JP2002342632A - Device and method for managing real estate lease - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a real estate lease managing device which enables a lessor to efficiently secure a new tenant without making a depreciation term long and also making the tenant stay for a long time and meanwhile, enables the tenant to enjoy benefits that the tenant pays only a low-cost rent as a whole by continuing to stay for a long time. SOLUTION: If a points increasing/decreasing part of the real estate lease managing device detects rent payment, the part specifies a tenant, reads the 'acquired points Px' of the tenant, reads 'imparted points Pb to rent', adds the 'imparted points Pb to rent' to the 'aquired points Px', and writes addition results as 'acquired points Px' to a tenant database (S121 to S125). The points increasing/decreasing part reads 'accomplishment points Po' of the rental and compares the 'acquired points Px' with the 'accomplishment points Po' (S126 and S127). As a result of the comparison, if the 'acquired points Px' reaches the 'accomplishment points Po' (Yes in S127), '1' representing free rent is set in a 'free rent tag' of a tenant database 170 (S128).

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to an apparatus for managing the lease of real estate such as condominiums.

[0002]

2. Description of the Related Art For the owners (lessors) of rental buildings and rental condominiums, as many tenants and residents as possible are secured, and if possible, all rental buildings and rental condominiums owned are as high as 100%. I want to maintain the occupancy rate for a long time.

[0003] However, in the stagnant economic situation in Japan in recent years, with the bankruptcy of companies and downsizing of the business scale, etc., tenants in rental buildings can be kept for a long time and new tenants can be secured. Doing so is no longer an easy task. In addition, with the trend of the young population in Japan and the tendency to become an anti-nuclear family, the same applies to residents of rental condominiums, and it is easy to keep residents for a long time and to secure new residents. Is gone.

[0004] Therefore, conventionally, as a measure for securing renters such as tenants and occupants, (i) setting rents and security deposits at a low price, (ii) as long as they are occupying the same owner's apartment, Measures are taken, such as paying the deposit only once, even if they move.

[0005]

However, in the above-mentioned first method of setting rents and the like at a low price, the owner cannot pay for the apartment unless the rent is continuously collected from the tenant for a long period of time, and the apartment is amortized. It takes a long time to finish (to recover the invested funds).

[0006] In the above-described second method of collecting the security deposit only once, unless the tenant moves due to relocation or the like, the resident must eventually pay a high rent for a long period of time. This is not a measure to efficiently secure new residents.

Accordingly, the present invention has been made in view of such a situation of renting real estate, and it is possible for a renter of a real estate such as a rental condominium to provide a new renter without extending the depreciation period. A business model that can secure tenants efficiently and keep renters for a long period of time, while allowing renters to enjoy the benefit of staying occupied for a long period of time and reducing the total rent. An object of the present invention is to provide a real estate lease management device that realizes the above.

[0008]

Means for Solving the Problems To achieve the above object, a real estate lease management device according to the present invention is a device for managing the lease of real estate.
A point assigning unit that assigns a point each time an occurrence of a predetermined event is detected; a point reaching detecting unit that detects that the sum of the assigned points has reached a predetermined constant point; The system is characterized by including a reduction means for executing information processing for reducing the rent of the lessee when it is detected that the score has been reached.

Specifically, the point assigning means includes, for each renter, a renter data storage unit for storing renter data including points and rent information useful for specifying rents; An event detection unit that detects that the event that causes an increase or decrease in points has occurred; and, when it is detected that the event has occurred, a score corresponding to the event is stored in the lessee data storage unit. A score addition unit for adding to the renter's score, wherein the score attainment detecting means determines whether or not the score stored in the renter data storage unit has reached the certain score. And the reduction means rewrites the rent information stored in the renter data storage means to contents corresponding to the reduced rent.

[0010] Thus, the lessee keeps renting until the sum of the points given reaches a certain point in order to receive the privilege of reducing the rent, while the lessor keeps the achievement point (the certain By controlling (points), it is possible to collect the invested funds in a desired period without prolonging the amortization period, and to allow the lessee to stay in the rental property for a long period of time.

[0011] It is noted that the point processing of individually giving points to all lessees and increasing and decreasing the points every time various events occur, is almost impossible to perform manually by humans using books and the like. Difficult and suitable for processing by computer. In particular, when the number of rental properties to be managed increases, the number of lessees to be managed becomes enormous, and the number of achievement points (constant points) to be compared increases, making the point management extremely complicated. Here, the existence of the real estate lease management device according to the present invention as an information processing device is significant.

Further, the present invention can be realized as a real estate lease management method using the above-described units as steps, or as a program including those steps.

[0013]

Embodiments of the present invention will be described below in detail with reference to the drawings. FIG. 1 is a diagram showing a configuration of a real estate lease management system 1 according to the present embodiment. This real estate lease management system 1 is a communication system for managing real estate lease while giving points to each lessee every time a predetermined event occurs, and a communication network 40 such as the Internet.
The three types of devices 10 to 30 connected by a real estate lease management device 10 used by the management company that manages the lease of real estate, the terminal device 20 for the lessor used by the lessor of the real estate, and the lessee of the real estate Tenant terminal 3 to be used
Consists of zero.

The real estate lease management device 10 is a WWW server or the like used by a management company that manages real estate management and the like in the real estate lease management system 1, and stores a Web page for receiving access from a lessor or a lessee. It consists of a personal computer.

The lessor terminal device 20 is a WWW client or the like used by the lessor renting the real estate. The lessor terminal device 20 accesses the real estate lease management device 10 to register the lessee, and to provide the lessor with the apartment, building, etc. In addition to registration of rental properties of real estate, change of rental properties, notice of conclusion of lease agreement, payment of rent, delinquency of rent, moving, etc.
Web browser, e-mail, etc., for communicating reports such as events that lead to an increase or decrease in possession points, which are the total points given to the lessee (hereinafter, these events are collectively referred to as "events") And a personal computer having the following functions.

The lessee terminal device 30 is a WWW client or the like used by a lessee who browses other rental properties disclosed in the real estate lease management system 1 and refers to his / her own points. It comprises a personal computer having functions such as a Web browser and e-mail for accessing and communicating with the management device 10.

The real estate lease management device 10 having received the access from the lessor terminal device 20 sends the lessor page screen 1200 shown in FIG. , A lessor registration button 1201 provided in the screen, a rental property registration button 12
02, rental property change button 1203, lease contract conclusion notification button 1204, payment notification button 1205, moving (inside system) notification button 1206, moving (outside system) notification button 1207, rent delinquency notification button 12
Wait for 08 to be pressed.

[0018] The lessor page screen 1200 displays lessor registration by the lessor, registration of rental properties, change of rental properties,
This is a screen for accepting a report of an event, in addition to a notice of the conclusion of a lease contract.

The lessor registration button 12 provided in the screen
A button 01 is pressed when a lessor who wants to rent a real estate uses a rental application by the real estate rental management system 1 for the first time, and registers the lessor. The rental property registration button 1202 is a button for registering a rental property to be provided for rental for the first time. Each rental property change button 1203 is a button for changing a “building name”, a “building address”, and the like for a rental property for which a rental property has been registered. The lease contract conclusion notification button 1204 is a button for notifying of a lease contract conclusion.

The payment notification button 1205 is a button for notifying that a payment has been made by the lessee.
The moving (within the system) notification button 1206 is a button for notifying that the change is between the real estates to be managed by the real estate lease management device 10. The moving (outside the system) notification button 1207 is a button for notifying that the real estate to be managed by the real estate lease management device 10 has been changed to a real estate that is not managed. The rent delinquency notification button 1208 is a button for notifying that the lessee has delinquently paid the rent (including the security deposit and the common service fee).

When the real estate lease management device 10 detects that the lessor registration button 1201 has been pressed, it prompts the lessor to enter the “lessor name” and “lessor address”, and the entered “rental” Accepts the name of the person and the address of the lessor, issues a lessor ID, and gives the lessor a lessor ID.
Is registered as a lessor in this system.

When the real estate lease management device 10 detects that the rental property registration button 1202 is pressed,
Entering the “lessor ID”, “building name”, “building address”, “room number” of the building, “security deposit”, “rent (/ month)” for each room, Provide the lessor with the "common service fee (/ month)", the "grant points" to be given for the security deposit and the rent payment, and the "achievement points" and "decrease points" preset for the room. After prompting and confirming the "lessor ID", the entered "building name", "building address", "room number", "deposit",
Accepting "Rent (/ month)", "Community Fee (/ month)", "Granted Points", "Achieved Points", and "Decrease Points", issues a "Building ID" and gives the lessor a "Building ID" By notifying, this system is registered as a rental property.

The "given points", "achieved points" and "decrease points" are predetermined for each rental property. “Achieved points” is a fixed value (threshold value) at which a benefit described later is given to the lessee when the sum of the granted points reaches a certain value. Is a point when the number of points is reduced at regular intervals (here, one month) after the given points have reached the "achieved points".

In addition, the common service fee is immediately paid for maintaining the common part of the rental building (outside light, garbage disposal, etc.), and is excluded from the points to be given because it does not benefit the lessor. In addition, the renter's common service fee includes the system operation cost of the management company, and the management company receives the system operation cost through the lessor,
Treat the lessor who paid the system operation fee as a member.

When the real estate lease management device 10 detects that the rental property change button 1203 has been pressed,
The renter is prompted to input the “lessor ID” and the “building ID” and to input the “building name” and “building address” of the changed rental property, and the input “changed building name” , The change of the “building address” or the like is accepted, and the change registration of the rental property is completed. If necessary, a new “Building I
D ”is issued.

When the real estate lease management device 10 detects that the lease contract conclusion notice button 1204 has been pressed, the "room number" constituting the contents of the lease contract together with the "lessor ID" and "building ID". , Ask the lessor to enter the "lessee's name", "lessor's address"
After checking the “lessor ID”, “building ID”, and “room number”, the entered “lessee name” and “lessee address”
And issues a “lessee ID” to the lessee, and notifies the lessee of the “lessee ID”. If it is decided at the conclusion of this contract that the security deposit is to be awarded points, the contents of the lease contract include that the security deposit is awarded points. The “lessee ID” is also notified to the lessee by e-mail or the like, and thereby the user is registered as a lessee in this system.

When the real estate lease management device 10 detects that the payment notification button 1205 is pressed,
Input of "lessor ID", "building ID", "room number", "lessee ID" and breakdown of payment, "deposit", "rent (/ month)", "common service fee (/ month)", etc. Or prompt the lessor to enter the “amount” for each breakdown, and after checking the “lessor ID”, “building ID”, “room number”, and “lessee ID”,
The notification of payment for each of the input “deposit”, “rent (/ month)”, and “common service charge (/ month)” is received. And
The real estate lease management device 10 gives the renter who paid the rent (/ month) or the like specified in the lease contract according to the contract according to the payment amount such as the rent, and the points held by the lessee ( Points).

When the real estate lease management apparatus 10 detects that the move (inside the system) notification button 1206 has been pressed, the “renter ID”, “building ID”, “room number”, “renter ID” are displayed. Prompting the lessor to input the “building ID” and “room number” of the new location,
After confirming the “lessor ID”, “building ID”, “room number”, and “lessee ID”, a notification of the input “building ID” and “room number” of the moving destination is received. Then, the real estate lease management device 10 deducts the lessee's points by a predetermined point.

When the real estate lease management device 10 detects that the moving (outside the system) notification button 1207 has been pressed, the “renter ID”, “building ID”, “room number”, “renter ID” are displayed. Prompting the lessor to input the “building name”, “building address”, “room number”, etc. of the moving destination, and enter the “lessor ID”, “building ID”, “room number”, “lessee” After confirming the “ID”, the input “building name”, “building address”, “room number”, and the like are received. Then, the real estate lease management device 10 deducts the lessee's points by a predetermined point.

When the real estate lease management device 10 detects that the rent delinquency notification button 1208 has been pressed,
Input of “lessor ID”, “building ID”, “room number”, “lessee ID”, breakdown of delinquency, “security deposit”, “rent (/ month)”, “common service fee (/ month)”, etc. And ask the lessor to enter the “amount” for each breakdown,
Receive notice of delinquency for each "rent (/ month)" and "common service charge (/ month)". And the real estate lease management device 10
Deducts the lessee's points by a predetermined point.

The above-mentioned deduction is added when a predetermined point is treated as a negative number. The details of the process of increasing and decreasing the lessee's points will be described later.

On the other hand, the real estate lease management device 10 having received the access from the lessee terminal device 30 sends the lessee page screen 1210 shown in FIG. 2B to the accessed lessee terminal device 30. And waits for pressing of a rental property viewing button 1211 and a point inquiry button 1212 provided on the screen.

The lessee page screen 1210 is a screen for allowing the lessee who has accessed the property to view the rental property, and accepting inquiries about the lessee's points.

A rental property browsing button 1 provided on the screen
Reference numeral 211 denotes a button for accepting browsing of a rental property waiting to be rented (vacant).

The point inquiry button 1212 is a button for accepting an inquiry about the points owned by the lessor.

When the rental property browsing button 1211 is pressed, the real estate lease management device 10 prompts the lessee to input the “lessee ID”, confirms the “lessee ID”, and then registers the rental property in this system. Search and browse vacant rental properties from.

When the point inquiry button 1212 is pressed, the real estate lease management device 10 prompts the lessee to input the “lessee ID”, and after confirming the “lessee ID”, causes the lessee to inquire about the points owned.

FIG. 3 shows an example of the change of the lessee's possession points (FIG. 3 (a)) and the change of the lessee's monthly payment amount (FIG. 3 (b)) which is targeted by the real estate lease management device 10. FIG. Here, a deposit of 1.8 million yen and a rent of 1
50,000 yen (/ month), common area expenses 10,000 yen (/ month), rent 150,000 (/ month) payment 15 points, guarantee money 180 points, achievement point 1800
Lease agreements are concluded for rental properties with 30 points / decrease points (/ month), and the lessor is treated as key money through discussions between the lessor and the lessee, resulting in 180 points of payment for the deposit of 1.8 million yen The description will be made assuming that an agreement for giving

When the lessee pays a security deposit of 1.8 million yen, points corresponding to the amount of 1.8 million yen, 180 points are given to the lessee. Thereafter, every time the lessee pays the rent and the common service fee, 15 points for the rent are awarded every month, and these points are cumulatively added. Therefore, the lessor's possession points continue to increase by 180 points from the 180th point to the right every time the month goes on, and eventually reach a predetermined achievement point of 1800 points for the rental property.

When the lessee's point reaches the achievement point, the rent pay period for paying the rent ends, and the lessor is given a benefit of reducing the rent, and in this embodiment, the benefit of no rent. According to this benefit, the lessee can live on the rental property without rent, and, as in the case of purchasing a room in the condominium, monthly service fees and taxes (property tax) on the rental property. ) (This payment is hereinafter referred to as “payment of common service charges”). On the other hand, the lessor's points are reduced by 30 points each month in exchange for the benefit. For this reason, the lessor's possession points continue to decrease with falling to the right as the month progresses, eventually reach “0”, and maintain the state of “0”.

FIG. 4 is a functional block diagram showing a specific configuration of the real estate lease management device 10. The real estate lease management device 10 includes a transmission unit 110 and a registration / change unit 120
, A point increase / decrease unit 130, an inquiry unit 140, the registration / change unit 120, the point increase / decrease unit 130, the inquiry unit 14
0 includes a lessor database 150, a property database 160, and a lessee database 170.

The transmission unit 110 receives access from the lessor terminal device 20 or lessee terminal device 30,
For example, an image of an eb page is transmitted.
The eb page is a home page that describes the contents of services provided by the real estate lease management system 1, the lessor, the rules to be followed by the lessee, and the like.

The registration / change unit 120, when accessed by the lessor, operates the lessor terminal device 20 of the lessor.
The above-mentioned page screen 1200 for lessors is transmitted and displayed, and a lessor registration button 1201, a rental property registration button 1202, a rental property change button 120 provided in the screen are provided.
3. By letting the lessor press any one of the lease contract conclusion notice buttons 1204, the registration of the lessor and the new registration of the rental property are accepted, the change of the rental property, the notice of the conclusion of the lease agreement, etc. are received.

The point increasing / decreasing unit 130, when accessed by a lessor, operates the lessor's terminal 2 for the lessor.
0, the lessor's page screen 1200 is transmitted and displayed, and a payment notification button 1205, a moving (inside the system) notification button 1206, a moving (outside the system) notification button 1207, and a rent delinquency notification button 1208 provided in the screen are displayed. Is pressed by the lessor, and notification of payment of rent, common service fees, etc., rent delinquency, moving (in-system / out-of-system), etc. are received and stored in the three databases 150 to 180 or inside. The deduction table 131 is used to increase or decrease the lessor's points.

As shown in FIG. 5, the deduction table 131 includes events such as moving (inside or outside the system), rent delinquencies, and keeping points, and deduction points for deducting points for each event. This table is used when a lessor moves in and out of the system, delinquent rent, or when the lessee moves out of the system and keeps the lessee's points, Applies uniformly to people. In this embodiment, when moving to a rental property in the system, 5 points are deducted from the points, when moving to a rental property outside the system, 10 points are deducted from the points, and in the case of non-payment of rent, Three points are deducted for the points held, and five points / month are set for point storage. This is in order to replace the payment of the fee for the procedure of rewriting or urging the databases 150 to 170 with the deduction of points. In addition, the reason why the deduction of the points when moving to a rental property outside the system is made larger than that in the system is to keep the lessee in the system as much as possible.

The inquiring unit 140 transmits and displays the renter page screen 1210 on the renter terminal device 30 when the renter accesses the renter terminal device 30, and displays the rented property browse button 1211 and the point inquiry. By pressing the button 1212 by the lessee, the accessed lessee can view the rental property or accept the inquiry of the lessee's points.

The lessor database 150 accumulates and holds information on the lessor (lessor information) sent by the lessor who wishes to newly register and the general information of the real estate to be provided by the lessor. As shown in FIG. 6, the “lessor ID”, “lessor's name”, “lessor's address”, the “lesshouse ID” of the building,
"Building name", "building address", etc. are stored.

The property database 160 is a storage unit for accumulating and retaining detailed information of the rental property sent by the lessor, and as shown in FIG. 7, “building ID”, “room number” , "Deposit", "Rent" and "Community Fee" required for renting each room, "Grant Points" given for payment of the security deposit and rent, "Achievement Points" set for each room , A "decrease point" for decreasing the points every month when the room is rented without rent, a "rental status flag" indicating whether or not the room is rented, and the like. In the “rental status flag”, “0” indicating an empty state is set as an initial value.

The lessee database 170 is a storage unit for accumulating and holding information such as the lessee who leased the rental property and the points owned by the lessee. As shown in FIG. ID, "lessor's name", "lessor's address", "building ID", "room number", "point P"
"x", "rent free flag" indicating whether or not rent is free, "point grant flag for security deposit" indicating whether or not points are given to the deposit, "point score" indicating whether or not the points are being stored Storage flag ”and so on. Note that the “rent free flag”, “point grant flag for security deposit”, and “point storage flag” are not rent free, that is, “0” indicating that rent is paid, and “0” indicating that points are not given to the deposit. "0" and "0" indicating that the point is not being stored are set as initial values.

Next, the operation of the real estate lease management system 1 configured as described above will be described. First, details of the processing operation executed by the registration / change unit 120 will be described. When the registration / change unit 120 detects that the lessor registration button 1201 is pressed, the registration / change unit 120 stores the received lessor information (“lessor's name”, “lessor's address”, etc.) in the lessor database 15.
0 is written, and a “lessor ID” for identification is issued to register as a lessor in this system.

When the registration / change unit 120 detects that the rental property registration button 1202 is pressed, the received rental property information (“building name”, “building address”, “room number” of the building to be provided for rental) is received. ”,“ Deposit ”,“ rent (/
Monthly), "Community fee (/ month)", "Grant points", "Achievement points", and "Decrement points" that are reduced when living in a room without rent. "Building ID" for writing in the lessor database 150 and the property database 160 for identification
Is registered as a rental property in this system.

When the registration / change unit 120 detects that the rental property change button 1203 is pressed, the registration / change unit 120 obtains the previous and new rental information from the lessor, and stores the previous rental information into the lessor database 150 and the property database 16.
0, the ID is temporarily deleted, a new ID for identification is issued, and the new rental information is written in the lessor database 150 and the property database 160.

Further, upon detecting that the lease contract conclusion notice button 1204 is pressed, the registration / change unit 120 writes the rented data in the item of the rental status in the property database 160. Further, the registration / change unit 120 extracts data such as the name of the lessor from the contract details obtained at the time of the notification of the conclusion of the rental contract, searches the lessee database 170 and issues the lessor ID, Register the user as a lessor.

Next, the processing operation executed by the point increase / decrease unit 130 will be described. 9 to 11 are flowcharts illustrating an example of main determination processing in the real estate lease management system 1 when a lease is made. Here, the point increase / decrease process of the lessor by the point increase / decrease unit 130 is shown.

In the point increase / decrease process, the registration / change unit 120 first waits for an event notification (S101 in FIG. 9). When an event notification comes (S1
01 (Yes), it is determined whether or not the event involves cash transfer (S102). If the result of this determination is that the event involves cash transfer (Yes in S103), it is determined whether the type of cash is a deposit, a rent, a common expense, or the like (S103).

The event notification includes a payment notification button 1205 and a moving (in the system) notification button 1205.
6. When it is detected that one of the moving (outside the system) notification button 1207 and the rent delinquency notification button 1208 has been pressed, the timer is started every month and the rent free flag in the renter database 170 is set to free. Is reached when a lessee in which "1" representing "1" is set is detected. Whether or not the event involves cash transfer is determined based on whether the payment notification button 1205 has been pressed or not. In addition, the kind of cash object is payment notification button 1
Judgment is made based on the contents of the payment received after pressing the button 205.

If the object of cash is a deposit, the point increase / decrease unit 130 specifies the lessee based on the lessor ID (S
104), it is determined whether or not the security deposit is a target of the point provision based on the “point grant flag for the security deposit” in the lessee database 170 (S105). If points are to be awarded (Yes in S105),
From the lessee database 170, the lessee's “point P
x ”(S106), and further reads out“ Grant point Pa for the deposit ”from the property database 160 (S107), and adds“ Grant point Pa for the deposit ”to the“ point Px ”(S108). The property is written in the property database 160 as “point Px” (S109).

Next, the point increasing / decreasing unit 130 reads “achieved points Po” of the rental property rented by the lessee from the property database 160 (S110),
The “point Px” is compared with the “achieved point Po” (S111). As a result of the comparison, if the “point Px” has not reached the “achieved point Po” (Ye in S111)
s) The point increase / decrease process is terminated as it is. On the other hand, if the "point Px" has reached the "achieved point Po" (No in S), "1" indicating rent free is set in the "rent free flag" of the renter database 170. From (S112), the point increase / decrease process ends.

Therefore, if the security deposit is paid by concluding an agreement in which the security deposit is to be awarded, the number of rents to be paid can be reduced by that much, and the points to be achieved close to the achieved points for the rental property at the moving destination can be reduced. The lessee who holds it can get a free rent benefit simply by paying the security deposit.

On the other hand, if the object of the cash payment is a rent (S103 →), the point increasing / decreasing unit 130 specifies the lessor based on the “lessor ID” (FIG. 10, S1).
21). Then, the “less owned point Px” of the lessor is read from the lessee database 170 (S122), and the “grant point Pb for the rent” is read from the property database 160.
Is read (S123), the "point Pb" is added to the "given point Pb" for the rent (S124), and the addition result is written to the property database 160 as the "point Px" (S125).

Next, the point increase / decrease unit 130 reads “achieved points Po” of the rental property rented by the lessee from the property database 160 (S126),
The “point Px” and the “achieved point Po” are compared (S127). As a result of the comparison, if the “point Px” has reached the “achieved point Po” (Yes in S127),
After setting "1" indicating rent free in the "rent free flag" of the renter database 170 (S128), the point increase / decrease process is terminated. On the other hand, "point P
If “x” has not reached “achieved point Po” (No in S127), the point increase / decrease process is terminated.

Therefore, as the number of paying the rent increases, the score approaches the achievement point and eventually reaches the achievement point, so that the lessee can obtain a rent free privilege.

On the other hand, if the object of the cash payment is a common service fee (S103 →), the point increasing / decreasing unit 130
The lessor is specified based on the “lessor ID” (S13
1). Then, it is searched whether "1" indicating free rent is set in the "rent free flag" of the lessee database 170 (S132). If "1" is not set (No in S132), the point is left as it is. The increase / decrease processing ends. On the other hand, if “1” is set (Yes in S132), the “point Px” of the lessor is read from the lessee database 170 (S13).
3) From the property database 160, "Reduction point P
"c" is read (S134), the "decrease point Pc" is subtracted from the "point Px" (S135), and it is determined whether the "point Px" of the subtraction result is "0" or more (S13).
6). If the “point Px” of the subtraction result is “0” or more (Yes in S136), the subtraction result is directly displayed as “point P”.
x ”in the property database 160 (S13
7), the point increase / decrease process ends. On the other hand, if the “point Px” of the subtraction result is less than “0”, that is, negative (No in S136), “0” is set to the “point Px” of the subtraction result, and Writing (S138), the point increase / decrease process ends.

Therefore, as the rent-free period becomes longer, the number of points is reduced. As a result, when moving to another rental property in the system when the number of points is large,
If the difference between the points reached and the points of other rental properties in the system is small, the period of rent paying is short, and if you move to another rental property in this system after the number of points decreases, The difference between the points reached and the points owned by other rental properties in the system is large, and the period for paying rents becomes longer. The reason why the lessor's point is gradually reduced is to keep the lessor in the system in consideration of the lessor's contribution during the period when the rent is paid.
Stopping at "0" takes into account equity with new leasers of the system.

If the event does not involve the transfer of cash (S102 →), the type of the event that does not involve the transfer of cash, ie, “moving”, “rent delinquency”,
Judgment as to whether it is "point holding" (Fig. 1
1, S140). This decision is based on moving (in the system)
Which one of the notification button 1206, the moving (outside the system) notification button 1207, and the rent delinquency notification button 1208 has been pressed, or the “holding point storage flag” in the lessee database 170 is searched monthly, and the A distinction is made by finding a lessee to which "1" representing point storage is set.

If the type of event that does not involve the transfer of cash is moving, the point increasing / decreasing unit 130 first specifies a lessee based on the “lessor ID” (S141), and the “less points” of the lessee. Px ”to the lessee database 170
Is read (S142), and it is determined whether or not it is moving within the system (S143). If the move is in the system (Yes in S143), the "deduction point Pd1" for the move in the system is read from the deduction table 131 (S144), and the "deduction point Pd1" is subtracted from the "point Px". , Find the result of the subtraction (S
145), reset the "point holding flag" for the rental property of the moving source to "0" indicating vacancy (S14).
6). It should be noted that the “storage flag” for the rental property of the moving destination is registered / changed by the registration / change unit 120 at the time of notification of the conclusion of the lease contract for the rental property of the moving destination.
Is set to "1" indicating that the property is being rented.

If moving outside the system (S14)
(No in 3), the “deduction point Pd2” is read from the deduction table 131 in the case of moving outside the system (S1).
47), “Deduction point Pd2” is subtracted from “Point Px” to obtain a subtraction result (S148), and “1” representing the point storage is set in “Point storage flag” (S148).
149), reset the “point holding flag” of the rental property of the moving source to “0” indicating vacancy (S14).
6).

Therefore, regardless of whether the system is inside or outside the system, if the lessee moves from the rental property to another property, the privilege of the lessee disappears.

If the type of the event that does not involve the transfer of cash is a rent delinquency, the point increasing / decreasing unit 130 first specifies the lessee based on the “lessor ID” (S151), and the “less” of the lessee. Point Px ”to the lessee database 170
(S152), and reads “Deduction Point Pd3” in the case of rent delinquency from the deduction table 131 (S152).
153), “Deduction point Pd3” from “Point Px”
Is subtracted to obtain a subtraction result (S154), and step S1 is performed.
Go to 71.

As a result of the judgment, if it is a point holding (S14)
0), the point increasing / decreasing unit 130 first specifies the lessee based on the “lessor ID” (S161), reads out the “point Px” of the lessee from the lessee database 170 (S162), and In the case of storage, "Deduction point P
d4 ”is read from the deduction table 131 (S16).
3) The “point deduction point Pd4” is subtracted from the “point Px” to obtain a subtraction result (S164).

In any case where the type of event that does not involve the transfer of cash is moving, rent delinquency, or holding a point, the point increase / decrease unit 130 sets the “point P
It is determined whether or not “x” is equal to or greater than “0” (S171). If the "point Px" of the subtraction result is equal to or greater than "0" (Yes in S171), the subtraction result is written as it is as the "point Px" in the property database 160 (S172), and the point increase / decrease process ends. On the other hand, if the “point Px” of the subtraction result is less than “0”, that is, negative (No in S173), “0” is set to the “point Px” of the subtraction result and the property database 160 is set. Writing (S173),
The point increase / decrease processing ends. For this reason, it is possible to prevent the lessor's “point Px” from becoming negative.

Accordingly, the points given to the lessee may be reduced by the rent free period described above,
In the case of moving to a property inside or outside the system, or delinquency of rent, etc., the points will be deducted, but it will accompany the lessor, even if the lessee uses this real estate lease management system 1 Even if you move to another property, you can keep it.

FIG. 12 is a diagram showing a flow of main processing in the real estate lease management system 1 in a case where the lease is continued after the lease contract of the real estate (here, one room of the rental apartment) is made. FIG. 13 is a diagram showing an example of changes in the points owned by the lessee (FIG. 13 (a)) and changes in the monthly payment amount of the lessee (FIG. 13 (b)) targeted by the real estate lease management device 10.

In FIG. 12, when a lease contract is concluded for a certain rental property, and the lessee then moves to another rental property in the system and then moves to another property outside the system, a membership registration is made in advance. Communication between the lessor terminal device 20 used by the completed lessor, the real estate lease management device 10, and the lessor terminal device 30 used by the lessee who has completed the lease contract with the lessor. The interaction is shown.

First, a lease contract is concluded between the lessor and the lessee (S1). It should be noted that it is stipulated that the security deposit will be awarded by the discussion between the lessor and the lessee when the lease agreement is concluded. For the first rental property, the deposit is ¥ 1.8 million, the rent is ¥ 150,000 (/ month), the common service fee is ¥ 10,000 (/ month), and 15 points are granted for rent payment (/
The property has 1800 points and 30 points of decrease points, and 180 points are awarded for the payment of 1.8 million yen deposit by agreement between the lessor and the lessee. An agreement has been made.

The lessee who has concluded the lease contract accesses the Web site located on the real estate lease management device 10, presses the lease contract conclusion notification button 1204 on the lessor page screen 1200, and describes the contents of the lease contract. (Lesser's name, lessee's address, etc.) registration / change unit 120
(S2). Upon receiving the notification, the registration / change unit 120 of the real estate lease management device 10 confirms that there is no omission in the contents of the lease agreement and checks the renter database 1
The necessary information (the name of the lessee, etc.) is stored in 70, the user is registered as a lessor by issuing the “lessee ID,” and the issued “lessee ID” is transmitted through the network 40 in the form of a mail or the like. Is notified to the lessee terminal device 30 (S3).

When the lessee pays the deposit of 1.8 million yen to the lessee in accordance with the contract (S4), the lessor receiving the payment pays the payment notice button 1 on the lessor page screen 1200.
The user presses 205 to notify the real estate lease management device 10 that the lessor has paid the security deposit (S5). Upon receiving the notice, the real estate lease management device 10 gives the lessor who paid the deposit a 180 point corresponding to the paid amount of the deposit, writes the given point in the lessee database 170, and points through the network 40. Is notified to the lessee terminal 30 of the lessee in the form of e-mail or the like (S6).

Then, when the lessee pays the first rent of 150,000 yen to the lessee according to the contract (S7), the lessor who has paid down presses the payment notification button 1205 on the lessor page screen 1200. Then, it notifies the real estate lease management device 10 that the lessor has paid the first rent (S8). Upon receiving the notice of the payment of the rent, the real estate lease management device 10 notifies the lessor who paid the rent,
15 points are awarded according to the payment amount, the added points are added to the pooled points, and the added 195 points are written in the lessee database 170, and a message such as an e-mail indicating that the points have been awarded through the network 40 is provided. Is notified to the lessee terminal device 30 of the lessee in the form (S9).

The notification of the payment of the rent and the notification of the point provision with the accumulation of the points are performed every time the rent is paid, and the renter's possession points increase steadily.

If there is a move in the system (S1
0), the lessor presses a move (within system) notification button 1206 on the lessor page screen 1200 to notify that the lessor has moved to another rental property in the system (S11). Upon receiving the notification, the real estate lease management device 1
0 indicates that the deducted points are deducted from the lessor's points by 5 deduction points, the deducted points are written in the lessee database 170, and the fact that the points have been deducted through the network 40 is transmitted to the lessee in the form of e-mail or the like. The terminal device 30 is notified (S13).

The moving destination is a deposit of 1.2 million yen,
With a rent of 100,000 yen (/ month) and a common service fee of 60,000 yen (/ month),
This is a rental property with 1200 points achieved, 10 points granted for payment of 100,000 rents (/ month), and 20 points reduced, and a security deposit is negotiated with the lessor at the time of the lease agreement. There is an agreement not to be awarded points.

When the lessee pays the first rent of 100,000 yen to the lessee according to the contract for the rental property of the moving destination (S14), the lessor who received the payment pays the first rent from the lessor. Real estate lease management device 1
0 is notified (S15). Upon receiving the notice of the payment of the rent, the real estate lease management device 10 gives the lessor who paid the rent points according to the payment amount specified for the moving rental property, and assigns the given points. The added points are added to the pooled points, and the added points are written to the lessee database 170, and the fact that the points have been given is notified to the lessee's lessee terminal device 30 via the network 40 in the form of e-mail or the like (S16). .

Each time this rent is paid (S17),
The notice of the payment of the rent (S18) and the notice of the point provision with the addition of the points (S19) are repeatedly performed. As a result, the lessee's possession points further increase to the right, and eventually reach 1200 achievement points defined for the rental property to which he / she will move.

When the pooled points reach the achievement points, the real estate lease management device 10 sets “1” indicating free rent in the “rent free flag” of the renter database 170, and sets the achieved points through the network 40. The lessee terminal 30 of the lessee who has arrived is notified in the form of e-mail or the like together with the fact that points have been given to the lessee terminal device 30 that the free period has been shifted (S19).

After shifting to the rent-free period, if the lessee pays only the share of the common service fee and tax (common service fee, etc.) (S20),
The lessor who received the payment is the lessor page screen 1200
Of the real estate rental management device 10 by pressing the payment notification button 1205 of
(S21). Upon receiving the notice of the payment of the common service fee, the real estate lease management device 10 reduces the points of the lessor who paid the common service fee by the reduced points, writes the reduced points in the lessee database 170, and 40, the renter's terminal device 30 of the lessee is notified in a form of e-mail or the like that the points have been reduced (S)
22).

The notification of the payment of only the common service fee and the notification of the decrease of the points accompanying the decrease of the points are performed every time the common service fee and the like are paid, and the lessee's points decrease to the right. .

Then, when there is a move outside the system (S23), the lessor presses a move (outside the system) notification button 1207 on the lessor page screen 1200, and the lessor moves to another rental property outside the system. A notification of the move is notified (S24). Upon receiving the notification, the real estate lease management device 10 deducts 10 points from the point of the lessor and deducts the deducted point from the lessee database 170.
As well as resetting the rental status flag in the property database 160 to “0” indicating vacancy, and “1” indicating storage in the point storage flag in the lessee database 170.
Is set, and the lessee's renter terminal device 3 is notified in the form of e-mail or the like that the points have been deducted through the network 40.
0 is notified (S25).

Then, while the renter moves to a rented property in the system, the point is decremented every month (S25,
S26), keep the lessor's points.

As described above, by giving the rent free privilege to the lessee, a deposit and a substantial discount on the rent are realized. As a result, it is easy to rent,
Security deposits and rents will be substantially lower, ensuring medium- to long-term continuation of rentals. In addition, according to this privilege, as in the case of purchasing a room in an apartment, there is no need to pay rent, and only the common expenses and taxes on the rental property need be paid. As a result, the lessee desires to accumulate points every month and to award a privilege, thereby further ensuring long-term leasing. Accordingly, by granting the privilege, it is possible to easily realize new acquisition of the lessee and fixation of the acquired lessee.

Although the real estate lease management apparatus according to the present invention has been described based on the embodiments, it is needless to say that the contents of the present invention are not limited to the above embodiments.
The following modifications are possible.

In the above-described embodiment, a drastic reduction measure in which rent is free as a privilege is adopted, but the present invention is not limited to this, and another reduction measure may be used.

In the above embodiment, the membership fee (included in the common service fee) is collected from the lessee, but it may be collected from the lessor or both.

[0093] In the above embodiment, only rents and deposits are given points, but the present invention may be extended to a case where a lessee is introduced.

Furthermore, in the above embodiment, the lessee's possession is used only for the continuation of the rental. However, when the lessor offers to sell the rental property, the lessee's The trading value may be reduced according to.

[0095]

As is apparent from the above description, the real estate lease management device according to the present invention is a device for managing real estate lease, and a predetermined event occurs for each real estate renter. A point assigning unit that assigns a point each time it is detected, a point reaching detecting unit that detects that the total of the assigned points has reached a predetermined fixed point, and that the fixed point has been detected. And a reduction means for executing information processing for reducing the rent of the lessee.

More specifically, the point assigning means includes, for each renter, a renter data storage unit for storing renter data including points and rent information useful for specifying rents; An event detection unit that detects that the event that causes an increase or decrease in points has occurred; and, when it is detected that the event has occurred, a score corresponding to the event is stored in the lessee data storage unit. A score addition unit for adding to the renter's score, wherein the score attainment detecting means determines whether or not the score stored in the renter data storage unit has reached the certain score. And the reduction means rewrites the rent information stored in the renter data storage means to contents corresponding to the reduced rent.

[0097] Thus, the renter tries to continue renting until the sum of the points to be given reaches a certain point in order to receive the privilege of reducing the rent. Therefore,
For the owner, for example, by setting the total number of lessees to reach a certain point when the rental real estate is depreciated, it is possible to plan without reducing the rent or prolonging the amortization period The invested funds can be recovered in the allocated period, and the lessee can stay in the rental property for a long period of time.

Here, the above-mentioned event includes that the renter pays a monthly rent, and the point addition unit detects that the rent has been paid by the renter. A predetermined score corresponding to the rent may be added to the score stored in the lessee data storage unit.

Thus, points can be given as compensation for the monthly rent, so that rent arrears can be prevented.

Further, the score adding unit includes an event table storage unit that stores events and scores in association with each other for a plurality of events, and stores the event when it is detected that an event has occurred. By referring to the table storage,
An event table reference unit that specifies a score corresponding to the event and adds the score to the score stored in the lessee data storage unit may be provided.

As a result, the correspondence between an event which causes an increase or decrease in the score and the score is stored in a table and held in an independent form. Therefore, it is possible to add a new event or greatly change the score. This makes it possible to finely adjust the balance between the profit received by the owner and the profit received by the lessee.

Further, the event table storage unit may include a set of “moving” and “negative number” for changing the rented real estate as a set of the event and the score.
The “moving” includes “moving into the system”, which is a change between the real estates to be managed by the real estate lease management device, and “change from the managed real estate to a non-managed real estate”. Moving out of the system "
And a value different from the “negative number” corresponding to the “moving out of the system” may be set as the “negative number” corresponding to the “moving into the system”.

Thus, for example, when moving to any of the rental real estate owned by the owner, the degree of reduction in the score is set to be smaller than in the case where the owner does not move, so that the rental real estate owned by the owner can be included. It is possible to keep the lessee.

The fixed score is set in advance for each real estate, and the score reaching detecting means compares the score given to the lessee with the fixed score set for the real estate. The detection may be performed, and when the “moving” is detected, the detection may be performed by comparing the property with a fixed number set for the real estate at the “moving” destination.

Thus, by setting the number of achievement points (a certain number of points) by sliding the invested funds, amortization period, property grade, rent and the like for each rental property, the rental property is changed by moving or the like. In this case, the point management can be continued without inconsistency.

Further, when it is detected that the certain point has been reached, the real estate lease management device further reduces the number of the lessee every time a certain period elapses thereafter. Deduction means and, if the "moving" is detected, determine whether or not the lessee's score has reached a certain score set for the real estate at the "moving" destination, if not Further, there may be provided a reduction cancellation means for writing back the rent information stored in the lessee data storage means to the contents corresponding to the rent at the "moving" destination.

Thus, even if the lessee receiving the reduced rental fee moves to another rental property, it is possible to continue the rental management in consideration of the period during which the privilege was enjoyed. it can.

[Brief description of the drawings]

FIG. 1 is a diagram showing a configuration of a real estate lease management system 1 according to the present embodiment.

2A is a diagram illustrating an example of a lessor page screen 1200, and FIG. 2B is a diagram illustrating an example of a lessor page screen 1210.

FIG. 3A is a diagram illustrating an example of a change in a possession point of a lessee targeted by the real estate lease management device 10, and FIG. 3B is an example of a change in a monthly payment amount of the lessee. FIG.

FIG. 4 is a functional block diagram showing a specific configuration of the real estate lease management device 10.

FIG. 5 is a diagram showing a configuration example of a deduction table 131.

FIG. 6 is a diagram illustrating a configuration example of a lessor database 150;

FIG. 7 is a diagram showing a configuration example of a property database 160.

FIG. 8 is a diagram showing a configuration example of a lessee database 170.

FIG. 9 is a diagram showing an operation procedure of the point increasing / decreasing unit 130 shown in FIG.

FIG. 10 is a diagram showing an operation procedure of the point increasing / decreasing unit 130 shown in FIG.

11 is a diagram showing an operation procedure of the point increasing / decreasing unit 130 shown in FIG.

FIG. 12 is a sequence diagram showing exchange of communications between the three devices 10 to 30 shown in FIG. 1;

13A is a diagram illustrating an example of a change in a lessee's possession point during the exchange, and FIG. 13B is a diagram illustrating an example of a change in a lessee's monthly payment amount; FIG.

[Explanation of symbols]

 Reference Signs List 10 real estate lease management device 110 transmission unit 120 registration / change unit 130 point increase / decrease unit 131 deduction table 150 lessor database 160 property database 170 lessor database 1200 lessor page screen 1205 payment notification button 1206 moving (in system) notification button 1207 Moving (outside the system) notification button 1208 Rent delinquency notification button

Claims (10)

[Claims] Claims 1. An apparatus for managing the lease of real estate, comprising: a point assigning means for assigning a point each time a predetermined event is detected for each tenant of the property; A point arrival detecting means for detecting that the total has reached a predetermined fixed point; and executing information processing for reducing the rent of the lessee when the reaching of the fixed point is detected. A real estate lease management device comprising: 2. A renter data storage unit for storing renter data including points and rent information useful for specifying rent, for each renter, And an event detection unit that detects that the event that caused the event has occurred.When the event has been detected, a score corresponding to the event is stored in the lessee data storage unit. A score addition unit for adding to the lessee's score, wherein the score attainment detecting means detects the score by determining whether or not the score stored in the lessee data storage unit has reached the certain score. 2. The real estate lease management device according to claim 1, wherein the reduction unit rewrites the rent information stored in the renter data storage unit to contents corresponding to the reduced rent. 3. The event includes that the lessee pays a monthly rent, and the point adding unit determines that the lessee has paid the rent when the lessee detects that the lessee has paid the monthly rent. 3. The real estate lease management device according to claim 2, wherein a predetermined score corresponding to the rent is added to the score stored in the lessee data storage unit. 4. An event table storage unit which stores an event and a score in association with each other with respect to a plurality of events; 4. An event table reference unit for specifying a score corresponding to the event by referring to the table storage unit and adding the score to the score stored in the lessee data storage unit. Real estate lease management equipment. 5. The event table storage unit includes, as a pair of an event and a score, a pair of “moving” and “negative number” for changing a real estate to be rented. Real estate lease management equipment. 6. The “moving” includes “moving into a system”, which is a change between real estates to be managed by the real estate lease management device, and a change from a managed real estate to a non-managed real estate. “Moving outside the system” is included, and “negative number” corresponding to the “moving inside the system”
The real estate lease management device according to claim 5, wherein a value different from "negative number" corresponding to the "moving out of the system" is set. 7. The fixed score is set in advance for each of the real estate, and the score attainment detecting means compares the score given to the lessee with the fixed score set for the real estate, The detection is performed, and when the "moving" is detected, the detection is performed by comparing the property with a fixed score set for the real estate at the "moving" destination. The real estate lease management device according to 5. 8. The real estate lease management device further decreases the score of the lessee every time a certain period elapses after detecting that the certain score is reached. Deduction means, If the "moving" is detected, determine whether the lessee's score has reached a certain score set for the real estate at the "moving" destination, if not 6. A reduction cancellation means for writing back the rent information stored in the lessee data storage means to the contents corresponding to the rent at the "moving" destination.
Real estate lease management device as described. 9. A method for managing the lease of real estate, comprising: a point assigning step for assigning a point each time a predetermined event is detected for each of the real estate renters; A score reaching detection step of detecting that the total has reached a predetermined fixed point, and executing information processing for reducing the rent of the lessee when the reaching of the fixed point is detected. A real estate lease management method, comprising: 10. A program used in an apparatus for managing the lease of real estate, wherein a point is given to each tenant of the real estate each time a predetermined event is detected. A point reaching detection step of detecting that the sum of the given points has reached a predetermined fixed point, and, if the reaching of the fixed point is detected, for reducing the rent of the lessee. A program for causing a computer to execute a reduction step for executing information processing.