JP2017054247A - Lease termination management system of rental housing - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a lease termination management system of a rental housing capable of starting a procedure of lease termination at an early date in the case of the lease termination without prior notice.SOLUTION: A lease termination management system of rental housing connects a lease termination processing server for performing confirmation processing of lease termination and each terminal device via the Internet. The lease termination processing server includes: a tenant's declaration-of-intention reception unit for receiving declaration of intention of emergency lease termination for moving out in a state in which the tenant moves out without paying the rent; an authenticity determination unit for determining authenticity of the lease termination declaration of intention received by the declaration-of-intention reception unit; a transmission/reception unit from and to a person concerned, for transmitting the fact that there is the lease termination declaration of intention to each terminal device and receiving a reply from each terminal device; and an emergency lease termination determination unit for determining the fact that the tenant moves out in an emergency manner on the basis of a determination result from the authenticity determination unit and a replay result from the person concerned received by the transmission/reception unit in order to determine the emergency lease termination in the state in which the tenant moves out without paying the rent according to the fact of affirmation of the authenticity and that the person concerned has no idea where the tenant is located.SELECTED DRAWING: Figure 1

Description

  More particularly, the present invention relates to a move-out management system that enables a move-out procedure to be started early when a borrower moves out without paying rent.

  In rental housing such as apartments and condominiums, when a borrower moves out, he usually pays his rent up to that point and pays for the restoration of the original condition. Then, after the borrower and the owner have agreed through the real estate company, the removal procedure is performed.

  However, in rare cases, there are situations such as leaving at night without permission. In many cases, borrowers who leave without permission will move to the property company, owners, guarantors of rental contracts, and emergency contacts without knowing the rent for several months.

  A “real estate management method” has been proposed as a method for promptly canceling a lease contract when a renter of a rental house continues to pay rent (Patent Document 1). In the technology disclosed in Patent Document 1, a deposit guarantee mechanism and a guarantee / compensation company are involved, and the payment of the arrears rent is restored promptly.

JP 2008-041062 A

  However, in the case of leaving without permission, such as running away at night, the intention of the borrower is not notified. Therefore, it is difficult for real estate companies and property owners who manage rental properties to determine whether the borrower has been absent for a long period of time or has left without permission. There is a problem that it is difficult to determine whether to start the removal procedure. If rent is delinquent for more than two months and you cannot contact the person and emergency contact by telephone or in writing for a specified period, it is possible to treat it as a night escape (withdrawal without permission). However, there remains the question of who makes this decision and how long it will be, and how long it will take for a given period of time that cannot be reached. In some cases, it may take several months to several years to remove the leftovers in the rental property and make it possible to recruit the next borrower through court procedures.

  On the other hand, until the decision to move out is made, it is impossible to sort out the leftovers, the rent delinquency of the borrower increases, and the next borrower will not be recruited, resulting in wasted time and costs. . In addition, the emergency contact person / guarantor established at the time of the lease contract is inconvenienced. The technique of Patent Document 1 is for quickly performing processing after the move is confirmed, and the move cannot be confirmed.

  The present invention has been made in view of such circumstances, and an object of the present invention is to provide a leaving management system capable of quickly starting a leaving procedure in the case of leaving without permission.

As a result of diligent research in light of the above problems to be solved, the present inventor made a slight change to the concept of unintentional withdrawal, and considered the intention of the borrower to consider that the borrower had to leave without paying rent. The indication made it reasonable to start the removal procedure.
That is, the present invention provides a rental housing retreat management system capable of starting a retreat procedure without paying rent based on an intention from the borrower.

  The leased house evacuation management system of the present invention is a rented house evacuation management system in which an evacuation processing server that performs evacuation confirmation processing and each terminal device are connected via the Internet. The borrower's intention display receiving unit for receiving an intention to move out in an unpaid rent state, an authenticity determining unit for determining the authenticity of the leaving intention received by the intention display receiving unit, A message indicating that there has been an intention to leave is transmitted to each terminal device of the parties concerned, and a transmission / reception unit to the parties receiving a reply from each terminal device, a determination result of the authenticity determination unit, and the transmission / reception unit receive And an emergency exit confirming section for confirming that the borrower has exited based on the reply results from the concerned parties, and confirming the emergency exit with unpaid rent based on the intention of the borrower And wherein the door.

  In the rental residence move management system according to the present invention, transmission / reception between the move-out processing server and each terminal device is performed in an encrypted manner. Thereby, the credibility of an intention display can be improved.

  In the rental residence retreat management system of the present invention, whether or not the e-mail address used for the intention display of the borrower is the same as that registered in advance is used for authenticity determination in the authenticity determination unit of the retreat processing server. It is characterized by that. Thereby, the impersonation by others can be prevented.

  In the rental housing evacuation management system of the present invention, whether or not the password used in the intention display of the borrower is the same as that registered in advance is used for authenticity determination in the authenticity determination unit of the evacuation processing server. It is characterized by. Thereby, authenticity determination can be made certain.

  In the rental housing evacuation management system of the present invention, when the authenticity determination unit affirms the authenticity of the intention to move out and the reply from the transmission / reception unit to the related person approves the intention to move out, the emergency The relocation confirming unit confirms that the borrower has retreated urgently. As a result, emergency evacuation can be confirmed with the agreement of the parties concerned as well as the borrower.

  In the rental housing evacuation management system of the present invention, the authenticity determination unit affirms the authenticity of the intention to move out, and in the reply from the transmission / reception unit to the concerned person, there is a notification that the borrower's location is recognized. If not within a predetermined period, the emergency evacuation determination unit determines that the borrower has evacuated. This makes it possible to clarify the basis for the agreement among the parties concerned.

  In the rental house evacuation management system according to the present invention, when the emergency evacuation confirmation section confirms that the borrower has evacuated, it notifies the terminal of the person concerned of the confirmation. Thereby, the person concerned can know quickly the fact of the confirmation of the emergency evacuation.

  In the rental house evacuation management system according to the present invention, when the emergency evacuation confirmation section determines that the borrower has evacuated, the request for cleaning / restoration of the property of the rental contract is made based on the fact of the confirmation. It is characterized by notifying each terminal of a related person. This makes it possible to expedite the next tenant.

  In the rental housing move management system of the present invention, the move processing server is a server managed and operated by a third party service provider with respect to the borrower and the real estate company (rental property owner). . As a result, it is possible to make a judgment from a neutral position that is not biased to the interests of both the borrower and the owner.

As described above, according to the rental housing evacuation management system of the present invention, since the intention display by e-mail is started, the emergency evacuation is confirmed based on the authentication result and the result of the exchange with the related parties. This makes it possible to realize an emergency evacuation (a move of a renter without paying out the rent) that is difficult to consider with normal procedures.
As a result, the borrower can prevent the unpaid rent from expanding in the event of an emergency departure. The owner of the rental property (real estate company) can confirm the emergency move-out early, thereby speeding up the contract with the next borrower by expediting the arrangement, cleaning, and restoration of leftovers. In addition, you can move out without disturbing the emergency contactor / guarantor.

It is a figure which shows the outline | summary of the moving-out management system of the rental house concerning one Embodiment of this invention. It is a figure which shows schematically the internal structure of the leaving process server shown in FIG. It is a flowchart which shows schematically the flow of the process which the leaving process server shown in FIG.1 and FIG.2 performs according to the notification from a borrower. It is a sequence diagram which shows roughly the communication form with each function part of a leaving process server when a leaving process server shown in FIG.1 and FIG.2 processes according to the notification from a borrower, and a user terminal and various servers. .

  DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Hereinafter, a best mode for carrying out a rental house retirement management system according to the present invention will be described in detail with reference to the accompanying drawings. 1 to 4 are diagrams illustrating embodiments of the present invention. In these drawings, the same reference numerals denote the same components, and the basic configuration and operation are the same. To do.

≪Configuration of rental housing moveout system≫
FIG. 1 is a diagram showing an outline of a rental housing retreat management system according to an embodiment of the present invention. In FIG. 1, the leaving processing server and each terminal device are connected to each other via the Internet so that they can communicate with each other. The retirement management system of this embodiment is centered on a retirement processing server owned and managed by the administrator of this system. The real estate company terminal, guarantee company terminal, owner (owner of rental property) terminal, cleaning company terminal, repair Various functions are realized by performing information communication with each of the dealer terminals and performing information processing.

  Here, the administrator of this system provides emergency move-out services to the borrower, real estate management company, and property owner, and cooperates with a guarantee company, a cleaning company, and a restoration company to provide the service. In order to provide the service, a leaving processing server which is a server which is independently operated and managed is used.

The core of the lease contract handled by this relocation management system is a lease contract in which the owner of the rental property uses the real estate property as the borrower and receives the rent as consideration. It has something. You can apply for this special offer when you move in or after. Emergency move-out means that the borrower moves out with unpaid rent remaining. The emergency evacuation starts when a notice (intention) is sent by e-mail from the borrower to the server of the emergency evacuation service provider. Notifying the real estate management company (property owner) directly from the borrower but not from the emergency move-out service provider. Unpaid rent is paid in advance by the guarantor on behalf of the borrower to the lender.
When the move-out is confirmed, the emergency move-out service provider (operator of the move-out processing server) will notify the real estate company instead of the borrower. Tell. By closing the electrical company as soon as possible, wasteful unpaid money can be reduced.
The restoration fee is paid to the lender (real estate company) by the guarantee company of the rental contract in accordance with the terms.
When the borrower concludes this special contract, for example, the tenant pays at the time of occupancy and becomes a user of this service.

FIG. 2 is a diagram schematically showing an internal configuration of the eviction processing server shown in FIG.
In FIG. 2, the removal processing server is a contract concluded based on the selection of the user (borrower) among the three parties of the borrower, the owner (real estate company), and the emergency removal service provider (company that manages the removal processing server). Contract information database that stores types (compensation range, emergency move options, etc.), borrower information database that stores borrower attribute information (name, email address, identity verification information, etc.), rental property attributes Property information database that stores information (location, floor plan, size, etc.), owner information database that stores property information (name, address, etc.) of the owner of the rental property, attribute information of the real estate company that manages the rental property ( Real estate company information database that memorizes addresses, contact names, email addresses, etc., attributes of guarantee companies that pay late rents, etc. Guarantee company information database that stores information (address, name of person in charge, e-mail address, etc.), attribute information of cleaning company in charge of cleaning after moving out is decided (address, person in charge, availability of orders, etc.) It has a database group consisting of a repair company database that stores attribute information (address, person in charge, availability of orders, etc.) of a repair company in charge of repair (original restoration) after moving out is determined.

In addition, the eviction processing server includes an emergency evacuation confirmation section that performs confirmation processing when the borrower makes an emergency evacuation such as running away at night, and a contractor registration processing section that registers the contractor (especially the borrower) who uses this system. The rent payment monitor (not shown) that monitors whether the rent has been paid, the rent payment monitor (not shown), and the monthly processor that sends a message to the borrower when the monthly rent is paid ( (Not shown), a non-payment processing unit (not shown) for processing when rent is delinquent, a borrower's intention display receiving unit for receiving an intention to move out from the borrower, and a borrower's determination of authenticity of the borrower's intention It has a software group consisting of an intention authenticity determination unit, a transmission / reception unit for related parties, a post-processing unit for notifying the related parties after confirmation of emergency evacuation and requesting a cleaning company / repair company. .
Here, the XX portion is realized by reading software necessary for the CPU of the retreat processing server (computer). Therefore, the XX part is a component of the invention of the object.

  The real estate company terminal shown in FIG. 1 stores all data (not shown) related to the execution of a lease contract such as information on arrears of rent payment by the borrower (not shown), and transmits it in response to a request from the leaving processing server. For smooth processing, the real estate company terminal can be configured as a real estate company server, and can be operated in cooperation with the leaving processing server. In the case where a plurality of servers are provided to perform linkage operations, some of the functions of the eviction processing server may be performed by another server.

The guarantee company terminal shown in FIG. 1 stores all data related to execution of rent guarantee (not shown), and transmits it in response to a request from the leaving processing server. In order to facilitate processing, the guarantee company terminal can be configured as a guarantee company server and can operate in cooperation with the leaving process server.
Although only one guarantee company terminal shown in FIG. 1 is depicted, when a special provision other than the payment of unpaid rents is provided and a guarantee is provided, a plurality of guarantee companies can be related, so a plurality of guarantee companies A terminal is involved.

The user terminal shown in FIG. 1 is a computer terminal owned or used by a borrower, and is typically a personal computer capable of Internet communication or a portable terminal such as a smartphone or a tablet PC. In order to implement the present invention, any terminal device capable of exchanging electronic mails may be used.
In FIG. 1, the owner terminal is a mobile phone, but it may be any terminal device that can exchange e-mails.
The cleaning contractor terminal and the repair contractor terminal may be any terminal device that can exchange mails for undertaking cleaning and repair work.

≪Operation of rental housing moveout management system≫
As an overview of the overall operation of the rental house evacuation management system of this embodiment, first, the flow of processing performed by the evacuation processing server shown in FIGS. 1 and 2 in response to access from a user terminal (borrower) will be described. .

  FIG. 3 is a flowchart schematically showing the flow of processing performed by the eviction processing server shown in FIGS. 1 and 2 in response to access from the user terminal (borrower). FIG. 4 is a sequence diagram schematically showing a communication form between each functional unit of the leaving processing server and each terminal device (or server) at that time.

  3 and 4, the borrower transmits an intention indicating mail to the eviction processing server to evacuate (step 301). This transmission is performed by communication encrypted using SSL (Secure Sockets Layer). The e-mail is made using a pre-registered e-mail address. Desirably, at the time of occupancy and contract renewal (or more frequently every several months), test emails are sent and received to confirm that emails can be exchanged correctly.

The intentional e-mail indicating that you are leaving will contain a specified character string in its title, such as «emergency evacuation», along with your borrower's name and contract number, password, and information for personal authentication (for example, your year of birth) Month and day).
When the evacuation processing server receives an indication of the intention of evacuation from the borrower, the evacuation processing server performs identity verification processing to determine its authenticity (step 302). Access to databases such as contract information DB, borrower information DB, and property information DB to collect necessary information and perform identity verification processing. That the contract is currently valid, that there is uncollected rent for the property, that the email address is the same as the original registration, the contract number in the email, the name of the borrower, password, Confirm that the date of birth, etc. is the same as the registered one, and treat it as if the intention has been made valid.

  If it is determined that the intention from the borrower is valid (OK at step 302), the retirement processing server notifies the relevant company (each person) that the intention has been expressed and also knows where the borrower is. And asks for a reply within a predetermined period (for example, 15 days) (step 303). These parties include guarantee companies, real estate companies, and property owners. Each of them has a stake, and if they are abused for emergency evacuation, they are in a position to harm their profits.

  If there is no information that the borrower is aware of the destination of the borrower even after the predetermined period has elapsed (No in step 304), the removal processing server determines that the borrower has moved away (step 305). This process can be an automatic process, for example, depending on whether or not a specific character string is included in the mail title. When this predetermined period has elapsed from the point of view of the intention from the borrower, the emergency move is confirmed at the shortest. Mail exchanged with related parties is also performed by communication encrypted using SSL (Secure Sockets Layer).

Next, the removal processing server notifies the borrower and related parties (real estate management company, owner, guarantee company) that the emergency move has been established (step 306). After that, it becomes possible to request unpaid rent from the real estate management company to the guarantee company.
At this time, even if the e-mail to the borrower cannot confirm the arrival, the establishment of the emergency move will not be reversed. This is because it has been agreed that an emergency evacuation can be done only with a declaration of intention based on the initial contract.

  The retreat processing server requests a cleaning / repairing company to clean / repair the rental property (step 307). After cleaning and restoration including disposal of leftovers, the real estate company (owner) can recruit the next lessee.

  If there is no intention display in step 301, the emergency leaving process is terminated. The emergency evacuation process shown in FIG. 3 is repeated as a process executed several times to several tens of times in one day, and is configured to be able to respond promptly as soon as there is an intention from the borrower.

  If the user authentication is denied in step 302, the illustration is omitted, but the fact is notified to the sent mail address, and the intention display is prompted again. If the e-mail address is different from the one at the time of initial registration, the employee or lawyer of the emergency evacuation service provider may conduct an interview procedure.

  If it is determined in step 304 that the borrower is present, the emergency exit is denied and the emergency exit process ends. In that case, an employee of the real estate company interviews the borrower and performs the usual leaving procedure, that is, paying off the unpaid rent and restoring the original cost. In this case, it may be possible to protect the borrower by providing a special agreement that allows free attorney consultation.

  Even after an emergency evacuation has been established and the insurance company has settled the rent with this system, the guarantor's investigator conducts a follow-up survey to claim damages or unfair gain from the original borrower. There may be a request for return. When the former borrower runs away at night, it is considered that the aging has been established and normal social activities are started. In fact, there is a case where the aging is interrupted and charged. In preparation for such a case, it is desirable to provide a contract for providing this service with a special contract that allows you to receive free legal counseling several times, a lawyer fee, and a court fee that covers a part of the court fee. In that case, the rent payment guarantee company and the attorney-cost guarantee company have conflicting interests and need to be separated. Accordingly, a plurality of guarantee companies shown in FIGS. 1 and 4 are required depending on the nature of the special provisions.

  As described above, the present system is particularly characterized by the emergency leaving process, and can be operated only in the emergency leaving process. However, since the emergency evacuation process of the present invention starts with the intention of the borrower as a trigger and contacts the borrower, the normal eviction process (with agreement between the borrower and the owner) It is also possible to provide a evacuation process including a procedure for paying out rents and moving out.

  In the above explanation, it was explained that the exit processing server of this system can also grasp the rent payment status of the borrower, but the real estate company server is set up separately, and the real estate company server displays the rent payment status of the borrower. In order to be able to grasp, the leaving process server may be configured to execute the abnormal leaving process in cooperation with the server of the real estate company.

  As mentioned above, although the specific embodiment was shown and demonstrated about the exit management system of the rental house of this invention, this invention is not limited to these. A person skilled in the art can make various changes and improvements to the configuration and function of each server in each of the above embodiments without departing from the scope of the present invention.

  As shown in FIG. 1, the rental house evacuation management system of the present invention includes an OS, application software, a database, a computer built on hardware resources including a computer CPU, memory, auxiliary storage device, display, input device, and the like. It is realized by a network system, etc., and information processing called emergency evacuation processing is specifically realized by using the above hardware resources, so it falls under the technical idea using the laws of nature. Yes, it can be used in real estate property lease contracts and other industries.

10 Exit processing server 20, 21 User terminal (borrower)
30 Real estate company terminal 31 Owner terminal 40 Guarantor company terminal 51 Cleaning contractor terminal 52 Restoration contractor terminal

Claims (8)

An exit management system for leased housing, in which an exit processing server that performs exit confirmation processing is connected to each terminal device via the Internet,
The leaving processing server
The borrower's intention display receiving unit for receiving an intention to move out in an emergency state in which the borrower leaves with unpaid rent,
An authenticity determination unit for determining the authenticity of the intention to leave, received by the intention display receiving unit;
Transmitting the fact that there was an intention to leave to each terminal device of the parties concerned, and a transmission / reception unit to the parties receiving a reply from each terminal device, and
An emergency exit confirming unit for confirming that the borrower has exited based on a determination result of the authenticity determination unit and a reply result received from the parties received by the transceiver unit;
And an exit management system for determining an emergency exit in a state where there is an unpaid rent based on the intention of the borrower.   The leaving management system according to claim 1, wherein transmission / reception between the leaving processing server and each terminal device is performed in an encrypted manner.   3. The method according to claim 1, wherein whether or not the e-mail address used for the intention display of the borrower is the same as that registered in advance is used for authenticity determination in the authenticity determination unit of the leaving processing server. The described exit management system.   4. The method according to claim 1, wherein whether or not a password used for displaying the intention of the borrower is the same as that registered in advance is used for authenticity determination in the authenticity determination unit of the leaving processing server. The exit management system according to any one of the above.   When the authenticity determination unit affirms the authenticity of the intention to leave, and the reply from the transmission / reception unit to the person concerned approves the intention to leave, the emergency leave confirmation unit has left the borrower The retirement management system according to claim 1 or 2, wherein the fact is determined.   When the authenticity determination unit affirms the authenticity of the intention to leave and the reply from the transmission / reception unit to the person concerned does not have contact with the location of the borrower within a predetermined period, the emergency departure The leaving management system according to claim 1 or 2, wherein the confirming unit confirms that the borrower has moved out in an emergency.   7. The emergency exit confirming unit, when confirming that the borrower has moved out of emergency, notifies each terminal of the person concerned of the confirmation, according to any one of claims 1 to 6. Retreat management system.   When the emergency evacuation confirmation section confirms that the borrower has moved out urgently, based on the fact of the confirmation, the request for cleaning / restoration of the property of the rental contract is notified to each terminal of the person concerned. The leaving management system according to any one of claims 1 to 6.

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