JP2007058550A - Real estate lease management method and system - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide a real estate lease management method and a real estate lease management system for enabling an investor to become a real estate owner whose stable earnings can be secured with relatively small amount of investment funds. <P>SOLUTION: This real estate lease management method for managing a lease about a predetermined real estate comprises: a step for proposing a leasehold right transfer contract with a rental fee about the predetermined real estate as a price to the investor; a step for accepting the acceptance of the leasehold right transfer contract from the investor; and a step for accepting rental payment based on the leasehold transfer contract from the investor. Thus, it is not necessary to propose an investment on the real estate itself, and it is necessary only to use the rental fee as the price. Therefore, it is possible to enable the investor to own the real estate with a small amount of investment as compared with that in owning the real estate itself. <P>COPYRIGHT: (C)2007,JPO&INPIT

Description

  The present invention relates to a management system for real estate to be rented, and more particularly to a real estate rental management system for realizing a new business model that can become an owner with a low investment amount.

  Generally, when building real estate such as apartments or condominiums is managed to obtain rent income, management of building real estate requires specialized knowledge and know-how. It is difficult to manage building real estate. For this reason, the real estate agent may be entrusted with the management of the building real estate to the real estate agent and pay the management fee to the real estate agent, and the consignor may obtain rent income obtained from the rental of the building real estate.

  Conventionally, a real estate management system for simply executing such a master lease has been developed with the support of a computer system. For example, Japanese Patent Application Laid-Open No. 2004-62278 discloses an owner database that stores owner contract information, a master lease database that stores a master lease course, a property database that stores property information, and the number of residents corresponding to the property information. A sublease real estate management system that includes a tenant database to be stored and is configured to calculate the rent of a sublease by introducing the occupancy rate and sublease course of the corresponding property is described (Patent Document 1). Such a support system links the master lease rent with the occupancy rate, balances the rent between the real estate agent and the owner, reduces the risk of the real estate agent, and damages the equipment due to the increase in the number of occupants. Was able to respond immediately.

Similarly, Japanese Patent Application Laid-Open No. 2005-157522 describes a real estate related service agency management device for supporting a real estate management agency business via the Internet (Patent Document 2). According to this system, the customer-side terminal of the customer who receives real estate-related services, the provider-side terminal of the provider who provides real estate-related services, and the procedures necessary for the transfer of specific services on behalf of both The real estate-related service agency management device provided by the agency administrator is connected via a communication line, and the management device holds and provides customer-side information necessary for concluding a contract for a specific service desired by the customer. Maintaining contractor information necessary for concluding contracts for services provided by contractors, and presenting contract details to agent managers when contract conditions are met between customer information and contractor information It is free. This system provides an intermediary / mediation environment for companies that want to prepare housing for borrowers to negotiate with appropriate property owners.
These systems have the advantage that property owners are guaranteed rent income while being freed from the troublesome management of property vacancy rates and rent delinquency. In addition, the real estate agent has an advantage that a stable fee income can be obtained.
Japanese Unexamined Patent Publication No. 2004-62278 (abstract) Japanese Patent Laying-Open No. 2005-157522 (abstract, etc.)

  However, according to the invention described in the above patent document, the real estate management can be simplified by acquiring the rent calculation at the time of sub-lease and other related information through the system, but it becomes the owner of the real estate management For this reason, in conventional real estate management, it is necessary to build an apartment or condominium on the land that you own and ask the real estate agent to manage it, or ask the real estate agent to include construction and management. was. Therefore, it has been difficult for ordinary people, such as office workers, who cannot have sufficient assets, to enter the real estate business if they can afford some funds.

  In recent years, real estate financial products using real estate asset securitization and securitization schemes can be used, but these are only financial products. Like other financial products, investors are only at risk of investing in the acquisition and implementation of receivables and securities. It doesn't mean you can get the status as a real estate owner, or you can get stable rent income with little risk as an owner.

  SUMMARY OF THE INVENTION In order to solve the above problems, an object of the present invention is to provide a real estate lease management method and a real estate lease management system that can become a real estate owner who can secure a stable income with relatively inexpensive funds.

  In order to solve the above-mentioned problem, the real estate lease management method of the present invention is a real estate lease management method for managing leases for a predetermined property, and a lease transfer agreement that pays the rent for the predetermined property as an investor. And a step of accepting a lease transfer agreement from the investor, and a step of accepting rent payment based on the lease transfer agreement from the investor.

  According to the above management method, for real estate, a contract for lease transfer with rent as consideration is targeted, and the contract is established through the offer and acceptance. Rent payment based on this contract is managed. For this reason, since the rent is not paid for rather than soliciting investment in the real estate itself, it is possible to own the real estate with assets that are much cheaper than in the case of owning the real estate itself. In addition, unlike investment in real estate financial products, the property can be held as a real estate owner, so it is a status itself and stable rent income can be expected compared to financial products. Therefore, if the real estate agent offers to transfer the lease right of the real estate owned by the real estate agent without assuming that he owns the real estate, the real estate will be accepted by accepting the lease transfer agreement. You can become a real estate owner without owning it. It provides a new business model in the real estate industry that can utilize assets with less risk.

  Here, an investor may make a profit by directly recruiting applicants, managing real estate, collecting rents, or entrusting these services to an intermediary / mediator (Master lease) You may make a contract.

  The real estate lease management method of the present invention is a real estate lease management method for managing leases for a predetermined property, wherein the rent for the ownership of the specified property is determined for each of a plurality of investors. A step of applying to each investor for a lease transfer agreement for consideration; a step of accepting a lease transfer agreement from the investor; and a step of receiving a rent payment based on the lease transfer agreement from the investor. It is characterized by that.

  According to the above management method, for one real estate, a contract for the transfer of a lease right in consideration of the rent is paid to each of a plurality of persons, and the contract is established through the offer and acceptance. Rent payments based on this contract are managed separately. For this reason, since the rent is not paid for rather than soliciting investment in the real estate itself, it is possible to own the real estate with assets that are much cheaper than in the case of owning the real estate itself. In addition, unlike investment in real estate financial products, the property can be held as a real estate owner, so it is a status itself and stable rent income can be expected compared to financial products. In particular, according to the present invention, since one person's property is shared by a plurality of people, the rent of the property itself can be further divided by the number of people who share it, so that the owner of the property becomes a cheaper investment. It is possible. Therefore, if the real estate agent offers to transfer the lease right of the real estate owned by the real estate agent without assuming that he owns the real estate, the real estate will be accepted by accepting the lease transfer agreement. You can become a real estate owner without owning it.

  Here, each investor may make a profit directly by recruiting prospective tenants, managing real estate, collecting rents, or intermediary / mediation within the scope permitted by the contract. You may make a leasing contract that entrusts these services to a real estate agent.

  Here, it is preferable that the lease transfer agreement is for a part of a predetermined apartment house. The cost of building a condominium is high and the price as a real estate is high, but some of them are relatively inexpensive real estate determined by, for example, the ratio of the occupied area. Even if it exists, it is possible to become the owner of the real estate. Here, “part” means, for example, one room or a plurality of houses, not the entire apartment house.

  Here, it is preferable that the rent includes a deposit. In some cases, it is desired to collect a deposit from an investor as a risk hedge on the side of the real estate agent, but according to the present invention, collecting a deposit is included.

  Here, the “deposit” may be collected in addition to the rent or collected separately from the rent payment. The payment may be made in a lump sum in advance of the rent payment, may be delivered in a lump sum in conjunction with the first rent payment, or may be divided and delivered in accordance with the number of rent payments.

  Here, it is preferable that rent payment can be received periodically. Rents may be delivered in a lump, but if delivered regularly, it can be linked to the rent income for the real estate, and the rent is low. Here, “regular” usually means every month, but is not limited thereto. For example, it is possible to make payment every two months or more for three months.

  Further, in the present invention, a step of applying a lending contract to an investor who has concluded a lease transfer agreement, a step of accepting a lending contract from the investor, and a rent based on the leasing contract It is preferable to comprise the step of paying This is a case where a so-called master lease is set. This is because by setting up a master lease, an investor who receives a lease transfer is freed from troublesome management tasks related to real estate management such as tenant recruitment, real estate management, and rent collection. This master lease can be applied in the same way whether the property is owned or shared.

  Furthermore, in the present invention, a step of applying to the tenant for real estate based on a leasing contract, a step of accepting a lease contract from the tenant, and a rent payment based on the lease contract are received from the tenant. Preferably comprises steps. This is a case of setting a so-called sub-lease. This is because concluding a sublease for a tenant together with a master lease will secure income for the real estate agent and become a funding source for rent payments to investors.

  Here, it is preferable that the rent as the consideration for the lease transfer agreement with the investor is set to be lower than the rent as the consideration for the lease agreement with the applicant for occupancy. By setting the rent in this way, it is possible to present a relatively low rent to the investor, and the difference between the rent paid by the tenant and the rent paid by the investor can be used as the income of the investor. Because.

The present invention is also a real estate lease management system configured such that the above-described real estate lease management method can be realized. That is, the present invention is a real estate lease management system for managing leases for a predetermined property, and includes a real estate lease management server connected to an investor client used by an investor via a communication line. And the real estate lease management server
1) Leasehold transfer agreement database that stores information on lease transfer agreements in consideration of rent for a given property;
2) A lease transfer contract offer means for generating information for displaying an image for the investor client to display an image for applying the lease transfer agreement to the investor and transmitting it to the communication line;
3) A lease transfer agreement acceptance means for receiving information indicating acceptance of the lease transfer agreement supplied from the investor client and storing in the lease transfer agreement database information indicating that the lease transfer agreement has been established; and 4) Investment that outputs information based on the result of judgment by determining whether rent payment is made based on the lease transfer agreement based on the information related to the lease transfer agreement when rent payment information based on the lease transfer agreement is supplied Rent management means,
It is provided with.

The present invention also relates to a real estate lease management system for managing leases for a predetermined real estate, wherein the real estate lease management server is connected to a plurality of investor clients used by each of a plurality of investors via a communication line. Is provided. And the real estate lease management server
1) Leasehold transfer agreement database that stores information on lease transfer agreements that are determined for each of a plurality of investors and that are paid for the rent of a given property.
2) Lease transfer agreement application means for generating information for displaying images for applying to each investor to each investor client and sending them to the communication line;
3) A lease transfer agreement acceptance means for receiving information indicating acceptance of the lease transfer agreement supplied from each investor client and storing in the lease transfer agreement database information indicating that the lease transfer agreement has been established; and 4 ) An investment that, when supplied with rent payment information based on a lease transfer agreement, determines the rent payment status based on the lease transfer agreement and outputs information based on the result of the determination based on the information related to the lease transfer agreement Rent management means,
It is provided with.

Further, the present invention for realizing a master lease contract, in the above-mentioned real estate lease management system,
1) A leasing contract database that stores information related to leasing contracts for real estate;
2) Collective borrowing contract offer means for generating information for displaying on the investor client an image for applying the collective borrowing contract to an investor who has concluded a lease transfer agreement and sending it to the communication line;
3) Collective borrowing contract acceptance means for receiving information indicating acceptance of the collective borrowing contract supplied from the investor client and storing in the collective borrowing contract database information indicating that the collective borrowing contract has been established; and 4) When rent payment information based on lump-sum lease contracts is supplied, real estate that determines whether rent payments have been made based on lump-sum lease contracts based on the lump-sum lease contract information and outputs information based on the judgment results Contractor rent management means,
It is provided with.

Further, the present invention for realizing a sublease contract is the real estate lease management system, wherein the real estate lease management server is configured to be connectable via a communication line to a client who wants to move into the real estate. The lease management server
1) Lease contract database that stores information related to lease contracts based on leasing contracts,
2) Lease contract application means for generating information for displaying images for requesting tenants to the tenant client and sending them to the communication line;
3) Lease contract acceptance means for receiving information indicating acceptance of the lease contract supplied from the client who wishes to occupy and storing in the lease contract database information indicating that the lease contract has been established; and 4) Rent payment information based on the lease contract Resident rent management means for determining whether rent payment based on the lease contract has been made based on the information on the lease contract and outputting information based on the result of the determination,
It is provided with.

  According to the present invention, for real estate, the contract for lease transfer with rent as consideration is targeted, and the property is owned by the rent rather than asking for investment in the real estate itself. You can own real estate with much cheaper assets. In addition, unlike investment in real estate financial products, the property can be held as a real estate owner, so it is a status itself and stable rent income can be expected compared to financial products.

Next, preferred embodiments for carrying out the present invention will be described with reference to the drawings.
The following embodiments are merely examples of the application form of the present invention, and do not limit the present invention.
(Definition)
Terms used in this specification are defined as follows.
“Rent” refers to renting goods for a fee and is also referred to as rent.
“Rent” means to rent a thing by paying a fee, also called rent.
“Lease” means that the lessee pays a fee and borrows and uses another person's goods, and the lessor receives the fee.
“Lease contract” means a legal act established by an agreement between two or more persons in a loan relationship. In particular, this specification refers to a real estate contract between a real estate agent and an applicant for occupancy.

“Rent” means the consideration paid by the lessee in the lease contract, including regular consideration payment between the investor and the real estate agent, or regular consideration payment between the real estate agent and the tenant .
“Guarantee” is a deposit that is the premise of a real estate contract, and is also called a security deposit.

“Lease right” means the right that the lessee can make profits from the use of the object based on the lease contract.
“Lease right” means the right of the lessor based on the lease contract to receive the rent and request the return of the object.

“Master lease” is also referred to as a leasing contract, and refers to leasing a real estate property from the owner of a real estate property for each building or room.
“Sublease” means that a real estate agent (rental management agent) subleases a real estate property, such as a master lease, from the owner to a tenant (hope).
“Sub-lease” means a contract concluded with a resident by a real estate agent (rental management agent) who has made the above master lease.

(Embodiment 1)
Embodiment 1 of the present invention exemplifies a case where a single investor becomes an owner of a predetermined property, and particularly illustrates a case where a master lease contract is not concluded.
First, the concept of real estate lease management of the present invention will be described.

(Basic processing overview)
FIG. 1 shows a conceptual diagram of a real estate lease management system according to the present invention.
As shown in FIG. 1, there are a real estate agent, an investor, and a tenant who are interested in the system, a real estate lease management server 1 managed by the real estate agent, an investor client 2 used by the investor, and a tenant wishing to move in. A resident client 3 used by a person is provided.

As processing between the real estate lease management server 1 and the investor client 2,
1) Applying a lease transfer agreement to investors for the rent for a given property Step ST1,
2) Step ST2 for accepting acceptance of a lease transfer agreement from an investor, and 3) Step ST3 for accepting rent payment based on a lease transfer agreement from an investor
Exists.

  By these processes, the contract for the transfer of the lease right with the rent as consideration is targeted for the real estate, and the contract is established through the offer and acceptance. Since the rent is only a consideration, it is possible to own real estate with much cheaper assets than when owning the real estate itself.

  Here, the property subject to the lease transfer agreement is intended for a part of a predetermined apartment house, particularly one room. This is because rent is the cheapest in a single room. However, it goes without saying that it is possible to target multiple units or the entire apartment house.

  In addition, the rent payment process can be accepted regularly, here every month. This is because monthly rents can be linked to rent income for real estate, and rents are low. However, it is not limited to every month, and for example, payment may be made in units of every other month, three months or more.

  In addition, the rent may include a security deposit. The deposit may be paid in addition to the rent or may be paid separately from the rent. Alternatively, the payment may be made in a lump sum in advance of the rent payment, delivered in a lump sum in conjunction with the first rent payment, or divided in accordance with the number of rent payments.

  In the present invention, the investor may make a profit by directly recruiting applicants, managing the real estate, collecting rents, or entrusting these services to a real estate agent that acts as an intermediary / mediator. You may make an upper (master lease) contract. When an investor performs real estate management himself, only the steps ST1 to ST3 are carried out with the real estate agent, and the real estate is managed directly as indicated by the dashed arrows, or the rent is collected from tenants. Or do it directly. Such a method is suitable for investors who have little funds but are not willing to recruit tenants, manage real estate or collect rents from tenants.

  An investor who wants a real estate agent to perform real estate management, such as recruitment of residents, management of real estate, and rent collection from the tenants, further concludes a master lease contract in steps ST11 to ST13 with the real estate agent. It will be. In this case, when the master lease contract is further concluded with the real estate agent, the sub-lease contract of steps ST21 to ST23 is further concluded between the real estate agent and the applicant.

In the case of concluding a master lease, as a process between the real estate lease management server 1 and the investor client 2,
1) Applying a leasing contract to investors who have signed a lease transfer agreement step ST11,
2) Step ST12 for accepting acceptance of a lending contract from an investor, and 3) Step ST13 for paying the rent based on the leasing contract to the investor.
I do.

  By setting up a master lease, investors who receive lease transfer can be freed from troublesome management tasks related to real estate management such as tenant recruitment, real estate management, and rent collection. When a master lease is concluded, the real estate agent manages the real estate.

When concluding a master lease, a sub-lease is usually required between the real estate agent and the tenant. As processing between the real estate lease management server 1 and the tenant client 3,
1) Step ST21 for applying to a tenant for a real estate lease contract based on a leasing contract
2) Step ST22 for accepting a lease contract from a prospective resident, and 3) Step ST23 for accepting a rent payment based on the lease contract from a prospective resident
Is done.

  By concluding a sublease for the tenant together with the master lease, a source of income for the real estate agent can be secured, and a funding source for rent payment to the investor can be secured. In addition, the applicant can move in using the target real estate after entering into a lease contract, that is, can live.

Here, it is usually preferable that the rent (step ST3) as the consideration of the lease transfer agreement with the investor is set to be lower than the rent (ST23) as the consideration of the lease agreement with the applicant for occupancy. Usually, the rent (ST13) paid to the investor by the real estate agent based on the master lease contract usually takes a value between the two. That is,
Rent of step ST3 <Rent of step ST13 <Rent of step ST23. With this setting, investors can get rent income and real estate agents can get rent profit.

(System configuration)
Next, the system configuration of the real estate lease management system will be described with reference to FIG.
As shown in FIG. 2, the real estate lease management server 1, the investor client 2, and the tenant client 3 are connected via a network NW so as to communicate with each other. The network NW can take various forms. For example, a data transmission network (WAN) or a local area network (LAN) connected to each other through a dedicated line. Here, the Internet, which is a representative public network, is illustrated.

  In the Internet, a server and a client computer connected to a network are connected to the Internet via a subscriber telephone line or ISDN. In order to connect to the Internet through an Internet service provider (ISP), each terminal needs to be connected via a communication device such as a modem or TA. To connect using the Ethernet (registered trademark) or the like, a network interface is used. Card (NIC) is required. A router is required to connect to the Internet via a corporate network such as a LAN.

  The standard communication protocol for the Internet is TCP / IP. In the present embodiment, the WWW service is used. A server that is an information provider is assigned a URL that is named by DNS (Domain Name System) and identifies an address on the WWW. The server registers the electronic file described in the hypertext format in the website specified by this URL. By specifying the URL of this server on the browsing software compatible with the WWW on the client side, the hypertext format electronic file stored in the website specified by the URL is passed through the WWW server in accordance with the HTTP protocol. Provided on the client side. The browsing software displays characters / symbols and images on a display on the client side so as to be visible in association with the electronic file described in the hypertext format. Further, if the electronic file in the hypertext format is configured to allow input from the client side, it is possible to upload information desired by the server from the client side to the server side.

  The real estate lease management server 1 includes a server body 10, a display device 11, and a keyboard 12. The server body 10 further includes a computer device 100, an investor database 101, a real estate database 102, a tenant database 103, a lease transfer agreement database 104, a master lease agreement database 105, and a sublease agreement database 106.

  The computer device 100 is a personal computer or a workstation, and has a configuration as a general-purpose computer for a server including a CPU, a RAM, a ROM, a hard disk, an I / O, and a communication device. In the computer apparatus 100, a software program for causing the computer apparatus to execute the real estate lease management method of the present invention is stored in a RAM or a hard disk so as to be executed, and is actually executed. To do.

  Each of the databases 101 to 106 is stored as a database file in the storage device of the computer device 100. The storage device corresponds to a built-in or external hard disk of the computer device 100 or a removable storage medium such as a DVD-ROM, CD-ROM, MD, or MO. Each database 101-106 does not need to be classified as shown in FIG. 2, and may be configured as one or a plurality of databases as a whole.

  The investor database 101 is a record group for recording information about individual investors. For example, the investor database 101 includes an investor identification number, name, reading, address, telephone number, fax number, e-mail address, mobile phone number, gender, age, lease transfer agreement identification number, master lease agreement. Information sufficient to make a lease transfer agreement or master lease contract such as an identification number is recorded in fields.

  The real estate database 102 is a record group for recording information on real estate to be invested. For example, the real estate database 102 includes a property identification number, property name, location, building type, floor plan, number of households, building date, property appearance image data, owner identification number, lease transfer agreement flag and identification number, master lease The contract flag and identification number, the sub-lease contract flag and identification number, the resident identification number, etc. are recorded.

  The tenant database 103 is a record group for recording information about tenants or applicants. For example, the tenant database 103 includes an identification number, a name, a reading, an address, a telephone number, a fax number, an e-mail address, a mobile phone number, a gender, an age, a sublease contract identification number, etc. Information sufficient to identify the resident is recorded for each field.

  The lease transfer agreement database 104 is a group of records for recording information on the lease transfer agreement. For example, the lease transfer agreement database 104 includes a lease transfer agreement identification number, a target property identification number, a planned number of people to share, a set guaranteed amount, a set rent, a fixed rent right setting period, a contract date, whether there is a registration, a lease right Information sufficient to specify the lease transfer agreement, such as a transfer contract flag, a security deposit / rent payment status field, and the like is recorded for each field.

  The master lease contract database 105 is a record group for recording information on the master lease contract. For example, the master lease contract database 105 includes a master lease contract identification number, a target property identification number, a set rent, a contract period, a contracted investor identification number, a contract date, a master lease contract flag, a rent payment status field, etc. Information sufficient to identify the master lease agreement is recorded for each field.

  The sublease contract database 106 is a record group for recording information on the sublease contract. For example, the sub-lease contract database 106 includes a sub-lease contract identification number, a target property identification number, a set rent, a set management fee, a set deposit, a contract period, a contracted resident identification number, a sub-lease contract flag, a resident flag, and a contract date. In addition, information sufficient to specify a sublease contract, such as a security deposit / rent payment status field, is recorded for each field.

  The database configuration, field configuration, and mutual reference relationship are matters that can be freely changed in design, and are not limited to the above.

  Here, the WWW server inseparable from the real estate lease management server 1 is assigned a unique URL on the Internet by DNS, and the hypertext format electronic file stored in the predetermined folder is stored in the real estate lease management server. 1 is generated and updated. In addition, when information is transmitted from a client browsing this electronic file, it can be received.

  The investor client 2 includes a computer device 20, a display device 21, and a keyboard 22. The computer device 20 has a configuration as a general personal computer configured to be connectable to the network NW, and includes a CPU, a RAM, a ROM, a hard disk, an I / O, and a communication device. In the investor client 2, not only the OS is installed, but also browsing software capable of browsing hypertext format electronic files by connecting to a website on the Internet according to at least the HTTP protocol is installed. With this configuration, the web page provided by the real estate agent is displayed on the display device 21 by connecting to an electronic file stored on the website managed by the real estate lease management server 1. Further, it is possible to reflect operation information from the keyboard 22 in predetermined text data as necessary and transmit it to the real estate lease management server 1.

  The tenant client 3 also has the same configuration as that of the investor client 2 and includes a computer device 30, a display device 31, and a keyboard 32. Similarly to the investor client 2, the tenant client 3 can connect to an electronic file stored on a website managed by the real estate lease management server 1, and display a web page provided by the real estate agent on the display device 31. Or the operation information from the keyboard 32 can be reflected in predetermined text data and transmitted to the real estate lease management server 1 as necessary.

(Lease right transfer contract processing)
Next, based on the sequence diagram of FIG. 3, the lease transfer contract processing method shown in steps ST1 to ST3 of FIG. 1 will be described.
By operating according to the following procedure, the real estate lease management server 1 functions as the lease right assignment contract offer means, the lease right assignment contract acceptance means, and the investor rent management means of the present invention.

  First, in step S100, the real estate agent that manages and operates the real estate lease management server 1 specifies a real estate property that the owner wants to recruit as an investment target at present, and displays it as a hypertext format electronic file for displaying the owner recruitment web page. It shall be stored so that it can be viewed. For the information for creating this electronic file, a record stored in the real estate database 102 is referred to, and the lease transfer agreement flag is not in the contract establishment status, and a record in a status that can be provided is present. Extracted and based on information in each field of the extracted record. The website provided in this way is preferably a portal site of the real estate agent or a site linked directly from the portal site.

  An investor who searches for an investment property operates the investor client 2 to connect to the website of the real estate lease management server 1 and display this electronic file on the display device 21 with the viewing software. It is possible to search for property information.

  FIG. 5 shows a display example of a web page for owner recruitment provided on the website of the real estate lease management server 1. In the display example of FIG. 5, an abstract column 112 representing an outline of each property is displayed in a scrollable manner following a title column 110 in which a catch phrase is written. Instead of or in addition to scroll display, page turning display (display linked to another page one after another) may be performed.

  In each abstract column 112, for example, a property identification number 114, property summary information 116, and a property appearance image 119 are displayed. These pieces of information are all information stored in the real estate database 102. An investor can search for a property desired to be invested with reference to the property summary displayed in each abstract column 112.

  If the investor wants to refer to more detailed property information including contract terms, the process proceeds to step S101. For example, this is implemented by selecting (details) text 118 having a link to an electronic file displaying detailed information (clicking with a mouse, etc.) in abstract column 112 shown in FIG.

  When the detailed information of the target property is requested, the process proceeds to step S102, and an electronic file for displaying the detailed information of the target property together with the outline of the lease transfer agreement condition of the target property is generated and provided to the investor client 2 Is done. In other words, the lease transfer agreement offer means of the real estate lease management server 1 displays a lease transfer agreement offer screen. For this purpose, the lease transfer agreement database 104 is further referenced using the identification number of the selected property as a key, and the conditions of the lease transfer agreement defined in advance for the property, that is, the planned number of shares, the set guaranteed amount, Based on the set rent, term leasehold setting period, etc., an electronic file for presenting them to the investors is generated and supplied via the network NW. Through these processes, the lease client transfer contract offer screen for the property is displayed on the investor client 2.

  FIG. 6 shows a display example of an application screen for lease transfer agreement. The display example of FIG. 6 shows a case where the detailed text 118 is selected for “Property 1” in the display example of FIG. Here, a title field 120 for displaying characters indicating that this display information corresponds to an application for a lease transfer agreement, and a condition display column 122 for displaying details of the lease transfer agreement are displayed. . When the conditions to be displayed are large, scroll display or page turning display may be performed.

  In the condition display column 122 illustrated in FIG. 6, the property summary 124 is displayed based on the information read from the real estate database 102, and in addition, the contract condition based on the information read by referring to the lease transfer agreement database 104. A summary 126 is displayed. Here, for “Property 1”, it is shown that the lease term is 10 years, the number of shared persons is independent, the deposit is 3 million yen, and the rent is 10,000 yen as the lease conditions.

  In the lower part of the contract condition summary 126, an “I Agree” button 128 for displaying an intention to accept the lease transfer agreement offer and an “I Don't Accept” button 130 for displaying an intention of non-acceptance are displayed. Has been. These operation buttons can be selected by an input device such as a mouse.

If the investor agrees with the lease transfer agreement conditions displayed in the condition display field 122, the “agree” button 128 is selected. When this operation is performed, information indicating that the request for the lease transfer agreement has been accepted is transmitted. When the information indicating acceptance is received from the investor client 2, the process proceeds to step S103, and the lease right transfer contract accepting means of the real estate lease management server 1 determines that the lease right transfer contract has been established for this property, and step S104. , The lease right transfer contract flag in the lease right transfer contract database 104 is changed to a status indicating that the contract has been established, and the contract date information obtained from the time information acquired from the system is stored in the lease right transfer contract database 104. .
With the above processing, the real estate lease transfer contract is concluded, and this investor is registered as the owner of this property.

In order for the obligation of this real estate lease transfer contract to be fulfilled legally, guarantee fees and rents that are the consideration of this contract must also be paid by investors. These debt fulfillment processes are implemented after step S120. However, if a master lease contract, which will be described later in Embodiment 2, is concluded, after all, when the rent is paid from the real estate agent to the investor, an amount that offsets the rent based on this lease transfer agreement should be paid. Therefore, it is not necessary to move to step S120.
In the first embodiment, a case where an investor pays rent to a real estate agent when such a master lease contract is not concluded is described.

  First, in step S120, the investor rent management means of the real estate lease management server 1 generates an electronic file for causing the investor client 2 to display a web page for requesting a deposit payment in order to ask the investor to pay a deposit. And supply. Since the deposit is a lump sum as a premise of the contract, it is preferable that the deposit is requested at least when the contract is established. Or you may comprise so that a contract may be concluded on condition of deposit of a deposit.

  Here, since there are various methods for paying the deposit / rent, the deposit / rent is paid by the investor rent management means of the real estate lease management server 1 by any method selected by the investor. If it is confirmed, the status should be stored in the lease transfer agreement database 104.

  Payment methods for deposits and rents include, for example, credit card settlement, bank transfer, postal transfer, convenient store settlement, special bank settlement, and electronic money settlement. If deposit payment is required as a condition for establishing a lease transfer agreement, the payment of the lease transfer agreement flag will be changed to the contract completion status when payment from the investor is confirmed, regardless of which payment method is used. To do.

  When credit card payment is adopted, an input screen for prompting input of information necessary for credit card payment (credit card number, expiration date, name of person) is displayed on the application screen as shown in FIG. Then, based on the input information from the investor client 2, the validity / invalidity of the corresponding credit card is determined by a publicly known method. If your credit card is invalid, you may be prompted to enter a valid credit card information or a screen prompting you to enter another valid credit card information. do it.

  Similarly, for special bank payments and electronic money payments, whether or not payment is possible is determined based on the special bank account information and electronic money information provided by the investor. If it is not possible, a screen for selecting another settlement method may be displayed.

  When processing that requires later payment processing, such as bank transfer, postal transfer, or convenience store payment, is selected, information including the amount to be paid is redisplayed on the spot for convenience of these payments. Or, if an email address has been supplied, it is preferable to send to that email address.

  Further, when paying the rent determined on the date determined in the lease transfer agreement, such as monthly, the rent payment process is performed from the investor side in step S130. There are several methods for this rent payment method. For example, if it is all about voluntary action from the investor side, the same method as the payment of deposit is applied. In this case, connection is made from the investor client 2 side to the website provided by the real estate lease management server 1. Then, the lease transfer agreement database 104 is searched based on the investor identification number provided by the investor to determine whether there is an unpaid rent. Then, when there is an unpaid rent, it is possible to provide information for prompting the rent payment.

  In addition, when the investor has designated withdrawal from the financial institution account owned by the investor, the rent specified in the contract may be withdrawn from the account of the specified financial institution.

  In step S131, the investor rent management means of the real estate lease management server 1 periodically searches the lease transfer agreement database 104, and whether the rent is received from the investor who is the rent payment target at that time. Confirm whether or not. If unpaid, it is preferable to send an email to the investor prompting the rent to be paid. Moreover, when it is unpaid, you may comprise so that the fact may be displayed on the display apparatus 1 of the real estate lease management server 1 as a list. Real estate agents can prompt investors to pay rents directly by telephone or other means.

  Further, in step S132, the investor rent management means of the real estate lease management server 1 refers to the lease transfer agreement database 104 for the investor for which rent payment has been completed, and confirms whether there is a remaining periodical lease period. . Then, the process proceeds to step S133, and in that state, an electronic file for generating a screen display on the investor client 2 about the rent payment status up to the present, the rent payment timing and the amount after the next time, or an email including equivalent contents Is transmitted to the investor client 2.

  If the term lease period has expired, the process proceeds to step S134, where the investor rent management means of the real estate lease management server 1 further displays an electronic file for displaying a screen for requesting renewal of the lease transfer agreement. Generate. As a result, an application screen for contract renewal similar to that shown in FIG. 6 is displayed on the investor client 2, and if the investor wishes, a new lease right is again obtained in the same procedure as described above. A transfer agreement is signed. In the lease transfer agreement flag in the lease transfer agreement database 104, a status indicating that the contract has been updated is recorded.

  The above is an overview of the lease transfer contract process. If you want to manage your own real estate, recruit occupants, collect rent, and because the lease transfer agreement has been finalized, the investor is already the owner of the property. These management duties can be performed legally. You may register a lease transfer agreement if necessary.

  As described above, according to the real estate lease management system and method of the first embodiment, it is possible to provide a new business model for real estate lease. In other words, a contract for transferring a lease right in consideration of the rent of the real estate is targeted, and the contract is established through the offer and acceptance, and the rent payment based on the contract is managed. For this reason, since the rent is not paid for rather than soliciting investment in the real estate itself, it is possible to own the real estate with assets that are much cheaper than in the case of owning the real estate itself. In addition, unlike investment in real estate financial products, the property can be held as a real estate owner, so it is a status itself and stable rent income can be expected compared to financial products. Therefore, if the real estate agent offers to transfer the lease right of the real estate owned by the real estate agent without assuming that he owns the real estate, the real estate will be accepted by accepting the lease transfer agreement. You can become a real estate owner without owning it.

  Further, according to the first embodiment, since the lease transfer agreement covers a part (one room) of the apartment house, even an investor with insufficient funds can become the owner of the property. Is possible.

Further, according to the first embodiment, the rent as the consideration for the lease transfer agreement for the investor is set lower than the rent as the consideration for the lease agreement for the applicant for occupancy. Rent can be presented, and the difference between the rent paid by the tenant and the rent paid by the investor can be used as the income of the investor.
In addition, according to the first embodiment, the target property to be transferred to the investor is a property with no mortgage setting. Therefore, even if a real estate agent fails, the fixed-term leasehold setting period (10 years from the conclusion if the setting is 10 years) The annual lease is protected. And even if a situation such as a competition occurs, you can continue to earn revenue, and you can return your deposit. For this reason, investors can make investments without worrying about the business conditions of real estate agents. Such a secure investment system is also a promising business model that can attract new investors to the real estate investment industry.
Of course, every investment involves certain risks, and the real estate (apartment) management of this embodiment is no exception. However, with the support of a real estate agent, by acquiring the knowledge of proper real estate management , Risk associated with investment can be reduced.

(Embodiment 2)
The second embodiment of the present invention relates to a case where a master lease contract and a sub-lease contract are further concluded in the real estate lease management system of the first embodiment.
Since the system and the lease right transfer contract process in the second embodiment are the same as those in the first embodiment, the description thereof is omitted.
Now, if an investor wants to entrust complicated work related to real estate management to a real estate agent, he will conclude the following master lease contract.

(Master lease contract processing)
Based on the sequence diagram of FIG. 4, the master lease contract process shown in steps ST11 and ST12 of FIG. 1 will be described.
By operating according to the following procedure, the real estate lease management server 1 functions as a lump-sum borrowing contract offer means and a leasing contract acceptance means of the present invention.

First, step S140 is applied to a property for which a lease transfer agreement has been concluded and which is premised on the transition to a master lease agreement. The lending contract offer means of the real estate lease management server 1 generates and supplies an electronic file for displaying the master lease contract offer screen on the investor client 2.
As will be described later, as a condition for concluding the master lease contract, registration of the lease transfer agreement may be a condition.

FIG. 7 shows a display example of a master lease contract offer screen.
As shown in FIG. 7, a title field 131 for displaying characters indicating that this display information corresponds to an offer for a master lease contract and a contract condition display field 132 for displaying details of the master lease contract are displayed. Has been. When the conditions to be displayed are large, scroll display or page turning display may be performed.

  In the contract condition display field 132, a property summary 134 is displayed by referring to the real estate database 102. The master lease contract summary 136 is displayed by referring to the master lease contract database 105. Here, as the contract outline, the rent paid to the investor by the real estate agent set for the property is displayed.

  In the contract condition display field 132 shown in FIG. 7, an annual balance summary 138 is displayed as user-friendly information. This annual balance summary is information calculated based on information stored in the master lease contract database 105 or the like. In the example of FIG. 7, the annual rent income expected from the rent paid to the investor, the annual rent derived from the investor rent obtained by referring to the lease transfer agreement database 104, and the rent that is the difference between the two The simple annual annual yield is calculated and displayed, including the annual real balance as a marginal income, and a deposit when converted per 10 years.

This master lease contract display screen is preferably provided for investors who have registered their lease right. For example, the master lease contract offer screen is displayed only when the status registered with reference to the lease transfer agreement database 104 is recorded. At this time, if the status of whether or not the registration recorded in the lease right transfer contract database 104 is completed is displayed on the website provided by the real estate agent, it is easy to see whether the master lease contract is possible. In such a configuration, if the status is that the lease transfer agreement has been concluded but the registration has not been completed, the master lease contract display screen is not displayed and the contract processing cannot proceed. On the other hand, when the lease transfer agreement is registered, the master lease agreement display screen as shown in FIG. 7 is provided to the investor. The registration end condition is preferably set to the first order.
Moreover, it is preferable that the property subject to the master lease contract is a separately owned property for each room, as in the lease transfer agreement.

  In the lower part of the contract condition outline 132, an “I agree” button 140 for displaying an intention to accept the master lease contract offer and an “I do not accept” button 141 for displaying an intention to accept the non-acceptance are displayed. ing. These operation buttons can be selected by an input device such as a mouse.

If the investor agrees with the master lease agreement terms displayed in the agreement terms display field 132, the “agree” button 140 is selected. When this operation is performed, information indicating that the request for the master lease contract has been accepted is transmitted to the real estate lease management server 1. When information indicating acceptance is received from the investor client 2, the process proceeds to step S141, and the leasing contract acceptance unit of the real estate lease management server 1 determines that a master lease contract has been established for this property, and in step S142 The master lease contract flag in the master lease contract database 105 is changed to a status indicating that the contract has been established, and contract date information obtained from the time information acquired from the system is stored in the master lease contract database 105.
With the above processing, the master lease contract is concluded, and the real estate agent of this property is registered as having the obligation to pay the rental rent to the real estate owner and the management responsibility.

  On the other hand, if the investor does not agree with the master lease contract requirement, the “I do not agree” button 141 is selected. As a result, the master lease contract is not established, and the status of the master lease contract database 105 is not rewritten. In addition, when the property is an indispensable condition for setting the master lease contract, the leasing contract acceptance unit of the real estate lease management server 1 also sets the lease transfer flag in the lease transfer contract database 104. The status is rewritten to the status that the contract is not established, and an electronic file for causing the investor client 2 to display such an indication is generated and supplied.

  Now, once the master lease contract is concluded, the real estate agent is required to sublease the property to those who wish to move in based on the master lease contract. Therefore, we will recruit applicants and sign a sub-lease contract with those who wish to move in.

(Sub-lease contract processing)
Further, the sub-lease contract process shown in steps ST21 and ST22 of FIG. 1 will be described based on the sequence diagram of FIG.
The sub-lease contract processing is performed between the real estate agent and the applicant for occupancy, and even if the contract is negotiated directly by the conventional method, it is executed via the network in the same way as at the time of the master lease. It may be a thing. When executed via the network, the real estate lease management server 1 functions as a lease contract offer means and a lease contract acceptance means of the present invention.

  First, in step S150, the real estate lease management server 1 managed by the real estate agent provides an electronic file for providing a web screen similar to FIG. In the resident client 3 that displays this web screen, when detailed information is requested in step S151, the process advances to step S152, and the real estate lease management server 1 displays another web screen that provides further detailed information. An electronic file is generated. Such property information is generated by referring to the real estate database 102.

  In step S160, when a rental property contract request is transmitted from the resident client 3, the process proceeds to step S161, where it is clearly shown that the lease contract offer means of the real estate lease management server 1 is a lease contract offer. An electronic file for displaying a screen similar to is generated and displayed on the resident client 3.

When a tenant who agrees with the conditions of the lease contract presented on this screen clicks a predetermined consent button, information indicating that the agreement is accepted is transmitted. When the information to agree to the lease contract is transmitted, the process proceeds to step S162, and the lease contract accepting means of the real estate lease management server 1 determines that the sub-lease contract has been established for this property. In step S163, the sub-lease contract is determined. The sublease contract flag in the contract database 106 is changed to a status indicating that the contract has been established, and contract date information obtained from the time information acquired from the system is stored in the sublease contract database 106.
With the above processing, the sub-lease contract is established, and the real estate agent subleases this property owned by the investor.

  Now, in order for the master lease contract and sub-lease contract to be fulfilled legally, deposits and rents are properly paid from tenants (hope), and rents are paid from real estate agents to investors. There must be. Payment of these rents is secured in steps ST23 and ST13 of FIG. These are described below.

  First, in step S170, when the sublease contract is executed via the Internet, the tenant rent management means of the real estate lease management server 1 requests the tenant client 3 to pay the deposit in order to ask the tenant to pay the deposit. An electronic file for displaying the web page is generated and supplied. Since the deposit is a lump sum as a premise of the contract, it is preferable that the deposit is requested at least when the contract is established. Or you may comprise so that a contract may be concluded on condition of deposit of a deposit.

  In step S171, the tenant rent management means of the real estate lease management server 1 confirms whether a deposit has been paid from the tenant (hope). Here, as described in the first embodiment, there are various methods for depositing the deposit. The tenant rent management means of the real estate lease management server 1 stores the status in the sub-lease contract database 106 when it is confirmed that the deposit has been paid by any method selected by the tenant (hope).

  Also, in step S180, if there is a rent payment process determined by the resident on the date determined by the sublease contract, such as monthly, the rent rent management means of the real estate lease management server 1 in step S181 Execute the payment confirmation process. As in the first embodiment, there are a plurality of methods for the rent payment method. For example, the same method as the payment of a deposit is applied if it is assumed that all of the resident side is voluntary. For example, the tenant client 3 side is connected to a website provided by the real estate lease management server 1. Then, the sublease contract database 106 is searched based on the resident identification number provided by the resident, and it is determined whether there is an unpaid rent. Then, when there is an unpaid rent, it is possible to provide information for prompting the rent payment.

  In addition, when the resident designates withdrawal from a financial institution account owned by the resident, the rent specified in the contract can be withdrawn from the account of the specified financial institution.

  In step S181, the tenant rent management means of the real estate lease management server 1 periodically searches the sublease contract database 106 and determines whether or not the rent has been received from the tenant whose rent is to be paid at that time. Confirm. If unpaid, an email is sent to each resident prompting rent payment. Moreover, when it is unpaid, you may comprise so that the fact may be displayed on the display apparatus 1 of the real estate lease management server 1 as a list. Real estate agents can prompt residents to pay rents directly by telephone or other means.

  When the rent payment from the resident is confirmed, the process proceeds to step S182, and the real estate agent rent management means of the real estate lease management server 1 executes a rent payment process from the real estate agent to the investor. If the rent is not collected separately from the investor, the rent to be paid by the investor, which is the consideration for the lease transfer agreement concluded between the investor and the real estate agent, is received from the tenant. The amount of the difference is paid to the investor. For example, in “Property 1” shown in FIG. 7, the rent paid to the investor from the real estate agent who has made the master lease is 30000 yen, and the rent paid by the investor who owns “Property 1” to the real estate agent is Since it is set at 10,000 yen, the difference of 20,000 yen (= 30000-10000) is paid from the real estate agent to the investor as rent gain income. As a payment method, it is conceivable to transfer directly to an account of a financial institution owned by an investor or to settle with an exchange rate.

  By entering into a separate contract with the investor, the rent to be paid to the investor every month will be stocked as a credit in the real estate agent or a financial institution managed by the real estate agent and can be diverted to another investment target. May be.

  When the rent payment to the investor is executed, the process proceeds to step S183, and the real estate lease management server 1 calculates the rent balance for the month and generates an electronic file that can be displayed on the investor client 2. provide. Similar data is transmitted to the e-mail address of the investor client 2 by e-mail. As a result, the rent balance is displayed on the investor client 2 in step S184, and the investor can grasp the rent income of the real estate investment.

  At this time, in the same manner as in the first embodiment, an electronic file for confirming the remaining term lease period for the investor and causing the investor client 2 to display the screen on the rent payment status up to now and the rent payment timing and amount after the next time is displayed. It may be generated or an e-mail including equivalent contents may be transmitted to the investor client 2. Then, when the term lease period has expired, an electronic file for displaying a screen for requesting further renewal of the lease transfer agreement may be generated.

As described above, according to the second embodiment, since a so-called master lease contract is set, an investor who receives the transfer of lease rights can be managed from troublesome management work related to real estate management such as tenant recruitment, real estate management, and rent collection. It can be opened.
Further, according to the second embodiment, so-called sub-lease is set, so that the income for the real estate agent is secured, and it can be used as a funding source for rent payment to investors.

(Embodiment 3)
The real estate lease management system of the first embodiment is a system in which one investor owns one real estate, but the third embodiment of the present invention shares one real estate with a plurality of investors. Regarding the case.

The system configuration of the real estate lease management system will be described with reference to FIG.
As shown in FIG. 8, also in this real estate lease management system, the real estate lease management server 1, the investor client 2, and the tenant client 3 are connected via a network NW so that they can communicate with each other. This is the same as in the first embodiment.

  The third embodiment is different from the first embodiment in that a plurality of investor clients 2A, 2B, 2C,..., 2n (hereinafter referred to as “2x”) are provided. Each investor client has the same configuration as in the first embodiment. The number n of investor clients corresponds to the number of people sharing one real estate. That is, it is a case where n people share one real estate.

  The configuration of the real estate lease management server 1 is basically the same as that of the first embodiment, but the lease transfer agreement stored and managed in the lease transfer agreement database 104 shares one property. It is a thing corresponding to. That is, in the record for specifying a predetermined lease transfer agreement in the lease transfer agreement database 104, the number of “scheduled number of people” is greater than “1”, that is, information indicating a plurality of people, for example, “n” is stored. Has been.

  The basic operation performed in this system is the same as that of the first embodiment except that the real estate is shared. For each of the plurality of shared investors, an independent lease transfer agreement is concluded in accordance with the procedure described in the lease transfer processing of the first embodiment.

That is, when the investor client 2 in FIG. 1 is an individual investor client 2x related to sharing, the processing between the real estate lease management server 1 and the individual investor client 2x is as follows:
1) Step ST1 of applying to each investor for a lease transfer agreement in consideration of the rent for the stake in the specified property, which is determined for each of the plurality of investors;
2) Step ST2 for accepting acceptance of the lease transfer agreement from each investor; and 3) Step ST3 for accepting rent payment based on the lease transfer agreement from the investor.
It has.

  Here, as long as the contract permits, each investor may make a profit directly by recruiting applicants, managing real estate, and collecting rents by themselves or jointly. Based on 2 above, a leasing contract (master lease) that entrusts these services to a real estate agent that acts as an intermediary / mediator may be made. However, since it is usually impossible for only a part of the sharer to manage the real estate or to entrust brokerage / mediation to a real estate agent, it is appropriate for the sharer to act together It is. For this reason, it is preferable that the lease transfer agreement in the case where the real estate is shared be an essential condition to conclude a master lease agreement.

  When concluding a master lease contract entrusting real estate management business, it is the same as in the second embodiment, except that it is concluded with individual investors involved in sharing. Since the sub-lease contract is a contract between the real estate agent and the applicant for occupancy, it may be executed in the same manner as in the second embodiment.

Also in the present embodiment, the real estate subject to the lease transfer agreement is intended for a part of a predetermined apartment house, particularly one room. That is, it is preferable that the property subject to the lease transfer agreement or the master lease agreement is a separately owned property for each room. This is because rent is the cheapest in a single room. However, it goes without saying that it is possible to target multiple units or the entire apartment house. In particular, since the burden per investor is reduced by sharing it with multiple people, it is possible to keep the burden per investor within a reasonable range even if the price of the property itself is set high. is there.
Similar to the first embodiment, the rent may be paid regularly or a deposit may be included in the rent.

Next, the lease right transfer contract process according to the third embodiment will be described.
Basically, the lease right transfer contract process in the third embodiment is processed between the investor client 2x operated by each share investor and the real estate lease management server 1, and details thereof are shown in FIG. The procedure is the same. Also in this embodiment, the real estate lease management server 1 functions as the lease right assignment contract offer means, the lease right assignment contract acceptance means, and the investor rent management means of the present invention.

  In step S100, a real estate agent that manages and operates the real estate lease management server 1 can identify a real estate property that the owner wants to recruit on the premise of sharing, and can view it as an electronic file in a hypertext format for displaying the owner recruitment web page To store.

  An investor who searches for an investment property operates the investor client 2x to connect to the website of the real estate lease management server 1 and display the electronic file on the display device 21 with browsing software. Search for property information. The web page for owner recruitment is as shown in the display example of FIG.

  Here, when the investor wants to refer to more detailed property information including contract terms, for example, in the abstract column 112 shown in FIG. 5, a link to an electronic file displaying detailed information is pasted. By selecting the text 118, the process proceeds to step S101.

  When the detailed information of the target property is requested, the process proceeds to step S102, and an electronic file for displaying the detailed information of the target property together with the outline of the lease transfer agreement condition of the target property is generated and provided to the investor client 2 Is done. As in the first embodiment, the lease right assignment contract offer means of the real estate lease management server 1 refers to the lease right assignment contract database 104 and displays a lease right assignment contract offer screen. At this time, among the detailed information of the displayed target property, the number of shared persons is displayed as being a plurality of persons specified in the field of the number of persons scheduled to be shared. For this reason, the investor will recognize that this lease transfer agreement is assumed to be shared by n people.

  FIG. 9 shows a display example of an application screen for lease transfer agreement in the third embodiment. The display example of FIG. 9 shows a case where the detailed text 118 is selected for “Property 1” in the display example of FIG. Here, a title field 150 that displays characters clearly indicating that this display information corresponds to an application for a lease transfer agreement, and a condition display column 152 that displays details of the lease transfer agreement are displayed. . When the conditions to be displayed are large, scroll display or page turning display may be performed.

  In the condition display column 152 illustrated in FIG. 9, the property summary 154 is displayed based on the information read from the real estate database 102, and in addition, the contract condition based on the information read by referring to the lease transfer agreement database 104. A summary 156 is displayed. Here, it is clearly stated that the number of sharing is n people as the rental condition. Then, it is shown that the displayed guarantee money and rent are divided by the number of shared persons.

  In the lower part of the contract condition summary 156, an “I Agree” button 158 for making an intention to accept the lease transfer agreement offer and an “I Don't Accept” button 160 for making an intention of not accepting are displayed. Has been. These operation buttons can be selected by an input device such as a mouse. If the investor agrees with the lease transfer agreement conditions displayed in the condition display field 152, the “agree” button 158 is selected. When this operation is performed, information indicating that the request for the lease transfer agreement has been accepted is transmitted. When the information indicating acceptance is received from the investor client 2x, the process proceeds to step S103, and the lease transfer agreement acceptance means of the real estate lease management server 1 determines that the lease transfer agreement has been established for this property, and step S104. , The lease right transfer contract flag in the lease right transfer contract database 104 is changed to a status indicating that the contract has been established, and the contract date information obtained from the time information acquired from the system is stored in the lease right transfer contract database 104. .

  The real estate lease management server 1 sends an e-mail notifying this to each investor client 2x when there is a recruitment for the planned number of shared persons and a lease transfer agreement is concluded for the property, or Generate an electronic file that displays a web page.

  With the above processing, the real estate lease transfer contract is concluded, and the investor is registered as the owner of the share apportioned by the number of people sharing the property.

If there is no application from the planned number of investors during the specified recruitment period, cancellation of the contract will be provided to the investor client 2x whose contract has been established from the real estate lease management server 1 according to the contract conditions. It is preferable to apply for switching to a sharing contract according to the number of investors who have recruited.
Once the real estate lease transfer agreement has been concluded with each investor, it is preferable to continue to apply for a master lease agreement. Basically, a master lease contract between an individual investor and a real estate agent for sharing is concluded according to the procedure corresponding to the sequence diagram of FIG. 4 described in the second embodiment.

FIG. 10 shows a display example of a master lease contract offer screen when the real estate is shared.
As shown in FIG. 10, on the master lease application screen, a title field 170 for displaying characters indicating that this display information corresponds to a master lease contract application and details of the master lease contract are displayed. A contract condition display field 172 is displayed. When the conditions to be displayed are large, scroll display or page turning display may be performed.

  In the contract condition display field 172, a property summary 174 is displayed by referring to the real estate database 102. The master lease contract summary 176 is displayed by referring to the master lease contract database 105. Here, as the contract summary, an annual balance summary 178 is displayed in addition to the rent paid to the investor by the real estate agent set for the property.

  Here, in the annual balance summary 178 shown in FIG. 10, the leasing contract offer means of the real estate lease management server 1 calculates the annual balance summary when sharing is based on the information stored in the master lease contract database 105 or the like. Is displayed. In the example of FIG. 10, the annual rent income expected from the rent paid to the investor, the annual rent derived from the investor rent obtained by referring to the lease transfer agreement database 104, and the rent that is the difference between the two The simple annual annual yield is calculated and displayed, including the annual real balance as a marginal income, and a deposit when converted per 10 years.

  Here, when the real estate is shared, both the rent income and the real income and expenditure are all divided by the number of sharers. In the example of FIG. 10, the calculation result when the shared number n is “6” is displayed.

  In the lower part of the contract condition summary 172, an “I Agree” button 180 for making an intention to accept the master lease contract offer and an “I Don't Accept” button 181 for making an intention to accept non-acceptance are displayed. This is the same as in the second embodiment.

  If the investor involved in sharing agrees to the master lease contract conditions displayed in the contract condition display field 172, the “agree” button 180 is selected. When this operation is performed, information indicating that the request for the master lease contract has been accepted is transmitted to the real estate lease management server 1. When receiving the information indicating acceptance from the investor client 2x, the leasing contract acceptance means of the real estate lease management server 1 determines that a master lease contract has been established for the investor related to this sharing for the property, and the master lease The master lease contract flag in the contract database 105 is changed to a status indicating that the contract has been established, and contract date information obtained from the time information acquired from the system is stored in the master lease contract database 105.

With the above processing, a master lease contract is established for each individual investor. When the master lease contract is concluded for all the sharers, a flag to that effect is recorded in the master lease contract database 105. As a result, the real estate agent of this property has been registered as being responsible for management.
As in the second embodiment, when the master lease contract is subject to the registration of the lease transfer agreement, the master lease contract may be transferred to the master lease contract processing only when the registration is completed.

  If some of the investors involved in sharing do not agree to the master lease agreement, the real estate agent will not be able to broker or arrange the real estate. For this reason, it is preferable that the master lease contract is an indispensable condition for all sharers.

  In the unlikely event that a master lease contract cannot be established within a predetermined period for all sharers, the investor client 2x whose contract has been established from the real estate lease management server 1 side according to the contract conditions. It is preferable to offer to other companies or to recruit another investor.

  Once the master lease agreement has been concluded for all of the co-owners, as in the second embodiment, the real estate agent will apply for a sub-lease contract for sublease the property to the applicant based on the master lease agreement. It will be concluded with.

  As described above, according to the third embodiment, for one real estate, a contract for lease right transfer with rent as consideration for each of a plurality of persons is targeted, and the contract is established through the offer and acceptance. Rent payments based on this contract are managed separately. For this reason, since the rent is not paid for rather than soliciting investment in the real estate itself, it is possible to own the real estate with assets that are much cheaper than in the case of owning the real estate itself. In addition, unlike investment in real estate financial products, the property can be held as a real estate owner, so it is a status itself and stable rent income can be expected compared to financial products.

  In particular, according to the third embodiment, a single real estate is shared by a plurality of people, and the rent of the real estate itself can be further divided by the number of sharers. It is possible. Therefore, if the real estate agent offers to transfer the lease right of the real estate owned by the real estate agent without assuming that he owns the real estate, the real estate will be accepted by accepting the lease transfer agreement. You can become a real estate owner without owning it.

(Other embodiments)
The present invention can be applied with various modifications other than the above embodiment.
In the above-described embodiment, the real estate lease management server 1 consistently implements the rent payment management. However, the real estate lease management server 1 is in charge of only the contract conclusion process, and the rent management is a completely independent system. You may make it manage by.

  Further, a part of processing performed by the real estate lease management server 1, for example, processing for posting an advertisement for real estate may be performed by another system or the like.

  Furthermore, one or more of the lease transfer process, master lease contract, and sub-lease contract may be executed by another system or the like.

Conceptual diagram of real estate lease management system of the present invention System diagram of real estate lease management system of Embodiment 1 Operation flow diagram of lease transfer agreement of real estate lease management system of embodiment 1 Operation flow diagram of master lease / sub-lease contract of real estate lease management system of embodiment 2 Example of advertising screen for lease transfer agreement Application screen example for lease transfer agreement of Embodiment 1 Application screen example of master lease contract of Embodiment 2 System diagram of real estate lease management system of Embodiment 3 Application screen example for lease transfer agreement of Embodiment 3 Example screen for applying for a master lease contract according to the third embodiment

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 ... Real estate lease management server 2, 2x, 2A, 2B, 2C, 2n ... Investor client 3 ... Resident client 10 ... Server main body 11, 21, 31 ... Display apparatus 12, 22, 32 ... Keyboard 20, 30 ... Computer Device 100 ... Computer device 101 ... Investor database 102 ... Real estate database 103 ... Resident database 104 ... Lease transfer agreement database 105 ... Master lease agreement database 106 ... Sub-lease agreement database NW ... Network

Claims (16)

A property lease management method for managing leases for a given property,
Applying to investors for a lease transfer agreement for rent for a given property;
Accepting acceptance of the lease transfer agreement from the investor;
Receiving rent payment from the investor based on the lease transfer agreement;
A real estate lease management method characterized by comprising: A property lease management method for managing leases for a given property,
Applying to each of the investors a lease transfer agreement for each of the plurality of investors, in consideration of the rent for the stake in the given property,
Accepting acceptance of the lease transfer agreement from the investor;
Receiving rent payment from the investor based on the lease transfer agreement;
A real estate lease management method characterized by comprising:   The real estate lease management method according to claim 1 or 2, wherein the lease transfer agreement is for a part of a predetermined apartment house. (In case of including a deposit)
The real estate lease management method according to claim 1, wherein the rent includes a security deposit. (Includes things like monthly payments)
The real estate lease management method according to claim 1 or 2, wherein the rent payment can be received periodically. In the real estate lease management method according to any one of claims 1 to 5,
And applying for a leasing contract to an investor who has concluded the lease transfer agreement;
Receiving acceptance of a lending contract from the investor;
Paying the investor rent based on the leasing contract;
Real estate rental management method comprising. In the real estate lease management method according to claim 6,
And applying to the tenant for a lease contract for the real estate based on the leasing contract.
Receiving acceptance of the lease contract from the applicant for occupancy;
Receiving a rent payment based on the lease contract from the applicant,
Real estate rental management method comprising.   The real estate lease management method according to claim 7, wherein a rent as a consideration of the lease transfer agreement for the investor is set to be lower than a rent as a consideration of the lease contract for the tenant. A real estate lease management system for managing leases for a given property,
A real estate lease management server connected via a communication line to an investor client used by an investor,
The real estate lease management server
1) Leasehold transfer agreement database that stores information on lease transfer agreements in consideration of rent for a given property;
2) A lease transfer contract offer means for generating information for displaying on the investor client an image for applying the lease transfer agreement to the investor and transmitting it to the communication line;
3) Lease transfer agreement acceptance means for receiving information indicating acceptance of the lease transfer agreement supplied from the investor client and storing in the lease transfer agreement database information indicating that the lease transfer agreement has been established And 4) When the rent payment information based on the lease transfer agreement is supplied, it is determined whether the rent payment based on the lease transfer agreement has been made based on the information on the lease transfer agreement Investor rent management means to output information based on
A real estate lease management system characterized by comprising A real estate lease management system for managing leases for a given property,
A real estate lease management server connected via a communication line to a plurality of investor clients used by each of a plurality of investors,
The real estate lease management server
1) Leasehold transfer agreement database that stores information on lease transfer agreements that are determined for each of a plurality of investors and that are paid for the rent of a given property.
2) Lease right assignment contract offer means for generating information for displaying an image for making the investor client display an image for applying the lease right assignment contract to each investor client and transmitting it to the communication line;
3) Receiving the lease transfer agreement received by receiving information indicating acceptance of the lease transfer agreement supplied from each investor client and storing in the lease transfer agreement database information indicating that the lease transfer agreement has been established Means; and 4) When the rent payment information based on the lease transfer agreement is supplied, the payment status of the rent based on the lease transfer agreement is determined based on the information on the lease transfer agreement. Investor rent management means to output information based on results,
A real estate lease management system characterized by comprising   The real estate lease management system according to claim 9 or 10, wherein the lease transfer agreement stored in the lease transfer agreement database covers a part of a predetermined apartment house.   The real estate lease management system according to claim 9 or 10, wherein the rent management means is configured to be able to determine a payment status of a security deposit together with the rent.   The real estate lease management system according to claim 9 or 10, wherein the rent management means is configured to be able to accept the rent payment periodically. In the real estate lease management system according to any one of claims 9 to 13,
1) A leasing contract database that stores information related to leasing contracts for the real estate;
2) Collective lending contract offer means for generating information for displaying on the investor client an image for applying the lending contract to the investor who has concluded the lease transfer agreement and transmitting it to the communication line;
3) Collective borrowing contract acceptance means for receiving information indicating acceptance of the collective borrowing contract supplied from the investor client and storing in the collective borrowing contract database information indicating that the collective borrowing contract has been established. And 4) When the rent payment information based on the leasing contract is supplied, it is determined whether or not the rent payment based on the leasing contract is made based on the information on the leasing contract. Real estate agent rent management means to output information based on
A real estate lease management system characterized by comprising In the real estate lease management system according to claim 14,
The real estate lease management server is configured to be connectable via the communication line to a client who wants to use the real estate.
The real estate lease management server further includes:
1) A lease contract database for storing information related to a lease contract based on the leasing contract,
2) Lease contract offer means for generating information for displaying an image for offering the lease contract to the tenant applicant and displaying the image on the client, and transmitting it to the communication line;
3) Lease contract accepting means for receiving information indicating acceptance of the lease contract supplied from the tenant client and storing in the lease contract database information indicating that the lease contract has been established; and 4) the lease contract Rent rent management means for determining whether rent payment based on the lease contract is made based on the information on the lease contract and outputting information based on the result of the determination when the rent payment information based on the lease contract is supplied,
A real estate lease management system characterized by comprising 16. The real estate lease management system according to claim 15, wherein a rent as a consideration of the lease transfer agreement for the investor is set to be lower than a rent as a consideration of the lease contract for the tenant.

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