+KEY OPERATION Design
Our aim is to find the simplest and most innovative spatial composition, construction method or other architectural technique that will provide a coherent, clever, and logical solution to the design problems of each project. We investigate and analyze the customer’s requests, observe the urban context, investigate the social interactions that will take place in the social structure, acknowledge local history, culture, building codes and natural environment, and study a range of building materials and techniques.
KEY OPERATION Inc. can provide a range of services. For building project, these include investigating the feasibility of the requirements, developing design proposals, applying for statutory approvals, preparing construction information, obtaining tenders for building works and administering a building contract.
We can also provide other services such as interior design, landscaping, urban planning, graphic design, product design, furniture design and project management.
The Representative Director of Key Operation Inc., Akira Koyama Dip MSc MArch ARB RIBA graduated the Bartlett School of Architecture, University College London, Master of Architecture course and worked in UK architectural practices including David Chipperfiled Architects for 6years.He is registered as an architect both in UK and Japan and has full knowledge of architectural practices in both countries. He is also a chartered member of Royal Institute of British Architects.
Our bi-lingual team can provide a full spectrum of design services in the following unique situations: Design services in Japan for English speaking clients.
Design services outside of Japan for Japanese or English speaking clients
+Building Type we can design
Flat Alteration, Renovation
+Plan of Work
Design and construction proceeds through number of Work Stages, which are summarized below.
B Strategic Briefing
C Outline Proposals
D Detailed Proposals
E Final Proposals
F Production Information
G Tender Documentation
H Tender Action
J Construction to Practical Completion K After Practical Completion
KEY OPERATION’s fee is based on the floor area. Depends on the building type, size of the building and all the other conditions of the projects, we offer different rate as follows:
New Built Private Residence in Japan
30,000JPY – 45,000JPY / sqm
Minimum Fee 2,500,000 JPY
Renovation of a Private Residence in Japan
25,000JPY – 45,000JPY / sqm
Minimum Fee 2,500,000 JPY
Renovation of a Flat in Japan
20,000JPY – 30,000JPY / sqm
Minimum Fee 1,500,000 JPY
Retail Design in Japan
30,000JPY – / sqm
Minimum Fee 4,500,000 JPY
This includes the general communication and correspondence in English, but the drawings will be drawn only in Japanese. If all the drawings need to be in English as well, extra fee will be required. Please ask for a quote if some of the drawings need to be written in English.
Expenses and disbursements properly incurred in connection with our appointment will be charged in addition to fees and will include the cost for the following:
– Long distance travel cost, charged at cost (100 kilometres or more for one way).
– Accommodation expenses, charged at cost.
– Service fees for the building control application
– Purchase of maps and printed contract documentation, charged at cost;
– Photography, charged at cost;
– Courier if required, charged at cost.
– Site survey and building survey cost, charged at cost.
– International telephone calls, charged at cost.
All normal in-house expenses such as domestic telephone, domestic fax, local post, drawing materials, local travel etc. are included in this fee proposal.
+Method of Payment
|(1) First payment|
|Upon execution of this Agreement||20% of total fees payable|
|(2) Second payment|
|Upon work completion of Outline Design||20% of total fees payable|
|(3) Third payment|
|Upon work completion of Production Information|
|Upon commencement of works||40% of total fees payable|
|(4) Fourth payment|
|Upon commencement of works||10% of total fees payable|
|(5) Fifth payment|
|At the time of completion||10% of total fees payable|
+Liability and insurance
KEY OPERATION Inc. maintains Professional Indemnity Insurance in respect of our liability to our clients.