目 次

序論 住宅の長寿命化に向けた基本認識と研究開発の枠組み
序－１ 住宅の長寿命化に向けた課題と研究実施方針
１．住宅の寿命が短い要因······················································ 3

２．最近における平均住宅寿命の伸び············································· 4

３．住宅の長寿命化に向けた取組みの視点
４．研究課題の設定········································· 5···························································· 6

序－２ 「多世代利用総プロ」の研究開発の内容
１．研究開発の概要······························· 3·································· 27····························································27

２．研究開発のポイント························································27

３．研究開発の実施体制······················································· 29

序－３ 主な研究成果···························································33

１．主な研究成果一覧··························································33

２．多世代利用住宅の新築（形成）及び管理に係る研究成果··························35

３．既存住宅の改修及び管理（流通）に係る研究成果 ································37

Ⅰ．形成・管理システム部門
Ⅰ－１．
「形成・管理システム部門」の研究内容と研究成果の概要
１．研究の目的·················· Ⅰ-3······························································ Ⅰ-3

２．研究内容と成果の概要···················································· Ⅰ-3

Ⅰ－２．住戸区画の規模の可変性レベルの評価手法及び評価基準の検討
１．研究の目的と方法············· Ⅰ-7························································ Ⅰ-7

２．住戸区画の可変性の評価手法··············································· Ⅰ-9

2.1 評価の枠組み························································· Ⅰ-9

2.2 各用語の定義························································ Ⅰ-10

2.3 住戸区画の可変性を評価する視点ごとの評価手法·························· Ⅰ-12

2.4 スケルトン面積等の算定方法の考え方··································· Ⅰ-27

2.5 住戸区画の可変性の総合評価フロー····································· Ⅰ-35

３．住戸区画の可変性を確保するためのスケルトン空間の評価基準の提案··········· Ⅰ-36

４．住戸区画の変更を実現するための設計上の配慮事項 ··························· Ⅰ-37
4.1 水回りの可変性を担保する床懐寸法の確保
4.2 共用配管スペースの確保······························· Ⅰ-37··············································· Ⅰ-39

4.3 間取りの可変性を担保する耐力壁の開口位置の確保························ Ⅰ-40

4.4 住戸アクセスの確保 ··················································· Ⅰ-41
4.5 法的対応性の確保···················································· Ⅰ-42

５．マンションの場合の区分所有法等に係る法的手続き ··························· Ⅰ-44i

Ⅰ－３．
「長期マネジメント計画」の計画体系及び計画内容の提案
１．研究の目的と方法················· Ⅰ-47······················································· Ⅰ-47

２．
「長期マネジメント計画」の基本的考え方··································· Ⅰ-49

2.1 長期修繕計画と比較した長期マネジメント計画の特徴······················ Ⅰ-49

2.2 長期マネジメント計画の適用··········································· Ⅰ-53

３．長期マネジメント計画の計画体系·········································· Ⅰ-54

４．長期マネジメント計画の計画内容及び様式·································· Ⅰ-57

4.1 部位別ハード計画の記載項目・内容及び標準様式
4.2 運営計画の記載項目・内容及び標準様式·························· Ⅰ-57································· Ⅰ-63

4.3 住宅履歴情報シート ··················································· Ⅰ-75
4.4 長期マネジメント計画概要シート······································· Ⅰ-76

Ⅰ－４．多世代利用住宅の良好な住環境を安定的に確保するための敷地条件及び建築協調ルールの検討 ················································ Ⅰ-79
１．研究の目的と方法······················································· Ⅰ-79

２．多世代利用住宅の建築に適した日照を安定的に確保できる敷地条件の検討 ········ Ⅰ-82
2.1 対象地区において確保できる日照時間の分析 ······························ Ⅰ-82
2.2 「４時間日照」を確保できる敷地条件のシミュレーション·················· Ⅰ-85

2.3 検討モデルの設定に基づく敷地規模・形状のシミュレーション·············· Ⅰ-90

2.4 日照を安定的に確保できる敷地条件の分析結果 ···························· Ⅰ-95
３．多世代利用住宅の良好な住環境を安定的に確保する建築協調ルールの内容とその効果分析

························································· Ⅰ-99

3.1 建築協調ルールの基本的考え方······································· Ⅰ-99

3.2 モデル街区における建築協調ルールの展開パターン······················ Ⅰ-101

3.3 モデル街区において建築協調ルールを適用した場合の敷地条件別の「日照要確保空地の形状・規模、日照時間及び実現容積率」の関係についての定量的分析 ······· Ⅰ-107
４．多世代利用住宅の建築に適した敷地条件及び建築協調ルールの実現方策の提案
4.1 敷地条件の基準化に向けて得られた成果··· Ⅰ-115································ Ⅰ-115

4.2 建築協調ルールの検討を通じた住環境マネジメント方策の方向性の提案 ······ Ⅰ-117

Ⅱ．診断・改修技術部門
Ⅱ－１．
「診断・改修技術部門」の研究内容と研究成果の概要
１．研究の目的と概要······················ Ⅱ-3························································ Ⅱ-3

２．研究内容と成果の概要···················································· Ⅱ-3

Ⅱ－２．既存共同住宅の躯体性能の評価基準及び多世代利用に向けた
目標性能水準の検討··················································· Ⅱ-7

１．既存共同住宅の躯体性能の評価基準及び目標性能水準の検討方法················ Ⅱ-7

２．既存共同住宅の躯体性能の評価基準（案）の作成 ····························· Ⅱ-10
３．既存共同住宅の目標性能水準（案）の作成

ii·································· Ⅱ-10

Ⅱ－３．既存共同住宅の多世代利用に向けた改修の計画手法の検討
１．既存共同住宅の保有性能に応じた診断・改修技術の適用手法
２．多世代利用改修に向けた計画立案手法················ Ⅱ-15··················· Ⅱ-15······································ Ⅱ-20

2.1 多世代利用改修に係る改修計画の立案の基本的手順及び考え方
2.2 多世代利用化に向けた段階的改修の必要性·············· Ⅱ-20······························· Ⅱ-23

2.3 多世代利用化に向けた改修を位置付けた維持管理計画への転換の考え方 ······· Ⅱ-25
2.4 既存共同住宅の多世代利用改修に必要な住宅履歴情報の生成及び管理手法

Ⅱ－４．既存の中層ＲＣ造壁式共同住宅(マンション)の２戸１改修手法の検討
１．検討の目的と視点····· Ⅱ-26······ Ⅱ-29······················································· Ⅱ-29

２．２戸１改修の実施ルールの提案············································ Ⅱ-32

2.1 ２戸１改修を実施することができる建物条件 ······························ Ⅱ-32
2.2 開口の条件·························································· Ⅱ-34

３．マンションの２戸１改修に伴う開口形成部分の権利の扱いに関する提案········· Ⅱ-36

【参考資料】 既存共同住宅の躯体性能の評価手法及び評価基準の技術解説（案） ···· Ⅱ-39
１．既存共同住宅の躯体性能の評価基準の設定の考え方 ··························· Ⅱ-39
２．
「劣化の有無とその対策」の評価基準（案）２．１ 躯体の劣化························································ Ⅱ-47

2.1.1 評価基準の設定の基本的考え方
2.1.2 評価基準（グレード判定）
2.1.3 解説··········································· Ⅱ-55···················································· Ⅱ-77

2.2.1 評価基準の設定の基本的考え方
2.2.2 評価基準（グレード判定）··········································· Ⅱ-79························································ Ⅱ-83

2.3.1 評価基準の設定の基本的考え方
2.3.2 評価基準（グレード判定）··········································· Ⅱ-84··············································· Ⅱ-89

3.1 評価基準の設定の基本的考え方
3.2 評価基準（グレード判定）········································· Ⅱ-89············································· Ⅱ-91································································ Ⅱ-92

４．
「避難安全性」の評価基準（案）·········································· Ⅱ-120

4.1 評価基準の設定の基本的考え方
4.2 評価基準（グレード判定）
4.3 解説······································· Ⅱ-83······························································ Ⅱ-85

３．
「耐震性」の評価基準（案）3.3 解説······································· Ⅱ-77······························································ Ⅱ-79

２．３ 設備の劣化

2.3.3 解説······································· Ⅱ-47······························································ Ⅱ-59

２．２ 仕上げ材の劣化

2.2.3 解説································· Ⅱ-45········································ Ⅱ-120············································ Ⅱ-122······························································· Ⅱ-123

５．
「省エネルギー性」の評価基準（案）······································ Ⅱ-136

5.1 評価基準の設定の基本的考え方········································ Ⅱ-136

5.2 評価基準（グレード判定）············································ Ⅱ-137
iii

5.3 解説······························································· Ⅱ-138

６．
「維持管理・更新の容易性」の評価基準（案）6.1 評価基準の設定の基本的考え方
6.2 評価基準（グレード判定）
6.3 解説······························ Ⅱ-149········································ Ⅱ-149············································ Ⅱ-149······························································· Ⅱ-150

７．
「空間のゆとり」の評価基準（案）········································ Ⅱ-155

7.1 評価基準の設定の基本的考え方········································ Ⅱ-155

7.2 評価基準（グレード判定）
7.3 解説············································ Ⅱ-155······························································· Ⅱ-156

８．
「バリアフリー性」の評価基準（案）······································ Ⅱ-157

8.1 評価基準の設定の基本的考え方········································ Ⅱ-157

8.2 評価基準（グレード判定）
8.3 解説············································ Ⅱ-157······························································· Ⅱ-158

Ⅲ．管理技術部門
Ⅲ－１．
「管理技術部門」の研究内容と研究成果の概要···························· Ⅲ-3

１．研究の目的と概要························································ Ⅲ-3

２．研究成果の概要·························································· Ⅲ-3

３．主な研究成果···························································· Ⅲ-7

多世代利用住宅の管理・流通を支える構造ヘルスモニタリング技術の利用ガイドライン目次構成 ··················································· Ⅲ-7
実大建物の加振実験を通じた技術の有効性検証································· Ⅲ-9

Ⅲ－２．住宅の管理流通における SHM 技術の利用等に関する検討·················· Ⅲ-15

１．継続的な SHM システム運用に関する課題等の調査 ····························· Ⅲ-15
1.1 多世代利用住宅の維持管理・流通における SHM 情報の利用場面
1.2 SHM サービスの形態及び項目・内容·············· Ⅲ-16···································· Ⅲ-22

1.3 住宅の維持管理等に係る既往のシステムの調査・分析······················ Ⅲ-36

1.4 継続的な SHM システム運用のための要件 ································ Ⅲ-43
２．SHM による診断結果の表現・提供方法等に係る課題
2.1 SHM サービスの事例調査························· Ⅲ-47············································· Ⅲ-47

2.2 診断結果の提供先として考えられる関係主体 ······························ Ⅲ-52
2.3 情報の受け手に応じた情報提供の考え方
2.4································· Ⅲ-53

SHM による診断結果の表現・提供方法の例

３．SHM 利活用に向けた論点整理····························· Ⅲ-54············································ Ⅲ-57

Ⅲ－３．実大建物の加振実験を通じた技術の有効性検証·························· Ⅲ-61

１．平成 20、21 年度実験における逆解析等の結果の概要·························· Ⅲ-61

1.1 試験体の概要························································ Ⅲ-61

1.2 センサの概要························································ Ⅲ-64

1.3 加振波の概要························································ Ⅲ-65
iv

1.4 平成 20 年度逆解析の成果の概要········································ Ⅲ-68

1.5 平成 21 年度逆解析の成果の概要········································ Ⅲ-69

２．平成 22 年度実験及び SHM 技術検証の概要
３．管理技術 WG センサシステムの実装································· Ⅲ-74········································· Ⅲ-77

3.1 検証の目的・ねらい ··················································· Ⅲ-77
3.2 SHM システムの設計・構築··········································· Ⅲ-79

3.3 SHM システムによる計測・評価の実施·································· Ⅲ-85

４．管理技術 WG センサシステムによる計測データ及び評価結果の検証············· Ⅲ-87

4.1 データ取得に係る検証 ················································· Ⅲ-87
4.2 逆解析に係る検証···················································· Ⅲ-89

4.3 管理技術 WG センサシステムの検証結果の総括
５．防災科研センサデータに基づく簡易な逆解析
5.1 簡易な逆解析の実施手順··························· Ⅲ-92································ Ⅲ-93··············································· Ⅲ-93

5.2 ランダム加振データに基づく振動特性の変化 ····························· Ⅲ-101
5.3 地震波加振データに基づく健全性判定·································· Ⅲ-102

６．防災科研センサデータに基づく詳細な逆解析······························· Ⅲ-111

6.1 簡易な逆解析結果の検証·············································· Ⅲ-111

6.2 詳細な逆解析の実施手順·············································· Ⅲ-115

７．SHM システムの技術的な到達点と課題
８．一般向け Q&A 集の作成
９．まとめ···································· Ⅲ-124················································· Ⅲ-126································································ Ⅲ-135

Ⅳ．戸建て木造技術部門
Ⅳ－１ 「戸建て木造技術部門」の研究内容と研究成果の概要
１．戸建て木造住宅の多世代利用の意義・目的
２．研究内容と成果の概要····················· Ⅳ-3··································· Ⅳ-3···················································· Ⅳ-3

Ⅳ－２．戸建て木造住宅の多世代利用に向けた設計施工指針（案）の検討··········· Ⅳ-5

１．指針（案）の目的・位置付け··············································· Ⅳ-5

２．本指針（案）の基本的な考え方············································· Ⅳ-6

2.1 性能項目等の設定····················································· Ⅳ-6

2.2 長寿命化のための性能確保の方法········································ Ⅳ-8

2.3 各性能項目に関する具体的な措置項目··································· Ⅳ-14

2.4 指針項目の全体構成 ··················································· Ⅳ-15
３．戸建て木造住宅の多世代利用に向けた設計施工指針（試案）··················· Ⅳ-16

3.1 本指針（試案）の目的 ················································· Ⅳ-16
3.2 適用範囲等·························································· Ⅳ-16

3.3 初期性能水準(設定)の考え方··········································· Ⅳ-16

3.4 初期性能水準を実現するために設計施工上配慮すべき措置等
４．設定初期性能実現のための措置の例················ Ⅳ-18········································ Ⅳ-23v

５ 本指針（試案）適用の例示 ················································ Ⅳ-26

Ⅳ－３．
「戸建て木造住宅の長寿命化のための維持管理指針（案）」の検討
１．維持管理指針(案)の目的・対象範囲等
1.1 目的・位置づけ·········· Ⅳ-33······································ Ⅳ-33······················································ Ⅳ-33

1.2 本指針（案）における維持管理とその範囲
1.3 その他指針の前提となる事項について······························· Ⅳ-35··································· Ⅳ-37

２．戸建て木造住宅の維持管理業務に関する指針（案） ··························· Ⅳ-46
2.1 基本事項···························································· Ⅳ-46

2.2 戸建て木造住宅の維持管理に関するつくり手等行動指針（案）・同解説 ········ Ⅳ-54
2.3 維持管理方法に関係する諸要素········································· Ⅳ-60

Ⅳ－４．既存戸建て木造住宅の多世代利用に向けた住み継ぎ・住み替え時における対応指針(案)の検討 ·················································· Ⅳ-61
１．
「住み継ぎ等対応指針(案)」の目的・位置付け······························· Ⅳ-61

２．戸建て木造住宅の建築時期別の性能・品質とストック対応の考え方············· Ⅳ-61

３．
「既存戸建て木造住宅の多世代利用に向けた住み継ぎ・住み替え時における対応指針(案)」及び「同解説」について ·················································· Ⅳ-65
3.1 住み継ぎ等対応指針（案）及び同解説の見方・使い方······················ Ⅳ-65

3.2 既存戸建て木造住宅の多世代利用に向けた住み継ぎ・住み替え時における対応指針（案） ······················································ Ⅳ-67
４．既存戸建て木造住宅の技術的水準向上のための対応方策······················· Ⅳ-78

4.1 技術的水準向上のためのつくり手等の対応フロー·························· Ⅳ-78

4.2 現況把握（インスペクション）の実施上の配慮事項························ Ⅳ-79

4.3 改修等の計画上の配慮事項············································· Ⅳ-81

Ⅴ．宅地技術部門
Ⅴ－１．
「宅地技術部門」の研究内容と研究成果の概要···························· Ⅴ-3

１．研究の目的と概要························································ Ⅴ-3

２．研究成果の概要·························································· Ⅴ-3

Ⅴ－２．既存造成宅地擁壁の耐久性実態調査····································· Ⅴ-6

１．目的と方法······························································ Ⅴ-6

２．目視調査································································ Ⅴ-6

2.1 目視調査の方法······················································· Ⅴ-6

2.2 目視調査の結果のポイント
３．表面波探査·············································· Ⅴ-6······························································ Ⅴ-8

3.1 表面波探査の方法····················································· Ⅴ-8

3.2 表面波探査の結果のポイント
４．目視点検調査要領
4.1 擁壁の種類············································ Ⅴ-8························································ Ⅴ-9··························································· Ⅴ-9

4.2 基礎点（環境条件・障害状況）········································· Ⅴ-10vi

4.3 排水施設の障害
4.4 変状点······················································ Ⅴ-13······························································ Ⅴ-15

4.5 平面図・横断図（スケッチ）記入シートの作成例·························· Ⅴ-23

Ⅴ－３．住宅が建ったまま行える宅地地盤の液状化対策技術の開発
１．目的················ Ⅴ-28··································································· Ⅴ-28

２．技術開発の緊急性······················································· Ⅴ-28

３．実証実験のステップと成果のポイント
3.1 大型せん断土層を用いた実験··········································· Ⅴ-29

3.2 遠心力裁可試験装置を用いた実験
3.3 実証実験······································ Ⅴ-29······································· Ⅴ-31···························································· Ⅴ-67

Ⅴ－４．住宅価値の持続性のための相隣環境規範について
１．観点と目的························ Ⅴ-71····························································· Ⅴ-71

２．実験方法の概要························································· Ⅴ-71

３．質問項目と分析結果····················································· Ⅴ-71

４．被験者実験の内容······················································· Ⅴ-73

５．被験者実験の結果······················································· Ⅴ-82

5.1 隣接共同住宅の階数による影響
5.2 隣接敷地の住宅との距離········································· Ⅴ-82··············································· Ⅴ-84

5.3 敷地細分化とワンルームアパート化····································· Ⅴ-86

vii