JP6764703B2 - Real estate management support service system - Google Patents

Description

The present invention is a system for property owners who voluntarily manages structural maintenance / repair of real estate properties they own and rent income obtained from the real estate properties, and in particular, when vacant, moving in, or moving out. Regarding the real estate management support service system to support property owners in the entire life cycle of renting at the time.

In the real estate transaction industry, a real estate property broker holds and manages real estate property information by undertaking rental placement of the real estate property, and introduces real estate properties that meet the conditions of the applicant from the information held. It is widely practiced to act on behalf of the contract procedure. Looking at management after moving in, while there are property owners who outsource rent guarantee / settlement and repairs for restoration to the original state when moving out to the above broker or real estate management company, property owners who manage themselves There are also many.

Rental property owners who own a large number of properties, the rental property is located far from the place of residence, or focus only on the profit as an investment target, manage it with an intermediary or a real estate management company. Is often outsourced. On the other hand, the rental real estate is located near the house where you live and you can easily go to that place. Since the number of buildings and rooms is small, you do not need to outsource to a real estate management company. The owner of a rental property, which is a real estate property and does not want to go through others, manages the rent income while moving in and arranges various repairs when moving out by finding a contractor himself. Of course, by contracting with a rent guarantee company, you can avoid rent delinquency, or you may ask a real estate management company to solve spot problems, but it is called a self-managed landlord. The property owner is basically managing the real estate by himself.

In addition, real estate brokers rarely share information on real estate properties for which rental arrangements have been made at each business office with other brokers. As a matter of course, the larger the number of properties handled, the more likely it is that the lease contract will be concluded because it is possible to meet the various conditions and demands of those who are looking for a room. Therefore, sharing property information between brokers will cause tenants to flow to other brokers, increasing the number of competitors. In addition, even one brokerage real estate company may not have sufficient property information outside the jurisdiction because the areas under its jurisdiction are divided by each sales office. Therefore, if there is a person who wants to move in and requests a property in an area outside the jurisdiction, it is guided to other related sales offices. Furthermore, even within the same sales office, each sales representative working there often does not share various information including property information owned by him / her with other sales representatives. The sales performance of a sales person may be evaluated in proportion to the number of contracts for the property he / she is in charge of, and there is a psychology that he / she does not want to give useful information that may lead to a contract to other sales persons. This is cited as a factor that prevents information sharing.

Under these circumstances, a system has been disclosed that allows property owners, tenants, management companies, businesses, etc. to search a database that stores information about real estate properties via a network and browse various real estate information. (Patent Document 1 below). There is also disclosure of a system that enables real estate brokerage business to be performed without geographical and time restrictions by accessing a database that includes property video data and reservation status data as property information (Patent Document 2 below). ). In addition, the management company remits the rent from the resident to the landlord and instead collects the management fee from the landlord, and the management company rents the landlord's rental property in a lump sum and uses the sublease rent as its own income. A combined management system that switches between the borrowing management mode and the borrowing management mode according to the occupancy status is disclosed (Patent Document 3 below). Furthermore, in addition to selecting properties that meet the desired rental conditions by searching a database that stores vacant or canceled property information, tenants who are entering real estate properties in order to expand the selection range A system has been proposed in which a property that may become vacant can be selected as a selection target by storing real estate information in which the information is associated with the property information in a database (Patent Document 4 below).

Japanese Patent No. 5159020 JP-A-7-271854 Japanese Patent No. 3992501 JP-A-2007-328662

However, the conventional real estate property brokerage system and the information management system for smoothly promoting the rental cycle are support services for brokers or real estate management companies as in Patent Documents 1 to 3, or patents. It is a search system for tenants looking for rental properties as shown in Document 4, and it is a support service and system suitable for "self-managed landlords" who maintain and manage their real estate properties. Not. Certainly, the information management system described in Patent Document 1 may be able to find useful information for the self-managed landlord, but it is a system after fully understanding the characteristics of the self-managed landlord. Not at all.

That is, in order to execute a search using the system of Patent Document 1, a user skillfully combines search terms to output a huge amount of search data in a grid format, and the user specifies rows and columns in the grid. It requires complicated operations such as sorting. Therefore, unless the self-administered landlord as a user is familiar with the PC and can freely perform such an operation, it is impossible to find useful information. Moreover, even if the owner is a self-managed landlord who has considerable knowledge in operating a PC or the like, he is often an amateur in rental management. Therefore, unlike brokers or real estate management companies that have specialized knowledge of rental management, it is not clear what kind of procedure is most efficient and low cost to deal with when renewing or moving out. I'm running in the dark clouds. For example, you may order expensive repairs according to the obedience of the unscrupulous repair company you contacted, or the construction may be delayed and the completion may not be in time for the resident's preview, resulting in the expected profits of the landlord. It could also mean that you couldn't get it.

In addition, while brokerage real estate agents or management companies can evaluate the value of each property after comparing it with a large number of properties, it is said that the self-managed landlord has sufficient information on rental properties owned by others. I can not say. Recently, as you can see on certain sites on the Internet, it has become possible to know basic information including the number of floors and size of rental properties and rent, but they are currently vacant. Limited to properties. It does not provide a tool to look over all occupying and vacant rental properties in the target area and know exactly how much the rent is set. Furthermore, how the set rent reflects information such as noise and usability that can only be understood by actually living as an index for evaluating rental properties other than structural conditions such as the number of floors and size. Since it is completely unknown, the self-managed landlord cannot objectively evaluate the adequacy of the rent of his / her own property compared to the rental property owned by another person. Therefore, the self-managed landlord will set the rent at his / her own discretion, but the amount may often deviate from the surrounding market price and the original value of the property. As a result, too high a rent setting misses prospective tenants and prolongs vacancy, and too low a rent setting misses the profits that should have been originally obtained.

Therefore, the present invention is a service for a self-managed landlord who manages a rental property by himself / herself without going through an intermediary real estate agent or a real estate management company in order to solve the various problems described above, and is a real estate property. By providing a variety of relevant information, the aim is to provide a service system that appropriately supports self-managed landlords throughout the rental life cycle when vacant, occupying, and moving out.

In order to achieve the above object, the real estate management support service system for property owners who independently manages rental real estate properties according to the present invention provides the property owners who set the rent of the rental properties they own from the storage medium. The means for reading out and presenting information on other rental properties and the brokerage real estate agent or sales representative who requests the customer of the rental property owned by the property owner are assigned to the property rank or rent rank set for each property. Selection of a sales person to be selected based on the method and selection of a business operator that selects a related business operator belonging to a rank that matches the request of the property owner when receiving a request to restore the rental property owned by the property owner. It is characterized by having means.

In addition, the information about other rental properties read from the storage medium includes the subjective information of the poster posted to the property, and the subjective information includes word-of-mouth or an evaluation value indicated by a numerical value within a predetermined range. It is characterized by that.

Further, when the sales person selection means receives a request regarding customer service of the property owner, it further identifies the sales person using the sales person rank that matches the request, and reports the move-out of the rental property. After receiving the property, the rental property is managed to be automatically updated as a vacant room in the storage medium without requiring a customer instruction from the property owner.

According to the present invention, since it is possible to refer to the structural information and the subjective evaluation other than the structural information for the vacant and occupying rental properties in the designated area, the self-managed landlord is similar to the surrounding area. You can easily set the rent aiming at the maximum expected profit without extremely deviating from the rent market price of the property.

In addition, in order to manage the rank information about the brokerage real estate agent requesting the customer of the real estate property and each sales person, the self-managed landlord is the brokerage real estate agent of the rank suitable for each rental property when requesting the rental arrangement. Alternatively, each sales representative can be selected. As a result, it is difficult to determine the occupants because the rental property that is disadvantageous in terms of structure such as the room to be rented is small or there is no sunshine, or the subjective evaluation value that the sound is noisy is low. If the landlord decides, by asking a high-ranking sales person, even if the rental property is normally expected to have a long vacancy period, use the sales ability of the requested sales person. You will be able to get a contract in a short period of time.

Furthermore, in order to memorize the information of the business operator related to the repair work and cleaning work necessary for restoration to the original state at the time of moving out by rank, the self-managed landlord repairs the property at the time of moving out or at the time of large-scale repair after a certain number of years. When it is determined that it is necessary, it is possible to easily find a business suitable for each rental property from among a plurality of business businesses. As a result, it is possible to appropriately select a business operator that meets the high-priority conditions required by the self-managed landlord in repair work and cleaning work, so that it is possible to make a construction request with a high degree of satisfaction of the self-managed landlord. ..

It is a network block diagram of the real estate management support service system by one Embodiment of this invention. It is a figure which shows a series of flow when renting a rental real estate. It is a figure which showed the relationship of the means which is related to the processing which is executed until the lease contract is reached among the means provided in the real estate management support service system. It is a flowchart which showed the process when the self-managed landlord sets the rent of the owned property. It is a figure which showed an example of the property table which stores the property information. It is a figure which showed the screen example at the time of displaying the property information, word-of-mouth communication and evaluation value on the terminal of a self-managed landlord. It is a flowchart which showed the processing procedure which selects the brokerage real estate company. It is a figure which showed an example of the table for storing the information about a brokerage real estate company, and the sales person table for storing the information about a sales person. It is a figure which showed the relationship of the means related to the processing executed at the time of moving out among the means provided in the real estate management support service system. It is a flowchart which showed the process when a self-managed landlord requests a construction company when moving out of a rental property. It is a figure which showed an example of the table for storing the information about a partner company.

An embodiment of the real estate management support service system 100 according to the present invention will be described below with reference to the drawings.
FIG. 1 is a schematic configuration diagram of the real estate management support service system 100 of the present embodiment. The real estate management support service system 100 can communicate with the landlord terminal 1, the user terminal 2, the payment agency terminal 3, the intermediary real estate company terminal 4, and the affiliated business terminal 5 via the network 6 such as the Internet or a dedicated line. It is connected in the state. In the present embodiment, a plurality of landlord terminals (1 to N) and a plurality of user terminals (1 to N) are assumed, but the number thereof is not particularly limited. Further, the user terminal 2 of the real estate management system 100 means a terminal operated by a tenant who is looking for a property to move into a rental real estate. Each terminal is an arbitrary computer connected to the network 6, and specifically, not only a PC (Personal Computer) but also a mobile phone, a smartphone, a PDA (Personal Digital Assistants), a tablet, and a wearable (Wearable). ) Including mobile terminals such as terminals.

The settlement agency terminal 3, the brokerage real estate company terminal 4, and the affiliated business terminal 5 may also be composed of a plurality of terminals, but in FIG. 1, one is simplified and drawn. Further, in the present embodiment, the real estate management support service system 100 is described as a separate entity from the settlement agency, the brokerage real estate company, etc., so that the real estate management support service system 100 is the settlement agency terminal 3, the brokerage real estate company terminal, and the like. 4. It is shown that the configuration is independent of the affiliated company terminal 5, etc., but in other embodiments, for example, the settlement agency company also operates the real estate management support service system 100. .. In this case, the server of the settlement agency terminal 3 controls the real estate management support service system 100.

The real estate management support service system 100 has at least the following functions.
-Register property information in the database, update it when the registration information changes at any time, and display the latest registration information on the terminal screen.
-Set and change the rent of the rental property at any time.
-When a prospective tenant requests to rent a desired rental property that meets the conditions from among multiple rental properties, accept the request.
-Select a brokerage real estate agent that meets the conditions from multiple brokerage real estate agents, and request a move-in procedure on your behalf.
-Select a broker that meets the conditions from multiple affiliated businesses, and issue an ordering instruction for various works to the broker.

As shown in the figure, the real estate management support service system 100 is configured to access the database 7 that stores property information, customer information, and the like in order to execute the above-mentioned functions. The database 7 may be configured to be distributed and stored in a plurality of databases according to the contents of each information, and further, the real estate management support service system 100 directly operates to store and manage various data. As long as the cloud service is available, it may be managed in a form stored on the cloud by using an arbitrary data management service.

Before explaining the process executed by the real estate management support service system 100, a series of flow when leasing a rental real estate will be described with reference to FIG. The self-managed landlord needs to notify that the tenant is being recruited if the rental property owned is vacant. In the past, the self-managed landlord would visit or call a real estate agent in the area where the rental property is located and tell them that they would like to recruit tenants, and the real estate agent would ask for the floor plan of the property or the distance from the station. It was used to create a document that outlines the above, attach it to a place that is visible to the public, or solicit people who visit a real estate agent to search for a property. The same applies when the management company creates so-called Maisoku materials and distributes them to real estate agents. However, if you are looking for a rental property these days, you may want to move into a brokerage real estate company or management company that is the contact information for the rental property after you browse the rental properties posted on the net and find a property that meets the conditions. In many cases, they convey their intentions and proceed to the contract procedure. Therefore, in the case of the present embodiment, it is premised that the resident recruitment is provided as information that can be searched from the user terminal via the network (FIG. 2A).

The number of site visits that a prospective tenant browses to know the details of a specific rental property via each user terminal is counted as log information, so it is a response that shows the popularity of the property solicited on the network. Can be known. Assuming that the number of site visits for a certain period of time is almost nonexistent, it can be judged that the response is small, so some measures such as lowering the rent are taken to avoid long-term vacancy (Fig. 2 (b)). ).

If the applicant for the rental property that has been solicited contacts the brokerage real estate agent and actually looks at it and likes it, the contract is concluded with the brokerage real estate agent (Fig. 2 (c)). During the period of occupancy, the self-managed landlord manages rent (Fig. 2 (d)) and renewal management (Fig. 2 (e)). When a resident moves out, the self-managed landlord goes through the move-out procedure (Fig. 2 (f)), and if it determines that it is necessary to recover to the state before moving in, contact the relevant business operator to place an order for construction and order the work. Manage (Fig. 2 (g)). Then, the procedure for recruiting residents is repeated again (Fig. 2 (h)).

FIG. 3 is a diagram showing the exchange of information for a desired property until a lease contract is reached, in relation to the means provided by the real estate management support service system 100.
As shown in FIG. 3, the self-managed landlord provides property information to the real estate management support service system 100 so that the vacant rental property can be viewed by an unspecified number of tenants via the network 6. I do. For that purpose, the user ID and password for identifying the landlord, which have been agreed with the real estate management support service system 100 in advance, are input on the landlord terminal 1 to access the real estate management support service system 100, and the vacancy information receiving means 10 is used. Send the property information you own (3-1). When the property information received by the vacancy information receiving means 10 is passed to the property DB updating means 11, the property DB updating means 11 registers the property information in the database 19 in a predetermined table format. An example of a table in the database 19 is shown in FIG. 5 (A). As shown in the property table in Fig. 5 (A), for each property ID 501, the landlord ID that identifies the landlord, and the location, rent, age, size, floor plan, room orientation, distance to the station, and property of the property. Includes information such as name, contract status indicating vacancy or occupancy. Other information includes rent rank 502 and property rank 504.

The rent rank 502 is an index that can identify which rank the rent set for the property belongs to when ranked in comparison with the rent of another property having the same size and floor plan. For example, the property ID 001 shown in the first line of Fig. 5 (A) is a property that is 5 minutes on foot from the station and is 5 years old, and belongs to the highest rated 5 ranks as a property rank because of its convenience and newness. However, cheap rent is set. This is an example of a self-managed landlord setting a low rent in consideration of the disadvantage of a room facing northwest. As a result, the rent rank of other rooms, which are about the same size as 55 m ² , is almost A (in this embodiment, there are three stages of A, B, and C). , The rent rank of property ID 001 is B. Further, although the property ID 001 is currently registered as a vacant state, the same property information is managed in the database 19 for the occupying property such as the property ID 010.

Here, the procedure for the self-managed landlord to set the rent will be described with reference to FIG.
The self-managed landlord specifies the property for which the rent is to be set (step S401). As a matter of course, only the property owned by the owner can be accessed, and the property DB update means 11 imposes access restrictions so that the rent is not set or changed by a third party other than the self-managed landlord.

As mentioned above, the self-managed landlord does not fully understand how much the rental property owned by another person is rented out. Since the applicants select multiple rental properties as candidates and select one property that best meets the conditions, each self-managed landlord is particularly competitive with neighboring rental properties. Therefore, the self-managed landlord determines whether to refer to the information of the rental property existing in the vicinity of the own property (step S402). When referred to, the property DB update means 11 outputs a command for searching for similar properties to the property search means 12 (step S403). At this time, the property search means 12 searches the database 19 for other rental properties existing within a radius of 1 km starting from the target property of the self-managed landlord. Not only the radius may be fixedly set to X km, but also an arbitrary range may be freely specified by a mouse operation or a pinch operation with a finger after displaying a map on the screen of the landlord terminal 1. Also, since it is easier to see the properties to be displayed after narrowing down to some extent and then presenting them to the self-managed landlord, if the number of searched properties exceeds the specified number, it is the same as the room size of the self-managed landlord's property. It is preferable to prioritize the search for properties of a certain degree.

When a similar property is searched, the property search means 12 displays the similar property on the screen of the terminal 1 of the self-managed landlord via the property information display means 13 (step S404). An example of the screen is shown in FIG. 6 (A). At this stage, the self-managed landlord can grasp the rent set for the physical or structural conditions such as the distance to the station, the number of floors, the size, etc. regarding the surrounding rental property, so the self-managed landlord can decide the own property You can know the market price of rent that is reasonable to make a contract. In addition, if there is a self-managed landlord who does not want to let others know the rent information, it may be excluded from the disclosure target, but it is fixed when such a landlord uses the real estate management support service system 100. It is possible to impose restrictions on. Alternatively, as a merit for the self-managed landlord who consents to disclose the rent, for example, the fee for using the real estate management support service system 100 is reduced, and the payment fee when using the brokerage real estate company or the settlement agency is reduced. Incentives such as replacement with points that can be used for real estate will be given to promote information sharing between self-managed landlords as much as possible.

Further, in the case of the present invention, by providing information other than structural conditions such as the size of the room or physical conditions such as the distance from the station to the self-managed landlord, the property becomes more superior to the competing property. It has the feature of making it possible to set the rent to be obtained. This is achieved by storing word-of-mouth and subjective evaluation values in association with each other as information on each rental property. FIG. 5B is an example of a word-of-mouth table stored in the database 19. As shown in Fig. 5 (B), the word-of-mouth content 523 for each property ID 520 (for example, "It is convenient near the station and there is a convenience store nearby. There is noise from the car because it is along a large road. It is inconvenient because it is far from the garbage collection point. "," The next room is noisy ", etc.), and the evaluation value 522 (in this embodiment, there are five stages from 1 to 5) are registered together with the posting date 521.

It is explained that the property information and word-of-mouth are stored in each table in the database 19, but the property information and word-of-mouth are not necessarily limited to this. For example, the property table and the word-of-mouth table are in the so-called relational table format, and by associating them with specific key items (for example, property IDs 501 and 520), embodiments other than the table format shown in FIGS. 5A and 5B are included. ..

FIG. 6B shows an example of a screen for inputting a word of mouth as described above. Such word-of-mouth is shown in the figure when, for example, a person who lives in the property and moves out, or a person who is familiar with the property living in the neighborhood specifies a property icon on the map displayed on the screen of the user terminal 2. The blank of the word-of-mouth column shown in 6 (B) is displayed, and the word-of-mouth related to the specified property is input. Then, when the post button is pressed, the content entered in the word-of-mouth column is stored in the word-of-mouth table shown in FIG. 5 (B). In principle, it is allowed to freely enter reviews, but if it is judged that the reviews posted by the administrator of the real estate management support service system 100 are inappropriate, the reviews can be deleted. Therefore, certain restrictions may be set so that slander is not made.

Returning to step S405 of the flowchart shown in FIG. 4, when the self-managed landlord determines that he / she wants to refer to the evaluation by the above-mentioned word-of-mouth when setting the rent, the word-of-mouth table in FIG. 5 (B) is searched and the word-of-mouth is displayed. (Step S406). Further, as shown in FIG. 5 (B), when a subjective evaluation value for each property is input, it is stored in the evaluation value 522 in the table of FIG. 6 (B). Then, when the self-managed landlord inputs and sets the rent based on the structural or physical conditions such as the size of the room and the distance from the station, and the word-of-mouth and the evaluation value (step S407), the property DB update means 11 sets the property DB 19 Update (step S408). In addition, the word-of-mouth information and the evaluation value can be viewed from the user terminal 2 of the occupant who is looking for a rental property.

As described above, according to the present invention, the self-managed landlord can reasonably set the rent for the property in the rental market while utilizing the structural or physical conditions of the property and the subjective information of others. It becomes possible, and the rent suitable for the surrounding market can be easily determined. In particular, subjective information such as word-of-mouth and evaluation values is raw information that is difficult to grasp from physical conditions such as the size of the room, and it was a property with disadvantageous conditions such as a small room. Even so, it is possible to know from word-of-mouth information that there are many positive impressions of the property, and if the evaluation value is high, the rent can be set as the basis for setting the rent high.

For the real estate management support service system 100 having the latest property information updated by the property DB update means 11 in this way, a tenant who is looking for a rental property accesses a predetermined portal site from the user terminal 2. When the site is visited, the property information display means 13 lists the latest property information and displays it on the user terminal 2 (3-2 in FIG. 3). As is well known, in order to narrow down the property information to be displayed, request the designation of railway lines, station names and landmarks, or close up a specific area while displaying a map on the terminal screen, and then vacant rooms. The property information in the state may be displayed.

When the occupant selects a property that meets the conditions from a plurality of properties and transmits it to the real estate management support service system 100 (3-3 in FIG. 3), the occupancy request receiving means 14 receives this. Next, the broker selection means 15 designates the most suitable broker real estate company from a plurality of broker real estate companies registered in advance in the database 20. In the present invention, which brokerage real estate company is designated is determined based on the attributes of the property and the request of the self-managed landlord.

That is, the broker selection means 15 selects the broker real estate company according to the flowchart shown in FIG. When the move-in request receiving means 14 receives the move-in request in step S701, it identifies which property the request is. When displaying property information on the map on the screen of user terminal 2 as in the above example, if you click or tap the icon on the map that matches the location of the property, the property ID corresponding to that icon is one property. Is identified (step S702).

Next, the broker selection means 15 executes a process of searching the database 20 and narrowing down several broker real estate companies that can introduce the properties included in the move-in request (step S703). In the past, one of these few brokerage real estate companies was simply selected, and it was common to go through the procedure of contacting the applicant without specifying which sales person to leave it to. there were. On the other hand, the present invention selects an intermediary real estate company by referring to the property rank or the rent rank.

FIG. 8A shows an example of the brokerage real estate company table stored in the database 20. Further, FIG. 8B is an example of a sales representative table in which the information of the sales representative in the brokerage real estate business company is stored in the database 20. For example, if the property rank is 5 with the highest rating but the rent rank is medium B, it is a cheap property and it is expected that the property will be easy to close, and it is not so difficult for any brokerage real estate company to find a resident. Therefore, in the case of a property that is expected to be easy to conclude, a brokerage real estate company with a rank of C or higher, which represents the ability of the brokerage real estate company, is selected in the brokerage real estate company table shown in FIG. 8 (A). Unlike this example, if the property rank is 2 but the rent rank is A, which is the highest level, it is expected that the property will be difficult to close because the rent is high relative to the property value. The broker selection means 15 selects only the brokerage real estate company whose rank 805 is, for example, the highest rank A. The property rank shall be set and updated based on the number of transactions handled annually, the total number of contracts concluded, and the reputation of each brokerage real estate company in the industry by comparing multiple brokerage real estate companies.

Furthermore, the present invention positively accepts the request from the self-managed landlord (step S704), and selects a broker according to each request as much as possible. First, the broker selection means 15 determines the rank of the sales person who meets the request regarding the selection of the broker (step S705). Now, suppose that the request from the self-managed landlord regarding the selection of a broker was that the vacancy status should be kept within two weeks in the shortest possible time. From the standpoint of a brokerage real estate company, it is not easy to find a tenant who wants the property in a short period of time and make a contract. It is not something that every sales person can do to make you want to move in by looking at a specific property in the presence of multiple competing properties, and if you are not a part of the sales person, you can actually do it. However, the probability of success is low.

Therefore, the broker selection means 15 has 813 years of sales experience for each sales person, 815 contracts for one year, 816 for contracts in a specific area, 817 for the average vacancy period from the request to the contract, and the person in charge. Refer to the sales representative table that recorded rank 814 and the like. In the case of the above example, it is determined that it is necessary to assign a sales person with good sales performance to the request of the self-managed landlord, and a sales person belonging to rank A is determined. If you ask the person in charge ID = 001, who is the sales person in rank A, you can expect sales activities in line with the request of the self-managed landlord because you have a long history of experience and a large number of contracts. On the other hand, if another sales person (person in charge ID = 002) of the same sales office (broker ID = X01) is in charge as in the conventional request method, the activity is in line with the request of the self-management landlord. Will not be.
The ranking is set automatically by the real estate management support service system 100 or manually by the operator of the real estate management support service system 100, taking into consideration the number of years of experience and the number of contracts concluded. , Average vacancy period and other indicators may be weighted to determine the rank based on the level of a particular indicator.

Further, when there is no sales person belonging to the determined rank in a certain brokerage real estate business company (No in step S706), another brokerage real estate business with reference to the brokerage real estate company table in FIG. 8 (A). Search for a company (step S707) and find out if any of the sales people in the new brokerage real estate company belong to the desired rank. If there are a large number of sales representatives belonging to the desired rank in one or more brokerage real estate companies, for example, the number of contracts concluded in a specific area (district) including the target property, and special notes for each sales representative. It is possible to narrow down by emphasizing 818.

Then, the broker selection means 15 transmits the property information shown in the property ID to the determined one to several sales representatives and requests the customer to be attached (step S708, 3-4 in FIG. 3). ). If there is no request from the self-managed landlord to select a broker in step S704 (No in step S704), one broker real estate company is determined by referring to the property rank and rent rank as described above, and a customer is attached. (Step S709).

When a report of the contract procedure (contract) with the applicant for occupancy is received from the brokerage real estate company terminal 4 based on the result of the requested sales person (Yes in step S710, 3-5 in FIG. 3), the resident information is accepted. The means 16 transmits the notification of the contract to the settlement agency terminal 3 (step S711, 3-6 in FIG. 3), and updates the sales representative table in FIG. 8 (B) (step S712). Further, the property DB update means is instructed so that the contract status 503 of the property ID 501 of the target property in the property table shown in FIG. 5 (A) is changed from "vacant" to "moving in" (step S713).

The settlement agency terminal 3 that receives the notification of the contract from the resident information receiving means 16 performs the occupancy examination based on the resident's income, the credit settlement history, etc., and transmits the examination result to the examination information receiving means 17 ( 3-7) of FIG. If the examination is passed, the resident confirmation report is transmitted to the landlord terminal 1 and the brokerage real estate company terminal 4 by the resident confirmation means 18 (3-8, 3-9 in FIG. 3). In addition, the settlement agency company may not only perform occupancy screening and rent management for applicants, but also perform business related to customer service performed by a brokerage real estate company. In this case, the settlement agency terminal 3 is substantially integrated with the brokerage real estate company terminal 4, and the information transmitted to the brokerage real estate company terminal 4 is received by the settlement agency terminal 3.

In addition, when a contract with a resident is reached as requested by the self-managed landlord, the sales representative table (Fig. 8 (B)) of the sales representative is updated, and not only the number of contracts increases, but also the number of contracts increases. Increase the rank or include it as additional information in the special notes. In addition, the sales person or the brokerage real estate business company may be given a reward as consideration for the contract.

Until now, brokerage real estate companies have had to take the trouble of collecting vacant rental properties by themselves and updating and managing them as needed. This time and effort caused a cost and was reflected in the collection of brokerage fees for those who wish to move in. However, when the real estate management support service system 100 of this embodiment is used, the vacant rental property is vacant from the self-managed landlord. Will be registered, which will significantly reduce the time and effort required to collect rental properties offered by brokerage real estate companies. For this reason, even if the brokerage fee is not collected from the applicant, there is a fee from the self-managed landlord, so the brokerage real estate company does not significantly reduce the profit. Rather, it can be expected that the number of lease contracts concluded will increase due to the appeal effect to those who wish to move in, which means that the amount of money required at the time of moving in can be reduced by eliminating the brokerage fee. Therefore, the real estate management support service system 100 of the present embodiment brings merits to both the resident and the brokerage real estate business company.

After that, the process in which the lessee makes an offer to move out of the occupying property and the real estate management support service system 100 executes after moving out will be described. FIG. 9 shows a means for configuring the real estate management support service system 100, which is executed in connection with the time of moving out, and FIG. 10 shows an operation flowchart thereof.

When a resident who is occupying the property of the self-managed landlord plans to move out, the move-out request receiving means 21 receives the move-out request sent via the user terminal 2 (9-1 in FIG. 9, FIG. 10). Yes) in step S1001. In addition, it does not exclude the direct transmission of the move-out request to the landlord terminal (9-2 in FIG. 9) and the manifestation of the intention to move out via telephone or e-mail. The self-managed landlord sends information such as the property to be moved out and the scheduled move-out date to the real estate management support service system 100 (9-3 in FIG. 9), and if it is sent from the landlord terminal 1, the move-out confirmation report receiving means 22 Receives. When the self-administrator landlord notifies the move-out confirmation report by telephone or e-mail, the move-out information is input to the move-out confirmation report receiving means 22.

In the property table 19, since the contract status 503 of the property ID of the target property is "moving in", the move-out confirmation report receiving means 22 changes the contract status 503 to "vacant" with respect to the property DB updating means 11. Instruct to update. In response to this, the property DB update means 11 makes a reservation to update the property table 19 (step S1002 in FIG. 10), causes the settlement agency terminal 3 to send the move-out date, and the brokerage real estate company terminal. An instruction is output so that the move-out is reported to No. 4 (step S1003 in FIG. 10).

When a resident actually moves out, the self-managed landlord needs to do some work to restore the property to its pre-occupancy state, or ask a contractor to clean the room for a new resident. To judge. When a request for restoration to the original state is received from the landlord terminal 1 or via a telephone or the like from the self-managed landlord by the restoration request receiving means 23 (9-4 in FIG. 9, Yes in step S1004 in FIG. 10), the affiliated business operator. The selection / construction schedule management means 24 first searches the affiliated business operator database 25 (step S1005 in FIG. 10) and narrows down the applicable construction business operators. FIG. 11 is an example of the affiliated company table stored in the affiliated company database. As shown in FIG. 11, business operator information is stored for each type of construction 1101. For example, when it is judged that the door is out of order and wood work is necessary, a contractor who performs "wood work", and when it is judged that interior work including wallpaper replacement is necessary, "interior work" It is a trader who does "." In addition, for each contractor, the ID of "actual property" 1107 that can identify the property that was constructed in the past, "construction delivery date" 1109 that indicates whether the construction was completed according to the construction schedule, and the construction that finally exceeded the estimate. It stores information such as "budget" 1110 indicating whether the amount has been reached, rank 1112 of each trader in the same trader, and landlord evaluation 1111 obtained from the self-managed landlord after the construction is completed. Although the cleaning company is not shown in FIG. 11, the same applies to the cleaning company for house cleaning performed at the time of moving out.

The partner company selection / construction schedule management means 24 searches for the related construction company from the partner company database 25 (step S1005 in FIG. 10), and then determines whether there is a request for construction from the self-managed landlord (FIG. 10). Step S1006). The request is, for example, to complete the construction in one week, to request polite and high-quality construction by veteran craftsmen even if the construction period is a little longer, and to reduce the construction price is the highest priority. It is the content such as.
When these requests are received, the affiliated company selection / construction schedule management means 24 determines the rank of the affiliated company that matches the request. (Step S1007 in FIG. 10). For example, when the request is "high quality construction", a business operator whose rank 1112 is "A" is selected (step S1008 in FIG. 10). In addition, if the request is focused on the construction period, the business operator that exceeds the "construction delivery date" 1109, and if the request is that the construction price is the highest priority, the business operator that exceeds the "budget" 1110 will respond to each request. Exclude because there is a high possibility that it will not be followed. Rank 1112 in FIG. 11 is a rank from the viewpoint of the quality of construction, but it is configured to set ranks for each of "construction delivery date", "budget" and other indicators, and determine the rank of partner companies that meet the demands. You may.

When a business operator belonging to a rank that matches the request is selected, the affiliated business operator selection / construction schedule management means 24 transmits an instruction of the construction request to the affiliated business operator terminal 5 of the business operator (step S1010 in FIG. 10). .. If the request is not received, the partner company selection / construction schedule management means 24 selects an arbitrary partner company (step S1009 in FIG. 10).

Whether the construction is proceeding according to the schedule is sequentially reported from the affiliated company terminal 5, and the affiliated company selection / construction schedule management means 24 manages the schedule of whether the construction is completed by the scheduled date (FIG. 10). Step S1012). When the partner company selection / construction schedule management means 24 receives the report that the construction is completed (step S1013 in FIG. 10), the partner company database 25 updates "construction delivery date" 1109, "budget" 1110, and rank 1112. Alternatively, an evaluation value is added to the "landlord evaluation" 1111 after receiving an evaluation after completion from the self-managed landlord (step S1014 in FIG. 10). Further, in order to solicit the property again, the property DB update means 11 is instructed to confirm whether the contract status 503 of the property table in the database 19 is "vacant" (step S1015 in FIG. 10).

As explained above, in the conventional case, the self-managed landlord made a construction request without knowing the actual results of the business operator, and was dissatisfied with the construction work as expected, or to another business operator. It was difficult to determine which one to choose even if you tried to request it, but according to the present invention, you can request an order after referring to the information of the construction company, so the self-managed landlord can request the construction with confidence. It leads to.

Furthermore, after moving out, the rental property will be automatically managed as vacant in the database 19 by the property DB update means 11, so if there is no need to change the property information, the self-managed landlord will be a resident. No effort is required for recruitment. Unlike the case of contacting the brokerage real estate company or the settlement agency each time there is a move-out as in the past, the real estate management support service system 100 of the present embodiment automatically repeats the recruitment of tenants again. Therefore, the real estate management support service system 100 of the present embodiment brings about a great advantage not only for the resident and the brokerage real estate business company but also for the self-managed landlord as described above.

The present invention is a program installed or loaded on a computer by downloading it through various recording media such as an optical disk such as a CD-ROM, a magnetic disk, or a semiconductor memory, or via a communication network, and storage thereof. The medium is included as a category of invention.

1 Landlord terminal 2 User terminal 3 Payment agency terminal 4 Brokerage real estate company terminal 5 Partner company terminal 6 Network 7 Database 19 Database 20 Database 25 Database 100 Real estate management support service system

Claims (5)

It is a real estate management support service system for property owners who independently manages rental real estate properties, and is equipped with a storage medium that stores a property table, a brokerage real estate company table, a sales representative table, and a partner company table.
A means for reading and presenting information on the size or location of other rental properties from the property table and a rent rank or property rank to the property owner who sets the rent of the rental property to be owned.
An intermediary real estate agent or salesperson to ask the customer with the rental property where the property owner is held, and the property rank or the rent rank has been set to each property, brokerage real estate rank in the mediation real estate company table or Sales representative selection means to be selected by comparing with the sales representative rank in the sales representative table, and
When a request to restore the rental property owned by the property owner is received, the related business operator that matches the property owner's request is selected in descending order of the related business operator rank in the affiliated business operator table. Business selection means and
Real estate management support service system equipped with. The storage medium further stores a word-of-mouth table containing subjective information of the poster posted to the property .
The real estate management support service system according to claim 1, which enables the setting of the rent while referring to the content of the word-of-mouth by presenting the information of the word-of-mouth table to the property owner . The real estate management support service system according to claim 2, wherein the word-of-mouth table includes an evaluation value for a property represented by a numerical value within a predetermined range. The real estate management support service system according to any one of claims 1 to 3, wherein the sales person rank is determined based on at least one of the number of years of experience, the number of contracts concluded, or the average vacancy period . Claims 1 to 4 are managed so that the rental property is automatically updated as a vacant room in the storage medium without requiring a customer instruction from the property owner after receiving the move-out report of the rental property. The real estate management support service system described in any one of the above.

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