Real estate transaction support system and real estate transaction support method

Abstract

To provide a real estate transaction support system and a real estate transaction support method that can effectively prevent bait advertisement.SOLUTION: A real estate transaction support system 1, which provides property information on a real estate property to a user who desires to transact the real estate property, comprises: a search unit which executes a search for property information in response to a request from the user; and a providing unit which provides the searched property information to the user. The search unit makes property information on a real estate property unsearchable before obtaining confirmation that the real estate property is unable to trade from a broker or the like who mediates transaction of the real estate property.SELECTED DRAWING: Figure 1

Description

[Technical field]

[0001] The present invention relates to a real estate transaction support system and a real estate transaction support method for supporting online real estate transactions. [Background technology]

[0002] In the real estate industry, so-called decoy advertisements are rampant, which make real estate properties that have already been sold or that are not available for sale, appear as if they are available for sale. Various techniques have been proposed to prevent such decoy advertisements.

[0003] For example, Patent Document 1 discloses a real estate-related information distribution system that includes a center server and local servers managed by multiple real estate agents, in which the center server periodically outputs a request to each local server to send the latest information on real estate properties, and when real estate property information is sent from the local server in response to the request, the real estate property information is stored in a property database. According to this conventional system, when a contract is concluded between a user and a real estate agent, if the real estate agent adds information about the concluded contract to the local database, the information is quickly reflected in the property database of the center server, thereby preventing bait-and-switch advertising. [Prior art documents] [Patent documents]

[0004] [Patent Document 1] JP 2003-67468 A Summary of the Invention [Problem to be solved by the invention]

[0005] However, in the conventional system described above, if a real estate agent forgets to add the completed deal information or intentionally does not add it, the completed deal information will not be reflected in the property database in the center server, which can lead to the problem of bait-and-switch advertising.

[0006] The present invention has been made in view of the above circumstances, and its main object is to provide a real estate transaction support system and a real estate transaction support method that can solve the above problems. [Means for solving the problem]

[0007] In order to solve the above problems, one aspect of the real estate transaction support system of the present invention provides property information of a real estate property to a user who wishes to trade the real estate property, and includes a search unit that searches for property information in response to a request from the user, and a provision unit that provides the searched property information to the user, and the search unit makes the property information of the real estate property unsearchable before confirmation is obtained that the real estate property is untradeable.

[0008] In the above aspect, the search unit may make the property information unsearchable when a predetermined time has passed without receiving confirmation that the real estate property is untradeable.

[0009] In the above aspect, the search unit may make the property information unsearchable after a predetermined period of time has elapsed since the property information became searchable.

[0010] In addition, in the above aspect, the search unit may return the property information to a searchable state when confirmation is obtained from a broker who mediates the transaction of the real estate property related to the property information that the real estate property is available for transaction.

[0011] In addition, in the above-mentioned aspect, the system may further include a reporting unit that, when confirmation is obtained from the intermediary agent that the real estate property is available for trading, reports transaction status information indicating the transaction status of the real estate property to the owner of the real estate property.

[0012] In the above aspect, the search unit may make the property information unsearchable after the predetermined period of time defined for each agent has elapsed.

[0013] In the above aspect, the search unit may make the property information unsearchable after the predetermined period of time defined for each real estate property has elapsed.

[0014] One aspect of the present invention is a real estate transaction support method that uses a computer to provide property information of a real estate property to a user who wishes to trade the real estate property, wherein the computer performs a search for property information in response to a request from the user, provides the searched property information to the user, and disables the search for property information of the real estate property before confirmation is obtained that the real estate property is untradeable. Effect of the Invention

[0015] According to the present invention, it is possible to effectively prevent so-called bait-and-switch advertising in real estate transactions. [Brief description of the drawings]

[0016] [Figure 1] FIG. 1 is a block diagram showing the configuration of a real estate transaction support system and its connected destinations. [Diagram 2] FIG. 4 is a diagram showing an example of the layout of a membership database. [Diagram 3] FIG. 13 is a diagram showing an example of the layout of an intermediary database. [Figure 4] FIG. 4 is a diagram showing an example of the layout of a property database. [Diagram 5] FIG. 13 is a diagram showing an example of the layout of a report database. [Figure 6]11 is a flowchart showing an example of a procedure for a property search process. [Figure 7] 11 is a flowchart showing an example of a procedure for a search-disabled setting process. [Figure 8] 11 is a flowchart showing an example of a procedure for a process of confirming whether or not restart is necessary; [Figure 9] FIG. 13 is a diagram showing an example of a restart necessity confirmation screen. [Figure 10] 10 is a flowchart showing an example of a procedure for a search restart process. [Figure 11] FIG. 13 is a diagram showing an example of a report necessity confirmation screen. [Figure 12] 11 is a flowchart showing an example of a procedure of a reporting process. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0017] Preferred embodiments of the present invention will be described below with reference to the drawings. Note that the following embodiments are merely examples of methods and devices for embodying the technical idea of ​​the present invention, and the technical idea of ​​the present invention is not limited to the following. The technical idea of ​​the present invention can be modified in various ways within the technical scope described in the claims.

[0018] (System Configuration) Fig. 1 is a block diagram showing the configuration of a real estate transaction support system and its connected devices according to this embodiment. The real estate transaction support system (hereinafter simply referred to as the "transaction support system") 1 according to this embodiment is a computer system that supports online sales of products. The transaction support system 1 communicates with user terminals 2, 2, ... and agent terminals 3, 3, ... via the Internet 101.

[0019] The user terminal 2 is an information terminal used by a user who wishes to purchase or rent a real estate property, and examples of such terminals include a personal computer, a smartphone, a tablet terminal, and a smart watch. The agent terminal 3 is an information terminal used by an agent who mediates transactions of real estate properties, and is composed of a personal computer, etc., like the user terminal 2. The user terminal 2 and the agent terminal 3 use an internet browser or a dedicated application, etc. to obtain information provided by the transaction support system 1 and display it on the display unit.

[0020] The transaction support system 1 is composed of a computer equipped with a control unit including a CPU, RAM, and ROM, and a storage unit, and each process described below is executed by this control unit. The storage unit of the transaction support system 1 is provided with the following databases: a member database (DB) 11, a broker database (DB) 12, a property database (DB) 13, a completed contract database (DB) 14, and a report database (DB) 15. The following describes these databases in detail.

[0021] (A) Member DB11 Member DB 11 is a database that stores information about members who enjoy the various services provided by transaction support system 1. A user who wishes to use the various services provided by transaction support system 1 becomes a member by registering in advance according to a prescribed procedure. Various information provided by the member to transaction support system 1 at the time of registration is stored in member DB 11. This information can be updated as appropriate in response to requests from members, etc.

[0022] Fig. 2 is a diagram showing an example of the layout of member DB 11. As shown in Fig. 2, member DB 11 stores at least a member ID for identifying each member, as well as the member's name, contact information, and attributes. In the example shown in Fig. 2, an email address is shown as the contact information, but other contact information such as a telephone number may also be used. In addition, the attributes of a member include a variety of items such as age, sex, address, family structure, and occupation.

[0023] (B) Broker DB12 The broker DB 12 is a database that stores information about brokers who register property information in the transaction support system 1. As shown in Fig. 3, the broker DB 12 stores at least a broker ID for identifying each broker, as well as the name, contact information, and attributes of the broker. In the example shown in Fig. 3, an email address is shown as the contact information, but other contact information such as a telephone number may also be used. The attributes of brokers stored in the broker DB 12 include various items such as the number of employees, sales, and date of establishment.

[0024] Furthermore, information indicating the reliability of a broker is stored in the broker DB 12. This reliability is set automatically or manually depending on the transaction record via the transaction support system 1, the number of years of trading, and the presence or absence of trouble with members. In the present embodiment, this reliability is defined as three levels, A to C, and information indicating the levels is stored in the broker DB 12.

[0025] (C) Property DB13 The property DB 13 is a database that stores property information on real estate properties handled by the transaction support system 1. Fig. 4 is a diagram showing an example of the layout of this property DB 13. As shown in Fig. 4, the property DB 13 stores at least a property ID for identifying each real estate property, the agent who handles the brokerage transaction for the real estate property, the location of the property, the type indicating whether it is for sale or rent, the transaction price, and attributes. The attributes include various things such as the area of ​​the real estate property (land area, exclusive area, total floor area, etc.), the age of the building, and the nearest station.

[0026] In addition, the property DB 13 stores information indicating whether or not property information on the real estate property is searchable in the transaction support system 1 (hereinafter referred to as the "search state"), the number of times that the property information was changed from an unsearchable state to a searchable state, and the most recent day on which it was changed to a searchable state. As described later, the transaction support system 1 can execute a search for property information in response to a request from a member, but if a predetermined period of time has passed since the property information became searchable, the search for the property information is automatically disabled. Then, if the transaction support system 1 subsequently receives confirmation from the intermediary that the property is not already sold and is in a transactionable state, the transaction support system 1 returns the property information to a searchable state. In this way, the transaction support system 1 repeatedly stops and resumes the search for property information until the real estate property is sold and is no longer transactionable. The property DB 13 stores a search state indicating whether or not the search is possible at that time, the number of times that the search was resumed (hereinafter referred to as the "restart count"), and the most recent day on which the search was resumed (hereinafter referred to as the "restart date"). For property information on which a search has never been resumed after it has been registered in the property DB 13, the date of registration, i.e., the date on which a search was first allowed to be started, is stored as the most recent resume date.

[0027] Furthermore, information for linking information stored in a report DB 15 (to be described later) with each real estate property is stored in the property DB 13. In the example shown in Fig. 4, a report ID (to be described later) is stored.

[0028] (D) DB14 sold The completed deal DB14 is a database that stores property information related to real estate properties for which a transaction has already been concluded. When the completion of a transaction is confirmed by a contact from the intermediary, the transaction support system 1 identifies the property ID of the real estate property related to the transaction, deletes the property information related to the property ID from the property DB13, and registers the property information in the completed deal DB14. This makes it impossible to search for property information on real estate properties for which a transaction has already been concluded.

[0029] (E) Report DB15 The report DB15 is a database that stores information regarding reports made by agents to owners of real estate properties. Fig. 5 is a diagram showing an example of the layout of this report DB15. As shown in Fig. 5, the report DB15 stores at least a report ID for identifying each report, as well as the property ID, report date, and transaction status of the real estate property to which the report pertains. In this embodiment, the report is made to the owner (seller) of the real estate property in a sales transaction.

[0030] (System Operation) The transaction support system 1 executes the following processes. (1) Property search processing to search for property information in response to requests from members (2) Setting the property information search status from available to unavailable (3) Processing to confirm whether or not the search for property information needs to be restarted (4) Search restart process to restart the search for property information (5) Processing reports to report to real estate property owners Each of these processes will be described in detail below.

[0031] (1) Property search processing A member who wishes to purchase or rent a real estate property accesses the transaction support system 1 using the user terminal 2 and searches for a desired real estate property. At this time, the transaction support system 1 executes the following property search process.

[0032] 6 is a flow chart showing an example of the procedure for the property search process. Prior to this property search process, a member uses the user terminal 2 to input the type of sale or rental, the location and price of a desired real estate property, etc., and requests the transaction support system 1 to search for property information using the input information as search conditions. Upon receiving this search request (S101), the transaction support system 1 refers to the property DB 13 and identifies real estate properties that satisfy the search conditions (S102).

[0033] Next, the transaction support system 1 extracts real estate properties that are searchable from the identified real estate properties based on the search status stored in the property DB 13 (S103), and transmits search result information including property information related to those real estate properties to the user terminal 2 (S104).

[0034] The user terminal 2 displays a search result screen on the display unit, which shows the search results, based on the search result information received from the transaction support system 1. The member can check the property information provided by the transaction support system 1 by referring to this screen.

[0035] As described above, in this embodiment, only property information that is searchable is provided to each member, and property information that is not searchable is not provided. In this embodiment, when a predetermined period of time has passed since searchable status was set, searchable status is set to not searchable. The process of setting the searchable status from searchable to not searchable in this manner will be described below.

[0036] (2) Search-unavailable setting processing The transaction support system 1 repeatedly executes the following unsearchable setting process at a predetermined timing, thereby maintaining the latest search state for each property information item.

[0037] 7 is a flow chart showing an example of the procedure for setting the search status. The transaction support system 1 first refers to the property DB 13 to identify the property information to be processed (S201), and determines the search status of the property information at that time (S202). If it is determined that the search is not possible ("Not possible" in S202), the transaction support system 1 ends the process.

[0038] If it is determined in step S202 that the search is possible (S202: Possible), the transaction support system 1 determines whether or not one week has passed since the date on which the search for the property information was resumed (S203). If it is determined that one week has not passed (S203: No), the transaction support system 1 ends the process.

[0039] If it is determined in step S203 that one week has passed (YES in S203), the transaction support system 1 sets the search status of the property information to "unavailable" by rewriting the search status in the property DB 13 to "unavailable" (S204).

[0040] In this way, the transaction support system 1 makes the property information unsearchable if one week has passed since the property information became searchable, even if confirmation has not been obtained that the real estate property related to the property information is not tradable due to reasons such as the fact that the property has already been sold. Therefore, for example, even if a real estate transaction has already been concluded and the agent has neglected to inform the member that the transaction has been concluded, the property information will not be provided to members if one week has passed since the property information became searchable. This makes it possible to effectively prevent bait-and-switch advertising.

[0041] Although property information relating to all real estate properties may be subject to the above-mentioned unsearchable setting process, specific property information may be excluded from this processing. For example, if the reliability of an agent is high, it can be determined that the agent is unlikely to neglect to inform the buyer that a deal has already been concluded, so property information of real estate properties handled by that agent may be excluded from the processing of the unsearchable setting process. In addition, property information for which the search has been restarted a predetermined number of times or more may be excluded from the processing. This is because in this case, it can be determined that the real estate property is unpopular, so it can be said that the probability of it being the target of a decoy advertisement is low.

[0042] (3) Confirmation of need for resumption When the above-described search feasibility determination process determines that the property information search is not possible, the following restart confirmation process is executed to check whether the search needs to be restarted. This restart confirmation process is executed repeatedly at a predetermined timing.

[0043] 8 is a flowchart showing an example of the procedure for the restart necessity confirmation process. First, the transaction support system 1 refers to the property DB 13 to extract property information that cannot be searched, and identifies property information to be processed from the extracted property information (S301).

[0044] Next, the transaction support system 1 identifies an agent who mediates the transaction of the real estate property related to the property information based on the property DB 13 and the agent DB 12, and transmits to the agent information on whether or not the search for the property information needs to be resumed (S302). In this case, the information on whether or not the search needs to be resumed is transmitted by e-mail, for example.

[0045] When the intermediary receives the restart necessity confirmation information using the intermediary terminal 3, the intermediary accesses the URL indicated in the restart necessity confirmation information. As a result, a restart necessity confirmation screen for confirming whether or not to restart the search is displayed on the display unit of the intermediary terminal 3.

[0046] Fig. 9 is a diagram showing an example of the restart necessity confirmation screen. As shown in Fig. 9, the restart necessity confirmation screen displays information (property ID) for identifying the real estate property to be traded, as well as a message indicating that a specified period of time has passed since the property information of the real estate property became searchable and therefore the property may have been sold, that the property is currently not searchable, that if the property is not sold and can be traded, an instruction to restart the search should be given, and that if the property has been sold, a notice to that effect should be given. The restart necessity confirmation screen also includes a search restart button 21 for instructing the user to restart the search, and a contract completed button 22 for notifying the user that the property has been sold.

[0047] The agent checks the transaction status of this real estate property, and if a deal has not been made, clicks the search resume button 21, whereas if a deal has been made, clicks the deal completed button 22. When the deal completed button 22 is clicked, information indicating that a deal has been made is sent from the agent terminal 3 to the transaction support system 1. Upon receiving this, the transaction support system 1 deletes the property information of the real estate property from the property DB 13 and registers the property information in the deal completed DB 14.

[0048] On the other hand, when the search restart button 21 is clicked, restart request information for requesting search restart is transmitted from the intermediary terminal 3 to the transaction support system 1. In this case, the transaction support system 1 executes the following search restart process.

[0049] (4) Search restart process 10 is a flow chart showing an example of the procedure for the search restart process. When the transaction support system 1 receives restart request information from the broker terminal 3 (S401), it updates the search status in the property DB 13 to "Yes" and further updates the number of restarts and the restart date (S402). As a result, the search status of the property information is set to "Yes" and the search is restarted.

[0050] Thus, in this embodiment, the search for property information is resumed only when confirmation is received from the agent that the real estate property is available for transaction. Therefore, in order to resume the search for property information, the agent must actively contact the agent to the effect that the real estate property is available for transaction. In this case, it is usually difficult for the agent to make such contact while concealing the fact that a contract has already been concluded, as this constitutes false reporting. As a result, it is possible to prevent property information relating to unavailable real estate properties from being provided as a decoy advertisement.

[0051] Next, the transaction support system 1 refers to the property DB 13 to determine whether or not the real estate property is the subject of a sales transaction (S403). If it is determined that the real estate property is the subject of a rental transaction and not the subject of a sales transaction (NO in S403), the transaction support system 1 ends the process. On the other hand, if it is determined that the real estate property is the subject of a sales transaction (YES in S403), the transaction support system 1 transmits report necessity confirmation information to the broker terminal 3 to confirm whether or not to report the sales status to the seller of the real estate property (S404).

[0052] The broker terminal 3 displays a report necessity confirmation screen on the display unit based on the report necessity confirmation information received from the transaction support system 1. Fig. 11 is a diagram showing an example of the report necessity confirmation screen. As shown in Fig. 11, the report necessity confirmation screen displays information (property ID) that identifies the real estate property that is the subject of the transaction, as well as a message indicating that the transaction status should be entered if a report is desired to be submitted to the seller of the real estate property. The report necessity confirmation screen also has an input field 23 for the transaction status, a report button 24 for instructing a report, and an unnecessary button 25 for notifying that a report is not required.

[0053] The intermediary considers whether a report needs to be made to the seller, and if it is determined that a report is necessary, it enters the transaction status in input field 23 and clicks report button 24, and if it is determined that a report is not necessary, it clicks no report button 25. If no report button 25 is clicked, information indicating that a report is not necessary is sent from intermediary terminal 3 to transaction support system 1. In this case, transaction support system 1 does not execute any special process.

[0054] On the other hand, when the report button 24 is clicked, report request information including the transaction status entered in the input field 23 is transmitted from the broker terminal 3 to the transaction support system 1. In this case, the transaction support system 1 executes the following report processing.

[0055] (5) Reporting process 12 is a flow chart showing an example of the procedure of the report processing. When the transaction support system 1 receives the report request information from the broker terminal 3 (S501), it assigns a report ID and registers the property ID of the real estate property, the report date (the execution date of the report processing), and the transaction status included in the report request information in the report DB 15 in association with the report ID (S502).

[0056] Next, the transaction support system 1 generates transaction status information using a predetermined format, the information including an overview of the real estate property, the name of the agent, and the transaction status registered in the report DB15 (S503), and transmits the transaction status information to the agent terminal 3 (S504).

[0057] When the intermediary receives the transaction status information using the intermediary terminal 3, the intermediary transmits the transaction status information to the seller. This transaction status information is transmitted, for example, by email. This enables the intermediary to easily report the business status to the seller.

[0058] In addition, under the Real Estate Transaction Business Law, business reports must be submitted to the seller at least once every two weeks in the case of an exclusive agency contract, and at least once a week in the case of an exclusive agency contract. In the case of this embodiment, this business report can be submitted semi-automatically, which is convenient for the intermediary.

[0059] (Other embodiments) In the above embodiment, when the search status of the property information is set to "unavailable," the search status is changed to "available" if confirmation is obtained from the agent that the real estate property related to the document information is available for transaction, but this is not limited to this. For example, the search status may be changed to "available" if a similar confirmation is obtained from a related party other than the agent, such as the owner of the real estate property.

[0060] In the above embodiment, when the period of time that has elapsed since the property information became searchable reaches one week, the property information is automatically made unsearchable, but this is not limited to one week and can be any period. However, as described above, in the case of an exclusive agency contract, business reports are required at least once a week, so if the report process is executed from the unsearchable setting process described above once a week in addition to this, there is an advantage in that reports can be made in a timely manner. In light of this, it is conceivable that, for example, one week may be set for real estate properties related to an exclusive agency contract, and two weeks may be set for real estate properties related to an exclusive agency contract.

[0061] The above-mentioned period may be determined for each intermediary, for example, depending on the reliability of the intermediary. If the reliability of the intermediary is high, the probability of the occurrence of bait-and-switch advertising is low, so the period may be longer. Therefore, it is expected that the higher the reliability of the intermediary, the shorter the period will be, for example, 3 weeks if the reliability of the intermediary is A, 2 weeks if the reliability is B, and 1 week if the reliability is C.

[0062] The above-mentioned period may also be specified for each real estate property. If it is determined that a real estate property is not popular because it is far from the nearest station and has poor transportation access, the shape of the land is not good, or other reasons, the probability of a bait-and-switch advertisement occurring is low, so the period may be extended. For example, the longer the distance from the nearest station, the longer the period may be, such as one week if the property is within a 10-minute walk from the nearest station, two weeks if it is within 20 minutes, and three weeks if it is more than 20 minutes.

[0063] It should be noted that property information may be made unsearchable based on criteria other than the period of time that has elapsed since the property information became searchable. For example, the search status of some or all property information may be set to unsearchable when a specific timing is reached, such as midnight every Sunday or 12:00 p.m. on the first day of each month. In addition, the period of time that has elapsed since the date on which the property information was registered in the property DB13 or the period of time that has elapsed since the date on which a user inquired about the property information may be used as a criterion. In any case, the search status of the property information is set to unsearchable when a specific timing is reached before it is confirmed that the real estate property is untransactable.

[0064] In the above embodiment, the transaction support system 1 transmits the transaction status information to the agent through the report process, and the agent then transmits the transaction status information to the seller of the real estate property, but the transaction support system 1 may transmit the transaction status information directly to the seller. In this case, the transaction support system 1 may store the contact information (such as an email address) of the seller and output the transaction status information to the contact information.

[0065] Furthermore, in the above embodiment, transaction status information is provided only to owners of real estate properties in sales transactions, but transaction status information may also be provided in a similar manner to owners of real estate properties in rental transactions.

[0066] In the above embodiment, the transaction status is input by the intermediary, but the present invention is not limited to this. For example, the transaction support system 1 may automatically generate information indicating the transaction status based on the user's previous inquiry status. The information thus automatically generated may be appropriately edited by the intermediary. By using the information thus automatically generated by the transaction support system 1, the burden of the reporting work can be further reduced. [Explanation of symbols]

[0067] 1. Trading Support System 11 Membership Database 12 Broker Database 13 Property Database 14 Completed Transactions Database 15 Reporting Database 2. User terminal 3. Broker terminal 101 Internet

Claims

1. A real estate transaction support system that provides property information of real estate properties to a user who wishes to trade the real estate properties, a search unit that executes a search for property information in response to a request from the user; a providing unit for providing the searched property information to the user; Equipped with The search unit makes property information of the real estate property unsearchable before confirmation that the real estate property is untradeable is obtained. Real estate transaction support system

2. the search unit makes the property information unsearchable when a predetermined time has passed without receiving confirmation that the real estate property is untradeable; The real estate transaction support system according to claim 1.

3. the search unit makes the property information unsearchable after a predetermined period of time has elapsed since the property information became searchable; The real estate transaction support system according to claim 2.

4. the search unit returns the property information to a searchable state when confirmation is obtained from a broker who mediates transactions of the real estate property related to the property information that the real estate property is available for transaction; 4. A real estate transaction support system according to claim 1.

5. and a reporting unit that reports transaction status information indicating a transaction status of the real estate property to an owner of the real estate property when confirmation that the real estate property is available for transaction is obtained from the broker. The real estate transaction support system according to claim 4.

6. the search unit makes the property information unsearchable after the predetermined period of time specified for each agent has elapsed. The real estate transaction support system according to claim 3.

7. The search unit makes the property information unsearchable after the predetermined period of time defined for each real estate property has elapsed. The real estate transaction support system according to claim 3.

8. A method for supporting real estate transactions, comprising the steps of: providing property information of a real estate property to a user who wishes to transact the real estate property using a computer; The computer, Executing a search for property information in response to a request from the user; Providing the searched property information to the user; Disabling said searches for property information for a real estate property before confirmation that the real estate property is unavailable; How to assist with real estate transactions.

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