JP2003006301A - Information-providing method in real estate industry - Google Patents

Abstract

PROBLEM TO BE SOLVED: To improve the efficiency in office work and reduce space for an office. SOLUTION: A headquarters having a server which accumulates information on real estate properties and customers, real-estate franchisees having terminals connected with the server of the headquarters via Internet and customers who want to lease, purchase and sell the real estate properties exist. In addition, information-providing method in real estate industry comprises the following steps: A step of the customers' calling up the headquarter on Internet by using the terminals on their sides or franchisees' sides, a step of the headquarters' displaying a map which displays a network of transportation facilities, a step of the customers' selecting getting-on-and-off places of the transportation facilities displayed on the searching map and a step of the headquarters' displaying the real estate properties located around the getting-on-and-off places.

Description

Detailed Description of the Invention

[0001]

[Technical field to which the invention pertains] Headquarters (HQ) and branch offices (FC) that use the Internet and dedicated lines for brokerage, agency or rental management in real estate leasing and buying and selling.
The present invention relates to a method of providing information in a franchise type real estate business having a store.

[0002]

2. Description of the Related Art In the conventional franchise system in the real estate industry, each FC that is a branch (member store or directly managed store)
In addition to the original business, the store (franchise store) conducts surveys of real estate properties and requests surveys to property survey companies, customer credit surveys and credit survey companies survey requests, and real estate contract content to industry groups. You have to perform various tasks such as reporting, entering customer information and real estate property information into the database. When securing the personnel for performing each work,
As a result, personnel costs are incurred and pressure on the management of FC stores, so there are many cases in which sales representatives concurrently perform these tasks.

[0003]

Under such circumstances, the work involved in the contract, which is the original work of the sales person, tends to be neglected, and the effect is that the sales person and the sales of the FC store are affected. Not only will it result in poor results, but it will also lead to poor service to general customers. As a practical matter, at the time of contract completion or cancellation, due to the fact that the contract details were not fully explained to both the lender and the borrower at the time of the contract, or no special contract was added at the time of the contract, such as in the case of a rental contract. There is constant trouble between the lender and the borrower.

Further, in order to perform the above-mentioned various business, it is necessary to secure a portion used for the business in the store floor area of the FC store, and as a result, the area used for the business other than the business is business. (Contact with customers) It exceeds the size of the area used for the original work. On the other hand, the location of the FC store must consider the transportation of the customers who visit it, and must be in a busy area near the railway station. Under such locational conditions, a slight difference in store floor area causes an increase in fixed costs, and the burden on FC stores becomes large.

Further, in the conventional franchise system, since each FC store is in charge of inputting the data of the real estate property for the purpose of buying or selling or renting, the data of the same real estate property is sent from the plurality of FC stores to the headquarters. Frequently, the duplication rate of these data reached 30%.
Therefore, even if the sales representative of the FC store inputs the data of the real estate property, a considerable number of data are duplicated, and the effort is not paid off.

[0006]

The present invention is a business model for solving the above-mentioned problems. Headquarters collectively handles all non-sales operations such as requesting surveys of real estate properties of all FC stores, requesting credit checks of customers, reporting real estate contract details to industry groups, entering customer information and property information, etc. By doing so, it is possible to give the sales staff time to spare, and the sales staff can concentrate on the sales work. Further, since the data input of the real estate property is centrally managed by the head office, it is possible to avoid a situation where the input process is duplicated.

Therefore, according to the present invention, the sales staff can be given more time, so that the sales staff can be provided with sufficient time to explain the details of the contract to both the lender and the borrower in the rental contract or sales contract. Can be provided.
Therefore, regarding the agreement items at the time of lease contracts and sales contracts, we fully understand the individual circumstances of the lender and the borrower, the seller and the buyer, and foresee the point that it may cause trouble in the future,
Since you can take measures such as adding that point to the special contract item in the contract, it has a function to prevent troubles between customers such as the lender and the borrower and the seller and the buyer.

Further, from the viewpoint of the management of FC stores, it is possible to suppress the fixed expenses such as store rent, which is a factor that pressures the management, as compared with the conventional franchise system. Alternatively, if the same fixed cost is spent, it is possible to move to a place with better location conditions and obtain more opportunities for acquiring customers. It is convenient and convenient for customers to move the store to a location with good location conditions.

Further, according to the present invention, since the head office collectively manages various operations other than sales, it is possible to share the format of contract documents, know-how regarding special contracts at the time of leasing contract, etc. with all FC stores. Therefore, even a manager who is estranged in the real estate industry can easily enter the industry, introduce a new principle of competition into the real estate industry, and serve as a driving force for the old structural reform. In addition, if the FC store is equipped with sales staff in the minimum required store area, it will be able to perform its full functions, so the barriers to entry in terms of economics will be low. As a result, entry from different industries is promoted, and customs in the real estate industry can be reviewed to provide better services to customers.

On the other hand, the average real lease term is 3 years and 6 months when the lessee is a family household and 1 year and 10 months when the tenant is a single-person household. Since the lessee has entered into a new rental contract at the above-mentioned frequency, it means that the contract documents are filled in with the same items for each contract. Documents related to the rental contract are created for each tenant by computer,
The borrower can reduce the labor burden of the borrower if he / she only signs and seals.

Therefore, it is meaningful to make a database of customer data relating to the rental contract for the purpose of reducing the burden on the customer, and the collective data management system as in the present invention is indispensable for its operation.

The present invention is as follows if it is shown with the same numbers as the claims.

A first aspect of the present invention provides a method for providing information in real estate that assists business via the Internet, including a head office having a server for collecting information on real estate properties and customers, and a server of the head office and the Internet. There is a real estate franchise store with a combined terminal and a customer seeking to rent or buy or sell the real estate, said customer calling the headquarters on the internet using his or her terminal or the franchise store terminal. , The headquarters has a step of displaying a map showing a transportation network, the customer has a step of selecting a place of getting on and off the transportation shown on the search map, and the headquarters has a step of displaying real estate properties around the getting on and off place. It is a method of providing information in the real estate industry, which is characterized by the following.

According to a second invention of the present application, a format related to real estate transactions is recorded on the server of the headquarters, and a franchise store is provided at the stage where the customer rents or sells the real estate based on the real estate property information. Has a step of calling from the head office a format required for real estate transaction in which customer information is written, displaying it on a terminal, and outputting it on a sheet. It is a method of providing information in the real estate industry that assists with.

The third invention according to the present application is the real estate described in the first invention, characterized in that the collection of information on real estate properties at the headquarters is provided by a franchise store and by an external real estate information provider. It is a method of providing information in the industry.

[0016]

DESCRIPTION OF THE PREFERRED EMBODIMENTS (Overall Structure) The overall coupling relationship of the franchise system according to the present invention will be described with reference to FIG. The main office 1 has a FAX telephone 3 connected to a telephone line 2, a server 8 connected to the Internet 4 and dedicated lines 5, 6 and 7, and a LAN (Local Area Network) inside the main office 1 to which the server 8 is connected. ) 9
Then, there is at least one terminal 10 connected to the LAN 9.

Here, the server 8 is connected to the server 12 that manages the database of the real estate appraisal company 11 through the dedicated line 5, and the server 14 that manages the database of the real estate modernization center 13 through another dedicated line 6.
A server 16 for managing a customer database of a company 15, for example, NTT, which is connected to the Internet and manages data that can easily identify the customer through another dedicated line 7.
Connected to.

The FC store 17, which is a branch office, has a terminal 18 connected to the server 8 of the headquarters 1 via the Internet 4, and the terminal 18 has a magnetic card reader 19 and a magnetic card reader. The writing device 20 is connected. Further, there is a FAX telephone 21 which can be connected to the FAX telephone 3 of the head office 1 through the telephone line 2.

The website managed by the server 8 of the headquarters 1 is a URL (Uniform R) on the Internet 4.
An ordinary customer who resides in the Internet Locator) and acquires the real estate information provided by the headquarters 1 and the related information through the website is a customer 23 using a personal computer 22 connected to the Internet 4, a mobile phone in i-mode, etc. It is composed of a customer 25 who is connected to the Internet 4 from the telephone 24 and a customer 27 who is connected to the Internet 4 from the fixed telephone 26 in the L mode or the like.

(ID number and magnetic card or IC card)
Among the above-mentioned general customers 23, 25, 27, among the customers who wrote personal information on the website at the URL on the Internet 4, the customers who sent the e-mail to the URL, and the customers who visited the FC store 17, The head office 1 gives each individual identification number (hereinafter referred to as an ID number) to a customer who can expect to establish a contract or a customer who has a contract, and the ID number is stored in the server 8 of the head office 1. Register as a search number for customer data in the customer management database. After that, when the ID number for identifying the customer is input to the server 8 from the terminal 10 of the headquarters 1 or the terminal 18 of the FC store 17, the customer's name, address, telephone number, etc. corresponding to the number are contacted. As a result of the credit check in the past and the past, the history of the past rental contract, the arrears of the rental fee in the history of the contract, the presence / absence of trouble, and the contents thereof are displayed. Needless to say, you can search by name or phone number in case you forget your ID number. Further, the ID number is not limited to the so-called enumeration of numbers, and may have a structure including the alphabet.

The customers referred to here include a borrower, a lender, a seller, and a buyer. The real estate business is engaged in mediation and agency in rental contracts and sales contracts of real estate properties. Therefore, in the process of explaining the embodiments of the present invention, when the difference in the customer's position is clearly distinguished, the lessee , Lender, Seller, Buyer, and when it is not necessary to clearly distinguish the customer's position or when all positions are included, it is expressed as the customer.

The ID number assigned to each customer 29 is stored in the magnetic card 28 and transferred to the customer 29. Regarding the use of the magnetic card 28, a borrower who is expected to be repeatedly used is mainly assumed. After this, customer 2
When 9 makes a real estate contract or consultation, the magnetic card 2
If the customer carries the mobile phone 8 and visits the FC store 17, the sales representative of the FC store 17 receives various information such as various conditions in the past real estate contract of the customer 29, tastes of real estate properties, and past meeting contents with the sales representative. Can be withdrawn from the server 8 of the headquarters 1.

Conventionally, the customer 29 re-explains the above-mentioned information every time the sales person changes, but by implementing the present invention, the customer 29 explains the information to the sales person again. Not only does this save time for meetings because it is not necessary, but the contents of the information are organized so that sales representatives can smoothly respond to real estate consultations from customers 29 and transition from consultations to business negotiations. Can proceed smoothly. Furthermore, when a business negotiation progresses and an actual contract is reached, the customer 29 conventionally writes the name, address, etc. in the description column of the contract document by hand. However, by implementing the present invention, these Since it is possible to use the contract in which the items are written in advance, the labor burden on the customer 29 can be reduced.

Although an inexpensive magnetic card 28 is used in the above-mentioned entire structure, if an IC card having a larger storage capacity than the magnetic card 28 is used, not only the ID number but also the data of more customers 29 can be obtained. , For example, customer 2
You can store things such as the name and address of 9 and the history of past lease contracts. Further, information for rent payment, rent payment history, etc. can be stored in the IC card. Therefore, each time the customer 29 visits the store, the FC store 17 does not perform an inquiry procedure of the customer 29 to the headquarters 1, and the customer can call the customer information from the IC card of the customer 29 and proceed with the negotiation. It is also possible to add a payment function to an IC card in cooperation with a financial institution, a convenience store, etc. to collect the rental fee and store the payment status.

In this case, the magnetic card 28 in the text is I
If read as C card, it becomes an embodiment of the present invention when the IC card is used.

(Headquarters) The server 8 of the headquarters 1 has a customer management database and stores all customer data. At the same time, the real estate property information database stores the latest real estate property information. The contents of the customer management data include the contact information such as the ID number, name, address, telephone number, etc. of the customer 29, the result of the credit check, the history of the rental contract, the delinquency of the rental fee in the history of the contract, the presence or absence of trouble, and the contents thereof. , Information for automatic payment of rent and payment history of rent.
The latest real estate property data is all real estate property data owned by the Real Estate Modernization Center, plus unique real estate property data.The real estate property information database is a compilation of all real estate department data. And

Customer 2 from the real estate property information database
Real estate property data matching the desired conditions of 3, 25, 27 is taken out to create a real estate property information data list 49 described later, and the customers 23, 25, 27 utilize the real property property information data list 49. Also, customer data managed by the ID number is retrieved from the customer management database and utilized by the sales staff of the FC store 17. The server 8 has a function of collectively managing these pieces of information, and can provide these pieces of information through the Internet 4.

Since the head office 1 always operates the real estate property information database having the latest information, updating the data is indispensable. Therefore, it has contact with the real estate modernization center 13 from time to time. It connects to the server 14 of the real estate modernization center 13, downloads the latest real estate information, and converts the downloaded file into a file format suitable for the real estate property information database of the headquarters 1. The contents are updated by overwriting the converted file in the real estate property information database of the headquarters 1 to the corresponding existing file.

In addition, in the head office 1, FC is connected through the telephone line 2.
Information on rental real estate properties and real estate properties for sale sent from the store 17 to the FAX 3 and a report on the completion of contract procedures are input from the terminal 10 to the customer management database and real estate property information database of the server 8 to update the contents. is doing. Therefore, inquiries from customers 23, 25, 27 and F
In response to the inquiry from the C store 17, the latest information can always be provided.

The head office 1 provides the latest real estate property data from the website at the URL on the Internet 4, and this real estate property data is supplied from the real estate property information database stored in the server 8. .

Since the website at the URL on the Internet 4 is compatible with i-mode and L-mode which can connect to the Internet from the telephone, the personal computer 22
Of course, it is possible to browse the website from the mobile phone 24 by using the i mode or the like, and it is possible to browse the website in the L mode or the like from the fixed telephone.

The real estate property information data list 49 obtained through the website of the Internet 4 is divided into a list for general customers 23, 25, 27 and a list for sales staff. The real estate property information data list 49 and the specific data provided, etc. will be described later, but the general customers 23, 25, 27 are the general customers 23, 25, 2
I can't see the salesperson's list in which information about trade secrets I don't want to know is written in 7.

At the FC store 17, the sales staff member can view the sales staff member list and deal with consultations from the customer 29 and proceed with business negotiations with the customer 29, if necessary. Further, through the dedicated screen, the headquarters 1 and the FC store 17 can communicate with each other regarding work, and the FC store 17 can input real estate property information data and customer data to the server 8 of the headquarters 1.

(Branch) In the FC store 17 which is a branch of the headquarters 1, a terminal 18, a reader 19 for the magnetic card 28 connected to the terminal 18 and a writer 20 for the magnetic card 28 are installed. is there. By inserting the magnetic card 28 owned by the customer 29 into the reader 19, the reader 19 reads the ID number stored in the magnetic card 28, and the server 18 of the headquarters 1 reads the ID number through the terminal 18. To notify. Customer data corresponding to the notified ID number is displayed on the dedicated screen of the terminal 18 of the FC store 17. The sales person uses the terminal 18 of the FC store 17 to connect to the server 8 of the headquarters 1 from the URL on the Internet 4 and obtains the real estate property data requested by the customer 29 from the real estate property information database stored in the server 8. Is displayed on the display screen of the terminal device 18, or the real estate property data is output on a sheet and the customer 29
Can also be provided.

Further, it is possible to use the terminal 18 to fill the customer entry fields of the contract required for concluding the real estate contract with the customer data. The data corresponding to each entry field of the contract is extracted from the customer data called by the terminal 18, and the terminal 18 inserts the customer data into each entry field and fills the blanks of the contract document. Finally, it is possible to fill in all the blanks other than the signature stamp of the contractor and the signature stamp of the joint guarantor to create a contract document dedicated to the customer.

As described above, real estate property data and customer data are sent from the terminal 18 of the FC store 17 to the server 8 of the headquarters 1.
Although it is possible to input directly into, it is often the case that the salesperson is unfamiliar with the keyboard operation and thus feels such input operation as a burden. Therefore, in the embodiment of the present invention, since these input operations are collectively performed by the headquarters 1, the real estate property data and the customer data are transmitted to the headquarters 1 by the FAX 21 of the FC store 17. In principle.

(General customers 23, 25, 27 connected to the Internet 4) Since real estate property information and related information are posted on the website at the URL on the Internet 4, the personal computer 22 is used to access the Internet 4
The customer 23 who is connected to the Internet, the customer 25 who is connected to the Internet 4 in the i mode and the like and the customer 27 who is connected to the Internet 4 in the L mode and the like can obtain substantially the same information. In reality, the size of the display screen of the personal computer 22, the display screen of the mobile phone 24, and the display screen of the fixed-line phone 26 are extremely different, so the Internet 4
The screen configuration itself of the website is different between the customer 23, the customer 25, and the customer 27.

The screen configuration of the website and the procedure for the customer 23 to acquire real estate information when the personal computer is connected to the URL on the Internet 4 will be described below by taking the screen where the customer 23 is seen as an example.

The top page of the website has a screen structure as shown in FIG. This is the Internet 4
Is a screen that is first displayed on the display device of the personal computer 22 of the customer 23 who has visited the website by connecting to. On this screen, the heading ○ From the map, the heading in the section of the property search 33, the heading under the peripheral 34, and the rental property search 35. When the icon of the property search 35 is clicked, the screen that appears on the display device of the personal computer is shown in FIG.

FIG. 3 is a simple map showing the main national road 31, motorway 32, railway line 36 and railway station 3.
7 is written. The letter surrounded by the oval shape is an icon showing the name of the railway station. The map shows most elementary and junior high schools in the area. This is because many of the customers 23 who are looking for real estate properties are aware of the fact that they have children of this generation. In addition, some country clubs 38, amusement parks 39, sightseeing spots 40, etc. are listed. These are also the information requested by the customer 23.
It can be said that it is a map that simply displays only the information necessary for the user.

The customer 23 can search for the real estate property by using a railway station near the desired real estate property as a clue. For example, when the icon 41 of the line ΔΔ or XX station is clicked on this screen, the screen shown in FIG. 4 appears. This is an input screen for desired conditions for narrowing down rental real estate properties that match the desired conditions of the customer 23. The customer 23 sets the lower limit of the rental budget in the column 42, the upper limit in the column 43,
Type a property type, for example, store, office, apartment, condominium, rental house, etc. in the column 44, enter a check mark in the column 45 corresponding to the desired floor plan, and click the search start icon 46. If the user wants to change the entered items, he / she can click the reset icon 47 to redo the input.

After inputting the desired conditions, clicking the search start icon 46 shown in FIG. 4 brings up the screen shown in FIG. This is the real estate property information data list 49 described above. The 17 search results displayed at the upper left of the table are 17 stations with the number of stations that match the desired conditions entered by the customer 23 on the screen of FIG. 4 among the real estate properties stored in the real estate property information database. It shows that there are 17 cases. The real estate information data list 49 will be described by taking the real estate property shown in the first line of the real estate information data list 49 as an example. First, when the detail icon 48 in the leftmost column is clicked, FIG. 6 appears and the photograph of the real estate property can be viewed. The table below the photo shows comments about the property, parking information, age, and nearest station. Clicking on the details in the bottom column of the table returns to the screen shown in FIG.

Real estate information data list 49 shown in FIG.
There is a floor plan column to the right of the details column, and the number of rooms in the real estate property and the composition of the rooms are indicated by symbols. The symbol of the property in the first row is 4DK, which means that the property is composed of 4 rooms and a total of 5 rooms including a dining room and a kitchen. In the next type column, types such as store, office, apartment, condominium, and rental house, which are the desired conditions input on the screen of FIG. 4, are displayed. The next rent column shows the rent, the common benefit column shows the amount of common expense, and the key money and deposit fields show the number of months. Here, the amount of key money and the amount of security deposit are the product of the rent and the number of months.

[0044] In the next walk / bus column, the required time on foot or the time required by bus, the property name column shows the name of the property, and the construction year column shows the date the property was built. The column is the location of the property, the parking column is the information about the parking lot related to the property, the private area is the value of the private area of the property, the property field is the name of the sales representative of the FC store 17, The comment from the sales person is displayed in the remarks column.

The screen shown in FIG. 5 is the real estate information data list 49 obtained by the customer 23 from the website by performing the input operation in the above-mentioned procedure.
When the sales person in charge creates the real estate information data list 49, the real estate information data list 49 shown in FIG. 7 is obtained. Comparing FIG. 6 and FIG. 7, it can be seen that in FIG. 7, there are four items, a member name column, a telephone number column, a remuneration form column, and a current status column, in addition to the items shown in FIG. These items are
It is an indispensable matter for the sales staff to perform the intermediary business, but it is also a matter that interferes with the intermediary business when the customer knows it.
Therefore, such a configuration is adopted. Further, in FIG. 7, the detail column existing in FIG. 5 is deleted.

Here, the member name column is the name of the real estate agent who acts as an agent or agent for the property, the telephone number column is the telephone number of the real estate agent, and the remuneration form column is the remuneration form of the fee for renting the property. It is shown.

The customer 23 finds a desired property from the real estate information data list 49 and uses e-mail to make further inquiries. When one property or a plurality of properties is selected from the properties listed in the real estate information data list 49 shown in FIG. 5 and a predetermined icon (not shown) is clicked, the screen shifts to the screen shown in FIG. On the first row of the screen, a name field, a mail field, a title field, a content field, and a send / reset icon are arranged. The customer writes the name in the name field, the mail address in the mail field, the title in the title field, and the inquiry content in the content field, and clicks the send icon to send an e-mail to the server 8 of the headquarters 1. If you click the reset icon, you can correct the entered information. The contents of the e-mail have been published after the second row of FIG.
Information is shared among 3, 25 and 27.

The e-mail from the customer 23 is responded to by the mail person in charge of the headquarters 1, and the sales person in the FC store 17 can contact the customer 23 if necessary.

In this way, the customer 23 takes out the real estate property data required by the customer 23 from the real estate property information database stored in the server 8 of the headquarters 1, and the customer 23 is created according to his / her wish. With the real estate information data list 49, it is possible to easily compare and examine individual properties. Customer 2 after comparison
If 3 wants to get more detailed information, it can get it via email.

Although the procedure for the customer 23 to obtain real estate property information has been described above, the same information can be obtained for the customers 25 and 27 by the respective procedures on the screens corresponding to the i mode, the L mode and the like.

The present invention not only provides means for providing only property information, but also provides information on the living environment around the introduced real estate property. Usually, the customer selects some properties and then goes to the site for further consideration.
It is not uncommon for people to be discouraged by looking at the local living environment. Moving to the next candidate property may cause discouragement as well, so selecting a real estate property takes time and is not efficient.
The above-mentioned efficiency can be improved if information that allows the user to grasp the situation around the property is communicated to the customers 23, 25, 27 at the property information providing stage, or at least given to the customer at the meeting stage at the FC store 17. Yes, it is convenient for both customers and sales representatives. The present invention is also a business model for transmitting information provision that extends to real estate properties and living environments around the properties through the website of the Internet 4.

Information on the living environment around the property is also provided through the description of the elementary school and junior high school, the country club 38, the amusement park 39, and the sightseeing spots 40 on the map screen shown in FIG. You can move from the top page of the website shown in 2 to each page that provides information around the property and information related to real estate and other websites. Specifically, we provide a page that provides information on restaurants, a page that provides information on all real estate where you can get answers from real estate consultants, and a place for customers to exchange information through bulletin boards There are pages etc.

In addition to the above-mentioned information, icons of public institutions such as hospitals, financial institutions, post offices, police stations, public offices, parks and life-related stores such as shopping malls and supermarkets should be placed on the map corresponding to the location. Can also
It can also be described as a list of items on another page. Further, it is possible to provide a more specific image of the real estate property to the customer 23 by posting a photo near the railway station, a photo of the route from the station to the property, a photo around the property, and the like. Further, the map can be equipped with a scaling function to write more information.

On the screen shown in FIG. 2, the index of the website is displayed in the left frame divided by the scroll bar 58. For example, if the recommended store 50 in the area with the index name is clicked, The screen shown in FIG. 9 appears and information about restaurants in each area can be obtained.

Further, in the screen shown in FIG. 2, clicking the useful link collection 51 of the index name brings up the screen shown in FIG. 10, and the website 52 of the financial institution which is the source of housing funds and the real estate. Website 53 that provides industry information, website 54 that provides other housing information,
It is possible to link to a website 55 that provides information on the residential ground, condominium market price, etc., and a website 56 that provides other related information. By clicking any one of the websites 52, 53, 54, 55, 56 displayed in the list, it is possible to move to the clicked website.

Further, on the screen shown in FIG. 2, if the real estate Q & A 57 having the index name is clicked, the screen is moved to the screen shown in FIG. From this screen, you can ask questions about real estate in general, not matters about individual properties. A real estate consultant responds to the above inquiry. The first line of the screen is a note on use. In the second row, a name field, a mail field, a title field, a content field, and a send / reset icon are arranged. The customer 23 writes the name in the name field, the mail address in the mail field, the title in the title field, and the inquiry content in the content field, and clicks the send icon to send an e-mail to the server 8 of the headquarters 1. If you notice that the content you wrote before sending was incorrect, click the reset icon and you can correct the input. The contents of the e-mail are made public after the third row of FIG. 11, and the information can be shared.

If the bulletin board 60 of the search name is clicked on the screen shown in FIG. 2, the screen will move to the screen shown in FIG. On this screen, it is possible to freely write the sales activity report of the sales staff member, the request of the customer 23, the inquiry, and the like. The composition of the screen is the same as the real estate Q & A 57 of the above-mentioned search name, and precautions for use are written in the first row. Customer 2
3 is to write the name in the second column, the email address in the email column, the title in the title column, and the content of the inquiry in the content column, and click the send icon to send an email to the server 8 of headquarters 1. To be If you click the reset icon, you can correct the input, and the contents of the e-mail are published from the third row onward in FIG. 12, so that not only customers but also sales representatives can share information. providing.

As described above, the present invention has a system for handling the living environment around the property and various inquiries.

(Real estate appraisal company) When the sales representative 30 of the FC store 17 receives a request for a business relating to the real estate property of the lender or seller, the real estate property is assessed and the rental condition or sale condition with the lender or seller. It will be necessary to determine the rent and sale fees related to the above, and to carry out the necessary research to prepare an explanation of important matters. At this time, the company that conducts the appraisal or investigation is a real estate appraisal company or a research company. It is advantageous in terms of management efficiency that the sales representative of the FC store 17 requests the specialized company to concurrently handle the real estate appraisal work. In the present invention, in order to increase the opportunities for contacting customers and secure the time as much as possible, which is the original business of the sales staff, the appraisal and research work is requested to the real estate appraisal company or research company through the headquarters 1. ing. Therefore, the server 8 of the headquarters 1 and the server 12 that manages the database of the real estate appraisal company 11 are connected by a dedicated line to download the requested appraisal result and perform the appraisal request procedure.

(Real Estate Modernization Center) A real estate modernization center is an institution that serves as a venue for exchanging information on real estate properties in the real estate industry. Most of the real estate property information data is obtained from the real estate modernization center, and when the real estate contract is concluded, the head office 1 reports the contract contents. Therefore, the server 8 of the headquarters 1 is connected to the server 14 that manages the database of the real estate modernization center 13, and reports the contract contents and downloads real estate property information data through a dedicated line.

(Simple means of identifying the customer) FC store 17
As one of the means for the sales person to easily and early confirm the customer's identity, there is a method of collating the telephone number with the address and name of the telephone contractor using the telephone number. In order to secure this information path, the server 8 of the head office 1 is connected to the server 16 that manages the NTT customer database through the dedicated line 7.

(Rental Contract) As a function of the business model of the present invention, a real estate rental contract will be taken up and described. According to statistics, relocations in rental properties are done at a rate of once in family households in June of 3 years, and 1 for single-person households.
It is once a year in October. The business model of the present invention, which has improved management efficiency, more effectively acts on the rental contract accompanying the relocation which is repeated at such a frequency. Less than,
The procedure until the borrower who has been given the ID number visits the FC store 17 and completes the rental contract will be described.

(Borrower) In FIG. 13, in the business model of the present invention, the borrower who owns the magnetic card 28 is FC
9 is a flowchart showing a procedure until a store 17 is visited and a rental contract is completed. FIG. 14 is a flow chart showing the procedure up to the completion of the rental contract when the customer visits the FC store 17 for the first time in the business model of the present invention. FIG. 27 is a flowchart showing the procedure up to the completion of the rental contract in the conventional management form. Items enclosed by solid lines in these figures should be performed by the borrower or the sales representative of the FC store 17, and items enclosed by broken lines are sales representatives according to the business model of the present invention. This is a business that was transferred from the headquarters to the headquarters 1.

The description will be given mainly with reference to FIG. 13, and FIGS. 14 and 27 are materials for comparison with appropriate reference. As shown in FIG. 13, the borrower who came to the store inserts the carried magnetic card 28 into the reader 19. Reader 19
The ID number read in is sent to the server 8 of the head office 1, the customer data corresponding to the ID number is searched, and the search result is displayed on the display device of the terminal 18 of the FC store 17. The sales person confirms whether or not the property can be introduced to the borrower from the customer data on the borrower displayed on the display device. Here, the item for determining whether or not the property introduction is possible is the content of the customer data sent from the head office 1, for example, the result of the customer credit survey, the arrears of the rent in the contract history, and the presence or absence of trouble. The borrower's credit is judged by checking the above-mentioned items or by collating with the bad customer list existing in the industry.

On the other hand, in the conventional business model, as shown in FIG. 27, the credit check is performed after receiving the lease contract application form. When the credit check resulted in the conclusion that the borrower was unable to act as an intermediary, the borrower and the sales representative sometimes wasted time and effort before creating the contract application form.

To explain this matter in detail with reference to FIG. 27, the borrower receives a consultation while listening to the desired conditions of the borrower, and the borrower performs a support activity for selecting an article. After identifying the property, a site inspection of the property is conducted, but if the borrower does not like the site visited, the site inspection of another property is performed. When you reach the property that the tenant is satisfied with, you can make a lease contract application form. In this case, the borrower himself / herself must fill in the applicable items in each item column described later in the lease contract application form. The time and labor thus far were wasted as described above.

Further, conventionally, if the FC shop 17 conducts a credit check on the borrower and the joint guarantor from the data written in the lease contract application form, and as a result, the brokerage is impossible,
In some cases, the borrower refused to act as an intermediary. In order to easily judge the customer's creditworthiness, the name of the document is different, but the content of the entry is almost the same.By repeatedly filling in the above-mentioned document, some means to detect the false application by some customers is taken appropriately. Came. In this case, the same burden is imposed on the good customers, but by adopting the business model of the present invention, the good customers and the other customers are selected without imposing an excessive labor burden on the good customers. You can

As shown in FIG. 14, the borrower uses the magnetic card 2
If you do not carry 8 or if the magnetic card 28 is a new borrower who has not been transferred yet, simply send the customer card (see FIG. 26) to the head office 1 and use simple identification means. You can confirm your identity. For example, the server 8 of the headquarters 1 can be connected to the server 16 that manages the customer management database of NTT, and the telephone number written on the customer card can be compared with the address / name of the telephone contractor.

On the other hand, in the conventional business model, as shown in FIG. 27, the credit check of the customer is conducted after receiving the lease contract application form, and the customer management by the ID number is not performed. For repeated use, including the case where the same customer uses an FC shop 17 different from the previously used FC shop 17, it is necessary to always repeat the same procedure for a new customer as in the case described above.

When it is determined that the property may be introduced to the borrower as a result of the customer credit check, the salesperson outputs all or a part of the customer data on a sheet as necessary, and encloses the customer data to identify the tenant. Have a meeting By connecting to the server 8 of the headquarters 1 from the terminal 18 through the URL on the Internet 4 and searching the real estate property information database of the server 8 for property data under the borrower's desired conditions, a real estate property information data list 49 is created. Select candidate properties for leasing contract while making use of information on the living environment around the properties and real estate related information provided on the website. After selecting some of the candidate properties, we will visit the property with the customer.

When the lessee decides the property to which the lease contract should be concluded after the site inspection of the candidate property is completed, if the lessee is a family household, the rental contract application for individuals shown in FIG. For households, the lease application form for students and single persons shown in FIG. 16 is blank, and for a corporation, the blank form in the lease application form for corporations shown in FIG. 17, specifically, Fill in the necessary information in the date, property column, parking lot column, contractor column, resident column, joint guarantor column, joint guarantor column. However, in the case of the present invention, the customer data of the borrower can be easily called up to the terminal 18 of the FC store 17 by using the magnetic card 28. Therefore, based on the customer data, it corresponds to each item column of the rental contract. By inserting the data, creating the rental contract, and outputting the rental contract on a sheet, it is possible to reduce the labor burden of the borrower and save time for business.

If there is a change in the borrower's customer data, the change can be corrected and the original customer data in the server 8 of the headquarters 1 can be updated. A lease contract application form in which customer data is entered in blank fields related to necessary items other than the applicant signature field 61 is output from the printer connected to the terminal device 18.

Conventionally, the lessee has manually filled in the blanks in the above-mentioned lease contract application form, but the business model of the present invention eliminates the labor burden. In the business model of the present invention, when a new lessee creates an application for a lease contract, the period between the registration date of the customer data at the head office 1 and the date of creating the lease contract is shorter than the period required for the administrative procedure. In this case, the burden on the borrower will be the same as before. However, in reality, the lessee often needs a lot of time before deciding a rental property, and thus it is rare that the labor burden is imposed.

The lessee signs and stamps the output lease contract application form. The sales representative collects the signed and signed lease contract application form and faxes the lease contract application form to the FAX telephone 21.
Send to headquarters 1. Headquarters 1 conducts background checks and credit checks of the joint guarantor and the joint guarantor, and the results are the FC store 1
Notify 7. Based on the notified result, the FC store 17 decides whether or not to mediate the lease contract and notifies the lessee.

When the agency is decided, the FC shop 17 calls the terminal 18 with the property data corresponding to the contract object from the real estate property information database in the server 8 of the headquarters 1. 18, 19, 20, based on the property data
The data corresponding to each item column of the important matter manual shown in FIG. 21 is inserted to create the important matter manual. Print out the created important matter description on the form, ask the borrower to check the contents, and then ask the borrower to bring it with you.

When the lease contract is not for a building, the documents shown in the required document column 62 at the time of contract, and in the case of a lease contract for individuals, the resident card of the contractor and the resident, the identification card of the contractor , The contractor's seal, each joint guarantor's seal stamp certificate, each joint guarantor acceptance agreement, in the case of a lease agreement for students and singles, the contractor's residence card, contractor's identity Certificates, contractors' seals, respective joint guarantor's seal proofs, and respective joint guarantor acceptance consent forms are available for corporate lease contracts. Tell them to prepare business cards, resident cards for all residents, two photos of all residents, proof of seal of each joint guarantor, and each joint guarantor acceptance agreement at the time of contract.

When the above-mentioned lease contract is a building, in addition to the above documents at the time of contract, a building lease contract including pages and contract clauses shown in FIGS. 22, 23, 24 and 25 is required. . Therefore, the page shown in FIG. 23 of the building lease contract is given to the lessee and the required items are filled in the blanks and requested to bring it at the time of contract.

Conventionally, when preparing the above-mentioned important document manual or lease contract, the lessee himself / herself has to fill in all the relevant fields in the important document manual or lease contract, and the labor burden thereof. Is not too small.

After a lapse of a considerable period of time, a contract is exchanged between the lessee and the sales person, but in the case of a building lease contract, the contract is made among the three parties including the lessor. After the contract is concluded, the sales person sends the contract contents from the FAX 21 of the FC store 17 to the FAX 3 of the head office 1 to complete the job in charge. The head office 1 updates the property data in the real estate property information database based on the received contract details and reports the contract details to the real estate modernization center 13. The salesperson of the FC store 17 uses the writing device 20 connected to the terminal 18 to issue the magnetic card 28 in which the ID number decided by the head office 1 is written to the new customer. When using an IC card, the contents of the IC card are rewritten even for a customer who has changed customer data. Also in this case, since the data input and collation are carried out at the head office 1, the FC store can be operated by a simple personal computer operation.

(Lender) The lender, which is the other customer of the lease contract, will be dealt with in the same manner as the conventional work flow. However, in the business model of the present invention, as described in the example of the borrower, in the creation of necessary documents and management of the property data, small things that the lender should do, such as filling in the blanks in the documents, There is an advantage that lenders should not have to do.

(Sales Personnel) The salesperson person completes the customer data by transmitting the information of the borrower who has been mediated in the past from the lender through the business activities to the head office 1. For example, information is obtained such as whether the borrower has failed to pay the rent or whether there is any trouble. In addition, in order to enhance the information content around the real estate property, when the property is visited, a simple memo of the surrounding environment is created and a photo is taken to collect data on the surrounding environment.

The above-mentioned data of the surrounding environment is processed by the head office 1 and then the customers 23, 2 are sent through the Internet 4.
5,27 provided. It takes a lot of work to collect steady data by human feet, but in the case of the real estate industry,
It can be done by a sales person as part of the sales activity, and the result is very useful information to the customers 23, 25, 27. Since the work surrounded by the broken lines in FIGS. 13 and 14 has been transferred from the FC store 17 to the head office 1, it does not increase the burden on the sales person.

The salesperson sends the photograph, memo, etc. to the headquarters 1 by FA.
Send through X or terminal. The headquarters 1 processes the data sent from the FC store 17 so that it can be posted on the website at the URL on the Internet 4. The processed data is posted on the website and UR on the Internet.
Published to L.

(Sales contract) The sales contract is also a useful business model for customers in each position such as a buyer corresponding to a borrower and a seller corresponding to a lender, like the rental contract.

[0085]

Since the present invention is configured as described above, it has the following effects.

The average store area of a conventional FC store in the real estate industry is 15 tsubo.
The maximum store area of the entire store is 12.5 tsubo, the minimum store area is 2.3 tsubo, the average store area of all FC stores is 5.5 tsubo, and the store area is 1/3 of the conventional store area. Nonetheless, they are fully exerting their functions and satisfying customers.

The number of personnel involved in the operation of a conventional FC store is five per store, but the number of sales representatives of the FC store according to the present invention is three per store. While the total lease contract amount of a conventional FC store is about 8 million yen per sales person per year, the total lease contract amount of an FC store according to the present invention is about 12 million yen per sales person.

At present, in the real estate industry, it is said that achieving three times the rental contract amount per person in charge of sales will lead to stable FC store management. If the annual income is 4 million yen, it will be 12 million yen. Become. Therefore, the above numerical values sufficiently show the effectiveness of the present invention.

Further, although the current number of FC stores is 10 in the implementation of the present invention, the number of FC stores will increase in the future, and as the number of real estate property survey requests, customer credit survey requests, real estate contract conclusions is concluded. It can be easily predicted that the number of operations such as reporting to industry groups, inputting customer information and property information, and managing the database will increase, and the functions of the headquarters must be supplemented and expanded. However, even in such a case, the headquarters specializes only in the above-mentioned business processing, and since the connection with the FC store is made via the Internet or a dedicated line, the location of the headquarters differs from the location conditions of the FC store and the land price is low. It may be a different area. As a result, the function of the headquarters can be easily expanded, and the increase in the fixed cost accompanying it can be suppressed, which is efficient. Therefore, the franchise business model of the present invention can sufficiently exert its function even in a nationwide organization.

[Brief description of drawings]

FIG. 1 is a diagram showing a connection relationship between a headquarters, branches, customers, and the like.

FIG. 2 is the top page of the website.

FIG. 3 is a real estate property search page on the website.

FIG. 4 is a page for entering desired search conditions for rental properties by region.

FIG. 5 is a real estate property information data list for customers.

FIG. 6 is a page of a detail column of a real estate property information data list.

FIG. 7 is a real estate property information data list for sales staff.

[FIG. 8] This is a page for inquiring about a desired property for rent.

[Fig. 9] This page displays recommended information about the area around the property you want to rent.

FIG. 10 is a page of links to sites that are likely to be useful in real estate contracts.

FIG. 11 is a page of a Q & A corner regarding real estate in general.

FIG. 12 is a bulletin board page for exchanging opinions.

FIG. 13 is a diagram showing a flow of a rental contract using an ID number.

FIG. 14 is a diagram showing the flow of a rental contract of a borrower who has not registered an ID number.

FIG. 15 is a real estate lease contract application for individuals.

FIG. 16 is a real estate lease application for students and young people.

FIG. 17 is a real estate lease contract application form for corporations.

FIG. 18 is a page excerpted from the important matter manual.

FIG. 19 is a page excerpted from the important matter manual.

FIG. 20 is a page excerpted from the important matter manual.

FIG. 21 is a page excerpted from the important matter manual.

FIG. 22 is a page excerpted from the building lease contract.

FIG. 23 is a page excerpted from the building lease contract.

FIG. 24 is a page excerpted from the building lease contract.

FIG. 25 is a page excerpted from the building lease contract.

FIG. 26 is a customer card.

FIG. 27 is a diagram showing a flow of a rental contract in a conventional business form.

[Explanation of symbols]

1 ... Headquarters 2 ... Telephone line 3 ... FAX phone 4 Internet 5, 6, 7 ... Dedicated line 8 ... Server 9 ... LAN 10 ... Terminal 11 ... Real estate appraisal company 12 ... Server 13 ... Real Estate Modernization Center 14 ... Server 15 ... Company 16 ... Server 17 ... FC store 18 ... Terminal 19 ... Reader 20 ... Writing device 21 ... FAX telephone 22 ... PC 23 ... General customers 24 ... Mobile phone 25 ... General customers 26 ... Fixed telephone 27 ... General customers 28 ... Magnetic card 29 ... Customer 31 ... National highway 32 ... Motorway 33… Headline ○ Property from map 34 ... Heading ■ Around Yokohama South 35… Heading ● Rental property search 36 ... Railroad 37 ... Railway station 38 ... Country Club 39 ... Amusement park 40 ... Sightseeing spots 41 ... Icon of Sugita Station 42, 43, 44, 45 ... column 46 ... Search start icon 47 ... Reset icon 48 ... Detail icon 49 ... Real estate information data list 50 ... Recommended local stores with index names 51 ... Useful links for index names 52, 53, 54, 55, 56 ... Website 57 ... Search name real estate Q & A 58 ... Scroll bar 60 ... Search name bulletin board

─────────────────────────────────────────────────── ─── Continuation of front page (51) Int.Cl. ⁷ Identification code FI theme code (reference) G06F 17/30 170 G06F 17/30 170C 170Z

Claims (3)

[Claims] 1. A real estate information providing method for assisting business via the Internet, comprising a headquarters having a server for collecting information on real estate properties and customers, and a terminal having a server connected to the headquarters server via the Internet. There is a franchise store and a customer who wants to rent or buy or sell real estate.The customer calls the headquarters on the Internet using his own terminal or the terminal of the franchise store, and the headquarters connects the transportation network. The real estate business, which comprises the steps of displaying the displayed map, the step of the customer selecting the boarding point of the transportation facility displayed on the search map, and the step of displaying the real estate property around the boarding point by the headquarters. Information provision method in. 2. A real estate transaction format is recorded on the server of the head office, and a franchise store writes customer information in a stage where a customer rents or sells real estate based on the real estate property information. The method for providing information in a real estate business that assists business via the Internet according to claim 1, further comprising the step of displaying a format required for a transaction from the head office, displaying it on a terminal, and outputting it on paper. . 3. The collection of information about real estate properties at the headquarters is provided by a franchise store or by an external real estate information provider.
Information provision method in the real estate industry described in.