JP2006277292A - Land sales method - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To enable a sales object person to acquire a land at a reasonable price while reducing the cost burden of a land owner in selling of a contaminated land. <P>SOLUTION: The land sales method for purifying and selling the contaminated land comprises a risk evaluation stage for investigating the contamination state of an object land to perform risk evaluation including determination of a purification method and a construction period and cost thereof; a guarantee setting stage for setting, for renting the object land to a rent object person T for a predetermined period, the guarantee of damage by contamination by the rental based on the risk evaluation; a rental rate setting stage for setting a land rental rate considering the risk evaluation and a damage insurance amount for the guarantee; a land renting stage for renting the object land to the rent object person T for the predetermined period at the set rental rate; and a land purification stage for performing purification of the object land in parallel to the land rental for the predetermined period. After the predetermined period, the object land is sold to the sales object person as a purification completed land. <P>COPYRIGHT: (C)2007,JPO&INPIT

Description

  The present invention relates to a land sales method for purifying and selling contaminated soil.

For example, for land used in applications such as factories, research laboratories, and hospitals, pollutants (such as oil and chemicals) used in those facilities infiltrate the land in some way and are subject to soil contamination. There is a risk of being. In selling such land, if the degree of soil contamination exceeds a predetermined environmental standard value, it is necessary to purify the land and restore it to good soil. Such contaminated land is often in very convenient location conditions for the purpose of use so far, and considering the value of the original location conditions, it is more likely than dormant leave of the contaminated land. It is worth pursuing land and actively using it.
Conventionally, this type of land sales method includes a risk evaluation stage in which the pollution status of the target land is investigated, a risk evaluation is performed that includes determination of the purification method, its construction period and cost, and a predetermined risk assessment. It is common to take a method in which the target land is sold to the sales target as the clean-up completed land through a land purification stage (see, for example, Patent Document 1 and Patent Document 2) for purifying the target land over a period of there were.
Such a prior art is widely known among those skilled in the art, but since there is no patent document or the like that has been mentioned in detail regarding the sales method, no prior art document is shown.

JP 2004-122069 A JP 2003-039080 A

According to the conventional land sales method described above, the land owner is obliged to carry out the risk assessment and the land purification for the target land at his own expense in advance. There is a problem that the upfront cost burden for land sales becomes very high. In addition, in selling land, if the selling price is set with the preceding costs, there will be a price difference from the surrounding non-contaminated land, which will make it difficult to sell, and it will not be possible to use the land quickly. There is.
Therefore, it is difficult to include the land purification cost in the selling price, and as a result, the economic burden on the land owner becomes very large.

  Therefore, the object of the present invention is to eliminate the above-mentioned problems and reduce the cost burden of the land owner even when it is necessary to purify the pollution of the land to be sold. It is a place to provide a land sales method that can obtain land at a price that is not expensive.

  The first characteristic configuration of the present invention is a land sales method for purifying and selling contaminated soil, investigating the pollution status of the target land, and performing a risk assessment including determination of the purification method, its construction period and cost. Performing a risk evaluation stage, a guarantee setting stage for setting a guarantee of pollution damage due to the loan based on the risk assessment, and performing the risk assessment and the guarantee, when renting the target land to a loan target person for a predetermined period of time A lending amount setting stage for setting a land lending amount in consideration of a non-life insurance amount, a land lending step for lending the target land to a lending target person for a predetermined period with the set lending amount, and the predetermined period After the expiration of the predetermined period, the target land is sold to the sales target as the completed land after the expiration of the predetermined period. That.

According to the first characteristic configuration of the present invention, before the target land is sold to the sales target person, the target land is lent to the loan target person for a predetermined period. The amount of land lending will be profitable, and it will be possible to reduce the cost burden on land owners for land sales. Moreover, since the land lending amount is set in consideration of the risk assessment and the amount of non-life insurance for guaranteeing pollution damage due to lending, non-life insurance will be provided even if pollution damage occurs due to land lending. It is possible to cope with this, and it becomes possible to reduce the economic burden.
On the other hand, the loan target person can use the land for a specified period at a lower price compared to purchasing the target land, and can receive a guarantee of pollution damage during the loan period. It can be used.
And since the sale target person purchases the land that has been cleaned, it can be purchased at a normal price without incurring new cleaning costs.
In terms of land use, the loan recipient uses the land during the cleanup period, and the seller uses the land after the sale. The degree will improve, and it will be possible to revitalize the region.
That is, according to the land sales method, the land owner, the loan target person, the sales target person, and the area can benefit from each.

  The second characteristic configuration of the present invention resides in that the loan subject recruits and decides at a public communication site.

  According to the second characteristic configuration of the present invention, in addition to being able to achieve the above-described operational effects according to the first characteristic configuration of the present invention, it is possible to recruit a loan target person in a wider area. Because it becomes possible, it becomes possible to promote land use more quickly.

  Embodiments of the present invention will be described below with reference to the drawings.

FIG. 1 is a flowchart showing an example of the land sales method of the present invention.
The target land is, for example, a factory site, and it is assumed that there was soil contamination during the operation of the factory.
The land owner purifies the corresponding contaminated soil and sells it to the sales target.

[1] Perform risk assessment for the target land (risk assessment stage).
Specifically, the pollution status of the target land is investigated, and based on the survey results, a soil purification method suitable for the site is examined. Examples of the pollutant include volatile organic compounds (VOC), heavy metals, agricultural chemicals, oils, and the like. Examples of the soil purification method include chemical decomposition, biodegradation, electrical restoration, in-situ cleaning, and soil replacement. And risk evaluation can create and implement a table | surface as shown in FIG. 2, for example. Regarding health risks, as shown in the figure, the probability of damage assumed from the contamination level and exposure route of each item can be calculated, and comprehensive risk can be calculated. The damage amount is obtained by multiplying the assumed damage content and the corresponding assumed damage amount by the occurrence probability. The countermeasure method compares and evaluates various in-situ countermeasures according to the pollution status, and also predicts and evaluates the effects of purification level, period, cost, etc.

[2] In lending the target land to a lending subject over a predetermined period, a guarantee of pollution damage due to lending is set based on the risk assessment described above (guarantee setting stage).
Regarding the guarantee of contamination damage, for example, a table as shown in FIG. 3 can be created and implemented. Regarding the estimation of the accuracy of cleanup measures, as a possibility that the cleanup target has not been achieved, the failure events in the measure law are comprehensively extracted and the changes in cleanup level, cleanup period, cleanup costs, etc. resulting from this are organized and As leakage risk, the total risk amount can be estimated based on the estimated damage amount, severity of damage, and probability of occurrence of damage. In general, the overall risk is considered to be high at the initial stage of purification and the purification is low. Based on the relationship between the total risk amount and the purification time, the relationship between the guarantee amount and the purification time is shown in FIG. It can be expressed like the graph shown.

[3] A land loan amount is set in consideration of the risk assessment and the non-life insurance premium for performing the guarantee (lending amount setting stage).
The loan amount can be obtained by owner profit + purification cost + non-life insurance fee + commission. As shown in FIG. 5, the guaranteed amount can be obtained as the individual risk amount × the probability of occurrence, that is, the total risk amount, and the non-life insurance premium can be obtained by the guaranteed amount × the insurance premium rate.
In setting the land lending amount, for example, as shown in the graph of FIG. 5, the land lending amount can be set by various methods such as an average land rent method, a multiplying method that changes with the progress of land lending, and a staircase method.

[4] Recruit for the loan of the target land on the public communication site.
In recruiting, in addition to the details of the target contaminated land, the loan period and loan amount are presented, and the loan target person is determined from the applicants who have accessed the site.

[5] After the contract between the determined loan target person and the owner, use by the loan target person in the target land starts (land loan stage).

[6] On the other hand, in parallel with land use by the loan target person, the owner cleans the target land by the selected cleanup method (land cleanup stage).
At that time, it is preferable that the purification of the land is completed during the lending period.

[7] If the contract loan period expires and the contract with the loan target person expires, the target land has been purified and can be sold as normal land, and the owner recruits the sales target person. Sell it to the other party.

Next, an operation mode for carrying out the above-described land sales method will be described with reference to the schematic diagram of FIG.
The land owner S, the loan target person T, the site manager K, and the insurance company H are arranged so as to be able to send and receive information via the communication line N, respectively.
The site manager K provides and operates a specific system for the land sales method and contracts and cleans the land. The site manager K includes a site server 1 for site management.
Then, the site manager K, upon request from the landowner S, performs risk assessment on the land (including pollution investigation), guarantees for pollution damage after consultation with the insurance company H, preparation for loan amount setting, public offering site Construction and maintenance, and the contract procedure of the loan target person T and the owner S finally selected by the result of the public offering (with the owner S), the order of land purification work, the sales target selected by the owner S And a series of services such as contract procedures with (owner S), and services such as negotiations and procedures with insurance company H when a guarantee accompanying land lending occurs.
Further, in the site server 1, each party can send and receive information via the server 1. For example, during the land purification period, information is provided so that the progress of the purification work can be monitored. Yes.

According to the land sales method of the present embodiment, the land owner S lends the land using the fixed-term leasehold right until the land sales and purifies it in parallel with it. It is also possible to cover the cost of remediation, reducing the cost burden of selling contaminated soil and increasing the profits of land sales.
On the other hand, the loan target person can use the land for a specified period at a lower price compared to purchasing the target land, and can receive a guarantee of pollution damage during the loan period. It can be used.
And since the sale target person purchases the land that has been cleaned, it can be purchased at a normal price without incurring new cleaning costs.
In addition, the land utilization rate is improved and the contribution to the region is improved, and the region can be activated as compared with the case where the target land is left dormant with contaminated soil.

[Another embodiment]
Other embodiments will be described below.

<1> The land subject to the land sales method is not limited to the factory site described in the previous embodiment. For example, a land that may be contaminated, such as a hospital, a research institute, or a factory, is targeted. It can be called the target land including them.
<2> The detailed methods for risk evaluation, guarantee setting, loan amount setting, and land purification are not limited to the methods described in the previous embodiment, and widely known methods can be appropriately employed.

  In addition, as mentioned above, although the code | symbol was written in order to make contrast with drawing convenient, this invention is not limited to the structure of an accompanying drawing by this entry. In addition, it goes without saying that the present invention can be carried out in various modes without departing from the gist of the present invention.

Land sales flowchart Diagram showing tables used for risk assessment Diagram showing the table used for warranty settings Diagram showing the relationship between risk and time Diagram showing the concept of loan amount setting Schematic diagram showing the operation mode of land sales

Explanation of symbols

  T loan target person

Claims (2)

A land sales method for purifying and selling contaminated soil,
A risk assessment stage in which the pollution status of the target land is investigated and a risk assessment is performed including the determination of the purification method, its construction period and costs, and the loan for the target land to be loaned to the loanee over a predetermined period A guarantee setting stage for setting a guarantee for pollution damage based on the risk evaluation, and a lending amount setting stage for setting a land loan amount in consideration of the risk assessment and a non-life insurance amount for performing the guarantee. Through the land lending stage for lending the target land to the lending target for a predetermined period and the land purification stage for purifying the target land in parallel with the land lending for the predetermined period, A land sales method in which the target land is sold to the sales target as the completion of purification after the expiration of the period.   The land sales method according to claim 1, wherein the loan target is recruited and determined on a public communication site.

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