JP6982876B2 - Fixed-term lease contract management system - Google Patents

Description

The present invention relates to a fixed-term lease contract management system, and more particularly to a contract management system that enables an early move-out procedure to be started when the borrower does not move out easily after the contract ends.

There are two types of lease contracts for buildings such as apartments, condominiums, and single-family homes: the conventional ordinary building lease agreement (ordinary lease agreement) and the fixed-term building lease agreement approved from March 2000 (fixed-term lease agreement).
In the ordinary rental contract, the contract period is set to one year or more. Usually, the contract period is often two years. If the contract period is less than one year, the contract will have no fixed period.
In the ordinary lease contract, a special contract regarding premature cancellation from the borrower can be stipulated. In many cases, the notice period for cancellation is set, and the amount of money to be paid when canceling immediately is set.
Under a regular rental contract, if the borrower wishes to continue living, in principle, the lender cannot cancel the contract or refuse to renew it at the end of the contract period.

On the other hand, a fixed-term lease contract is a contract without renewal, and the contract is definitely terminated when the contract period ends, and the lender can be surely surrendered. The contract period can be set freely.
In a fixed-term lease contract, it is necessary to set a definite contract period before making a contract. In addition, a document (explanation of important matters) must be delivered in advance separately from the contract to explain to the borrower that the contract will not be renewed and the contract will be terminated when the period expires. If the lender fails to explain this, the contract will no longer be valid as a fixed-term lease and will become an ordinary lease contract.
With a fixed-term lease contract for a residential building, if unavoidable circumstances such as transfer, medical treatment, or long-term care for relatives occur during the contract period and it becomes difficult to continue living in the house, the contract will be canceled by the borrower. Can be offered. In this case, the contract will be terminated one month after the date of application for cancellation. This cancellation right can only be exercised by the borrower who lives in a house with a floor area of less than 200 square meters. It is possible to make individual special contracts regarding premature cancellation.
At the end of the fixed-term lease contract, if the contract period is one year or more, the lender must notify the borrower that the contract will be terminated between one year and six months before the expiration of the contract. .. If the lender and the borrower agree, it is possible to re-contract.

A "real estate management method" has been proposed as a method for promptly canceling a rental contract when the lessee of the rental housing does not continue to pay the rent (Patent Document 1). In the technology disclosed in Patent Document 1, the deposit guarantee mechanism and the guarantee / compensation company are involved to promptly pay the delinquent rent and pay the restoration cost.

Japanese Unexamined Patent Publication No. 2008-041062

The technique of Patent Document 1 is for promptly performing the processing after the eviction is confirmed, and the eviction itself cannot be accelerated.
On the other hand, in the fixed-term lease contract, for example, a contract period of 3 months is set, so that the move-out can be confirmed at the end of the contract period, and an early move-out procedure becomes possible.
On the other hand, the borrower has a desire to continue living. In addition, if there is no delay in payment of rent and there is no violation of manners in daily life, the lender may continue to contract.
Re-contracting is possible under the Fixed-term Leasing Law (Article 38 of the Land Leasing Law), but when re-contracting, the contract must be re-contracted and a document is issued in advance separately from the contract. You must explain the peculiarities of the rented house to the borrower.

In the case of a re-contract, an agreement must be reached between the parties prior to the termination of the contract in order for the lessee to continue to live in the property. This is because after the contract ends, the borrower is obliged to move out, and there is a problem of how to think about the period from the end of the initial fixed-term lease contract to the conclusion of the re-contract.

The present invention has been made in view of such circumstances, and it is possible to carry out the re-contract procedure early before the end of the contract, and if the contract is not re-contracted, the fixed-term lease contract management that can start the move-out procedure early. It is intended to provide a system.

As a result of diligent research in view of the above-mentioned problems to be solved, the present inventor has shifted the time of rent payment from the time of termination of the contract by half a month in the fixed-term lease contract, and re-contracted in advance in order to urge the rent payment. Based on the resident's (borrower's) report by confirming the lender's intention regarding whether or not to accept the contract, confirming the borrower's intention when urging the rent payment, and completing the procedure for re-contracting on the spot. I came up with the idea that it is possible to re-contract or move out smoothly.
That is, the present invention provides a fixed-term lease contract management system that can realize a prompt agreement with the lender and start the procedure for moving out at an early stage by expressing the intention from the borrower.

The fixed-term lease contract management system of the present invention
Internet for the fixed-term lease contract content database device that stores the fixed-term lease contract details, the move-out processing server that confirms the move-out of the borrower from the fixed-term leased house, and the terminal devices of the parties involved in the fixed-term lease contract. It is a fixed-term lease contract management system that is connected via
The move-out processing server is
Receiving a sign of intention that the lender of the fixed-term rented house refuses to re-contract with a specific borrower and approves the re-contract with other borrowers from the terminal device of the lender. Department and
The lender intention storage unit that stores the contents of the lender's intention received by the lender intention display receiving unit in the fixed-term lease contract content database device, and
The first deadline payment information receiving unit that receives the first deadline payment information regarding whether or not the rent for the last month of the fixed-term lease contract was paid by the first deadline date.
The first deadline payment information storage unit that stores the first deadline payment information of the rent received by the first deadline payment information receiving unit in the fixed-term lease contract content database device, and
With reference to the above-mentioned fixed-term lease contract content database device, the borrower of the fixed-term lease contract is the borrower whose lender refuses to re-contract and the borrower who paid the rent by the first deadline (category 1), and the lender re-contracts. The borrower who refuses and did not pay the rent by the first deadline (category 2), the borrower who the lender approves the re-contract and paid the rent by the first deadline (category 3), the lender re-contracts A category classification unit that divides into four categories of borrowers who accept contracts but did not pay rent by the first deadline (category 4),
The borrower belonging to the category 1 is notified of the receipt of rent and the guidance of the move-out procedure, the borrower belonging to the category 2 is notified of the rent reminder and the guidance of the move-out procedure, and the borrower belonging to the category 3 is notified. , Notifying the borrower of rent receipt and confirmation of re-contract intention, and notifying the borrower belonging to the above category 4 of rent reminder and guidance of re-contract intention confirmation, and a notification unit to the borrower.
The borrower's terminal indicates that the borrower belonging to the category 3 indicates the intention to re-contract, or the borrower belonging to the category 4 indicates the intention to pay by the second deadline within the initial contract period and the intention to re-contract. The borrower's intention display receiver that receives from the device,
An authenticity determination unit that determines the authenticity of the intention display received by the borrower intention display receiving unit, and
When the authenticity determination unit determines that the intention display is genuine, the borrower intention display storage unit that stores the intention display in the fixed-term lease contract content database device,
The second deadline payment information receiving unit that receives the second deadline payment information regarding whether or not the rent for the last month of the fixed-term lease contract was paid by the second deadline date.
The second deadline payment information storage unit that stores the second deadline payment information of the rent received by the second deadline payment information receiving unit in the fixed-term lease contract content database device, and
It is assumed that the re-contract was agreed upon with the borrower's intention to re-contract for the category 3 borrower, and the borrower's re-contract intention and payment were made for the category 4 borrower by the second deadline. Assuming that a re-contract has been agreed upon after confirming that, the re-contract confirmation unit that stores the re-contract in the fixed-term lease contract content database device,
For the borrower whose re-contract is not confirmed by the re-contract confirmation unit, a move-out confirmation unit is provided to confirm the move-out early at the end of the contract period.
It is characterized in that the move-out is realized at an early stage when the contract period of the fixed-term lease contract ends.
As a result, it is possible to legally re-contract and to realize the early removal of the borrower who did not re-contract.

The lender's intention display received by the lender intention display receiving unit shall be based on an objective standard announced in advance, and the objective standard shall be notified to the lessee of the fixed-term rented house at the time of contract. It is characterized by. This allows the borrower to objectively know in advance whether or not he / she meets the criteria for re-contract.

The rent of the fixed-term lease contract is paid by the borrower to the rent management company, and the first deadline payment information and the second deadline payment information are transmitted from the rent management company to the move-out processing server, and the move-out processing is performed. It is characterized by being received by the server. This makes it possible to process many fixed-term lease contracts at once.

Both the first deadline date and the second deadline date are set before the final month of the fixed-term lease contract begins. This makes it possible to satisfy the "previous rent" normally required.

In order to set the first deadline as the end of the calendar and set the second deadline 10 days or more after the first deadline, the beginning of the month of the fixed-term lease contract is set to the middle of the month on the calendar. It is characterized by the fact that. As a result, the rent collection system of the rent management company can handle the fixed-term lease contract in the same way as the ordinary lease contract.

The borrower intention display receiving unit causes the borrower's terminal device to display a plurality of symbols indicating a plurality of intention displays, and the borrower selects one symbol from them and sends it to the move-out processing server. In response to the above, the borrower's statement of intention is received. This makes it easier to express the intention of the borrower.

The borrower's intention display receiving unit responds by automatic voice in response to the borrower's call, and receives the borrower's intention display by the borrower pushing the number according to an interactive format. It is a feature. As a result, the borrower can express his / her intention even if he / she does not have a personal computer or a smartphone.

The move-out processing server is
For borrowers whose contract period has expired other than the borrower that the re-contract confirmation department has re-contracted, the related party transmission / reception unit that sends the fact that the move-out procedure has started to each terminal device of the person involved in the fixed-term lease contract. Further characterized by having. As a result, information on the move-out of the borrower will be made known to related parties such as the lender, the business management company, and the real estate management company.

When the re-contract confirmation unit confirms the move-out of the borrower, it is characterized by notifying each terminal of the persons concerned including a lawyer of the request for the move-out procedure of the property of the fixed-term lease contract based on the fact of the confirmation. And. This can speed up the response if the borrower stays illegally.
As a result, it becomes possible to quickly realize the move-out based on.

The move-out processing server in the fixed-term lease contract management system of the present invention is characterized in that it is a server managed and operated by a service provider in a third-party position with respect to the borrower and the lender (rental property owner). This makes it possible to make decisions from a neutral standpoint that is not biased toward the interests of both the borrower and the owner.

As described above, according to the fixed-term lease contract management system of the present invention, the fixed-term lease contract can be made into a three-month contract, so that an unjust (illegal) resident who stays in arrears is legal in three months. It is also possible to lead to evacuation.
In addition, the rent delinquency guarantee period of the rental guarantee company can be terminated in 3 months.
It took 10 to 12 months in court to dismiss an unjust resident who remained in arrears, but such a burden is no longer necessary.
As a result, it is not necessary to set a high guarantee fee for the guarantee company.
Even people with poor credit status, such as those who have experienced delinquency in the past, will be able to move in and have a chance to restart.
Since 2000 AD, less than 10% of fixed-term lease contracts have been used. According to the present invention, re-contracting is facilitated, so that the number of applicants for occupancy increases and the vacant house is effectively utilized by the lender stating that "if the rent is not delinquent, the re-contract is promised".
From the resident's point of view, most people pass the move-in examination. No guarantor is required. Even people whose address has not been fixed can move in and obtain a resident card (in the case of a share house type). The initial cost of moving in is considerably reduced (in the case of a share house type). Here, a share house is a rental property in which one residence is shared by a plurality of people.

It is a figure which shows the outline of the fixed-term lease contract management system which concerns on one Embodiment of this invention. It is a figure which shows schematic the internal structure of the move-out processing server shown in FIG. FIG. 5 is a flow chart schematically showing a flow of processing performed by the move-out processing server shown in FIGS. 1 and 2 according to the intention of the lender, the payment status of the borrower, and the intention of the borrower. FIG. 3 is a sequence diagram schematically showing a communication mode between each part of the move-out processing server when the move-out processing server shown in FIGS. 1 and 2 performs processing, and a user terminal and various servers. It is a figure which shows the content of the mail sent to each of the borrowers belonging to four categories, and the content of the web page which is derived from the mail and is displayed. It is a figure which shows the example which communicates with a borrower interactively by the automatic voice of a telephone.

Hereinafter, the best mode for implementing the fixed-term lease contract management system of the present invention will be described in detail with reference to the accompanying drawings. 1 to 8 are diagrams illustrating embodiments of the present invention, in which the parts with the same reference numerals represent the same objects, and the basic configuration and operation are the same. And.

≪Configuration of fixed-term lease contract management system≫
FIG. 1 is a diagram showing an outline of a fixed-term lease contract management system according to an embodiment of the present invention. In FIG. 1, the eviction processing server 10 and each terminal device are connected to each other via the Internet (the elliptical one drawn in the center of FIG. 1) in a communicable state. The move-out management system of the present embodiment is centered on the move-out processing server 10 owned and managed by the administrator of this system, and includes a real estate company terminal 30, a management company terminal 40, an owner (rental property owner) terminal 31, and an owner (rental property owner) terminal 31. In some cases, various functions are realized by performing information communication with each of the lawyer terminals 50 and performing information processing.

Here, the administrator of this system provides the service for re-contracting the fixed-term lease contract and the move-out service to the borrower, real estate management company, and property owner, and the real estate management company and rent management company to provide the service. , Guarantee companies, lawyers, etc. In order to provide the service, the move-out processing server 10 which is an independently operated and managed server is used.
The entity that manages the move-out processing server 10 may be a real estate management company, a rent management company, or a rent guarantee company, in addition to being an independent operator.
The company that operates the move-out processing server 10 may be a company that receives a sublease from the property owner and rents the property to the resident as a fixed-term rented house. In that case, the entity that receives the sublease from the property owner may be a joint venture between the operating company of the move-out processing server and the guarantee company. In addition, the operating company of the eviction processing server and the real estate management company may jointly receive a sublease.

The core content of the fixed-term lease contract handled by this fixed-term lease contract management system is a rental contract in which the owner of the rental property lets the lessee use the real estate property and receives rent as compensation, and the contract period is, for example, 3 months. It is premised that the contract period ends and retreats, but as a special provision, if the rent is not overdue, the contract can be re-contracted. Hereinafter, the contract period will be described as 3 months.
Here, the re-contract can be considered before the end of the contract period. Once the contract is terminated, the lessee will be obliged to move out even if he / she wants to continue using the property. The contract once moved out is a new contract and does not correspond to the re-contract referred to here. Strictly speaking, the re-contract here is a new contract, but it is not a renewal, but a move-in without moving out by concluding the next fixed-term lease contract before moving out based on an agreement between the parties. It means something that realizes continuation.
Therefore, it is the main object of the present invention to enable speedy and smooth re-contract procedure within the contract period by using a computer system.
On the other hand, for borrowers who do not re-contract, it is possible to proceed with the move-out procedure speedily.

In the fixed-term lease contract management system of the present invention, the contract period is shifted by half a month when the contract period is set to 3 months. For example, the rent for September will be paid by the lessee to the lender by the previous month in consideration of using the building from September 16th to October 15th.
The deadline for payment of rent for September is August 28, and the bank will be debited on that day. This is because the rent management company (guarantee company) has a 28th day to withdraw the rent under a normal ordinary rental contract, so it is convenient to make a bank withdrawal accordingly.

It takes about 10 days for the data on whether or not the bank has been withdrawn to be aggregated and the information collected from the bank to the management company. Therefore, we will wait for the bank transfer from the borrower who did not arrive by withdrawal, for example, with the second deadline set to September 10. If the borrower pays in time for the second deadline, September 10th is 6 days before September 16th, so the previous rent is being kept. Therefore, it is possible to maintain a borrower without delinquency.
To put it the other way around, if you pay the rent by September 15, you can proceed with the re-contract procedure, thinking that you can clear the conditions of being a borrower without delinquency. The extent to which it is allowed will be adjusted in relation to the complexity of the paperwork.

The re-contract of a fixed-term lease contract can be made by electronically confirming the agreement between the lender and the borrower and storing the result in a database. There are two possible options for expressing the intention of the lender. The first option is to allow all non-payment borrowers to re-contract. The second option is to basically allow re-contracts for borrowers who are not delinquent, but not if there are etiquette problems such as night noise and garbage disposal. When choosing the second option, it seems necessary to clarify the criteria as much as possible and to be convinced by both parties at the time of contract.

If there is a borrower who refuses to re-contract on the lender side, register it in the move-out processing server 10 (inside the database device) in advance. The eviction processing server 10 determines whether or not the rent for the last month of the fixed-term lease contract has been paid by the first deadline and whether or not the borrower is subject to refusal to re-contract by referring to the database device. Classify borrowers into four categories.
Category 1 is a borrower whose lender refuses to re-contract and who paid the rent by the first deadline. Category 2 is a borrower whose lender refuses to re-contract and who did not pay the rent by the first deadline. Category 3 is a borrower whose lender approves a re-contract and who paid the rent by the first deadline. Category 4 is a borrower whose lender approves a re-contract and who has not paid the rent by the first deadline.

The eviction processing server 10 sends an e-mail to the borrowers belonging to each of category 1, category 2, category 3, and category 4, and if the re-contractable borrower indicates the intention to re-contract within the contract period, the eviction processing server 10 sends an e-mail. , Store it and treat it as a re-contract agreement.
To indicate the intention to re-contract from the borrower, click the URL of the e-mail sent from the move-out processing server 10 to the borrower, and the borrower accesses the move-out processing server 10 by the borrower terminal (smartphone) 20 or the borrower terminal (computer) 21. Then, it is made by expressing the intention to re-contract the fixed-term lease contract. Specifically, the move-out processing server 10 may show a plurality of options, and the borrower may select one of them. Multiple options are, for example, "I will move out at the end of the original contract.", "I would like to re-contract. I paid the rent for the last month on what day.", "I would like to re-contract." I haven't paid the rent for the last month yet, but I will pay it on what day of the month. " If these options are left as they are, the borrower may rush to misread them. Therefore, it is desirable to make a design (design) so that the move-out processing server 10 displays it on the borrower terminal so that the borrower can easily select the notification content.

As a means for indicating the intention of re-contract from the borrower, in addition to the means for accessing and writing to the site of the eviction processing server as described above, a method of using an e-mail from the borrower to the eviction processing server can be considered. Even in the case of e-mail, the receiving server can detect that a predetermined character string is included by a character string search and perform automatic processing.
It is also possible to do it from a telephone without using a smartphone or a personal computer. When a telephone call is made to the move-out processing server 10, the move-out processing server 10 responds by automatic voice, confirms the necessary identity, and then prompts the input in an interactive manner. If there are three options, an automatic voice will be played in the form of "Please press button 1 for option 1, button 2 for option 2, and button 3 for option 3", and the borrower will receive the push button on the phone. You can prompt for input by pressing.

The move-out processing server 10 treats that the fixed-term lease contract has been re-contracted by registering in the database that the agreement between the lender and the borrower has been made by these procedures. Then, inform the borrower and the lender of this by e-mail. If necessary, it may be communicated in writing.
In this way, since the re-contract is established, the borrower can continue to use the property with a simple procedure.

FIG. 2 is a diagram schematically showing the internal configuration of the move-out processing server 10 shown in FIG.
In FIG. 2, the eviction processing server includes a case where the borrower and the owner (including a real estate company and a company that has received a sublease) and a eviction service provider (a company that operates and manages the eviction processing server, a rent management company, and a guarantee company) operate the eviction processing server. ), Memorize the contents of the fixed-term lease contract concluded with the consent of the user (borrower), the intention to subsequently permit or refuse the re-contract of the lessor, and the payment status of the borrower's rent (whether there is any overdue). ), Fixed-term lease contract content database device 51 that stores the borrower's intention to pay, re-contract, etc., borrower information that stores the borrower's attribute information (name, email address, information for identity verification, etc.) Database device 52, property information database device 53 that stores attribute information of rental properties (location, layout, size, whether it is subject to a regular rental contract, fixed-term rental contract, etc.), attribute information of the owner of the rental property Owner information database device 54 that stores (name, address, etc.), real estate company information database device 55 that stores attribute information (address, person in charge name, email address, etc.) of the real estate company that manages rental properties, guarantee of rent Management company (guarantee company) information database device 56 that stores the attribute information (address, person in charge name, email address, etc.) of the guarantee company, and the attribute information (address, charge) of the cleaning company in charge of cleaning after the move-out is decided. Person, acceptance / rejection of orders, etc.) Cleaning contractor information database device 57, repair contractor database device that stores attribute information (address, person in charge, acceptance / rejection of orders, etc.) of the repair contractor in charge of restoration (restoration to the original state) after the move-out is decided. 58. It has a database group consisting of a lawyer information database device 59 that stores attribute information (address, person in charge, acceptance of orders, etc.) of a lawyer who takes legal measures when the borrower stays after the contract ends.

The fixed-term lease contract content database device 51 can be made accessible from the move-out processing server 10 in preparation for another server managed by the real estate company, in addition to the move-out processing server 10. If the operating company of the move-out processing server 10 is different from the real estate company, it is natural to use another server.

Further, the move-out processing server 10 has the following configuration.
The lender's intention to allow the borrower to re-contract (for example, the borrower who has no delinquency will be allowed to re-contract but otherwise refused, or the borrower with bad manners such as noise and garbage, and the contract The lender intention display receiving unit 61 that receives a statement of intention indicating that the borrower who violates the prohibited matters is refused the re-contract, and the borrower who has good manners and has no delinquency is allowed to re-contract.
The lender intention display storage unit 62 stores the authenticity of the lender's intention display in the fixed-term lease contract content database device 51 after confirming the authenticity of the lender's intention display through an appropriate security means.
Receive the first deadline payment information regarding whether the rent for the last month of the fixed-term lease contract (third month if it is a three-month contract) was paid by the first deadline set half a month before the end of the contract. Deadline payment information receiver 63.
The first deadline payment information storage unit 64 that stores the received first deadline payment information in the fixed-term lease contract content database device 51.
By referring to the lender's intention and the first deadline payment information stored in the fixed-term lease contract content database 51, depending on the combination of whether or not the lender can re-contract and whether or not the payment was made by the first deadline. , Category classification unit 65 that classifies borrowers into four categories from category 1 to category 4.
Notification unit 66 for notifying each of the four categories of borrowers of rent receipt or rent reminder, and guidance on evacuation procedures or confirmation of re-contract intention.
The borrower intention display receiving unit 67 that receives the intention display from the borrower who has been informed of the re-contract intention confirmation of the fixed-term lease contract.
For example, the authenticity determination unit 68 of the borrower's intention to determine the authenticity of the borrower's intention through appropriate security means such as an ID and a password.
The borrower intention display storage unit 69 that stores the intention of the borrower determined to be genuine in the fixed-term lease contract content database device 51.
Second term payment information receiving unit 70 for receiving second term payment information regarding whether or not the rent payment for the last month of the fixed-term lease contract has been made by the second deadline.
The second deadline payment information storage unit 71 that stores the received second deadline payment information in the fixed-term lease contract content database device 51.
The re-contract confirmation unit 72 stores the fact of re-contract in the fixed-term lease contract content database device 51 after confirming that the intention of the lender and the intention of the borrower match and that there is no delinquency.
The move-out confirmation unit 73 that realizes the move-out of a borrower who does not re-contract or a borrower who cannot re-contract at the end of the contract period of the fixed-term lease contract.
Personnel transmission / reception unit 74 that notifies each terminal device of the person concerned of the fixed-term rented property whose move-out has been confirmed that the move-out procedure has started.
Contractor registration processing unit (not shown) that registers contractors (lenders, borrowers, etc.) who receive the use of this system.
The rent payment monitoring department (not shown) that monitors the borrower whose rent payment is delayed and whether or not the rent is paid by the borrower.
Monthly processing department (not shown) that sends a message to the borrower when paying monthly rent.
Post-processing department that makes a request to a cleaning company / repair company after the move-out is confirmed.

The eviction processing server 10 has these software groups.
Here, the XX section is realized by reading the required software each time by the CPU of the eviction processing server (computer) 10. Therefore, the XX part is a component of the invention of the product.

The real estate company terminal shown in FIG. 1 accumulates all data related to the execution of the rental contract, such as the borrower's rent payment delinquency information (not shown), and transmits it in response to a request from the move-out processing server. For smooth processing, the real estate company terminal can be configured as a real estate company server and can be operated in cooperation with the move-out processing server. When a plurality of servers are provided to perform the linked operation, a part of the functions of the move-out processing server may be performed by another server.

The management company terminal shown in FIG. 1 accumulates all data related to rent payment (not shown) and transmits it in response to a request from the move-out processing server. For smooth processing, the management company terminal can be configured as a server and operated in cooperation with the move-out processing server.
Although only one management company terminal shown in FIG. 1 is drawn, since a plurality of guarantee companies may be related, a plurality of guarantee company terminals may be involved.

The borrower terminals 20 and 21 shown in FIG. 1 are computer terminals owned or used by the borrower, and are typically personal computers capable of Internet communication or mobile terminals such as smartphones and tablet PCs. For the implementation of the present invention, it suffices as long as it has a browser capable of browsing the site of the eviction processing server or a terminal device capable of exchanging e-mails. The borrower terminal 22 is a terminal device that calls the eviction processing server 10 and transmits a tone signal according to automatic voice guidance to convey the intention of the borrower to the eviction processing server 10, and is a telephone capable of outputting the tone signal. Is. It may be a smartphone.
Although the owner terminal is a mobile phone in FIG. 1, it may be a terminal device capable of exchanging e-mails.
The cleaning company terminal and the repair company terminal may be any terminal device capable of exchanging e-mails for undertaking cleaning and repair work.

≪Operation of fixed-term lease contract management system≫
As an outline of the overall operation of the fixed-term lease contract management system of the present embodiment, first, the flow of processing executed by the move-out processing server 10 shown in FIGS. 1 and 2 will be described.

FIG. 3 is a flow chart schematically showing the flow of execution processing by the move-out processing server shown in FIGS. 1 and 2. FIG. 4 is a sequence diagram schematically showing a procedure for communication between each functional unit of the move-out processing server and each terminal device (or server) at that time.

In FIGS. 3 and 4, the lender first indicates the intention to re-contract (step 301). This statement of intention may be to allow all borrowers who have no rent delinquency to re-contract. Borrowers who have problems with noise, garbage and manners, and borrowers who violate the prohibited items of the contract can not be admitted. The deadline for the fixed-term lease contract management server to accept the re-contract intention from the lender is, for example, the first deadline for paying the rent in the month when the contract ends, and if there is no intention from the lender by then, the rent All non-delinquent borrowers can be agreed in advance to be treated as re-contractable.

When there is a statement of intention from the lender about the re-contract (step 301) and it is confirmed that it is definitely from the person (OK in step 302), the content is transferred to the fixed-term lease contract content database device 51. Register (step 303). The authenticity can be determined by collating the information of the terminal used, the e-mail address, the ID, the password, and the like.

The first deadline payment information is sent from the bank to the rent management company, for example, as debit information from the bank account. The rent management company delivers the information to the move-out processing server 10 (step 304). If the move-out processing server 10 is installed under the control of a rent management company, the bank may directly send the first deadline payment information to the move-out processing server 10. The authenticity is determined by collating the information, ID, and password of the computer used (step 305). When it is confirmed that it is genuine (OK in step 305), the first term payment information is registered in the fixed-term lease contract database device 51 (step 306).

Here, the first payment deadline shall be set with a margin of two weeks or more until the second payment deadline. Even if it takes, for example, 10 days to obtain the bank withdrawal information, and then the second payment deadline is set, if payment is made by the second payment deadline, consideration will be given to avoid delinquency.
In order to achieve this, it is conceivable to shift the contract period by half a month from the ordinary lease contract. If you treat the rent for September as the rent from September 16th to October 15th, the rent for September will be deducted from the bank on August 28th, and that August 28th is the first. The payment deadline. If the bank withdrawal information is available on September 10th, you can pay by September 15th if you pay immediately after receiving the reminder, which is the so-called "previous rent". The state can be maintained.

When the lender's intention and the first deadline payment information are registered in the DB, the move-out processing server 10 accesses the fixed-term lease contract content database device 51 and refers to the database to indicate the lender's intention regarding the re-contract and the re-contract. Obtain information on whether or not the borrower has paid the rent by the first deadline payment date (step 307). Then, based on the information, the borrowers are classified into four categories.

Category 1 is a borrower whose lender refuses to re-contract and who paid the rent by the first deadline. Category 2 is a borrower whose lender refuses to re-contract and who did not pay the rent by the first deadline. Category 3 is a borrower whose lender approves a re-contract and who paid the rent by the first deadline. Category 4 is a borrower whose lender approves a re-contract and who has not paid the rent by the first deadline.
Then, for the borrowers belonging to each category, FIG. 5 (a) for category 1, FIG. 5 (b) for category 2, FIG. 5 (c) for category 3, and category 4 Send an email with the contents of FIG. 5 (d) (step 309).

If the borrower can re-contract, the borrower who received the e-mail indicates his / her intention to re-contract or move out (step 310). This intention is displayed by replying to the received e-mail, by pressing the corresponding button on the web page on the eviction processing server side associated with the received e-mail, or by an automatic voice response by telephone. It can be done by the borrower inputting a push signal in the form.
When the borrower's intention is displayed (step 310) and the authenticity is confirmed and found to be genuine (OK in step 311), the borrower's intention is registered in the fixed-term lease contract content database device 51 (step 312). ).

When the second deadline payment information arrives from the bank or the rent management company (step 313), its authenticity is determined (OK in step 314), and then it is registered in the fixed-term lease contract content database device 51 (step 315). ..
With reference to the fixed-term lease contract content database device 51 (step 316), the intention of the lender, the intention of the borrower, the first term payment information, and the second term payment information are comprehensively determined, and the intention of the lender and the intention of the borrower. After confirming that there is no match and no rent delinquency, the fact of re-contract is confirmed (step 317). Then, that fact is registered in the fixed-term lease contract content database device 51 (step 318).

Further, referring to the fixed-term lease contract content database device 51 (step 319), the borrower whose contract is about to end and who has not re-contracted is confirmed to move out (step 320). To that effect is registered in the fixed-term lease contract content database device 51 (step 321).
An e-mail is sent to the borrower and related parties to the effect of re-contracting or moving out (step 322). Contact the lawyer with information about the borrower to move out (step 323). This is to deal with the resident borrower (contact the police, file a lawsuit, etc.). Send a request email to each cleaning / repair company (step 324).

FIG. 4 is a sequence diagram schematically showing a communication mode between each part of the move-out processing server when the move-out processing server shown in FIGS. 1 and 2 performs processing, and a user terminal and various servers.
By referring to the explanation in FIG. 3, it is understood to which terminal the information is exchanged.

FIG. 5 shows a web page displayed when the text of an email sent to each of the borrowers belonging to the four categories or the URL included in the email is clicked to jump to the web page on the move-out processing server side.
Regarding the rent payment reminder, by inputting the transfer date and sending it, the borrower's transfer intention is communicated to the move-out processing server side.
By pressing each button, the borrower's intention is communicated to the move-out processing server side as to whether he / she wants to re-contract or move out.

FIG. 6 is a diagram showing an example of interactively communicating with the borrower by the automatic voice of the telephone. The voice that is first played when the borrower calls a predetermined telephone number is shown in FIG. 6 (a). The server side obtains the number used by the borrower to make a call, confirms the identity, and conducts a dialogue to confirm the property rented by the borrower and the name of the borrower.
If the borrower used to make a call from the registered phone number, enter the registered phone number as shown in Fig. 6 (a), and enter the date of birth and 4-digit PIN. Confirm your identity by letting you enter.
The telephone used here shall be capable of push input.

FIG. 6 (c) shows the contents when the server side requests the intention to re-contract or move out, and the borrower expresses the intention to re-contract.
FIG. 6 (d) shows the contents when the server side requests an indication of intention to re-contract or move out, and the borrower indicates the intention to move out.
FIG. 6 (e) shows the contents of exchanges when urging rent. This is the content of the dialogue that prompts the borrower to enter the scheduled transfer date.

As described above, this system is particularly characterized by the processing of re-contracting a fixed-term lease contract and the processing of moving out in conjunction with it. However, since the fixed-term lease contract management of the present invention can quickly conclude an agreement between the lender and the borrower, it can be applied to contract changes other than re-contracting.

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

Although the fixed-term lease contract management system of the present invention has been described above by showing specific embodiments, the present invention is not limited thereto. A person skilled in the art can make various changes and improvements to the configuration and function of each server in each of the above embodiments within a range not deviating from the gist of the present invention.

As shown in FIG. 1, the fixed-term lease contract management system of the present invention is an OS, application software, database, network built on hardware resources including a computer CPU, memory, auxiliary storage device, display, input device, and the like. It is realized by a system, etc., and since the information processing called emergency evacuation processing is concretely realized by using the above hardware resources, it corresponds to the technical idea using the law of nature. , It can be used in industries such as rental contracts for real estate properties.

10 Evacuation processing server 20 Borrower terminal (smartphone)
21 Borrower terminal (PC)
22 Borrower terminal (telephone)
30 Real estate company terminal 31 Owner terminal 40 Management company terminal 50 Lawyer terminal 51 Rental contract content database device 52 Borrower information database device 53 Property information database device 54 Owner information database device 55 Real estate company information database device 56 Guarantee company information database device 57 Cleaning company Information database device 60 Emergency move-out processing unit 61 Lender intention display receiving unit 62 Lender intention storage unit 63 First deadline payment information receiving unit 64 First deadline payment information storage unit 65 Category classification unit 66 Notification unit to borrower 67 Borrower intention display receiving unit 67 Part 68 Authenticity judgment unit 69 Borrower intention display receiving unit 70 Second deadline payment information receiving unit 71 Second deadline payment information storage unit 72 Re-contract confirmation unit 73 Relocation confirmation unit 74 Persons concerned transmission / reception unit

Claims (10)

Internet for the fixed-term lease contract content database device that stores the fixed-term lease contract details, the move-out processing server that confirms the move-out of the borrower from the fixed-term leased house, and the terminal devices of the parties involved in the fixed-term lease contract. It is a fixed-term lease contract management system that is connected via
The move-out processing server is
Receiving a sign of intention that the lender of the fixed-term rented house refuses to re-contract with a specific borrower and approves the re-contract with other borrowers from the terminal device of the lender. Department and
The lender intention storage unit that stores the contents of the lender's intention received by the lender intention display receiving unit in the fixed-term lease contract content database device, and
The first deadline payment information receiving unit that receives the first deadline payment information regarding whether or not the rent for the last month of the fixed-term lease contract was paid by the first deadline date.
The first deadline payment information storage unit that stores the first deadline payment information of the rent received by the first deadline payment information receiving unit in the fixed-term lease contract content database device, and
By referring to the fixed-term lease agreement database apparatus, the borrower of the fixed-term lease agreement, the borrower paid the rent until the first expiration date lender is a borrower refuses to re-contract (category 1), the lender is re borrower did not pay the rent until the first expiration date a borrower rejects the contract (category 2), the borrower (category lender is paid the rent until the first expiration date a borrower to acknowledge the re-contract 3), and the category classification unit divided into four categories of borrowers (Category 4) that the lender did not pay the rent until the first expiration date a borrower to acknowledge the re-contract,
The borrower belonging to the category 1 is notified of the receipt of rent and the guidance of the move-out procedure, the borrower belonging to the category 2 is notified of the rent reminder and the guidance of the move-out procedure, and the borrower belonging to the category 3 is notified. , Notifying the borrower of rent receipt and confirmation of re-contract intention, and notifying the borrower belonging to the above category 4 of rent reminder and guidance of re-contract intention confirmation, and a notification unit to the borrower.
Data on whether or not the borrower belonging to the category 3 has indicated the intention to re-contract, or the borrower belonging to the category 4 is within the initial contract period and the bank has been withdrawn on the first deadline is aggregated. The borrower receives from the borrower's terminal device that the intention to pay and the intention to re-contract will be indicated by the second deadline set after the period required for the information to be collected from the bank to the management company. Intention display receiver and
An authenticity determination unit that determines the authenticity of the intention display received by the borrower intention display receiving unit, and
When the authenticity determination unit determines that the intention display is genuine, the borrower intention display storage unit that stores the intention display in the fixed-term lease contract content database device,
The second deadline payment information receiving unit that receives the second deadline payment information regarding whether or not the rent for the last month of the fixed-term lease contract was paid by the second deadline date.
A second time limit payment information storage unit for storing the second time limit payment information rent the second time limit payment information receiving unit receives the periodic lease contract content database device,
It is assumed that the re-contract was agreed upon with the borrower's intention to re-contract for the category 3 borrower, and the borrower's re-contract intention and payment were made for the category 4 borrower by the second deadline. Assuming that a re-contract has been agreed upon after confirming that, the re-contract confirmation unit that stores the re-contract in the fixed-term lease contract content database device,
Wherein for the borrower to re-contract confirmation unit did not confirm the re-contract, and a retreat determination unit for determining to leave at the end of the contract period,
Term lease contract management system, characterized in that to realize departure contract period end together with the periodic lease contract. Wherein said lender of intention to lender intention receiver is received, and by pre-published reference, those the reference is characterized in that said are intended to be informed when the contract to borrowers term lease The fixed-term lease contract management system described in Item 1. The rent of the fixed-term lease contract is paid by the borrower to the rent management company, and the first deadline payment information and the second deadline payment information are transmitted from the rent management company to the move-out processing server, and the move-out processing is performed. The fixed-term lease contract management system according to claim 1 or 2, characterized in that it is received by a server. The description in any one of claims 1 to 3, wherein both the first deadline date and the second deadline date are set before the start of the final month of the fixed-term lease contract. Fixed-term lease contract management system. The first deadline is the end of the calendar, the second deadline is set to be 10 days or more after the first deadline, and the beginning of the month of the fixed-term lease contract is the month on the calendar. together it is displaced half moon than the beginning of the periodic lease contract management according to claim 4, characterized in that as the moon periodic lease contract begins beyond the first expiration date and the second expiration date system. The borrower intention display receiving unit causes the borrower's terminal device to display a plurality of symbols indicating a plurality of intention displays, and the borrower selects one symbol from them and sends it to the eviction processing server. The fixed-term lease contract management system according to any one of claims 1 to 5, wherein the borrower's statement of intention is received in response to the above. The borrower's intention display receiving unit responds by automatic voice in response to the borrower's call, and receives the borrower's intention display by the borrower pushing the number according to an interactive format. The fixed-term lease contract management system according to any one of claims 1 to 6, which is characteristic. The move-out processing server is
For borrowers whose contract period has expired other than the borrower re-contracted by the re-contract confirmation unit, a related party transmission / reception unit that sends the fact that the move-out procedure has started to each terminal device of the person involved in the fixed-term lease contract. The fixed-term lease contract management system according to any one of claims 1 to 7, further comprising. When the re-contract confirmation unit confirms the move-out of the borrower, it is characterized by notifying each terminal of the persons concerned including a lawyer of the request for the move-out procedure of the property of the fixed-term lease contract based on the fact of the confirmation. The fixed-term lease contract management system according to any one of claims 1 to 8. The eviction processing server is described in any one of claims 1 to 9, wherein the eviction processing server is a server managed and operated by a service provider who is in the position of a third party for the borrower and the lender. Fixed-term lease contract management system.

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