JP6626937B1 - Output device, output program and output method - Google Patents

Abstract

An output device, an output program, and an output method for outputting an amount to be paid by a real estate agent to an owner are provided. An output server (1) obtains and stores payment information of rent of a rented property, a management cost DB (14A) obtains and stores a maintenance and management cost related to a management operation of a rented property, and Calculates the management commission based on the payment information, the calculation unit that calculates the payment amount to the lender of the rental property based on the payment information, the maintenance fee and the management commission, and outputs the calculated payment amount and the lender in association with each other. And an output unit for outputting a report including payment information, maintenance and management costs, and management commissions. [Selection] Figure 2

Description

  The present invention relates to an output device or the like for outputting a money to be paid to a lender by a real estate agent entrusted with management of rental properties.

  As a business form of real estate rental management, there is a form in which a management company exists between a building owner (lessor) and a tenant (lessee). In this business format, the management company collects rents from tenants, and collectively transfers the collected rents to the owner. In this case, the owner performs payment application by comparing the rent and the deposit amount for each tenant, and grasps the rent payment status. Such a payment application task requires time and effort. Patent Literature 1 discloses a payment management system that improves the efficiency of a clearing operation.

JP-A-2006-146166

  The conventional deposit management system does not take into account management commissions, maintenance costs, etc., which are deducted from rent revenues. The present invention has been made in view of such circumstances. The purpose is to provide an output device or the like that outputs the amount to be paid by the real estate agent to the owner.

Output device according to the present invention comprises a first acquisition unit for acquiring money information monthly rent rental properties, a second obtaining unit for obtaining maintenance costs monthly according to administrative action of the rent was obtained A calculating unit that calculates a monthly management commission based on the deposit information, and calculates a monthly payment to the lender of the rental property based on the deposit information, the maintenance fee, and the management commission. And a first output unit that outputs the calculated monthly payment amount and the lender in association with each other, and a second output unit that outputs a report including the payment information, the maintenance and management cost, and the management commission on a monthly basis . (2) an output unit, a third acquisition unit for acquiring a method of calculating a management consignment fee for a rental property corresponding to a predetermined manager of the plurality of managers managing the rental property, and a usage fee calculated from the management consignment cost. Bei a fourth output unit for outputting to the predetermined administrator , The calculation unit, on the basis of the payment information and rent information of the rental property, to calculate the rental income amount of each of the rental properties, on the basis of the rent revenues, calculate the management commission costs of the predetermined administrator while, the usage fee is deducted from the management commissions, it characterized that you calculated on the basis of rental revenues.

According to the present invention, it is possible to output a report including the payment amount obtained by subtracting the management commission and the maintenance cost from the rent. Further, it is possible to calculate a management commission and a usage fee for a rental property corresponding to a predetermined manager among a plurality of managers managing the rental property.

It is an explanatory view showing a configuration example of a report output system. FIG. 3 is a block diagram illustrating a hardware configuration example of an output server. FIG. 3 is a block diagram illustrating a hardware configuration example of a terminal. FIG. 4 is an explanatory diagram illustrating an example of an owner DB. It is explanatory drawing which shows the example of a property DB. It is explanatory drawing which shows the example of a dwelling unit DB. It is explanatory drawing which shows the example of a lessee DB. It is explanatory drawing which shows the example of a parking lot DB. It is explanatory drawing which shows the example of parking section DB. It is explanatory drawing which shows the example of a payment DB. It is explanatory drawing which shows the example of a payment confirmation DB. It is explanatory drawing which shows the example of a parking fee payment confirmation DB. It is explanatory drawing which shows the example of management expense DB. It is explanatory drawing which shows the example of an inquiry DB. It is explanatory drawing which shows the example of a repair cost DB. It is a flowchart which shows the example of a procedure of a monthly process. It is a flowchart which shows the example of a procedure of rent confirmation processing. It is a flowchart which shows the example of a procedure of parking charge confirmation processing. It is a flowchart which shows the example of a procedure of a remittance process. It is explanatory drawing which shows the example of remittance guidance. It is explanatory drawing which shows the example of a remittance statement. It is explanatory drawing which shows the example of a remittance statement. It is explanatory drawing which shows the example of a remittance list. It is a flowchart which shows the example of a procedure of an inquiry process. It is a flowchart which shows the example of a procedure of a repair completion process. It is a flowchart which shows the example of a procedure of remittance statement preparation processing.

(Embodiment 1)
Hereinafter, embodiments will be described with reference to the drawings. FIG. 1 is an explanatory diagram showing a configuration example of a report output system. The report output system 100 includes an output server 1, a terminal 2, and another system 3. The output server 1 and the terminal 2 are communicably connected to each other by a network N. The output server 1 creates and outputs a report including the rent of the rental property, the maintenance fee, and the management commission. The output server 1 transmits and receives information to and from another system 3 such as an Internet banking or accounting system when creating a report. The terminal 2 is used by a real estate manager. The real estate manager prints the report received by the terminal 2 by himself / herself, or causes the printer to print the electronic data of the report and sends it to the lender. Alternatively, the real estate manager sends the electronic data of the report received at the terminal 2 to the lender by e-mail. Although two terminals 2 are illustrated in FIG. 1, one terminal may be used, or three or more terminals may be used.

  FIG. 2 is a block diagram illustrating an example of a hardware configuration of the output server 1. The output server 1 is composed of a server computer or the like. The output server 1 includes a CPU (Central Processing Unit) 11, a ROM (Read Only Memory) 12, a RAM (Random Access Memory) 13, a large-capacity storage unit 14, a timer unit 15, and a communication unit 16. Each component is connected by a bus B.

  The CPU 11 controls each part of the hardware according to the control program 1P stored in the ROM 12. The RAM 13 is, for example, an SRAM (Static RAM), a DRAM (Dynamic RAM), or a flash memory. The RAM 13 temporarily stores data generated when the CPU 11 executes the program.

  The large-capacity storage unit 14 is, for example, a hard disk or an SSD (Solid State Drive). The large-capacity storage unit 14 stores various databases (DB: DataBase). The large-capacity storage unit 14 includes an owner DB 141, a property DB 142, a dwelling unit DB 143, a lessee DB 144, a parking lot DB 145, a parking lot DB 146, a deposit DB 147, a deposit confirmation DB 148, a parking deposit confirmation DB 149, a management fee DB 14A, an inquiry DB 14B, and repair costs. The DB 14C is stored. Further, the control program 1P may be stored in the large-capacity storage unit 14. All or a part of the repair cost DB 14C from the owner DB 141 may be stored in a device other than the output server 1. For example, it may be stored in a database server or a cloud storage.

  The clock unit 15 measures time, such as the time or the elapsed time since the start of the output server 1. The clock unit 15 is a circuit that provides a clock result to the CPU 11 in response to a request from the CPU 11.

  The communication unit 16 communicates with the terminal 2 via the network N. Alternatively, the CPU 11 may download the control program 1P from another computer via the network N or the like using the communication unit 16 and store the control program 1P in the large-capacity storage unit 14. The function of the output server 1 may be provided by a cloud service.

  FIG. 3 is a block diagram illustrating a hardware configuration example of the terminal. The terminal 2 includes a notebook computer, a panel computer, a tablet computer, a smartphone, and the like. The terminal 2 includes a CPU 21, a ROM 22, a RAM 23, a communication unit 24, an input unit 25, a display unit 26, and a large-capacity storage unit 27. Each component is connected by a bus B.

  The CPU 21 controls each part of the hardware according to the control program 2P stored in the ROM 22. The RAM 23 is, for example, an SRAM, a DRAM, or a flash memory. The RAM 23 temporarily stores data generated when the CPU 21 executes the program.

  The communication unit 24 communicates with the output server 1 via the network N. Alternatively, the CPU 21 may download the control program 2P from another computer via the network N or the like using the communication unit 24 and store the control program 2P in the large-capacity storage unit 27.

  The display unit 26 includes a liquid crystal display panel and the like. The display unit 26 displays a report or the like output to the lender by the output server 1. The input unit 25 is a keyboard or a mouse. Further, the input unit 25 may be a touch panel display integrated with the display unit 26. Note that the terminal 2 may perform display on an external display device.

  The large-capacity storage unit 27 is, for example, a hard disk or an SSD. The large-capacity storage unit 27 stores various data.

  Next, a database used by the report output system 100 will be described. FIG. 4 is an explanatory diagram showing an example of the owner DB 141. The owner DB 141 stores information about the owner of the rental property. The owner DB 141 includes an owner ID column, an owner name column, a postal code column, an address column, an account ID column, a bank column, a store column, a deposit type column, an account number column, an account name column, and a division column. The owner ID column stores an owner ID capable of uniquely specifying the owner. The owner name column stores the name of the owner. If the owner is a corporation, the name of the corporation is stored. If the owner is a natural person, the name is remembered. The postal code column stores the postal code of the owner's address. The address column stores the address of the owner. The account ID column stores account IDs for identifying a plurality of accounts established by the owner. The account ID is, for example, a sequential number for each owner. The bank column, store column, deposit type column, account number column, and account name column store the bank name, store name, deposit type, account number, and account name of the bank account used by the owner, respectively. The classification column stores the transfer fee sharing agreement. If the classification column is payee, the transfer fee is paid by the owner. If the classification column is the client, the transfer fee will be borne by the real estate manager.

  FIG. 5 is an explanatory diagram illustrating an example of the property DB. The property DB 142 stores information on rental properties. The property DB 142 includes a property ID column, a property name column, a property address column, an owner ID column, an account ID column, a property type column, a parking lot column, a management fee rate column, and a management fee (management fee) column. The property ID column stores a property ID capable of uniquely specifying a rental property. The property name column stores the name of the rental property. The property address column stores the address of the rental property. The owner ID column stores the owner ID of the owner of the rental property. The account ID column stores the account ID of the account to which the owner's income relating to the property is to be transferred. The property type column stores the property type. The type of the property is, for example, a house, an office, or a store. The parking lot column stores whether or not the rental property has a parking lot. The management fee rate column stores the ratio of the management fee (management fee) received by the real estate manager to the rent income at a 100% rate. The management cost (management fee) column stores management costs collected by the real estate manager from the owner. The management fee is calculated from the rent income and the management fee rate.

  FIG. 6 is an explanatory diagram illustrating an example of a dwelling unit DB. The dwelling unit DB 143 stores information on dwelling units. The dwelling unit DB 143 includes a dwelling unit ID column, a dwelling unit number column, a vacancy classification column, a floor plan column, a property ID column, a guarantee classification column, a daily schedule column, a rent column, and a common service column. The dwelling unit ID column stores dwelling unit IDs that can uniquely specify dwelling units. The dwelling unit number column stores dwelling unit numbers. The vacancy division column stores whether or not a dwelling unit is vacant. The vacancy classification column stores, for example, vacancy, application, reservation, or occupancy. Vacancy indicates that the dwelling unit is empty and there is no rent income. The application shows a state in which a move-in application has been made and a rental contract is being prepared. Reservation indicates that the application has been reserved. The occupancy indicates that the rental contract has been completed and the occupant has moved in. The floor plan stores the floor plan of the dwelling unit. The property ID column stores the property ID of the property including the dwelling unit. The guarantee column stores whether or not the customer has taken out rent payment insurance. The daily schedule column stores whether the daily schedule should be calculated. When calculating the daily schedule, the value of the daily schedule column is 1. If the daily schedule is not calculated, the value of the daily schedule column is 0. If you move in or out of the middle of the month, the rent and management fee will be prorated, so the value in the prorated column will be 1. The rent line memorizes the rent of dwelling units. The common service cost column stores common service costs collected from the resident. In addition, the rent and the daily charge of the common service fee may be stored in the dwelling unit DB 143.

  FIG. 7 is an explanatory diagram showing an example of the lessee DB. The lessee DB 144 stores information about lessees (lessees). The lessee DB 144 includes a dwelling unit ID column, a name / name column, a reading column, a mail address column, a telephone column, a mobile phone column, a contract type column, and a purpose column. The dwelling unit ID column stores dwelling unit IDs. The name / name column stores the name or name of the lessee. The reading column stores a reading of a name or a name. The mail address column stores the lessee's e-mail address. The telephone queue stores the lessee's telephone number. The mobile phone queue stores the lessee's mobile phone number. The contract form column stores the form of the lease contract. If the lessee is an individual, the contract type column stores the individual. If the lessee is a corporation, the contract type column stores the corporation. If the lessee is an individual and a student, the contract type column remembers the student, not the individual. The purpose column stores the purpose of use of the dwelling unit. The purpose of use is, for example, a residence or an office.

  FIG. 8 is an explanatory diagram illustrating an example of the parking lot DB. The parking lot DB 145 stores information about the parking lot. The parking lot DB 145 includes a parking lot ID column, a parking lot name column, an owner ID column, an account ID column, an address column, a related property column, a total number of units column, a management fee rate column, and a management fee (management fee) column. The parking lot ID column stores a parking lot ID that can uniquely specify a parking lot. The parking lot name column stores the name of the parking lot. The owner ID column stores the owner ID of the parking lot owner. The account ID column stores the account ID of the account to which the income of the owner relating to the parking lot is to be transferred. The address column stores the location address of the parking lot. The related property column stores the property ID of the property related to the parking lot. For example, when the parking lot is for tenants of a rental property, the related property column stores the property ID of the rental property. The total number column stores the total number of vehicles that can be parked. In the management fee rate column, the ratio of the management fee (management fee) received by the real estate manager to the parking fee revenue is stored as a percentage. The management cost (management fee) column stores management costs collected by the real estate manager from the owner. The management fee is calculated from the parking fee revenue and the management fee rate. The parking lot DB 145 may store the lot number of the land of the parking lot.

  FIG. 9 is an explanatory diagram illustrating an example of the parking section DB. The parking section DB 146 stores information about each section of the parking lot and the lessee of each section. The parking section DB 146 includes a section ID column, a section number column, an empty section column, a daily schedule column, a fee column, a common charge column, a name / name column, a reading column, and a parking lot ID column. The section ID column stores a section ID capable of uniquely specifying a section. The section number column stores the number of the section. The empty section column stores whether the parking section is empty or not. For example, the empty category column stores, for example, empty, applied, reserved, or under contract. Empty indicates that the parking lot is empty and there is no parking fee income. The application shows a state in which an application for use has been made and a rental contract is being prepared. Reservation indicates that the application has been reserved. During the contract, the use contract is completed, indicating that the contract is valid. The daily schedule column stores whether the daily schedule should be calculated. When calculating the daily schedule, the value of the daily schedule column is 1. If the daily schedule is not calculated, the value of the daily schedule column is 0. If the use starts or ends in the middle of the month, the parking fee and the common service charge are prorated, so the value in the prorated column is 1. The fare column stores the monthly parking fee of the section. The common service cost column stores common service costs for each section. The name / name column stores the name or name of the lessee. The reading column stores a reading of a name or a name. The parking lot ID column stores the parking lot ID of the parking lot including the section. The parking section DB 146 may store a daily charge of the parking fee.

  FIG. 10 is an explanatory diagram showing an example of the deposit DB. The payment DB 147 stores payment information from the lessee. Each record of the deposit DB 147 is generated from the deposit information acquired from Internet banking. The deposit information may be obtained from the accounting system. The deposit DB 147 includes a deposit ID column, a date column, a depositor column, an amount column, a confirmation column, and a content column. The deposit ID column stores a deposit ID capable of uniquely specifying each record. The date column stores the date of payment. The depositor column stores the name of the depositor. The amount column stores the amount received. The confirmation column stores whether or not the received contents have been confirmed. For example, suppose that Ichiro Yonago (Yonago Ichiro) is a tenant of a property with a rent of 66,200 yen, and Yonago Ichiro paid 66200 yen on April 25, 2018. At this time, by referring to the dwelling unit DB 143 and the lessee DB 144, it can be determined that the payment is rent payment. In the case of a record for which such a determination has been completed, the confirmation column stores “completed”. If the determination has not been completed, the confirmation column stores “not yet”. The content column stores the content of the deposit. For example, in the case of rent payment, the content column stores the rent. In the case of partial payment, the fact is stored in the content column. For example, rent (part) is stored.

  FIG. 11 is an explanatory diagram showing an example of the payment confirmation DB. The payment confirmation DB 148 stores information on payment whose contents have been confirmed. The payment confirmation DB 148 includes a property ID column, a dwelling unit ID column, a dwelling unit number column, a vacancy classification column, a rent column, and a common service column. The property ID column stores the property ID of the rental property related to the payment. The dwelling unit ID column stores dwelling unit IDs of dwelling units related to payment. The dwelling unit number column stores dwelling unit numbers corresponding to dwelling unit IDs. The vacancy classification column stores the vacancy classification corresponding to the dwelling unit ID. The rent line memorizes the rent of dwelling units. The service charge column stores the service charge collected from the resident.

  FIG. 12 is an explanatory diagram showing an example of the parking fee payment confirmation DB. Like the payment confirmation DB 148, the parking fee payment confirmation DB 149 stores information about the payment whose contents have been confirmed. The parking fee payment confirmation DB 149 includes a parking lot ID column, a partition ID column, a partition number column, an empty partition column, a parking fee column, and a common charge column. The parking lot ID column stores the parking lot ID of the parking lot related to the payment. The section ID column stores a section ID of a parking section related to payment. The section number column stores a section number corresponding to the section ID. The empty partition column stores whether or not the partition is empty. The parking fee column stores the received parking fee. The common service cost column stores the received common service cost.

  FIG. 13 is an explanatory diagram illustrating an example of the management cost DB. The management cost DB 14A stores information on maintenance costs to be paid by the owner of the property for each property. The management fee DB 14A includes a property ID column, a monthly column, a commission fee column, a common management fee column, a common electricity fee column, an owner membership fee column, and a repair cost column. The property ID column stores the property ID of the target property. The monthly sequence stores the target monthly. For example, in the case of a management fee for March 2018, the monthly column stores March 2018. The commission fee column stores the fee paid to the real estate manager. The common management cost column stores management costs related to management work performed by the real estate manager. Common administrative expenses are sometimes referred to as common expenses. The shared electricity charge column stores electricity charges used in the common use section of the property. The owner membership column stores membership fees of owner associations managed by real estate managers. The owners' association is a gathering between property owners for socializing and exchanging information. If the property is managed by a real estate company that does not have an owner association, the owner membership column stores 0. The repair cost column stores the cost related to repair when the property is repaired.

  FIG. 14 is an explanatory diagram illustrating an example of the inquiry DB. The inquiry DB 14B stores the contents of the inquiry from the lessor. The inquiry DB 14B includes an inquiry ID column, a property ID column, a dwelling unit ID column, an occurrence date and time column, a content column, a repair necessity column, a cost burden column, a responsible company column, and a completion date column. The query ID column stores a query ID that can uniquely specify a query. The property ID column stores the property ID of the queried property. The dwelling unit ID column stores the dwelling unit ID of the inquired dwelling unit. The occurrence date and time column stores the date and time when the inquiry occurred. The content column stores the content of the query. The repair necessity column stores whether or not the inquiry requires repair. For example, when the repair is necessary, the repair necessity column stores "necessary", and when the repair is unnecessary, the repair necessity column stores "no". In the cost sharing column, when repairs are required, those that should bear the costs are stored. For example, if the owner should bear the cost, the cost sharing column stores "owner", and if the lessee should bear the cost, the cost sharing column stores "lessee". If the owner and the lessee are split, the cost sharing column stores "half". When the owner and the lessee share the burden at a predetermined ratio, the cost burden column stores the burden ratio. For example, when the owner is 70% and the lease is 30%, 70 to 30 is stored. In the case of repairing, the responsible contractor column stores the name of the responsible contractor. The completion date column stores the date when the response to the inquiry is completed. In the case of an inquiry requiring repair, the completion date column stores the date when the repair was completed.

  FIG. 15 is an explanatory diagram illustrating an example of the repair cost DB. The repair cost DB 14C stores repair costs and the like. The repair cost DB 14C includes a property ID column, a dwelling unit ID column, a content column, an expense column, and an inquiry ID column. The property ID column stores the property ID of the property that has been repaired. The dwelling unit ID column stores the dwelling unit ID of the repaired dwelling unit. The content column stores the content of the repair. The cost column stores repair costs. If the repair cost is split between the owner and the lessee, the cost column stores half of the actual cost. When the owner and the lessee share the load at a predetermined ratio, the cost column stores the owner's share amount based on the owner's share ratio stored in the cost share column of the inquiry DB 14B. The inquiry ID column stores the inquiry ID of the corresponding inquiry when the repair is performed in response to the inquiry.

  Next, processing performed by the report output system 100 will be described. FIG. 16 is a flowchart illustrating a procedure example of monthly processing. The monthly process is a process for calculating the balance of the property for each month. The CPU 11 of the output server 1 checks the rent (step S1). The rent confirmation is a process for confirming whether the rent has been received from a lessee or the like. The CPU 11 checks the parking fee (step S2). The parking fee confirmation is a process for confirming whether or not the parking fee has been received from a lessee or the like. The CPU 11 checks the expenditure (step S3). The CPU 11 refers to the management cost DB 14A and acquires the electricity charge of the common use part of the property. Further, referring to the repair cost DB 14C, the cost required for the repair is acquired. The CPU 11 calculates a balance for each property and performs a remittance process to the owner (step S4). The CPU 11 ends the monthly processing.

  FIG. 17 is a flowchart illustrating a procedure example of the rent confirmation process. The rent confirmation process is a process for confirming whether a rent has been received from a lessee or the like. The rent confirmation processing corresponds to step S1 in FIG. The CPU 11 of the output server 1 refers to the property DB 142 and selects a property to be processed (Step S21). The CPU 11 searches the dwelling unit DB 143 using the property ID of the selected property as a key, and acquires information on dwelling units of the selected property (step S22). The CPU 11 selects a dwelling unit to be processed from the acquired dwelling units (step S23). The CPU 11 determines whether the state of the selected dwelling unit is occupied (step S24). The determination is performed with reference to the value of the vacant space classification column of the dwelling unit DB 143. When determining that the state of the selected dwelling unit is occupied (YES in step S24), CPU 11 acquires a rent and a common service fee (step S25). The rent and the common service fee are obtained from the rent column and the common service column of the dwelling unit DB 143, respectively. The CPU 11 acquires the lessee (step S26). The lessee searches and acquires the lessee DB 144 using the dwelling unit ID as a key. The CPU 11 confirms payment (step S27). The CPU 11 searches the deposit DB 147 using the total amount of the rent and the management fee and the lessee's reading as a key, and checks whether or not the deposit has been made. If the value of the pro-rated column in the dwelling unit DB 143 is 1, pro-rated calculation is performed. The number of days to be prorated is obtained by acquiring a moving-in or moving-out date from a contract database (not shown). The CPU 11 determines whether or not payment has been made (step S28). If the CPU 11 determines that payment has been made (YES in step S28), it stores the payment (step S29). The CPU 11 stores the confirmation in the confirmation column of the corresponding record in the payment DB 147 and stores the rent in the content column. The CPU 11 stores the content of the confirmed payment in the payment confirmation DB 148. The CPU 11 stores the rent amount in the rent column and the management cost amount in the management cost column of the payment confirmation DB 148. If the payment has been made but the payment is partial, the rent (part) is stored in the content column. If the CPU 11 determines that the payment has not been made (NO in step S28), the payment is stored (step S30). The CPU 11 stores “unpaid” in the confirmation column of the corresponding record in the payment DB 147. If the CPU 11 determines that the state of the selected dwelling unit is not occupied (NO in step S24), the CPU 11 stores the empty room in the payment confirmation DB 148 (step S33). The CPU 11 stores the vacancy in the vacancy classification column of the payment confirmation DB 148. The CPU 11 moves the processing to step S31. It is determined whether there is an unprocessed dwelling unit in the CPU 11 (step S31). When it is determined that there is an unprocessed dwelling unit (YES in step S31), the process returns to step S23, and a process relating to the unprocessed dwelling unit is performed. When determining that there is no unprocessed dwelling unit (NO in step S31), the CPU 11 determines whether there is an unprocessed property (step S32). When determining that there is an unprocessed property (YES in step S32), the CPU 11 returns the process to step S21 and performs the processing on the unprocessed property. When it is determined that there is no unprocessed property (NO in step S32), the CPU 11 ends the rent confirmation processing and returns to the processing call source. For properties whose rent is transferred from the guarantee company, the total amount of the rent to be paid is compared with the amount paid by the guarantee company to confirm the payment. When the payment is confirmed, the confirmation result of the target dwelling unit is stored in the confirmation column and the content column of the payment DB 147. Further, the payment contents of the target dwelling unit are stored in the payment confirmation DB 148.

  FIG. 18 is a flowchart illustrating a procedure example of the parking fee confirmation process. The parking fee confirmation process is a process for confirming whether a parking fee has been received from a lessee or the like. The parking fee confirmation processing corresponds to step S2 in FIG. The CPU 11 of the output server 1 refers to the parking lot DB 145 and selects a parking lot to be processed (Step S41). The CPU 11 searches the parking section DB 146 using the parking lot ID of the selected parking lot as a key, and obtains information on the parking sections of the selected parking lot (step S42). The CPU 11 selects a parking section to be processed from the acquired parking sections (step S43). The CPU 11 determines whether or not the state of the selected parking section is contracted (step S44). The determination is made with reference to the value of the empty section column of the parking section DB 146. When determining that the state of the selected parking section is under contract (YES in step S44), the CPU 11 acquires a parking fee and a common charge (step S45). The parking fee is obtained from the fee column of the parking section DB 146. The CPU 11 acquires the lessee's reading from the reading column of the parking section DB 146 (step S46). The CPU 11 confirms the payment (step S47). The CPU 11 searches the deposit DB 147 using the lessee's reading as a key, and checks whether or not the deposit has been made. When the value of the daily schedule column of the parking lot DB 145 is 1, the daily schedule calculation is performed. The number of days to be prorated is obtained by acquiring a moving-in or moving-out date from a contract database (not shown). The CPU 11 determines whether or not payment has been made (step S48). When it is determined that the payment has been made (YES in step S48), the CPU 11 stores the payment (step S49). The CPU 11 stores the confirmation in the confirmation column of the corresponding record in the payment DB 147 and stores the parking fee in the content column. The CPU 11 stores the content of the confirmed payment in the parking fee payment confirmation DB 149. The CPU 11 stores the parking fee amount in the parking fee column and the common service fee in the common service fee column of the parking fee payment confirmation DB 149. If the payment has been made but the payment is partial, the parking lot (part) is stored in the content column. If the CPU 11 determines that the payment has not been made (NO in step S48), the payment is stored (step S50). The CPU 11 stores “unpaid” in the confirmation column of the corresponding record in the payment DB 147. When determining that the state of the selected parking section is not under contract (NO in step S44), the CPU 11 stores an empty space in the parking fee payment confirmation DB 149 (step S53). The CPU 11 stores the empty space in the empty section column of the parking fee payment confirmation DB 149. The CPU 11 moves the processing to step S51. It is determined whether or not there is an unprocessed parking section of the CPU 11 (step S51). When it is determined that there is a parking section that has not been processed by the CPU 11 (YES in step S51), the process returns to step S43, and processing relating to the unprocessed parking section is performed. When determining that there is no unprocessed parking section (NO in step S51), the CPU 11 determines whether there is an unprocessed parking lot (step S52). When determining that there is an unprocessed parking section (YES in step S52), the CPU 11 returns the processing to step S41, and performs processing for an unprocessed parking lot. When it is determined that there is no unprocessed parking lot (NO in step S52), the CPU 11 ends the parking fee confirmation processing and returns to the processing call source.

  FIG. 19 is a flowchart illustrating a procedure example of the remittance process. The remittance process is a process of calculating the balance of each property and instructing remittance to the owner of the property. The remittance process corresponds to step S4 in FIG. The CPU 11 of the output server 1 refers to the property DB 142 and selects a property to be processed (Step S61). The CPU 11 refers to the payment confirmation DB 148, the parking fee payment confirmation DB 149, and the parking lot DB 145, and acquires the income of the selected property (Step S62). The CPU 11 refers to the management cost DB 14A and acquires the expenditure of the selected property (Step S63). The CPU 11 calculates a remittance amount to be remitted to the owner of the selected property based on the income and the expenditure (step S64). The CPU 11 obtains a balance amount obtained by subtracting the expenditure amount from the income amount. The CPU 11 refers to the value of the classification column of the owner DB 141, and when the burden of the transfer fee is the receiver, that is, the owner, the amount of remittance is the amount obtained by further subtracting the transfer fee from the balance amount. If the burden of the transfer fee is the sender, that is, the management company, the balance is the remittance amount. The CPU 11 creates a remittance statement (step S65). The remittance statement can be generated from data acquired from the payment confirmation DB 148 and the parking fee payment confirmation DB 149. The CPU 11 outputs the remittance data (step S66). The remittance data is data to be read by an accounting system or an Internet banking service. The information includes the owner name acquired from the owner DB 141, information on the owner's bank account, and the remittance amount. When the owner has opened a plurality of accounts, it is determined to which account the remittance is to be made based on the account IDs stored in the property DB 142 and the parking lot DB 145. The CPU 11 outputs the generated remittance statement (step S67). When mailing the remittance statement to the owner, print it with a printer or the like. When sending the remittance statement to the owner by e-mail or the like, it is desirable to output the remittance in a format such as an image file in which the amount of money is difficult to falsify. The CPU 11 determines whether there is any unprocessed property (step S68). When determining that there is an unprocessed property (YES in step S68), the CPU 11 returns the processing to step S61 and performs processing on the unprocessed property. When determining that there is no unprocessed property (NO in step S68), the CPU 11 outputs a remittance list (step S69). The remittance list includes information such as the remittance amount and the bank account of the owner of the remittance. Note that the remittance list may be a list of names of owners. That is, when the same owner owns a plurality of properties, the remittance amounts of the properties may be summed up, and the total sum may be remitted as one record. The CPU 11 ends the remittance process and returns the process to the calling source. Instead of sending the remittance details by mail or e-mail, the owner may access the output server 1 using a personal computer or a smartphone, and refer to the remittance details using a web browser.

  Next, an example of a remittance statement is shown. The remittance details are output together with the remittance guide. FIG. 20 is an explanatory diagram showing an example of the remittance guidance. The remittance guidance includes an owner display area 201, a property display area 202, an income display area 203, and an expenditure display area 204. The owner display area 201 shows the address and name of the property owner. The property display area 202 includes a monthly display column 2021, a remittance date column 2022, a balance column 2023, a transfer fee column 2024, and a transfer amount column 2025. The monthly display column 2021 shows the calculation time in terms of year and month. The remittance date column 2022 indicates a remittance date. The difference column 2023 indicates the amount obtained by subtracting the expenditure from the income. The transfer fee column 2024 indicates a transfer fee. When the owner does not bear the transfer fee, the transfer fee column 2024 is blank or 0 is displayed. The transfer amount column 2025 displays the transfer amount (remittance amount). The income display area 203 shows income relating to the property for each item. The expenditure display area 204 shows the expenditure on the property for each item.

  FIG. 21 and FIG. 22 are explanatory diagrams showing examples of remittance details. FIG. 21 shows an example of the income statement included in the remittance statement. The income statement includes a room column, a billable person column, a year / month column, a rent column, a parking fee column, a common management cost column, a consumption tax column, a total amount column, and a remarks column. The room row indicates the number of the dwelling unit. The billing subject column indicates the name of the billing subject such as rent. In FIG. 21, the name of the person to be charged is omitted, but other than vacant dwelling units are displayed. The year / month column indicates the target year and month. The rent column indicates the rent (rent). The parking fee column indicates the parking fee. The common management cost column indicates common management costs. The consumption tax column indicates a consumption tax. The total amount column indicates the total amount of income. In the income statement, the status is shown in the billing person column of the dwelling units that are not occupied. For unoccupied dwelling units, the vacant room 211 is displayed in the billing person column. For a dwelling unit for which a moving-in application has been made, an application 212 is displayed in the billing target person column. These displays are based on the values stored in the vacancy classification column of the dwelling unit DB 143. If the person to be charged has not paid the rent or the like, the unpaid 213 is displayed in the remarks column. Non-payment is determined by matching the dwelling unit DB 143 with the payment confirmation DB 148.

  FIG. 22 shows an example of an expenditure statement included in the remittance statement. The expenditure statement includes a regular statement 221 and a temporary statement 222. Scheduled item 221 indicates monthly expenditures such as a common electricity charge, a common management fee, and a management commission paid to a real estate manager. The temporary statement 222 is a statement that does not need to be displayed in a month in which no cost occurs, such as a repair cost.

  FIG. 23 is an explanatory diagram showing an example of a remittance list. The remittance list includes a financial institution column, a branch column, a type column, an account number column, a holder kana column, an amount column, a transfer fee column, and a transfer amount column. The financial institution column stores the name and financial institution code of the transfer destination financial institution. The branch column stores the name and branch code of the transfer destination branch. The type column stores the type (normal, current, etc.) of the transfer destination account. The account number column stores the account number of the transfer destination account. The Nominee Kana column stores the nominee of the transfer destination account in one-byte katakana. The reason for using half-width katakana is that input in half-width katakana is required in Internet banking and the like. The amount column stores a remittance amount including a transfer fee. The transfer fee column stores the transfer fee. The transfer amount column stores the transfer amount obtained by subtracting the transfer fee from the remittance amount.

  In the present embodiment, it is possible to output, as the amount to be paid to the property owner, the amount obtained by subtracting the management consignment cost and the maintenance cost deducted from the rent income. By sending the payment details for each property to the owner, the owner can check the balance of each property. Since the remittance list is output, the transfer process using Internet banking or the like can be easily executed. In the above description, the maintenance fee is a commission fee, a common management fee, a common electricity fee, an owner fee, and a repair fee. The maintenance cost may include a common service fee other than the common electricity fee, for example, a common water fee, a moving-out cost, a repair cost while moving in, a building repair cost, and the like. Also, the owner fee may be referred to as other expenses. Expenses that each real estate company independently charges, such as owner dues, are treated as other expenses.

  Next, a supplementary description of the repair-related processing will be given. If the property has been repaired by the owner, the repair cost is an expense item. FIG. 24 is a flowchart illustrating an example of the procedure of the inquiry process. When an inquiry is made from the lessor, the contents of the inquiry are input by the real estate manager using the terminal 2 and transmitted to the output server 1. The CPU 11 of the output server 1 receives an inquiry (Step S81). The CPU 11 determines whether the content of the inquiry requires repair (step S82). The determination as to whether or not repair is necessary is performed, for example, as follows. The real estate management company makes a judgment when inputting an inquiry, and includes the judgment result in the contents of the inquiry. The CPU 11 makes a determination based on the determination result. When determining that the content of the inquiry does not require repair (NO in step S82), CPU 11 advances the process to step S86. When determining that the content of the inquiry requires repair (YES in step S82), the CPU 11 determines whether the repair cost is borne by the owner (step S83). For example, the determination is made based on a keyword expected to be included in the contents of the inquiry. If "water leakage", it is determined that the burden is on the owner, and if "key is lost ... key exchange", it is determined that the burden is on the lessee. When determining that the repair cost is the owner's burden (YES in step S83), the CPU 11 stores the owner's burden in a temporary storage area provided in the RAM 13 or the like (step S84). When determining that the repair cost is not the owner's burden (NO in step S83), the CPU 11 stores the lessee's burden in a temporary storage area provided in the RAM 13 or the like (step S85). The CPU 11 stores the contents of the inquiry in the inquiry DB 14B (step S86). At this time, the contents of the cost bearer stored in the temporary storage area are stored in the cost burden column of the inquiry DB 14B. The CPU 11 ends the inquiry processing. Although the owner or lessee is responsible for the repair cost, it may include a case where the owner and the lessee are split. Although the CPU 11 determines the burden of the repair cost, the real estate manager may determine the bearer and input it when inputting the inquiry.

  FIG. 25 is a flowchart illustrating a procedure example of the repair completion processing. When the repair is completed, a completion report is input by the real estate manager using the terminal 2 and transmitted to the output server 1. The CPU 11 of the output server 1 receives the completion report (Step S101). The completion report includes the inquiry ID that triggered the repair. The CPU 11 searches the inquiry DB 14B using the inquiry ID, and determines whether the cost burden of the completed repair is the owner from the cost burden column of the record obtained by the search (step S102). When it is determined that the cost burden of the completed repair is the owner (YES in step S102), the CPU 11 stores the repair cost in the cost column of the repair cost DB 14C (step S103). If the CPU 11 determines that the cost burden for the completed repair is not the owner (NO in step S102), the CPU 11 bills the lessee for the repair cost (step S104). The CPU 11 ends the repair completion processing.

(Embodiment 2)
The present embodiment is a form assuming that a plurality of real estate managers use the output server 1. It relates to a mode in which the output server 1 receives processing target data from another computer and transmits remittance details and remittance data. The configuration of the system is similar to that of the first embodiment shown in FIG. In the present embodiment, a management terminal is provided instead of terminal 2 of the first embodiment. The management terminal is provided for each of a plurality of different real estate management companies. A plurality of manager terminals may be provided for each real estate manager. The database used by the output server 1 is logically and physically divided for each real estate manager. FIG. 26 is a flowchart illustrating a procedure example of remittance statement creation processing. The management terminal transmits the management commission calculation method to the output server 1 (Step S121). The CPU 11 of the output server 1 receives the management commission calculation method (Step S122). The management consignment cost calculation method is, for example, “management consignment cost = rent income × 0.05”. The management terminal transmits the dwelling unit data, the lessee data, the parking lot data, and the payment data to the output server 1 (Step S123). The contents of the dwelling unit data, the renter data, the parking lot data, and the deposit data are the same as the records of the above-described dwelling unit DB 143, renter DB 144, parking lot DB 146, and deposit DB 147, respectively. The CPU 11 of the output server 1 receives the dwelling unit data, the renter data, the parking lot data, and the payment data (step S124). The CPU 11 performs a rent confirmation process and a parking fee confirmation process (step S125). The rent confirmation process and the parking fee confirmation process are the same as the rent confirmation process and the parking fee confirmation process described above, respectively. That is, the CPU 11 compares the dwelling unit data, the renter data, and the payment data, confirms whether the rent or the like has been received for each dwelling unit, and generates payment confirmation data if it can be confirmed. In addition, it is confirmed whether or not a parking fee has been paid for each parking section, and if confirmed, parking fee confirmation data is generated. The CPU 11 stores the payment confirmation data and the parking fee confirmation data in the large-capacity storage unit 27 or the like (step S126). The payment confirmation data and the parking fee confirmation data are the same as the records of the above-described payment confirmation DB 148 and parking fee payment confirmation DB 149, respectively. The CPU 11 requests expenditure data from the management terminal (step S127). The management terminal receives the request (Step S128). The management terminal transmits the expenditure data to the output server 1 (Step S129). CPU 11 of output server 1 receives the expenditure data (step S130). The expenditure data is the cost required to maintain and manage the property, such as the above-mentioned common service charge, common electricity charge, and repair cost. The CPU 11 calculates the management commission and the usage fee (step S131). The management commission is calculated by the management commission calculation method obtained in step S122. The usage cost is a cost for using the output server 1. The method of calculating the usage cost is determined in advance. Usage costs are calculated from management commissions. The usage fee may be calculated from the rent income, but it is assumed that the usage fee does not exceed the management commission. The CPU 11 calculates the remittance amount for each property and each parking lot based on the payment confirmation data and the parking fee confirmation data. If the parking lot and the property are related, the CPU 11 acquires the same data as the record of the parking lot DB 145 described above, and calculates the remittance amount for each property including the parking fee (step S132). The remittance amount is the amount to be remitted to the owner of the property in the same manner as the above-mentioned remittance amount, which is obtained by subtracting the expenditures such as the rent and the management costs and the management commission and the like from the income such as the rent and the management costs. The CPU 11 creates a remittance statement (step S133). The remittance statement is similar to the remittance statement described above, and includes a remittance guide and an expenditure statement. The CPU 11 transmits the remittance data and the remittance statement to the management terminal and bills the usage fee (step S134). The remittance data is data including a property ID for identifying the property and a remittance amount. The management terminal receives the remittance data and the remittance statement, and receives a request for a usage fee (step S135). The management terminal performs remittance, dispatch of remittance details, and payment of usage fee (step S136). Remit to the owner of each property based on the remittance data. Send the remittance statement to the owner by mail or the like. Payment is made for the usage fee. Note that the billing and payment of the usage fee may be performed at a timing different from the timing shown in FIG. Further, it is assumed that the usage fee does not exceed the management commission fee on the assumption that the usage fee is deducted from the management commission fee, but the present invention is not limited to this.

  Further, an ID specifying a real estate manager may be given to each data transmitted from the management terminal. Thereby, even if the output server 1 receives remittance statement creation processing requests from a plurality of real estate managers at the same time, the output server 1 does not have a risk of confusing data, and can perform the processing of each real estate manager. .

  In the present embodiment, a plurality of real estate managers can use the output server 1 to create a remittance statement or the like.

  In the second embodiment, the output server 1 is used by a plurality of real estate managers, but the work performed by each real estate agency may be entrusted collectively by one manager. In this case, each entrusted real estate agent provides necessary information to the entrusted management agent. The entrusted management company performs the business of each real estate agent on behalf of the company. It is sufficient that the management company has the ability to act for each real estate agent, and it is not a necessary condition that the management company manages the real estate itself. The management company may be an administrative agency, an outsourcing company, or an IT company outsourcing business.

  In the above description, the rent, parking fee, and the like after moving in have been described, but it is also possible to deal with expenses that are temporarily incurred when newly moving in. For example, deposit information of a security deposit, a key money, and a business consignment fee is acquired from Internet banking or the like. The obtained deposit amount is compared with the deposit amount, and the deposit confirmation result is stored. The deposit and key money are remitted to the owner, and the remittance details are transmitted to the owner. The payment confirmation DB 148 may be expanded in order to handle the cost temporarily incurred at the time of new occupancy, or may be handled in another database such that the rent and the parking fee are managed separately. As for the processing performed by the output server 1, the above-described processing is changed or a new processing is added in order to handle the cost temporarily generated at the time of new occupancy.

The technical features (components) described in each embodiment can be combined with each other, and new technical features can be formed by combining the features.
The embodiment disclosed this time is an example in all respects and should be considered as not being restrictive. The scope of the present invention is defined by the terms of the claims, rather than the description above, and is intended to include any modifications within the scope and meaning equivalent to the terms of the claims.

1 output server 11 CPU
12 ROM
13 RAM
14 Large-capacity storage unit 141 Owner DB
142 Property DB
143 dwelling unit DB
144 Tenant DB
145 parking lot DB
146 Parking Section DB
147 Deposit DB
148 payment confirmation DB
149 Parking fee payment confirmation DB
14A Management fee DB
14B Query DB
14C Repair cost DB
15 Clock section 16 Communication section B bus 1P Control program 2 Terminal N Network

Claims (8)

A first acquisition unit for acquiring payment information of monthly rent of a rental property;
A second acquisition unit for acquiring a monthly maintenance fee related to the management of the rental property;
A monthly management commission is calculated based on the acquired deposit information, and a monthly payment to a lender of the rental property is calculated based on the deposit information, the maintenance fee, and the management commission. A calculating unit;
A first output unit that outputs the calculated monthly payment amount and the lender in association with each other,
A second output unit that outputs a report including the payment information, the maintenance and management fee, and the management commission on a monthly basis ,
A third acquisition unit for acquiring a method of calculating a management consignment fee for a rental property corresponding to a predetermined manager of the plurality of managers managing the rental property;
A fourth output unit that outputs a usage fee calculated from the management consignment fee to the predetermined manager ,
The calculation unit calculates a rent income for each rental property based on the payment information and rent information of the rental property, and calculates the management commission of the predetermined manager based on the rent income. An output device , wherein the usage fee deducted from the management commission is calculated based on the rent income . When the rental property includes a plurality of dwelling units, the first acquisition unit acquires the deposit information for each dwelling unit,
The second acquisition unit acquires the maintenance cost for each dwelling unit,
The calculation unit combines the deposit information and the maintenance cost for each rental property, calculates the management commission based on the combined deposit information, combines the deposit information, the combined maintenance cost, and Based on the management commission, calculate the payment amount to the lender of the rental property,
The output device according to claim 1, wherein the second output unit outputs a report including the combined payment information, the combined maintenance and management cost, and the management commission. When the lender rents the plurality of rental properties, the lender includes a summation unit that sums up payment amounts for each rental property,
The output device according to claim 1, wherein the first output unit outputs the combined payment amount in association with the lender. The output device according to any one of claims 1 to 3, further comprising: a third output unit that outputs information of a borrower who should pay the monthly rent when the monthly rent has not been paid. The said 2nd output part, If the said rental property is looking for a borrower, the said output situation of the said rental property is included in the said report, The said one of Claims 1-4 characterized by the above-mentioned. Output device. Get payment information of monthly rent of rental property,
Obtain a monthly maintenance fee related to the management of the rental property,
A monthly management commission is calculated based on the acquired deposit information, and a monthly payment to a lender of the rental property is calculated based on the deposit information, the maintenance fee, and the management commission. ,
The calculated monthly payment amount and the lender are output in association with each other,
Outputting a report including the payment information, the maintenance fee, and the management consignment fee every month ,
Acquire the method of calculating the management consignment fee for the rental property corresponding to the predetermined manager among the multiple managers managing the rental property,
Based on the payment information and the rent information of the rental property, a rent income for each rental property is calculated, and based on the rent income, the management commission of the predetermined manager is calculated, and the management commission is calculated. The usage fee deducted from the cost is calculated based on the rent income,
An output program for causing a computer to perform a process of outputting the calculated usage fee to the predetermined manager . Computer
Get payment information of monthly rent of rental property,
Obtain a monthly maintenance fee related to the management of the rental property,
A monthly management commission is calculated based on the acquired deposit information, and a monthly payment to a lender of the rental property is calculated based on the deposit information, the maintenance fee, and the management commission. ,
The calculated monthly payment amount and the lender are output in association with each other,
Outputting a report including the payment information, the maintenance fee, and the management consignment fee every month ,
Acquire the method of calculating the management consignment fee for the rental property corresponding to the predetermined manager among the multiple managers managing the rental property,
Based on the payment information and the rent information of the rental property, a rent income for each rental property is calculated, and based on the rent income, the management commission of the predetermined manager is calculated, and the management commission is calculated. The usage fee deducted from the cost is calculated based on the rent income,
Outputting the calculated usage fee to the predetermined manager .   A first acquisition unit for acquiring payment information of monthly rent of a rental property;
  A second acquisition unit for acquiring a monthly maintenance fee related to the management of the rental property;
  A monthly management commission is calculated based on the acquired deposit information, and a monthly payment to a lender of the rental property is calculated based on the deposit information, the maintenance fee, and the management commission. A calculating unit;
  A first output unit that outputs the calculated monthly payment amount and the lender in association with each other,
  A second output unit that outputs a report including the payment information, the maintenance and management fee, and the management commission on a monthly basis,
  A summation unit that sums up payment amounts for each rental property when the lessor rents the plurality of rental properties;
  A third acquisition unit for acquiring a method of calculating a management consignment fee for a rental property corresponding to a predetermined manager of the plurality of managers managing the rental property;
  A fourth output unit that outputs the usage fee calculated from the management consignment fee to the predetermined manager;
  With
  When the rental property includes a plurality of dwelling units, the first acquisition unit acquires the deposit information for each dwelling unit,
  The second acquisition unit acquires the maintenance cost for each dwelling unit,
  The calculation unit combines the deposit information and the maintenance cost for each rental property, calculates the management commission based on the combined deposit information, combines the deposit information, the combined maintenance cost, and Based on the management commission, calculate the payment amount to the lender of the rental property,
  The first output unit outputs the combined payment amount in association with the lender,
  The second output unit outputs, for each rental property, a report including payment information, a maintenance fee, and a management commission fee combined for each rental property,
  The calculating unit calculates a rent income for each rental property based on the payment information and the rent information of the rental property, and calculates the management commission of the predetermined manager based on the rent income. Calculate and calculate the usage fee deducted from the management commission based on the rent income
  An output device, characterized in that:

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