-story wooden buildings, or mixed structures), the actual cost will be charged separately.
Material Selection Examples
Bathroom Ideas
Photo credits to Machiya Japan
