JP2003256537A - Guarantee charge calculation system for residual value set lease - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To calculate a guarantee charge on the basis of the total construction cost of a building, the attribute of a customer applying to lease, and a portfolio of all existing lease customers. <P>SOLUTION: A housing maker 1 calculates the total construction cost on the basis of a housing plan, and transmits the total construction cost to a loan guarantee company 3. The loan guarantee company 3 calculates the guarantee charge related to rent payment on the basis of the total construction cost and the portfolio of all lease customers, and calculates and examines the lease charge including the guarantee charge. When a loan contract is ended, a new customer is added to the portfolio. The loan guarantee company 3 gives a rent payment guarantee and residual value guarantee to a bank 4 when the loan contract is established, and performs the guarantee deposit, payment or investment corresponding to a prescribed ratio of the total construction cost of the building related to the lease to the customer to the housing maker 2. <P>COPYRIGHT: (C)2003,JPO

Description

Detailed Description of the Invention

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a guarantee fee calculation system for a residual value setting lease, and more particularly, to a guarantee fee calculation contract for a residual value setting lease by calculating a monthly fee paid by a customer based on transmission and reception of electronic data. Related to a system for quickly performing. The present invention also relates to a guarantee fee calculation system that can reduce the risks of a home maker, a special purpose company SPC that owns a home, banks, and the like, and also reduce the burden on customers.

[0002]

2. Description of the Related Art In conventional mortgages, the customer pays back the total construction cost of the building and the rent for a long time in order to purchase the house, and the construction cost of the building is entirely borne by the purchaser. Has become.

However, consumer sentiment is gradually changing, and rather than holding buildings and land as assets,
The use value and cost performance of buildings are becoming more important. In particular, when the birth rate declines and an aging society is reached, the amount of money that can be paid by family households and the elderly is limited, and the choice of building and land to be desired becomes scarce.

On the other hand, as the civil society and the nation mature, the stock of homes will be enriched, so the demand for homes that are high in value even if they are second-hand houses will increase, and relocation and rental of used homes will become popular. come.

Under such circumstances, even the government side, etc.
There is a momentum to secure a smooth distribution by forming a high-quality and inexpensive housing stock by developing a housing performance guarantee system and a second-hand housing distribution market.

[0006] As described above, in the housing market, customers are demanding a reduction in monthly payments, and it is difficult to meet the needs of customers only with a conventional home purchase loan in which the customer bears the cost of constructing the entire building. Has become.

[0007]

[Problems to be Solved by the Invention] As a customer, rather than buying a house, renting it for a predetermined period,
There is a possibility that monthly payments will be reduced, and it is possible to apply the method of residual value setting lease.

In the residual value setting lease, a predetermined lease period is determined, and the residual value is calculated by adding the customer guarantee money to the book value (after depreciation) at the end of the period. Here, the customer deposit is, for example, a predetermined percentage of the total construction cost, which is defined according to the lease period.

Each month, the customer bears a leasing fee, which is obtained by adding various costs (land cost, operating cost, guarantee fee) to the total construction cost less residual value. Here, the guarantee fee is calculated according to the credit of the customer.

Therefore, if the guarantee fee is set appropriately, the burden on the customer is reduced as compared with the home purchase loan. At the end of the lease term, the customer can also choose to buy the house or extend the lease. In this way, according to the residual value setting lease, the purchaser is freed from the risk of owning a house for a long period of time, such as the risk of land price reduction. In addition, since it is treated as a rental house during the loan period, regular visits, inspections, and maintenance of the house can be received, further reducing the burden on the customer.

However, in order to carry out the residual value setting lease, there are risks on the loan side, such as residual price fluctuation risk, second-hand market risk, land price decline risk, location condition risk, rent collection risk, etc. It is necessary to pay attention to. With these points in mind, valuation methods, maintenance methods, bearers, hedging methods, brand image establishment, relationships between owners and risk hedging methods, development areas, earthquake impacts, guarantees, insurance, national guarantees, etc. It is necessary to establish the contents of the hedging method, etc. Furthermore, from the aspect of structure / system, it is necessary to pay attention to the market value evaluation system such as construction / reform history management, sales system / method, financing form, land positioning, tax / legal aspects, etc. Keeping these points in mind, we will explain how to use the existing database, education and support of sales staff, non-recourse loan, ownership form, securing system, tax and legal affairs of customers and SPCs. Need to be established. So, for example,
For the purpose of maintaining the loan, the bank grants a rental payment guarantee to the special purpose company SPC that owns the housing that should be leased to the customer from the housing manufacturer, in other words, the lesser of the residual value setting lease There is a need to.

By the way, the residual value setting type lease contract is liquid in a short period of time. Therefore, unlike the conventional home purchase loan, it is not possible to determine the guarantee fee based only on the customer attributes such as age, annual income, work place, etc., and it must be determined in consideration of the entire portfolio of lease customers.

Therefore, in the present invention, when a lease application is made by a customer, the guarantee fee for the building portion is calculated based on not only the customer's attributes but also the portfolio of the existing lease customers as a whole. The challenge is to provide a guarantee fee calculation system that can update the database by incorporating customers into the existing portfolio.

[0014]

The guarantee fee setting system of the present invention for solving the above-mentioned problems is a guarantee fee calculation system in a residual value setting lease, and includes a computer for determining a construction plan of a housing manufacturer and a loan. The building plan determination computer includes a guarantor company examination computer and a database that stores customer attributes, and the building plan determination computer includes: a construction plan input means for inputting a construction plan; a first storage means for storing construction data; A first CPU that calculates a total construction cost based on the plan and the construction data;
Total construction cost output means for outputting the total construction cost;
A first communication means for transmitting the total construction cost via the communication network, and the examination computer: a customer attribute input means for inputting a lease application and a customer attribute from a customer; and a customer attribute for storing the customer attribute. A second storage means; a second communication means for receiving the total construction cost; a guarantee fee calculated based on the total construction cost and the customer attribute, a lease fee calculated based on the guarantee fee, and a lease application A second CPU for performing the examination; and examination result outputting means for outputting the examination result, and the guarantee fee is calculated based on the portfolio of all the customers stored in the database.

In the present invention, the computer for determining a building plan includes: a building plan inputting means for inputting a building plan and customer attributes; a first storing means for storing building data; and a building plan and the building data. A first CPU for calculating a total building cost based on the total building cost and a book value at the end of the lease period based on the total building cost; and a book value output means for outputting the book value; the book value and the customer attribute A second communication means for inputting a lease application from a customer; a second storage means for storing the lease application; Second communication means for receiving the customer attribute and the book value; calculating a guarantee fee based on the book value and the customer attribute, calculating a lease fee based on the guarantee fee, The second CPU to perform the examination of the application
And an examination result output means for outputting the examination result.

Furthermore, the guarantee fee calculation program of the present invention operates the guarantee fee calculation program described above.

The guarantee fee calculation method of the present invention uses the guarantee fee calculation system described above. That is, in the present invention, when the housing plan is decided through consultation between the customer and the housing maker, the total construction cost of the leased building is automatically calculated thereafter, and the guarantee fee for the rent payment is calculated. , The cost of land and the operating costs of special purpose companies
The lease fee including the swap cost is calculated, and the loan application is examined. These processes are automatically performed by connecting the computer of the home maker and the computer of the loan guarantee company with a communication line, and the examination result is notified to the customer and the home maker from the loan guarantee company, and the examination is completed promptly. .

In particular, in the present invention, the guarantee fee is calculated by referring to the portfolio of all the lease customers stored in the database to reduce the lease fee burden of the customer who has applied for the lease, and at the same time, to perform the lease. It also reduces the business risk of the company.

[0019]

BEST MODE FOR CARRYING OUT THE INVENTION Embodiments of the present invention will be described below with reference to the drawings. FIG. 1 is a block diagram of the entire guarantee fee calculation system of the present invention. For a lease with a residual value setting, a prescribed lease period is set and the residual value is calculated by adding the prescribed customer guarantee deposit to the book value at the end of the lease period.
Here, the customer guarantee money is defined as a predetermined ratio of the total construction cost (original price of the building), and is paid by the customer to the loan guarantee company at the start or end of the lease in accordance with the contract.

Then, based on the total building cost (original price of the building) minus the residual value, the guarantee fee borne by the customer every month is calculated. The guarantee fee is included in the leasing fee or is collectively paid by the customer at the time of the contract to the special purpose company.

In the present invention, the guarantee fee is calculated by using a computer by transmitting and receiving electronic data through a communication line.

This system comprises a customer 1 who wishes to make a residual value setting lease contract for a house, a house maker 2 who builds a lease house for the customer 1, and a loan guarantee company 3 which examines a lease application from the customer 1. A bank 4 that transmits data necessary for examination to a loan guarantee company 3, and a special purpose company 5 that purchases and holds a lease building from a housing manufacturer 2 and leases it to a customer 1.

In addition, a housing maker 2 and a loan guarantee company 3
Are connected by a communication line such as the Internet. Other than this, electronic data may be transmitted and received by connecting with a communication line such as the Internet, but mutual communication may be performed by an appropriate means such as telephone, facsimile and mail.

FIG. 2 is a block diagram of the entire guarantee fee calculation system of the present invention when the database 31 is installed in the bank 4. In this case, the loan guarantee company 3 and the bank 4 are connected by the communication network 34. Here, the communication network 34 may use the Internet or a high-speed dedicated communication line together depending on the amount of data to be transmitted and received. For example, it may be better to use a high-speed leased line when transmitting the entire portfolio of leasing customers to the loan guarantee company 3.

Next, the relationship between the constituent elements shown in the block diagrams of FIGS. 1 and 2 will be described.

The customer 1 decides a construction plan together with the house maker 2. Also, the customer 1 applies for a loan examination to the loan guarantee company 3 and pays a guarantee fee to the loan guarantee company when the loan is started. Further, the customer 1 rents a house with the specifications already decided together with the house maker from the special purpose company 5 and pays a lease fee (rent). Further, the house maker 2 calculates the total construction cost based on the house plan determined using the construction plan determination computer 20, and transmits the total construction cost to the loan guarantee company 3 via the communication line. Moreover, the house maker 2 concludes a construction contract contract with the special purpose company 3.

Further, the loan guarantee company 3 receives a loan examination application from the customer 1 and receives the examination computer 3
Use 0 to review and notify customer 1 of results. Also,
When the loan guarantee company 3 closes the loan, the rent payment guarantee and the residual value guarantee are given to the bank 4, and the home maker 2 makes the loan guarantee company 3
To the customer 1, a guarantee deposit, guarantee deposit or investment of a predetermined amount of the total building construction cost of the leased building to the customer 1.

Further, the bank 4 transmits electronic data necessary for examination of loan application to the loan guarantee company 3 via a communication line. Further, the bank 4 makes a loan to the special purpose company 5 based on the loan contract.

The special purpose company 5 is a house maker 2
Buys and holds the completed building from and leases it to customer 1.
Further, the special purpose company 5 offers the completed building to the loan guarantee company 3 as collateral.

FIG. 3 is a block diagram for explaining the scheme of the residual value setting lease centering on the special purpose company 5.

The special purpose company 5 raises funds from the bank 4, concludes a construction contract with the house maker 2, and after receiving the delivery of the building, executes a residual value setting lease contract with the customer 1. To do.

By the way, when the residual value setting lease contract expires, one of the purchase by the customer 1, the contract renewal, and the contract relationship end is selected. Therefore, it is necessary to guarantee the performance of the leased property and assess the price.

Therefore, it is necessary for the side operating the residual value setting lease to perform the maintenance of the property not only when the residual value setting lease contract expires, but also on a regular basis by the performance guarantee organization 11. In addition, it is necessary to enhance the attractiveness of the used home market by receiving a good assessment by the price assessment organization 12 through the performance guarantee activity.

If the trustee 13 trusts the property or sells the property to the investor 14 and supports the used house market from a financial aspect, the used house market can be stabilized and expanded.

As described above, the operating costs and swap costs of the special purpose company 5 are the housing maker 2, the bank 4, the performance guarantee agency 11, the price appraisal agency 12, and the trustee 1 of the trust.
3 and the relationship with the investor 14 and the like, and the cost is reflected in the lease fee that the customer 1 bears.

Further, the special purpose company 5 procures the land for the building relating to the lease from the landowner under a fixed-term land lease contract and sub-leases it with the customer 1 or chooses to own it.

In the case of sub-leasing, the initial investment burden on the special purpose company 5 is reduced and there is no risk associated with land ownership, but the disposal property is limited and re-lease is the main means of collection, so the purchase guarantee of the relocation company is guaranteed. Etc. are required. The customer 1 cannot own the land as an asset, but the monthly rent is greatly reduced. Therefore, in the market, the majority of customers are young families in their late twenties to thirties who are thinking of easily living in their own detached house.

On the other hand, when the special purpose company 5 owns the land, it is easy for the special purpose company to collect the land and is completed as an investment product. Therefore, after the lease contract expires, it is returned to the vacant lot and sold. While it is possible, investment costs will increase. For the customer 1, the rent burden increases, but when the lease contract expires, the land / building can be purchased and it becomes possible to live in a complete home. Therefore, in the market, people who are scheduled to settle in their 40s or older will be the center.

FIG. 4 is a block diagram of an example of a main part of the guarantee fee calculation system of the present invention. In this system, a building plan determination computer 20 which is a computer equipped with communication means and an examination computer 30 which is a computer equipped with communication means are connected by a communication network 23 such as the Internet.

First, the computer 20 for determining a construction plan
Will be described. The construction plan input means 201 is means for inputting character data and drawing data, and is composed of a keyboard, an image input device, and the like. Customer 1 and homemaker 2
Will discuss the plans by means such as interview, telephone, facsimile, Internet, etc., and decide the desired building structure, floor plan, and other specifications. Then, the contents of the decision are input to the computer for deciding the construction plan and stored in the first storage means 203.

The first CPU 202 is the first storage device 203.
Then, the already stored building data and building plan are read out, the total building cost is calculated, the total building cost is stored in the first storage means 203, and is output to the total building cost output means 204.

The first communication means 205 transmits this total construction cost to the second communication means 305 of the examination computer 30.

Next, the examination computer 30 will be described. The customer attribute input means 301 may be a keyboard and the loan guarantee company 3 inputs the loan customer attribute together with the customer's intention of loan application.
Further, when the customer 1 and the loan guarantee company 2 are connected to the Internet, these electronic data are received by the second communication means 305 from the keyboard, mouse, etc. of the customer 1 via a route not shown, and the second storage It is stored in the means 303.

The input customer attributes are stored in the storage device 303. This second storage means 303 also stores the total construction cost from the construction plan determination computer 20.

The second CPU 302 is the second storage means 303.
Calculate the guarantee fee from the customer attributes and total construction cost stored in the database, the conventional mortgage screening and its back data (correlation between customer attributes and default rate) stored in the database 31, and the portfolio of existing lease customers as a whole. Read the table.

Thus, the default rate of the customer 1 is obtained, and the guarantee fee is obtained based on the default rate. further,
Calculate the various costs by adding the land fee and the operating costs and swap costs of the special purpose company to this guarantee fee.

In this way, the lease fee borne by the customer 1 is the total construction cost minus the residual value, plus the above-mentioned various costs. Actually, the monthly lease payment (rent) paid by the customer includes the interest rate during the lease period.

The residual value mentioned here is the amount obtained by adding the customer guarantee deposit to the book value (after depreciation) of the building at the end of the lease period. The customer deposit is, for example, prescribed as a predetermined ratio of the total construction cost according to the lease period. This customer deposit is paid by the customer to the loan guarantee company at the start or end of the lease, etc., according to the contract.

Next, the second CPU 302 compares the leasing fee with the payment ability of the customer 1 to decide whether or not to accept the loan contract, and stores the decision result in the second storage means 303 and the examination result output means 304. Output.

The second communication means 305 sends the examination result to the building plan determining computer 20. Further, the customer 1 is notified by an appropriate means.

If the loan is approved as a result of the examination, the customer attribute of the customer 1 is added to the portfolio. In this way, the portfolio stored in the database 31 is constantly updated.

FIG. 5 is a block diagram of another example of the main part of the guarantee fee calculation system of the present invention. In this system, a building plan determination computer 20 which is a computer equipped with communication means and an examination computer 30 which is a computer equipped with communication means are connected by a communication network 23 such as the Internet.

First, the computer 20 for determining the building plan
Will be described. The first input means 210 is means for inputting character data and drawing data, and comprises a keyboard, an image input device, and the like. The customer 1 and the home maker 2 can use a means such as an interview, telephone, facsimile, Internet, etc.
We will discuss the plans and decide the desired building structure, floor plan, and other specifications. Then, the contents of the decision are input to the computer for deciding the construction plan and stored in the storage means 203. Furthermore, the customer attribute of the customer 1 is input to the first input means 210. When the customer 1 and the home maker 2 are connected to each other via the Internet, the customer attribute is received by the communication unit 205 via a route (not shown) and stored in the first storage unit 203.

The first CPU 202 is the first storage device 203.
, The building data and the building plan already stored are read out, the total building cost is calculated, the book value at the end of the lease period is calculated based on the total building cost, and the book value is stored in the storage means 203. At the same time, it outputs to the book value output means 211.

The first communication means 205 sends the book value and the customer attribute to the second communication means 305 of the examination computer 30.

Next, the examination computer 30 will be described. The second input means 301 may be a keyboard and inputs that a customer has applied for a loan. When the customer 1 and the loan guarantee company 2 are connected to the Internet, the loan application is received by the communication unit 305 via a route not shown and the second storage unit 3 is used.
It is stored in 03.

The input customer attributes are stored in the second storage device 303.
Stored in. The book value transmitted from the building plan determining computer 20 is also stored in the second storage means 303.

The second CPU 302 is the second storage means 303.
Customer attributes and book values stored in, and database 3
The conventional mortgage screening and its back data (correlation between customer attribute and default rate) stored in 1 and the portfolio of all existing lease customers are read out. Thereby, the default rate of the customer 1 is obtained, and the guarantee fee is obtained based on the default rate. Next, the CPU 302 determines whether or not to accept the loan contract by comparing the leasing fee with the payment capability of the customer 1, and stores the determination result in the second storage unit 303 and the examination result output unit 304.

The second communication means 305 sends the examination result to the building plan determining computer 20. Further, the customer 1 is notified by an appropriate means.

When the loan is approved as a result of the examination, the customer attribute of the customer 1 is added to the portfolio. Thus, the portfolio stored in the database is constantly updated.

FIG. 6 is a flowchart for determining the lease fee. First, in step S31, the customer 1 contacts the housing maker 2 to determine a construction plan.

Next, in step S32, the total construction cost is calculated from the structure, floor plan, and other specifications based on the construction plan data, and the book value at the end of the lease period is calculated. However, the loan guarantee company may calculate the book value.

Then, in step S33, the examination computer 30 is used to calculate the residual value by adding a predetermined customer guarantee deposit to the book value at the expiration of the lease period.

Next, in step S34, the examination computer 30 calculates the guarantee fee to be borne by the customer 1 based on the residual value, the customer attribute of the customer 1 and the customer portfolio which is the data of all the lease customers.

Next, in step S35, a lease fee (for a building) corresponding to the interest rate and the lease period is calculated.

Finally, in step S36, various expenses such as land rent, operating cost and swap cost of the special purpose company 5 are added up to determine the lease fee.

Here, the determination of the lease fee will be described with reference to a specific example. For example, the lease period is 10 years. The total construction cost is 12 million yen (total floor area 40
Tsubo, building tsubo unit price is 300,000 yen).

Since steel-framed residential buildings are depreciated over 34 years, the book value after 10 years can be easily calculated. Then, the customer guarantee deposit is added to the book value at the end of the 10th year to calculate the residual value in the case of the 10-year lease.

The straight-line depreciation amount is 12 million yen × 90% ÷ 34
= 317,647 yen. Therefore, the book value at the end of each period is 12,000,000 yen at the beginning of the period and 11,68 yen at the end of the first period.
It is 2,353 yen, 11,364,706 yen at the end of the 2nd year, and the book value at the end of the 10th year is 8,823,530 yen. This corresponds to about 73.5% of the initial book value.

On the other hand, the customer deposit is 780,000 if a predetermined ratio of the total construction cost is set, for example, 6.5%.
It becomes a circle.

Thus, since the residual value is the book value at the end of the 10th year plus the customer deposit, it is approximately 9.6 million yen (80% of the total construction cost).
%).

In this case, the building portion of the lease fee is 20% of the total construction cost. Leasing charges that take into account the total construction cost, residual value, interest rate, lease period, operating cost / swap cost of the special purpose company 5, and land cost can be calculated using, for example, Excel (Microsoft spreadsheet software). This is done using the PMT function. The guarantee fee may be included in the lease fee or may be collectively paid from the customer to the special purpose company at the time of contract.

FIG. 7 is a flowchart of loan examination, and particularly includes a default rate determining step and a guarantee fee determining step.

First, in step S41, customer attributes such as age, annual income, work place,
It is inputted from the customer attribute input means 301 or is received from the housing plan determining computer.

Next, in step S42, the default rate of the lease period is obtained based on the customer attribute, the past mortgage screening and its back data (correlation between the debtor parameter and the default rate). For the past mortgage examination and its back data, those stored in the database 31 are used. Here, the above-mentioned default rate is a numerical value indicating the creditworthiness of the customer. For example,
A customer attribute-based default rate table to which a default rate is assigned for each customer attribute such as age, annual income, and workplace is stored in the database. Then, the customer attribute of the customer 1 is applied to this table to retrieve the default rate for each customer attribute. The default rate of each attribute thus searched may be multiplied by a weight to calculate a weighted average default rate, and this may be finally determined as the default rate of the customer 1. Alternatively, on the basis of each customer attribute of the customer 1, one number representing the customer attribute of the customer 1 is calculated by a predetermined method to obtain a customer attribute value. Then, a comprehensive default rate table that associates the customer attribute values with the final default rate based on an empirical rule is stored in the database. Also, a guarantee fee table that associates the guarantee fee with the default rate is stored in the database.

Next, in step S43, the residual value including the customer deposit is calculated. Next, in step S44, the guarantee fee is calculated from the guarantee fee table. Further, a value obtained by correcting the guarantee fee of the customer 1 searched in the guarantee fee table based on the portfolio of all existing lease customers may be finally determined as the guarantee fee of the customer 1.

Next, in step S45, the land cost,
Calculate the lease fee including all operating costs and swap costs of the special purpose company.

Next, in step S46, the payment capability of the customer 1 and the lease fee are compared to determine whether or not to accept the loan contract.

Next, in step S46, the result of the examination is notified to the customer 1 and the house maker 2 together with the data such as the lease fee and the guarantee fee. If the loan is rejected (step S47), this ends all the processing.

On the other hand, if the loan is granted (step S
48), in step S49, the customer 1 who has newly contracted a loan is incorporated into the portfolio of all existing lease customers. Further, the examination computer 30 is connected to the bank 4
Issue a rent payment guarantee and a building residual value guarantee to the bank 4. This completes all the processing.

The present invention is not limited to the embodiment described above. For example, the property that is subject to the loan is not limited to a home, and includes, for example, a villa, a warehouse, an office, and other buildings. In this case, the home maker may be replaced with another vendor.

A plurality of housing manufacturers or special purpose companies may form a business tie-up with one bank.

When the database is installed in a bank, the loan guarantee company accesses the database every time a loan application is made and requests a default rate and a guarantee fee.

Further, when leasing a used house, the residual value after the end of the new lease period is set based on the market price assessed by the price valuation agency instead of the total construction cost.

[0085]

According to the present invention described above, the leasing fee including the guarantee fee can be calculated only by inputting the property details and customer attributes. That is, when a customer makes a lease application, the guarantee fee for the building part is calculated based on not only the customer's attributes but also the existing lease customer's entire portfolio, and a new customer is incorporated into the existing portfolio. A guarantee fee calculation system that can update the database is provided. Loan examination is a cash flow-oriented examination. Since the loan guarantee company and the home maker are connected by a communication line and the rent (building part) guarantee fee is calculated, the examination can be completed quickly. Since the system of the present invention can be operated without human intervention other than the initial system construction and maintenance, the system operation cost included in the guarantee fee can be reduced, which in turn lowers the guarantee fee to be paid by the customer. be able to.

According to the present invention, a part of the total construction cost of the building is used as the principal of the rent, so that the payment burden on the customer is reduced. In particular, young families in their late twenties to thirties who have started to rent or purchase condominiums can also live in detached houses that are customized to their tastes with a low burden. In addition, those who are settled in their 40s who are hesitant to purchase a home due to employment uncertainties, falling land prices, etc. can also live in a single-family home with their future purchase rights reserved.

On the other hand, on the bank side, it is possible to bring in a customer segment that has not been able to be captured in the past, or a customer segment who is frightened by employment anxiety, etc., so that the expansion of the housing market can be activated. Moreover, the residual value setting lease is a fixed-sized (for example, 10-year repayment) small-lot diversified investment, and risk diversification is possible.
In addition, when securitizing or securitizing a loan, it is possible to present the market value of risk based on the existing portfolio, making it easy to formulate a product, which in turn reduces the balance sheet of the bank and the return on assets (ROA). ), The return on equity (ROE) is improved.

Further, the performance guarantee organization can manage the property, maintain the collateral value of the house, and form and stabilize the used house market.

As described above, according to the present invention, by introducing the residual value setting lease, the risk associated with the conventional home purchase can be reduced.
By sharing among customers, banks and home builders,
In addition to being able to create a new housing market,
By encouraging demand for remodeling loans and expanding the number of affiliated homemakers, we can expect further business expansion.

[Brief description of drawings]

FIG. 1 is a block diagram of an example of a guarantee fee calculation system in a residual value setting lease of the present invention.

FIG. 2 is a block diagram of another example of the guarantee fee calculation system in the residual value setting lease of the present invention.

FIG. 3 is a block diagram centered on a special purpose company for explaining the residual value setting lease scheme.

FIG. 4 is a block diagram of an example of a main part of the guarantee fee calculation system in the residual value setting lease of the present invention.

FIG. 5 is a block diagram of another example of the main part of the guarantee fee calculation system in the residual value setting lease of the present invention.

[Fig. 6] Flowchart for determining lease payments

[Fig. 7] Flow chart of loan examination

[Explanation of symbols]

1 customer 2 housing manufacturers 3 loan guarantee company 4 banks 5 special purpose companies 11 Performance Assurance Organization 12 Price appraiser 13 Trustee 14 Investor 20 Computer for building plan decision 23 Communication networks such as the Internet 34 Internet and / or communication networks such as high-speed leased lines 30 Examination computer 31 Database 201 Construction plan input means 202 First CPU 203 Total construction cost output means 204 first storage means 205 first communication means 301 Customer attribute input means 202 CPU 203 Examination result output means 204 Second storage means 205 second communication means 210 First Input Means 211 Book price output means 310 Second input means

Claims (13)

[Claims] 1. A guarantee fee calculation system for a residual value setting lease, comprising: a computer for determining a construction plan of a housing manufacturer, a computer for examining a loan guarantee company, and a database for storing customer attributes. The computer for determination is: a construction plan input means for inputting a construction plan; a first storage means for storing construction data; a first CPU for calculating a total construction cost based on the construction plan and the construction data; The building computer further comprises: total building cost output means for outputting the building cost; and first communication means for transmitting the total building cost via the communication network, wherein the examination computer: inputs a lease application from a customer and customer attributes Customer attribute input means; second storage means for storing the customer attributes; second communication means for receiving the total construction cost ; A second C that calculates a guarantee fee based on the total construction cost and the customer attribute, calculates a lease fee based on the guarantee fee, and examines the lease application.
A PU and a guarantee result output means for outputting the result of the examination, wherein the guarantee fee is calculated based on the portfolio of all customers stored in the database. . 2. A guarantee fee calculation system for a residual value setting lease, comprising: a computer for determining a construction plan of a housing manufacturer, a computer for examining a loan guarantee company, and a database for storing customer attributes. The computer includes: a first input means for inputting a building plan and customer attributes; a first storing means for storing building data; a total building cost calculated based on the building plan and the building data; First CP that calculates the book value at the end of the lease period based on
U ;; book value output means for outputting the book value ;; first communication means for transmitting the book value and the customer attribute via the communication network, wherein the examination computer is: lease application from customer A second storage means for storing the lease application; a second communication means for receiving the customer attribute and the book value; and a guarantee fee based on the book value and the customer attribute. A second CPU for calculating the lease fee based on the guarantee fee and examining the lease application; and an examination result output means for outputting a result of the examination, wherein the guarantee fee is the database. A guarantee fee calculation system that is calculated based on the portfolio of all customers stored in. 3. A computer program for operating a system including a computer for determining a building plan of a home maker, a computer for deciding a loan guarantee company, and a database for storing customer attributes in a guarantee fee calculation system for a residual value setting lease. Then, the program causes the computer for determining the building plan: a building plan input means for inputting a building plan; a first storage means for storing building data; and a total building cost based on the building plan and the building data. A first CPU for calculating the total construction cost, a total construction cost output means for outputting the total construction cost, and a first communication means for transmitting the total construction cost via the communication network, And a customer attribute input means for inputting a lease application from the customer and customer attributes; Second storage means for storing attributes; second communication means for receiving the total construction cost; and a guarantee fee calculated based on the total construction cost and the customer attribute, and a lease fee calculated based on the guarantee fee. Second, C inspects the lease application
PU and; a guarantee fee calculation program which functions as a examination result output means for outputting the examination result, wherein the guarantee fee is calculated based on the portfolio of all the customers stored in the database. Guaranteed fee calculation program. 4. A program for operating a system including a computer for determining a construction plan of a home maker, a computer for examining a loan guarantee company, and a database for storing customer attributes in a guarantee fee calculation system for a residual value setting lease. The program includes: a computer for determining the construction plan; a first input means for inputting a construction plan and customer attributes; a first storage means for storing construction data; a total construction cost based on the construction plan and the construction data. And the book value at the end of the lease period based on the total construction cost
U; a book value output means for outputting the book value; a function as a first communication means for transmitting the book value and the customer attribute via the communication network, and the examination computer: a lease application from a customer A second storage means for storing the lease application; a second communication means for receiving the customer attribute and the book value; and a guarantee fee based on the book value and the customer attribute. A guarantee fee calculation program which functions as an examination result output means for calculating the lease fee based on the guarantee fee and examining the lease application; and outputting a result of the examination. A guarantee fee calculation program, wherein the fee is calculated based on the portfolio of all customers stored in the database. 5. A method of calculating a guarantee fee in a residual value setting lease, comprising using a computer for determining a construction plan of a home maker, a computer for examining a loan guarantee company, and a database for storing customer attributes. In the plan determination computer: inputting a building plan using the building plan input means; storing building data in the first storage means;
Calculating a total construction cost based on the construction plan and the construction data by using a first CPU; outputting the total construction cost to a total construction cost output means; Transmitting the total construction cost, in the examination computer: a step of inputting a lease application from a customer and a customer attribute to the second input means; a step of storing the customer attribute to a second storage means. Receiving the total construction cost via second communication means; calculating a guarantee fee based on the total construction cost and the customer attribute using a second CPU, and leasing based on the guarantee fee A guarantee fee calculation method comprising the steps of calculating a fee and examining a lease application; and outputting the examination result to the examination result output means. A guarantee fee calculation method, wherein the guarantee fee is calculated based on portfolios of all customers stored in the database. 6. A method of calculating a guarantee fee in a residual value setting lease, comprising: using a computer for determining a construction plan of a housing manufacturer, a computer for examining a loan guarantee company, and a database for storing customer attributes, In the computer for determining a plan: a step of inputting a building plan of the first input means; a step of storing building data in the first storage means; a total of based on the building plan and the building data using the first CPU. Calculating a building cost and calculating a book value at the end of the lease period based on the total building cost; outputting the book value to a book value output means; the book price via the first communication means And a step of transmitting the customer attribute, wherein in the examination computer: the lease application from the customer is input to the second input means. Inputting; storing the lease application in second storage means; receiving the customer attribute and the book value via second communication means; using the second CPU, the book value And a step of calculating a guarantee fee based on the customer attribute, calculating a lease fee based on the guarantee fee, and examining the lease application; outputting the examination result to examination result output means. A guarantee fee calculation method, wherein the guarantee fee is calculated based on portfolios of all customers stored in the database. 7. Based on a customer portfolio, which is a collection of data of the customer attributes for all existing customers,
A customer attribute-specific default rate table corresponding to each customer attribute is stored in the database, and a weighted average default rate is calculated based on the customer attribute-specific default rate table, and the weighted average default rate is calculated. A guarantee fee table corresponding to guarantee fees is stored in the database, and the guarantee fee of the customer searched in the guarantee fee table is corrected based on the customer portfolio to determine the guarantee fee of the customer. The guarantee fee calculation system according to claim 1. 8. A single customer attribute value is calculated from a plurality of types of customer attributes, and a total default rate table that associates the one customer attribute value with one default rate is stored in the database, and the default rate is guaranteed. A guarantee fee table corresponding to fees is stored in the database, and the guarantee fees of the customers searched in the guarantee fee table are corrected based on the customer portfolio which is a set of the customer attribute data for all existing customers. The guarantee fee calculation system according to claim 1 or 2, wherein the guarantee fee of the customer is determined. 9. Based on a customer portfolio, which is a collection of data of said customer attributes for all existing customers,
A customer attribute-specific default rate table corresponding to each customer attribute is stored in the database, and a weighted average default rate is calculated based on the customer attribute-specific default rate table, and the weighted average default rate is calculated. A guarantee fee table corresponding to guarantee fees is stored in the database, and the guarantee fee of the customer searched in the guarantee fee table is corrected based on the customer portfolio to determine the guarantee fee of the customer. The guarantee fee calculation program according to claim 3 or 4. 10. A customer attribute value is calculated from a plurality of types of customer attributes, and a total default rate table that associates the one customer attribute value with one default rate is stored in the database, and the default rate is guaranteed. A guarantee fee table corresponding to fees is stored in the database, and the guarantee fees of the customers searched in the guarantee fee table are corrected based on the customer portfolio which is a set of the customer attribute data for all existing customers. The guarantee fee calculation program according to claim 3 or 4, wherein a guarantee fee for the customer is determined. 11. A customer-attribute-specific default rate table that associates a default rate for each customer attribute based on a customer portfolio that is a set of data of the customer attributes for all existing customers is stored in the database, A weighted average default rate is calculated based on the customer attribute-based default rate table, and a guarantee fee table that associates a guarantee fee with the weighted average default rate is stored in the database, and the guarantee is based on the customer portfolio. The guarantee fee calculation method according to claim 5 or 6, wherein the guarantee fee of the customer retrieved from the fee table is corrected to determine the guarantee fee of the customer. 12. A customer attribute value is calculated from a plurality of types of customer attributes, and a total default rate table that associates the one customer attribute value with one default rate is stored in the database, and the default rate is guaranteed. A guarantee fee table corresponding to fees is stored in the database, and the guarantee fees of the customers searched in the guarantee fee table are corrected based on the customer portfolio which is a set of the customer attribute data for all existing customers. The guarantee fee calculation method according to claim 5 or 6, wherein a guarantee fee for the customer is determined. 13. The guarantee fee calculation system further includes an valuation agency that assesses the price of the used building, and when leasing the used building, the price valuation agency makes an assessment instead of the total construction cost. The guarantee fee calculation system according to claim 1 or 2, wherein a residual value after the end of the lease period is set based on the price.