Over 13,000 Cases of Restoration Disputes Annually. "GenChoku," Which Records Sites in 3D, Launches Proof-of-Evidence Plan

Preserving the site as a whole. 3D Site Survey DX Service "GenChoku"

Space Lab Co., Ltd. (Headquarters: Minato-ku, Tokyo; Representative Director: Honoyuki Shibahara; hereinafter referred to as Space Lab), a subsidiary of iceberg theory holdings株式会社, which handles architectural visualization and DX support with a focus on architectural CG perspective production, 3D scanning, BIM, VR/AR, and metaverse development, has launched the "Proof-of-Evidence Plan (Continuous Storage, Annual Fee)" for its 3D site survey DX service "GenChoku" (hereinafter referred to as GenChoku). This plan allows specialized staff to record site conditions before and after restoration, move-out, and construction in 3D from a third-party perspective, independent of parties' memories or smartphone photos, and to continuously store and verify this information.

Consultations regarding restoration of rental housing exceed 13,000 cases annually, even with the establishment of national guidelines (National Consumer Affairs Center). The common issue behind this is that "the site conditions at the time of move-in, before construction, and before and after move-out are not left in a form that can be verified later." GenChoku records the "site at that time" entirely in 3D, which cannot be fully captured by photos, and makes it available for relevant parties to verify the same site data later. At the "Construction DX Expo +" (Tokyo Big Sight) held from July 1st to 3rd, 2026, over 750 business cards were exchanged, and approximately 60% of respondents expressed positive interest in follow-up individual meetings.

1. Why Do Restoration Disputes Persist?

At the time of moving out of a rental property, discrepancies in understanding between landlords and tenants regarding restoration costs—a common issue many have heard of at least once. According to the National Consumer Affairs Center, consultations regarding restoration of rental housing are continuously received, totaling 13,277 cases in fiscal year 2024 (FY2022: 12,885 cases, FY2023: 13,273 cases). This accounts for approximately 40% of all consultations related to rental housing.

This issue is not limited to "security deposit matters for general consumers." The same structure impacts construction companies, interior design companies, and management companies in their field, leading to increased time and costs through additional work, reconfirmation, and discussions. One interior construction company reported that the losses from "cleanup" related to restoration amount to "about 1% of sales by feel. Tens of thousands of yen are not even recorded as special losses, so we cannot fully grasp how much we are actually losing."

Figure: Trend in the number of consultations regarding restoration of rental housing (Source: National Consumer Affairs Center)

2. Rules Exist. What Was Missing Was "The Site at That Time."

The Ministry of Land, Infrastructure, Transport and Tourism has published "Troubles and Guidelines Regarding Restoration," organizing the framework for cost allocation. The "ruler" for judgment is already available in society.

Despite this, discrepancies in understanding still occur because the object to which the ruler is applied—the fact of "the site at that time"—is not left in a form that can be verified later. When site conditions remain ambiguous, parties are forced to rely on their individual memories and claims. As a result, time is spent on confirming "he said, she said" issues, halting normal operations.

*GenChoku is not a service that prevents disputes or guarantees legal evidentiary value. It supports the preparation of site data for relevant parties to verify site conditions later.

GenChoku's "Better Process" for Sites

3. Why Photos Are Insufficient

In many sites, photos are taken for record-keeping. However, photos, by their nature, are taken of "places that are being paid attention to." Discrepancies in understanding often occur outside of these areas.

A large scratch is found in a place that was not the focus of attention, not in the main construction area. It's unclear whether it existed originally or was caused during construction. The client points it out—the photos taken beforehand with the intention of "let's be careful here" only show "the places that were being paid attention to."

With photos alone, the following deficiencies can occur:

Omissions: The area that needs to be verified later is not captured at all.

Insufficient Angle/Distance: The extent and scope of scratches or dirt cannot be determined.

Ambiguous Spatial Relationship: It's difficult to pinpoint "where in which room" a scratch is located.

Unclear Timing: It's difficult to distinguish between move-in or move-out, or before or after construction.

No matter how carefully photos are taken, it is difficult to reproduce the site as a "surface" later when it is only recorded as "points."

3D scanning captures the surface, accurately recording and reproducing the entire site.

4. GenChoku "Proof-of-Evidence Plan": Turning a Single Record into Verifiable Site Data

GenChoku is a comprehensive service that handles site photo shooting, 3D scanning, web sharing, and drawing assistance. The Proof-of-Evidence Plan, newly launched, involves specialized staff recording the site from a "third-party" perspective, not as the client or contractor, and storing the entire space as 3D data. It allows users to check "where, to what extent, and in what condition" things are located via the web, even from a distance.

By moving from the "point" record of photos to the "surface" record of 3D, and by preserving the entire site, not just "places that were paid attention to," we aim to reduce misunderstandings of "he said, she said" and "it's visible, it's not visible," thereby lessening the effort required for verification and discussion.

The price for a shooting plan up to 400m2 starts at ¥50,000. By combining this with the continuous storage plan (annual fee), site conditions at the time of move-in and before construction can be retained as information for long-term verification.

*This plan does not guarantee dispute prevention or legal evidentiary value; it supports the preparation of site data for relevant parties to verify site conditions later.

Image of 3D scan data viewer

5. Use Cases

Restoration/Before & After Move-out: Record conditions at move-in/move-out for later verification.

Before & After Construction: Record site conditions before and after construction to verify the scope and finish of work.

Before & After Events: Verify conditions before and after setting up commercial facilities or event spaces.

Before & After Office Relocation: Verify conditions during move-in/move-out.

Important Cultural Properties/Historic Buildings: For sites where the original state must be absolutely preserved, use for detailed recording and preservation before commencement.

Maintenance of Commercial Facilities/Office Buildings: Accumulate periodic site records.

Particularly for sites that "must not be damaged," such as important cultural properties and high-end properties, the value of preserving the "state before commencement" as a surface is significant in case of any future claims.

6. Connection to the First Release

The first release introduced initiatives to reduce repeat visits by 3D-izing site surveys and resolving "waiting for survey" delays at the initial stage of architectural and renovation projects. This second release focuses on another value of the same 3D recording—preserving the site as a "record" that relevant parties can verify later using the same site data.

7. Moving Beyond "Record and Finish" to "Accumulate by Building"

The site data acquired by GenChoku is not just a one-off survey record. Space Lab is advancing the concept of a "Property Chart," which involves accumulating 3D records and history acquired on-site for each property (building) and using it as an information asset for repair and management decisions. If GenChoku is the "entry point for acquiring sites in 3D," then the Property Chart is the "exit for accumulating building information and making it an asset." This flow will be announced again in the future.

Report on Exhibition at Construction DX Expo + and Inquiries

GenChoku exhibited at the "Construction DX Expo +" held at Tokyo Big Sight from July 1st to 3rd, 2026. During the exhibition, numerous consultations were received regarding records before and after restoration and construction.

Over 750 business cards were exchanged during the three days of the event. Of the visitors invited for follow-up individual meetings, approximately 60% responded positively, expressing a desire to hear more. In addition to streamlining site surveys, many consultations were received regarding the desire to leave records before and after restoration and construction, confirming that GenChoku is in demand as a "mechanism for verifying sites later."

Those interested in records before and after restoration and construction are welcome to inquire via the service website.

Representative's Comment

Disputes in restoration and renovation work do not always arise solely from someone's malice or construction errors. The problem is "ambiguity." When the state at the time remains ambiguous, parties are forced to rely on their individual memories and claims, leading to significant time spent confirming "he said, she said." On the other hand, if the site conditions are left in a form that can be verified later, misunderstandings are reduced, and the burden of verification and discussion changes significantly—this is our experience from working closely with sites.

We want to create a future where site personnel can concentrate on their core work of construction, management, and craftsmanship, rather than having their life's time stolen by reconfirmation and dispute resolution. And where the records left by GenChoku are accumulated for each building, growing into a "Property Chart" that supports repair and management decisions. We aim to create such a landscape, where preserving the site becomes the norm.

Honoyuki Shibahara, Representative Director, Space Lab Co., Ltd.

Honoyuki Shibahara, Representative Director, Space Lab Co., Ltd.

Service Overview

Service Name

3D Site Survey DX Service GenChoku

Provider

Space Lab Co., Ltd.

Services Provided

On-site surveys, photo shooting, 3D scanning, web sharing, drawing assistance, record creation

Target Areas

Architecture, interior design, construction, renovation, renewal, real estate management, facility management

Main Use Cases

Restoration, before/after move-out, before/after construction, before/after events, before/after renovations, on-site surveys, drawing assistance

Shooting Plan

From ¥50,000 for up to 400m2

Proof-of-Evidence Plan (Continuous Storage)

From ¥30,000 annually (pricing becomes more cost-effective for longer continuous storage)

Service URLs

https://spc-lab.jp/service/3d_model_production_scanning/

https://3d-scan.spc-lab.jp/

Company Profile

Space Lab is a visual production group with a background in architectural design, utilizing cutting-edge technologies such as BIM, 3D scanners, and AI. They have a track record of collaboration with government agencies and universities, including the Agency for Cultural Affairs' "Virtual Japan Expo" and a joint AI avatar project with Osaka University. They support information dissemination in the architecture and real estate fields through architectural visualization, advertising CG, BIM support, VR/AR, and 3D scanning.

Company Name

Space Lab Co., Ltd.

Location

Higashi-Shimbashi Building 2F, 2-10-10 Higashi-Shimbashi, Minato-ku, Tokyo 105-0021

Representative

Honoyuki Shibahara, Representative Director

Established

May 22, 2009

Business Activities

Architectural CG production, advertising CG production, BIM support, 3D scanning, VR/AR, metaverse, AI utilization support

Group

iceberg theory holdings株式会社 Group

URL

https://spc-lab.jp/

References/Sources

1st Release PR TIMES "Reducing Repeat Site Visits by Up to 80%" https://prtimes.jp/main/html/rd/p/000000034.000064929.html

Ministry of Land, Infrastructure, Transport and Tourism "Troubles and Guidelines Regarding Restoration" https://www.mlit.go.jp/jutakukentiku/house/jutakukentiku_house_tk3_000020.html

National Consumer Affairs Center "Rental Housing Restoration Disputes" https://www.kokusen.go.jp/soudan_topics/data/chintai.html