00:00:21: Japanese use reform, it's in English.

00:00:25: Our reform is Tokyo's bilingual one of the only ones I think definitely our favorite renovation company and she will speak to us about how To actually go ahead and do that here in Japan.

00:00:37: Thank you Blanca And Alicia.

00:00:38: isn't a breakout room if anybody wants more investment related consultations.

00:00:43: thank You.

00:00:44: okay so good afternoon.

00:00:53: My name is Blanka Kobayashi for those of you that don't know me.

00:00:57: I am one of the co-founders of AgriForm, my husband right there in the back and together we co-founded Agriform in twenty-twenty-one.

00:01:07: Why was that?

00:01:08: We basically see the need of bilingual companies somebody who can connect Japanese workers or the Japanese artisans with foreigners that cannot speak Japanese and they don't really understand.

00:01:26: also the need of rules in the market.

00:01:29: So we started a company, right now we service the white Tokyo area Chiba Saitama Kanagawa.

00:01:37: but I mean if you have nice projects somewhere little bit further We can still travel for you as well.

00:01:43: so what do?

00:01:46: you can actually reach out and then we'll talk about what do want.

00:01:51: And if it's worth for us, but also to bring over a little bit further than that?

00:01:59: Well today... You've already heard Emile before me and the boys from Brent who are changing right now with renovations and the huge amount of archaeas being sold.

00:02:20: With everything that's been happening in twenty-twenty five, twenty six I would kind like to shift your perspective because renovations actually start before you buy.

00:02:36: people don't understand it.

00:02:39: so my whole presentation today is basically accumulated from the things I've encountered in twenty-twenty five and early twenty, twenty six.

00:02:55: And everything that's happening for a big reason also because people make emotional decisions.

00:03:05: they come to a property if they even came up with a property Everything else with that property just because of one thing they like.

00:03:20: So, they are actually buying based on their emotional decisions but don't understand Japan and the rules.

00:03:28: And also not everything can be used in a way you want to use it.

00:03:38: If you're deciding to buy a property before Let's even skip the renovations part.

00:03:43: If you are buying a property in Japan, You actually have to first understand your why?

00:03:47: Why you're buying it right.

00:03:50: and if you see a property... ...you have to realize is this property Actually fitting The purpose while I'm buying It?

00:04:00: And then when you looking at it You Have To See Oh Can I change it or can i renovate It in a way that, will serve me the Way.

00:04:11: I need it for i Need The property to Serve Me and A lot of People Think They can Change Anything And Everything Without Actually Realizing That's not the Case and it's Not Possible.

00:04:26: and Lately a Lot Of people buy Properties without Seeing Them Where we think it's a common sense to actually first see a property and do a walkthrough.

00:04:36: I have an increasing number of clients that Have not been to Japan.

00:04:42: They have not seen the property they have not in the area And they just buy its solely based on their discussion with a real estate agent, and they think That everything is gonna be wonderful and exactly as the real estate agents says.

00:04:59: Unfortunately I'm sorry.

00:05:05: OK, no worries Unfortunately that it's actually Okay.

00:05:15: We have a little fiddling now.

00:05:17: i'm just on the third one.

00:05:19: yes Yes okay so a little more technical So a little bit like a Christmas tree, but we'll go with that.

00:05:43: Hopefully I'm not going to move too much so the sound will be good.

00:05:48: Unfortunately things change once you realize if somebody tells your house has good bones it's a trap!

00:06:01: They literally tell you when I don't even want to swear here, so we have mud.

00:06:08: So no...I'm not gonna swear but if somebody tells you the house has a good bones You need to know there is a lot of work to be done.

00:06:17: They are just telling you that it's not falling apart yet Because its kind- It had something.

00:06:21: thats holding it.

00:06:22: But thats about it.

00:06:24: Say please do not trust anybody who says Oh!

00:06:28: The House Has A Good Bones That..you're looking at that point at fifteen million in renovation fees.

00:06:35: So don't trust that.

00:06:37: You actually have to realize if the house you are about to buy has issues, so you have to figure out If there is a water damage?

00:06:46: You would not believe how many houses I have came in the past twelve months That The minute we moved for example We moved our kitchen cabinets away.

00:06:57: the whole flooring was rotten.

00:07:02: You move about through cabinets away, like the vanity you moved that way again rotten floor.

00:07:08: Those are all water damage issues.

00:07:12: That's absolutely common with these older houses.

00:07:15: So you need to know if you're buying an older house.

00:07:17: most probably your gonna have this issue.

00:07:19: If there is not a water damage They're most probably going be flooring issues.

00:07:24: But also if you actually do not walk through the house?

00:07:30: because you cannot assess from the pictures if the flooring needs a complete replacement or If you can just lay something on top of it, so I flooring and then another thing old wiring older houses.

00:07:45: The wiring is not great And you might need to change an entire electrical system all the wiring and everything in the house.

00:07:53: You'll have to change.

00:07:54: All the all the sockets all the switches But also like the insides not just the covers.

00:08:00: I'm talking about everything because it's gonna be old and outdated.

00:08:03: It's going to trip if you are adding air condition.

00:08:06: It's gonna Be tripping The circuit.

00:08:09: but with that old house, can you actually even up?

00:08:12: The voltage for the house yes or no?

00:08:14: You do not know that a lot of the older houses is slightly tilted.

00:08:19: And there's another favorite thing off real estate agents that that are selling the older houses, they'll tell you well it's tilted but its okay.

00:08:28: It is not tilted too much.

00:08:31: so what great I mean?

00:08:32: Its not going to fall on.

00:08:33: you try and change a door frame Try and change of window.

00:08:38: You're not gonna be able do that because with tilt off house The doors frames also very uneven And at this point your breaking wall starting from beginning just to change just to change the door frames.

00:08:57: So you need to realize if there is a tilt or what it's there, because you have to understand the building before you buy it!

00:09:05: Because otherwise you'll buy and then be looking at me that I calculated your renovation little bit too much... ...because YOU thought you bought a five million yen house And you're gonna spend two and live happily ever after That usually not happening.

00:09:22: So you need to understand that, of course for insulation we all know the insulation issues in Japan even with newer houses.

00:09:31: With older houses it's even more so often You might want add windows or change windows To nicer ones and have to figure out if this house can carry them if you can actually do these repairs, or what are going to be about the insulation so that they're not too hot and cold.

00:09:53: You don't have draught through windows nor flooring.

00:09:56: All of this needs to find out before buying a house.

00:10:02: Another thing is we all love open spaces with foreigners.

00:10:07: Japanese houses aren't built like that.

00:10:10: even in apartments where there's usually smaller rooms A foreign client tells me, it's like oh we're just gonna break all these walls.

00:10:19: We are going to open this

00:10:20: up.".

00:10:21: Well you have to figure out if you can because there is a wall that when you break them the whole house comes down.

00:10:29: so you need to find ways in which they change their layout.

00:10:32: and how do you want to change your layout?

00:10:34: In many mansions even though for example move a toilet or something to a specific place, and you cannot move the toilet.

00:10:47: No matter what unless you are literally building another flooring and moving in that way then you're losing thirty centimeters of height which in the mansions we also can't afford because the ceilings usually maximum two point three meters.

00:11:03: so you cannot lose another thirty centimeters just to remove your toilets.

00:11:07: So you need understand Can you can change the layout to do what we want?

00:11:18: And then, if your house is yours.

00:11:22: You don't need anybody's permission in terms of buying a mansion or an apartment but not doing it alone.

00:11:38: It's the whole building that does it with you.

00:11:41: In a meaning, or me as your renovation company I have to submit the renovation plan... ...to the management company and they look at it And then either give us permission.

00:11:55: So if you were to break specific walls, they would not give your permission for that.

00:12:00: They might have decided the flooring is not good enough because in apartment buildings and mansions there's a specific thickness of flooring.

00:12:10: so when someone below doesn't hear you walking around an apartment.

00:12:15: There are lots of rules that apartment building has but if you don't understand it again or the rules You may buy something that you will regret later, or that you would not be able to do the work you wanted there and it could cause a lot of issues.

00:12:35: Because all this is not understanding those kind of few things I just mentioned first of all lead an increase in your budget.

00:12:48: Six weeks ago in a gorgeous house, and I mean a gorgeous House hatch.

00:12:53: Oh was it Hachioji so like an free floor building.

00:12:57: beautiful?

00:12:58: Yes great bones but The the flooring in the first floor had to be completely Completely removed that the subfloor has to be fixed.

00:13:12: They have all these gorgeous Shojis and tatami's and everything old at all the wooden beams all that had to be renovated, new bathroom.

00:13:21: But the bathroom has a really odd shape and again the real estate agent told them oh well you can kind of break the wall and combine it with where the vanity is?

00:13:33: Forgot about the fact there's a stairway.

00:13:35: so even if you broke the wall your still not gonna fit in The unit bath there.

00:13:40: he was trying tell them they could easily put their So only when they came to the actual property, or actually we cannot do this.

00:13:49: And we are now stuck with a hundred twenty centimeters bathtub that they were not happy about because they're American and regular sized people so they wanted nice big bath tub but couldn't have it.

00:14:04: all of sudden little by little there was huge stairway.

00:14:12: You have to do all the wallpaper, and different things here.

00:14:18: All of a sudden their budget for renovation went up by fifty percent... ...and they were shocked!

00:14:27: And then they go like oh we actually can't afford it.

00:14:29: what are going to be done now?

00:14:31: Do you have anybody that would want to buy this house?

00:14:35: Well I don't because the house was empty three years ago for some reason.

00:14:39: It's not easy find somebody to buy the house just because you didn't plan well.

00:14:45: You have to work with that, and other things then encounter if it's not your budget will be delays as they keep accumulating.

00:14:59: we won't do a job at this time promised in the beginning or happy all of sudden doesn't take two months.

00:15:10: So even maybe the plans you had with the property are going to delay because you were probably planning by next month already have some income out of it and finance more things, that's not happening.

00:15:23: You're also not happy.

00:15:25: or then plan like I can afford this part?

00:15:32: The worst thing is what would be... Well i'll do this myself parts of it.

00:15:40: We are not very, and I think most renovation companies we're not happy.

00:15:45: when you try in DIY something then have to go add into because that immediately goes like yeah i can't give any warranty for what you've done so I cannot really participate in it.

00:15:59: but they aren't big fans working with them so that it's also not the best thing.

00:16:08: If you already have to reduce the scope of the work, decide what is most important?

00:16:15: I always tell clients they'll be surprised.

00:16:18: how much does a property change if you change your wallpaper.

00:16:22: You will be shocked!

00:16:24: Like wallpapers are crucial when it comes...I've got some slides here but i'm just gonna find this.

00:16:32: ...if we can simply change a little accent here, accent wall there.

00:16:39: You can just have a few simple wallpaper changes and the house is going to look so much more elevated.

00:16:49: So you don't have to do everything at start.

00:16:52: Do most important things that need make sure it doesn't fall on anybody's head And then just do cosmetic repairs Once you, again get a little bit more cash then than you can do more work.

00:17:06: So You have to realize what the reduced Scope of the work will be for you at that point and at that stage because If you just simply buy based on the fact that, you know You've seen something and you feel oh.

00:17:27: You like?

00:17:48: rationally more than making emotional decisions.

00:17:54: Because honestly, everything is decided at that moment.

00:17:59: Everything you are planning it's going to be decided right here and there because Japan is very different in a broad most of the countries.

00:18:11: You can kind change or its more free the renovations.

00:18:18: in Japan, there are rules for everything.

00:18:19: Again especially more rules apply if you're renovating a mansion You have to have everything planned and submit even when your plan is going to be delivered to the house.

00:18:29: When you'll take garbage from construction site.

00:18:32: If you've taken bags of garbage while they were not counting on it They won't be happy with you And that's gonna cause problems.

00:18:41: So... The rules in Japan When it comes to renovations, they are much more tedious than the rules everywhere else.

00:18:52: Especially again if you're renovating an apartment building apartments or mansions there's restrictions of what can do and cannot do And most probably don't understand that.

00:19:03: So again, it's very good if you are not doing these things on your own but have somebody in your side that understands the system and will work for those things.

00:19:15: Another thing is... If you actually submit to an apartment building or management as a foreigner and your application isn't perfect Japanese.

00:19:27: they'll probably try and deny this case last year and I had a wrong kanji.

00:19:36: In the entire application, I used a wrong Kanji for

00:19:40: vanity.".

00:19:42: And I got a call back from the management company and they said well, They can tell we are foreigners and they're not sure that we could do it properly?

00:19:52: That if you can't do your job or understand the rules then everything will be fine because there's no confidence in them.

00:19:59: so they actually want to let us work.

00:20:02: And it took a lot of explaining and a lot work from my Japanese assistants to actually convince them that everything is okay.

00:20:13: At the end, there was one kanji but they already caused a lot issues.

00:20:18: so language is big barrier.

00:20:20: unfortunately with that you are dealing comes special expectations that, oh foreigners they will not follow the rules.

00:20:31: They won't keep their apartment building clean because you have to put a protective sheet everywhere and clean up after yourself every day.

00:20:40: You can only work from nine to five or any public holidays or weekend.

00:20:45: There are so many restrictions.

00:20:47: So they'll immediately assume as a foreigner don't know what your doing.

00:20:54: So you kind of have to go with the flow and make sure that The rules off where you are or were your planning to buy an renovate Will be followed?

00:21:06: And that's again, whether renovation company comes in because we already Have an experience.

00:21:12: We've dealt with all these people so it will be very easy.

00:21:17: Here actually you see a picture, this was really funny.

00:21:20: This is one of those jobs that when you literally start doing few things and then end up tripling the workload because as the client goes she's like oh well at the beginning they didn't want to change their kitchen but wouldn't it would have been great if we just opened up our kitchen?

00:21:39: Because these were closed separated living dining and then this kind of small kitchen.

00:21:46: And we end up breaking all the walls, you have to count on one thing once you break it.

00:21:51: I'm not supposed to walk here You're going to end that way...you are gonna have structural beams.

00:21:57: because no matter what there will be structural beams somewhere.

00:22:00: so you'll work around them but can't cut into a little bit in the cabinet.

00:22:06: which brings me why i worked with foreigners I don't know, most of the time.

00:22:11: Because my foreign workers they can cut into a cabinet and will nicely work around it whereas Japanese artisans are more strict or not strict They're not as flexible.

00:22:25: So us at Agri-Form we've worked with different artisands.

00:22:30: but when i have something peculiar like this i'll have nice foreign worker that will be able to actually, oh they always say I'll think about it and find a solution.

00:22:43: So... That's also one of the things you have to be ready for if you are dealing with solely purely Japanese company.

00:22:53: It would very much by the rules.

00:22:55: You cannot even mix two brands in same room because there'd be shocked out.

00:23:01: so as a foreigner As a Westerner, you will have different expectations.

00:23:07: You'll have a different mindset when it comes to this... So if we look at the property and think about what do I want?

00:23:18: And Japanese people are going to look at it as they like but what can be done with that particular structure?

00:23:26: The Japanese person already sees rules or issues whereas we see endless possibilities So that it's kind of the change we have as a foreigners.

00:23:39: We see, all of us want to open spaces because you know big rooms and beautiful there is great Japanese.

00:23:48: they prefer smaller rooms where First of all, for them it's more efficient when it comes to heating or air condition.

00:23:58: But I don't know.

00:24:00: they probably like smaller spaces so that their rooms are more structured and defined And then go with what is there.

00:24:08: They would not be asking us if we buy an older property which has changed the whole layout.

00:24:14: Japanese people will never do this.

00:24:18: Usually foreigners, again they just want like okay I bought it so you can just gut it completely and then play with it.

00:24:26: They wanted to do everything the full redesign because we have ideas.

00:24:34: Japanese people would be more functional.

00:24:36: They'd go within the means that this is what's most important And it's OK.

00:24:46: So I think foreigners tend to go more with, oh, I want to do it completely and do as much as I

00:24:54: want.".

00:24:55: Then comes the point that Oh!

00:24:56: I want a custom furniture or I want all these custom-made cabinets, custom made beds, customized bathrooms.

00:25:06: we are now planning like really customized bathroom.

00:25:10: again Japanese person will not plan on that when they are buying the property unless they have unlimited budget, because they understand that any customization in Japan equals double to triple cost.

00:25:25: Normally at least I'm Czech and European having a custom made furniture is not that much more expensive than buying it somewhere whereas here in Japan honestly having like custom-made beautiful furniture that fits your space and fits you ideas.

00:25:44: It equals minimum of double cost, sometimes triple And then also much longer time because it's gonna take at least a month to two months Because we usually have to bring it from somewhere.

00:25:57: so You know?

00:25:58: It's going to take much more.

00:26:00: here are some very nice kitchen than we did for a client And it worked out really well.

00:26:05: and this was not custom-made This was actually a Japanese maker, so it worked out really nicely.

00:26:14: But we've worked in that mansion and the mansion... It was difficult to work with management over there because they were a lot of restrictions.

00:26:26: And then another thing.

00:26:28: when as our kind expectations We want everything looking natural You know, lately it's a lot of white color and light wood.

00:26:48: Wooden designs but just like very simple kind-of natural.

00:26:53: whereas Japanese they wanted uniform.

00:26:57: They want everything to kind of look easy.

00:26:58: That's why foreigners would prefer... ...to go with paint instead of wallpaper, or they would prefer to go with tiled bathrooms not the unit baths.

00:27:09: Japanese people usually prefer if they can just remove the old and pop in the new And don't have to because that is also easier for next changing down the line.

00:27:22: So there are a little bit difference when it comes.

00:27:27: They also understand that if you are actually changing all the layouts and changing everything, then it is costly.

00:27:37: What's very costly when we start changing plans or whatever they want to do but I was thinking maybe instead of this which would be great and it's going to cost more time.

00:27:57: Again, all these things yes we can adapt but you also as the owner of the property need know that is what will happen if your changing plans most probably they are possible change with you.

00:28:13: unless already have older materials on site We can change our plan for you it's gonna be more difficult.

00:28:27: So there is kind of the main risk between our Western expectations and Japanese expectation or the expectations living here in Japan, that whatever you do if your are changing plans not understanding this system here its going to be more costly and not always it's going to be possible.

00:28:58: So once again, you have to align your vision before you buy it so that why is this so helpful?

00:29:07: And I keep telling the boys we're kind of talking about a little bit as well.

00:29:11: You have to understand what are gonna do with property Before actually buying It!

00:29:22: cost already, which is kind of the hidden issues or upgrades to customisation.

00:29:28: So here it's just summed up but with some nice pictures and some nice wallpaper.

00:29:35: so when you're planning play around a little bit about interior designs choose a nice flooring, choose a wallpaper try and think outside of box within layout the space.

00:29:54: The golden rules, inspect early know your limits at a buffer be realistic and use experts.

00:30:03: those are kind of like the five points And if you can pick all the boxes You'll be happy and you will be able to Use the property do where you want so?

00:30:15: So again just few kind of add-a-buffer is always great.

00:30:18: That's what I'm saying.

00:30:18: Like with whatever figure you have in mind for the renovation job at least thirty percent.

00:30:25: Have a thirty-percent buffer because things cost definitely more than you think they cost, so having a buffer when your planning a renovation is definitely crucial and one of most important thing.

00:30:41: that And I keep repeating myself this presentation, but trust me it comes from my heart and the experience.

00:30:54: You need to know what you are buying.

00:30:58: So yes of course your real estate agent will send some pictures But they know at which angle to take them.

00:31:05: Your best solution would be To actually hire a realist renovations person before you buy it.

00:31:16: They'll walk around the property and they will go with real estate agent inside, then can give a more accurate assessment of what's actually wrong in their property and what you can do maybe later or not.

00:31:35: So, if you are not in the country—and you guys here.

00:31:38: so it's very different.

00:31:40: but lately I think seventy percent of my clients they're actually not in this country when-when they are buying.

00:31:46: They've never seen their property before themselves And then only come after renovation is done for first time ever Or they come AFTER they bought just to pick keys.

00:31:58: If you cannot be in a country If you cannot choose and walk the property yourself, hire somebody outside of a real estate agent that will walk through the property.

00:32:10: And then they'll help you buy it because buying blind is the worst thing you can do.

00:32:16: So while you would be buying You need to understand so kind of... Understand your condition on the property.

00:32:27: What could change?

00:32:30: buy and decide your renovations based on that.

00:32:34: If it will fit your purpose, if you know the rules in Japan especially those of you again that are buying because you want to do Minpaku or short-term rentals before you buy their property book a session with Tracy.

00:32:51: talk her about this.

00:32:54: Nothing, nothing worse than you buy a property without knowing if in that area You can even run that business module.

00:33:02: You are thinking about yeah.

00:33:05: So you just kind of need to understand If what you're buying is actually What do you need and then?

00:33:13: Understand your budget Understand if you can afford the debt kind of face or not if there will be some hidden, what might be the hidden repair costs or not.

00:33:26: And with anything and everything... Be realistic about what you are doing.

00:33:32: Match your ambitions to reality of property.

00:33:40: So many factors affect cost for your planned renovation and that would be, even for example the simple thing as if you are again in an apartment building does it have an elevator or doesn't not have an elevator?

00:33:59: Because If You Are In A Fifth Floor Without An Elevator And You Need To Hall An Entire New Bathroom A New Kitchen Bunch Of Furniture And You Don'T Have An EleVator.

00:34:12: You Know That We Will Have To Hire An Extra Crew to actually bring it up.

00:34:17: So those are all kind of hidden costs that you might have, does the apartment building has a parking or doesn't You know, all these things actually influence the cost of renovation.

00:34:35: Because if you are in that kind of area where we have to be paying three or four thousand a day for parking... ...you're running extra costs and then ask why is there three hundred thousand per month?

00:34:49: So all those things need to understand.

00:34:57: If you understand these little things, you will avoid a lot of issues.

00:35:02: So my recommendations for all of you actually here would be that if we talk to an expert or renovation person before buying the purchase... ...you're avoiding many mistakes whereas after purchasing them you are managing damage and this is huge difference!

00:35:22: If you want to be happy with what you are doing, just please flag those risks early.

00:35:30: Go into any of your purchase and go into any renovations with understanding of what do we're doing so that you don't have to kind of upset about everything you did?

00:35:44: With that I would like to say yes our company is also one available for this or not.

00:35:50: So you can contact us either Prior you buying or of course will be very happy to discuss with you any of your renovations need.

00:35:59: I'll be here tomorrow as well if You have a project that you are kind of planning to do right now.

00:36:04: You can bring your plans tomorrow And i Can talk, to you about them.

00:36:08: we can discuss?

00:36:09: You know what you're planning.

00:36:10: If it's doable Or if It's not doable it Will help you To understand What's going on.

00:36:18: so either contact me and we can set up a meeting or you can bring your plans tomorrow.

00:36:24: And if he can talk about that, so thank you very much.

00:36:26: Thank You for having me.

00:36:33: If you have any questions then I think yes.

00:36:37: Yes the mic is over here.

00:36:40: Hi, you talked about how the whole process starts before you actually see the project.

00:36:45: Is there a fee associated with bringing your company out or is it out of the kindness of your heart?

00:36:50: No I'm not that nice!

00:36:56: Yes Of course There's a fee because first of all just even to go somewhere, you know I'll have get there but then give the quotation.

00:37:04: Anybody that ever made a quotation knows how long it takes.

00:37:07: so we charge depending on where is and how long will take.

00:37:11: size of property between fifty to seventy thousand yen if he want.

00:37:16: need us bring in like inspector or static than its extra for basic me going into the property either with without you and doing the walkthrough on your behalf, kind of being your ears and eyes.

00:37:36: I can do

00:37:37: that.".

00:37:37: And yes, the fee is fifty to seventy thousand yen based on the property.

00:37:42: Yes next?

00:37:45: So this news a few days ago like some toilet bathroom like Toto in Takara Standard have said it for Iran conflict stop the new orders, how do you think this is going to change the reform business?

00:38:02: It's huge.

00:38:03: My husband can tell me on Tuesday I had a call because right now in the process of renovating property and so i have phone calls from my supplier telling me that you need to place order within next forty five minutes otherwise they will not give it us anymore.

00:38:22: So literally I had to drop everything send the money and send the confirmation.

00:38:30: And still till today I didn't get a confirmation when it will be delivered, i am just basically still hoping yeah?

00:38:38: Still hoping that I'll able to do the bathroom because yes there's not enough diesel NAFTA and basically they cannot deliver and apparently is just beginning.

00:38:51: It will get worse and it will influence much more things.

00:38:54: but right now, it influences most people like us that are renovating properties.

00:38:59: so there is not enough building materials.

00:39:01: Yeah I think they told me when i asked WHEN?

00:39:06: They said maybe not even in May.

00:39:10: So it might be an issue.

00:39:12: yeah especially if you honestly feel like unit baths.

00:39:16: Unit Baths are a big problem.

00:39:20: Next Do we still have time?

00:39:22: Yes.

00:39:22: Yeah, with your time We got a breaktime after that so we can go a little bit over.

00:39:25: question from the stream.

00:39:27: Can you talk a little about the cost of demolition and removal of debris?

00:39:33: Removal of debris is the biggest part.

00:39:35: there Is not an issue.

00:39:36: to break a wall yeah I mean at The end of the day if you need a little stress release That's actually it.

00:39:41: You know It's not a bad thing.

00:39:44: but uh...the removal Of the debris is A huge part of it.

00:39:50: So Depending on the size of the wall, depending also where you are.

00:39:55: Because every city charges a little bit at different amounts but then somebody has to drive it there and back.

00:40:04: So demolition is big part.

00:40:10: We did four bedroom apartment And we've removed old kitchen all the flooring some walls ceiling unit bath, toilets.

00:40:27: It was like almost I would say kind of a complete demolition and it was about one million or two million including all the disposal off the garbage but it was very big for bedroom apartment.

00:40:45: quite they left some furniture that ended up wanting to be disposed on stuff including everything for a large one eighty to two hundred square meters place.

00:40:59: Yeah, it depends where you are as well.

00:41:02: yeah further questions hands.

00:41:04: yes over here.

00:41:06: no sorry mate your not getting the mic again.

00:41:11: OK, you mentioned earlier working with specialists.

00:41:14: Do you sometimes work with architects or do clients come with their architect and tell us about that?

00:41:20: Yes I always try to work with an architect who understands Japan especially understanding Japanese stock because my biggest problem is a lot of the architects draw beautiful pictures, beautiful designs But we then cannot get it for the client.

00:41:42: So I like working with architects, but I need to work with architects that understand what is actually possible in Japan.

00:41:51: so... It's critical when the architect has local knowledge?

00:41:56: Yes!

00:41:56: The same way as my clients are important and they have to understand what's going on here.

00:42:07: I'm asking because i've been here for over twenty years.

00:42:19: It's interesting hearing your comments and there are no shortcuts, either you have long enough to know what you're doing or need train wheels.

00:42:29: So if you are pitching a service is very much interested?

00:42:34: So let's talk because I have one very interesting client coming up and I'll need architect for that.

00:42:42: Let's talk later, thank you!