This Study is based on a living process survey of "Two-Step Housing System" . The Part-1 of the study clears the characteristics of floor plan and brings out following results: 1. Significant changes in living style after retirement and/or at the aged parents have occured in "Hikarigaoka". They are mostly new use of former children's room for study and/or hobby purpose, and also the separate sleeping. 2. Most families of "Tana" are middle age parents with growing children, and no significant change in room use has been observed. 3. Almost no change in the Infill arrangement has been seen both dwelling units.

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In order to compare and evaluate the data of man-hour analysis between one-unit-at-a-time refurbishment works which are different each other in building condition, it is necessary to get more accurate man-hour data according to the continuous observation method. In this study, we recorded a prefabricated ceiling frame work which was newly developed for labor saving on refurbishment construction site by taking videos for long hours using HDD video camera continuously, analyzed them accurately and evaluated the effectiveness and problems of the work.

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This paper is to find basic direction of improving condominium management though analyzing the current problems of the condominium. Some residents and owners hardly participate in the management system which the government expects, and some development, subdivision and distribution of the condominium disturb a proper management of the condominium. To tackle above problems, new management system of the condominium should be established with special emphasis on (1) ownership base or right of use base, (2) individual or group, (3) consensus system or manager system, and (4) public or community. Meanwhile, it is also necessary to implement the policies for (1) control of development, subdivision and distribution of the condominium for better management, (2) restriction of the right of private at certain extent and security of proper maintenance, (3) support of community life and homeowners'association, and (4) establishment of areaoriented supportive system of management of the condominium.

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　This research examined the relationship between renovation work done in common and exclusively-owned areas in condominiums as well as the planning of such projects, focusing on the following three issues.

1) Timing of renovation work in common and exclusively-owned areas and issues

　A survey of companies with experience in condominium renovation revealed there is a correlation between work in common areas and in exclusively-owned areas, such as works in the exclusively-owned area taking place on a certain scale before or after works in common area. Planning both works together in the plumbing renovation is assumed to have an advantage in reducing risks of water leakage in the whole building by renewing both pipes in the same cycle.

 

2) Integration of renovation work in common and exclusively-owned areas and issues

　In recent years, some large-scale renovation projects have integrated work done in common areas and exclusively-owned areas to obtain rationality and other benefits. Analysis of water supply and drainage facility renovation in which the work was done in common and exclusively-owned areas at the same time has confirmed that costs of the optional works in the exclusively-owned areas can be about the same as the common areas. Also, a case study on integrated water supply and drainage facilities work confirmed that the optional works were done on about half of the exclusively-owned residential units at the same time as work on the common areas, pointing to the importance of a system for building management association efforts and a mechanism for promoting it.

 

3) Rule compliance and effects of rule revision

　Recent years have also shown that work for renovation of exclusively-owned areas cannot be done because of accompanying work on common areas due to building management agreements and other constraints. We therefore surveyed condominium management companies to clarify the actual situation of management rules and sort out the issues related to renovation work on exclusively-owned areas. The results showed that the management rules for aging condominium buildings do not cover exclusively-owned area renovations and that the rules had not been amended, pointing to the need for detailed remodeling rules to be written or existing rules revised. Furthermore, a case study of condominiums that flexibly revise rules to meet the needs of all parties confirms that rule revisions promote exclusively-owned area renovation, pointing to the need for rules and flexible rule revision that ensure that exclusively-owned area renovation work proceeds smoothly.

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