Management system for demolition reserve fund

Abstract

This invention provides technical means to support the proper demolition of condominiums and similar buildings, even when they are not intended for reuse as residences due to dilapidation or other reasons, or when it is unclear whether they will be reused as residences. [Solution] The demolition reserve fund management device 1 according to the present invention comprises: a demolition information management unit 111 that manages demolition information including various data for a multi-unit housing complex with land owned by multiple unit owners; a relocation cost estimation unit 113 that estimates the relocation costs related to demolition for each unit owner; and a reserve fund calculation unit 114 that calculates the demolition reserve fund for each unit owner based on the demolition information and relocation costs. The reserve fund calculation unit 114 calculates the demolition reserve fund for the unit owner by a process that includes a procedure of multiplying the net demolition cost obtained by subtracting the estimated profit from sale from the amount obtained by adding the total amount of relocation costs to the estimated demolition cost by the ratio of the exclusive area per unit owner to the total area.

Description

Technical Field

[0001] The present invention relates to a management device for dismantling preparation reserve funds.

Background Art

[0002] An apartment building with land owned by multiple condominium owners (also referred to as a "condominium") is used as a residence. By the way, in developed countries such as Japan, the population decline accompanying the progress of the declining birthrate and aging population has continued. Elderly residents may oppose the demolition even when the condominium becomes old and requires demolition due to reasons such as being unable to pay the share of the demolition cost. As a result, it may become impossible to gather the number of supporters necessary for the decision to demolish, and there is a possibility that the aging condominium will remain without being demolished. In addition, there is also concern that the number of residents sharing the demolition cost of the aging condominium will decrease due to the increase in vacant rooms due to the progress of the population decline. Therefore, there is a need for a technology to support the appropriate demolition of aging condominiums.

[0003] Regarding technologies such as the conventional services and conventional technologies that support the appropriate demolition of aging condominiums, Patent Document 1 discloses a user information storage means that receives information of a user who is a condominium owner of a first building from a predetermined terminal device, attaches an ID, and stores it, and a priority acquisition right registration means that registers, in the user information storage means, the presence or absence of a priority acquisition right, which is a right to preferentially acquire the condominium ownership of a second building, which is the building after reconstruction of the first building, corresponding to each ID, and a priority acquisition right information transmission means that transmits the content of the priority acquisition right to each user in which the priority acquisition right is registered in the user information storage means, and an answer information storage means that receives answer information including information on whether to exercise the priority acquisition right or not from the terminal of each user and stores it in association with the ID, and a right determination means that determines the priority acquisition right when the answer information stored in the answer information storage means is information indicating that the priority acquisition right is to be exercised.

[0004] The technology described in Patent Document 1 allows for the smooth reconstruction and rebuilding of a building, such as a condominium, that has deteriorated, by granting each unit owner a priority right to acquire a unit of the planned condominium to be built on land transferred from each unit owner at a special price, thereby reducing the burden on each unit owner as much as possible. [Prior art documents] [Patent Documents]

[0005] [Patent Document 1] Japanese Patent Publication No. 2018-010460 [Overview of the project] [Problems that the invention aims to solve]

[0006] Incidentally, in a situation where the population is declining due to the progression of a low birthrate and an aging society, the number of residents living in aging condominiums may be decreasing or the residents may be aging. In such cases, there may be few residents who wish to be granted priority acquisition rights when the building is demolished. Furthermore, there may be cases where an aging condominium cannot be rebuilt as a condominium in the first place. The technology described in Patent Document 1 can only reduce the burden on each unit owner when an aging condominium is to be rebuilt and there are a sufficiently large number of residents who wish to be granted priority acquisition rights for the rebuilt condominium. Therefore, the technology described in Patent Document 1 has room for further improvement in that it can support the appropriate demolition of aging condominiums even when they will not be reused as residences or when it is unclear whether they will be reused as residences.

[0007] The object of the present invention is to provide a technical means to support the appropriate demolition of a multi-unit housing complex (such as a condominium) with land owned by multiple unit owners, even when it is not intended for reuse as housing or it is unclear whether it will be reused as housing, due to aging or other reasons. [Means for solving the problem]

[0008] The inventors of the present invention diligently studied how to solve the above problems and found that the above objective can be achieved by calculating the minimum necessary and sufficient demolition reserve fund, etc., by adding the total amount of relocation compensation to the estimated demolition cost, subtracting the estimated amount of profit from the sale, and then allocating the net demolition cost, obtained by subtracting the estimated amount of profit from the sale, according to the exclusive area of ​​each unit owner. The inventors of the present invention have now completed the present invention.

[0009] One aspect of the present invention provides a demolition preparation reserve fund management device for a land-attached apartment building owned by multiple unit owners, comprising: a demolition information management unit that manages demolition information including data indicating estimated demolition costs for future demolition, data indicating the exclusive area of ​​each dwelling unit pertaining to the unit owner, and data indicating estimated profit from the sale of the land; a relocation cost estimation unit that estimates the relocation costs for each unit owner pertaining to the demolition; and a reserve fund calculation unit that calculates the demolition preparation reserve fund for each unit owner based on the demolition information and the relocation costs, wherein the reserve fund calculation unit calculates the demolition preparation reserve fund for the unit owner by a process that includes a procedure of multiplying the net demolition cost obtained by subtracting the estimated profit from the sale from the amount obtained by adding the total amount of relocation costs to the estimated demolition costs by the ratio of the exclusive area pertaining to the unit owner to the total area.

[0010] Due to the declining birthrate and aging population, when demolishing multi-unit housing (condominiums, etc.) owned by multiple unit owners, there are cases where fewer residents are able to bear the demolition costs. Furthermore, in some cases, due to the decrease in residents, the building cannot be rebuilt as a condominium, and the demolition costs cannot be secured in exchange for granting priority acquisition rights to the rebuilt condominium. In such cases, securing the funds for the demolition of the building and properly demolishing it is not easy.

[0011] In this embodiment of the present invention, the reserve fund calculation unit estimates the demolition preparation reserve fund for each unit owner based on data managed by the demolition information management unit, including the estimated demolition cost, data indicating the exclusive area of ​​each unit owned by each unit owner, data indicating the estimated profit from the sale of the land, and the relocation compensation estimated by the relocation compensation estimation unit. This embodiment makes it possible to collect the demolition preparation reserve fund in advance based on this estimate. Furthermore, this embodiment makes it possible to cover the demolition costs of a condominium with the demolition preparation reserve fund even in the case of the difficulties described above. Thus, this embodiment can provide a technical means to support the appropriate demolition of a multi-unit housing complex with land owned by multiple unit owners when it becomes dilapidated, etc., and when it is not to be reused as a residence or it is unclear whether it will be reused as a residence.

[0012] Furthermore, the present invention can take various forms, as exemplified by the following: a form that appropriately supports the demolition of the exterior of a multi-unit housing complex by adding an estimate of the cost of demolition of the exterior; a form that appropriately estimates relocation expenses based on the moving expenses of the unit owners; a form that appropriately estimates the cost of demolition based on the structure of a multi-unit housing complex with land; and a form that calculates the premium for demolition insurance based on the expected demolition timing and supports the procurement of funds for demolition when sufficient funds have not been collected for demolition preparations. Each of these various forms, with its own unique configuration, contributes to supporting the appropriate demolition of a multi-unit housing complex with land owned by multiple unit owners when it becomes dilapidated, etc., even when it is not to be reused as a residence or when it is unclear whether it will be reused as a residence. [Effects of the Invention]

[0013] Based on the above, the present invention can provide technical means to support the appropriate demolition of a multi-unit housing complex (such as a condominium) with land owned by multiple unit owners, even when it is not intended for reuse as a residence or it is unclear whether it will be reused as a residence, due to aging or other reasons. [Brief explanation of the drawing]

[0014] [Figure 1] Figure 1 is a block diagram showing an example of the hardware and software configuration of system S in this embodiment. [Figure 2] Figure 2 shows an example of the demolition information database 131. [Figure 3] Figure 3 shows an example of the reserve fund database 132. [Figure 4] Figure 4 is a main flowchart showing an example of a preferred flow of the management process in this embodiment. [Figure 5] Figure 5 is a flowchart that continues from the previous figure. [Figure 6] Figure 6 is a flowchart that continues from the previous figure. [Figure 7] Figure 7 is a flowchart that continues from the previous figure. [Modes for carrying out the invention]

[0015] Firstly, although the following disclosures, figures, and / or claims are described either individually or in combination with one or more other aspects, the subject matter of the immediate disclosure is not intended to be limited in that way. That is, the immediate disclosures, figures, and claims are intended to encompass the various aspects described herein, either individually or in one or more combinations with each other. For example, even if the immediate disclosure describes and illustrates the first, second, and third embodiments in such a way that the first embodiment is described and illustrated particularly in relation to the second embodiment, or the second embodiment is described and illustrated only in relation to the third embodiment, the immediate disclosures and illustrations are not limited in that way and may include only the first embodiment, only the second embodiment, only the third embodiment, or one or more combinations of the first, second, and / or third embodiments, such as the first and second embodiments, the first and third embodiments, the second and third embodiments, or the first, second, and third embodiments.

[0016] The use of the phrase "or" in this document shall mean a "non-exclusive" arrangement, unless otherwise explicitly specified. For example, when saying "item x is A or B", it shall mean any of the following: (1) item x is only one of A or B, (2) item x is both A and B. In other words, the word "or" is not used to define an "exclusive" arrangement.

[0017] Also, when the phrases "including at least one" or "including at least one of the following" used in this document are used in combination with a system or element, it means that the system or element includes one or more of the elements listed after the phrase. For example, when there are three types of elements from the first element to the third element, the phrases "including at least one" or "including at least one of the following" shall be interpreted as any of the following structural arrangements: a device including the first element, a device including the second element, a device including the third element, a device including the first and second elements, a device including the first and third elements, a device including the second and third elements, or a device including the first, second, and third elements.

[0018] The same interpretation is intended when the phrase "used in at least one of the following" is used in this document. Furthermore, the "and / or" used in this document is used as a linguistic conjunction and is used to indicate that one or more of the described elements or conditions are included or occur. For example, a device including the first element, the second element, and / or the third element shall be interpreted as any of the following structural arrangements: a device including the first element, a device including the second element, a device including the third element, a device including the first and second elements, a device including the first and third elements, a device including the second and third elements, or a device including the first, second, and third elements.

[0019] Note that the use of the phrase "and / or" in this document meaning a "non-exclusive" arrangement is also regulated in the "Format and Creation Method of Standard Forms JIS Z 8301" of the Japanese Industrial Standards (JIS).

[0020] The following will describe in detail an example of an embodiment of the present invention with reference to the drawings.

[0021] <System S> FIG. 1 is a block diagram showing an example of the hardware configuration and software configuration of the system S of the present embodiment. The system S of the present embodiment is a management system for a demolition preparation savings fund related to an apartment house with land. When an apartment house with land (condominium, etc.) owned by a plurality of co-owners becomes old or the like and is not reused as a residence or it is unclear whether it will be reused as a residence, the system S manages the demolition preparation savings fund to assist in appropriately demolishing the house.

[0022] The system S includes a management device 1 for a demolition preparation savings fund related to an apartment house with land. The management device 1 is configured to communicate with the terminal T via the network N. The system S may further include a terminal T used by an administrator or the like of the management device 1.

[0023] 〔Management Device 1〕 The management device 1 includes a control unit 11, a storage unit 13, and a communication unit 14. The type of the management device 1 is not particularly limited, and for example, a server device, a cloud server, or the like may be used.

[0024] [Control Unit 11] The control unit 11 includes a Central Processing Unit (CPU), a Random Access Memory (RAM), a Read Only Memory (ROM), and the like.

[0025] The control unit 11 cooperates with at least one of the storage unit 13 and the communication unit 14 as necessary. Then, the control unit 11 realizes software component parts of the program of the present embodiment executed by the management device 1, such as a demolition information management unit 111, a demolition cost estimation unit 112, a moving-out cost estimation unit 113, a savings fund calculation unit 114, a savings fund management unit 115, a demolition insurance calculation unit 116, a demolition insurance management unit 117, and the like.

[0026] [Storage section 13] The storage unit 13 is a device on which data and / or files are stored, and has a storage unit that stores data non-temporarily using a hard disk, semiconductor memory, recording medium, and memory card, etc. The storage unit 13 stores programs executed by a microcomputer, a demolition information database 131, a reserve fund database 132, etc.

[0027] (Demolition Information Database 131) The demolition information database 131 is a database that stores demolition information related to the demolition of apartment buildings with land. The demolition information database 131 is managed by the demolition information management unit 111. To facilitate database operations, it is preferable that the demolition information is stored in association with information that identifies the demolition information, such as a demolition ID.

[0028] Demolition information includes data showing estimated demolition costs for future demolition of land-attached apartment buildings owned by multiple unit owners, data showing the exclusive area of ​​each unit owned by each unit owner, and data showing the estimated profit from the sale of the land. To support the demolition of land-attached apartment buildings, including the demolition of exterior structures, it is preferable that the demolition information further includes data showing estimated demolition costs for exterior structures related to the land-attached apartment buildings. Exterior structures here include, for example, retaining walls and the like that are constructed separately from the building. To enable the estimation of demolition costs based on the structure of the land-attached apartment buildings, it is preferable that the demolition information further includes data showing the structure of the land-attached apartment buildings. To be used in calculating demolition insurance premiums, it is preferable that the demolition information further includes data showing the expected demolition timing.

[0029] In order to facilitate the practical management of apartment buildings with land, it is preferable that the demolition information includes, in addition to the data mentioned above, data indicating the name, location, number of units, number of floors, or other information necessary for such practical work as exemplified by the management company, etc.

[0030] Figure 2 shows an example of a demolition information database 131. This example database stores the first demolition information identified by the demolition ID "D0001" and the second demolition information identified by "D0002," etc.

[0031] The first demolition information includes data such as the name "△△ Mansion", location "△△ 2-chome △-△, △△ Ward, Saitama City", number of units "60", number of floors "10", structure "light steel frame", expected demolition date "20△△", estimated demolition cost "△ billion yen", the exclusive area of ​​each unit, and the estimated profit from the sale of the land "△△△△ million yen". In the first demolition information, the exclusive area of ​​each unit includes the exclusive area of ​​"Unit 101" "△△ square meters", the exclusive area of ​​"Unit 102" "△△ square meters", etc.

[0032] The second demolition information includes data such as the name "△△ Tower", location "△△ 3-chome △-△, △△ Ward, Saitama City", number of units "300", number of floors "15", structure "reinforced concrete", expected demolition date "20△△", estimated demolition cost "△ billion yen", exclusive area of ​​each unit, estimated profit from land sale "△ billion yen", and estimated exterior demolition cost "△△△△ million yen". In the second demolition information, the exclusive area of ​​each unit includes the exclusive area of ​​"Unit 201" "△△ square meters", the exclusive area of ​​"Unit 202" "△△ square meters", etc.

[0033] By storing this information in the demolition information database 131, the management device 1 can estimate the amount of demolition costs that each unit owner will bear, based on the demolition costs, the area occupied, and the estimated profit from the sale of the land. Furthermore, by storing the estimated cost of exterior demolition, as in the second demolition information, the management device 1 can estimate the burden amount that takes into account the estimated cost of exterior demolition in addition to the above-mentioned specifications.

[0034] By storing demolition information, including the structure, in the demolition information database 131, the management device 1 can estimate the demolition costs based on the structure. By storing demolition information, including the expected demolition period, in the demolition information database 131, the management device 1 can calculate the demolition insurance premium based on that period.

[0035] (Reserve Fund Database 132) The reserve fund database 132 is a database that stores reserve fund information relating to demolition preparation reserve funds for unit owners. Demolition preparation reserve funds are funds that each unit owner of a land-attached apartment building sets aside before demolition in preparation for the demolition of the said apartment building. The reserve fund database 132 is managed by the reserve fund management unit 115. To facilitate database operation, it is preferable that the reserve fund information is stored in association with information that identifies the reserve fund information, such as a reserve fund ID.

[0036] To manage the payment status of the demolition reserve fund for each unit owner, the reserve fund information includes data such as the unit owner's name, the relevant dwelling unit, the relocation compensation for that unit owner, the total amount of the demolition reserve fund, the amount of the demolition reserve fund paid, and the remaining balance of the demolition reserve fund.

[0037] To manage the status of demolition insurance, it is preferable that the reserve fund database 132 further includes data related to demolition insurance premiums (demolition insurance information) in addition to the demolition reserve fund for unit owners. Demolition insurance is insurance that covers part or all of the shortfall in demolition costs that cannot be covered by the accumulated demolition reserve fund when the demolition date is brought forward due to unforeseen circumstances such as natural disasters and accidents. The data related to demolition insurance premiums includes, for example, data showing the amount of premiums paid periodically to the insurance company, the payment status of the premiums, the name of the insurance company, and the name of the person in charge. This allows the management device 1 to manage not only the demolition reserve fund but also the demolition insurance. Therefore, the management device 1 can support the procurement of demolition costs even in unforeseen circumstances.

[0038] Figure 3 shows an example of a reserve fund database 132. This example database stores information such as the first reserve fund identified by reserve fund ID "F0001", the second reserve fund identified by "F0002", and the first demolition insurance information identified by "F0003".

[0039] The first reserve fund information includes the name of the unit owner "Tanaka △△", the related dwelling unit "△△ Mansion Room 101", the relocation compensation "△△ million yen", the total amount of the demolition preparation reserve fund "△△△ million yen", the amount of the demolition preparation reserve fund paid "△△ million yen", and the remaining balance of the demolition preparation reserve fund "△△△ million yen".

[0040] The second reserve fund information includes the name of the unit owner, "Sato △△", the related unit, "△△ Tower Room 201", the relocation fee, "△△△ million yen", the total amount of the demolition preparation reserve fund, "△△△ million yen", the amount of the demolition preparation reserve fund paid, "△△△ million yen", and the remaining balance of the demolition preparation reserve fund, "△△ million yen".

[0041] The first demolition insurance information includes the insurance company name "△△ Insurance", the contact person's name "Suzuki △△", the name of the apartment building with land "△△ Mansion", the demolition ID for the demolition information related to the said apartment building with land "D0001", and the monthly premium "△△△ million yen".

[0042] By storing this reserve fund information in the reserve fund database 132, the management device 1 can manage the payment status of the demolition reserve fund for each unit owner. Furthermore, by storing the aforementioned demolition insurance information in the reserve fund database 132, the management device 1 can manage the status of the demolition insurance.

[0043] [Communications Section 14] The communication unit 14 is not particularly limited as long as it enables communication by connecting the management device 1 to the network N. Examples of the communication unit 14 include a network card compatible with the Ethernet standard and a communication device compatible with wireless LAN.

[0044] [Network N] The type of network N is not particularly limited as long as it enables communication with the management device 1, etc. Examples of network N include the internet, a mobile phone network, a wireless LAN, etc.

[0045] [Terminal T] Terminal T is used by management companies of apartment buildings with land, etc. Terminal T performs processes such as registering various data related to the demolition information database 131 in the management device 1 based on user input, instructing the management device 1 to update data related to the payment status of demolition reserve funds based on user input, displaying data related to the collection of demolition reserve funds based on data obtained from the management device 1, instructing the management device 1 to update data related to the status of demolition insurance based on user input, and displaying data related to the payment of demolition insurance premiums based on data obtained from the management device 1. The types of terminal T include, for example, mobile terminals such as smartphones, tablet terminals, and laptop computers, and stationary terminals such as desktop computers.

[0046] [Main flowchart of management process] Figure 4 is a main flowchart showing an example of a preferred flow of the management process in this embodiment. Figure 5 is a flowchart continuing from the previous figure. Figure 6 is a flowchart continuing from the previous figure. Figure 7 is a flowchart continuing from the previous figure. The following is a description of an example of a preferred flow of the management process in this embodiment using Figures 4 to 7.

[0047] The management process includes a series of processes related to the management of demolition information. Steps S1 to S8 are an example of such processes.

[0048] [Step S1: Determine whether to update the demolition information] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the dismantling information management unit 111. The control unit 11 then performs a process to determine whether to update the dismantling information based on the dismantling information management unit 111 (dismantling information update determination step). If the control unit 11 determines that it should update the information, it moves the process to step S2; otherwise, it moves the process to step S9.

[0049] In the demolition information update determination step, the control unit 11 determines, for example, that the demolition information should be updated when a command for updating the demolition information is issued from terminal T.

[0050] Users of the management device 1 may find it difficult to calculate demolition costs based on the structure of the apartment building with land. To support such users, it is preferable that the management process includes a series of processes related to estimating demolition costs. Steps S1 to S4 are an example of such processes.

[0051] [Step S2: Determine whether to estimate demolition costs] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the demolition cost estimation unit 112. The control unit 11 then performs a process to determine whether to estimate the demolition cost using the demolition cost estimation unit 112 (demolition cost estimation determination step). If the control unit 11 determines that an estimate should be made, it moves the process to step S3; otherwise, it moves the process to step S5.

[0052] In the demolition cost estimation determination step, the control unit 11 determines, for example, to estimate the demolition cost when a command related to estimating the demolition cost is issued from terminal T.

[0053] [Step S3: Obtain information related to the estimate] The control unit 11 executes a process to acquire information related to the demolition cost estimate by the demolition cost estimation unit 112 (demolition cost estimate information acquisition step). The control unit 11 then moves the process to step S4.

[0054] The information related to the demolition cost estimate obtained by the demolition cost estimation unit 112 in the demolition cost estimate information acquisition step includes, for example, information such as the structure of the apartment building with land and the total area of ​​the apartment building with land.

[0055] [Step S4: Estimate demolition costs] The control unit 11 executes a process to obtain information for estimating demolition costs based on the information obtained in the demolition cost estimation information acquisition step, using the demolition cost estimation unit 112 (demolition cost estimation step). The control unit 11 then moves the process to step S5.

[0056] In the demolition cost estimation step, the demolition cost estimation unit 112 estimates the demolition cost based on, for example, the structure of the apartment building with land. Specifically, the demolition cost estimation unit 112 obtains, for example, the market rate per unit area for demolition costs corresponding to the structure of the apartment building with land from the storage unit 13, and estimates the demolition cost by multiplying the market rate by the total area of ​​the apartment building with land.

[0057] In addition, the demolition cost estimation unit 112 may estimate the demolition cost by, for example, inputting specifications related to the housing, including the structure of the apartment building with land, into a machine learning model and outputting the estimated demolition cost. In this case, it is preferable that the machine learning model is a model that has been pre-trained using training data that includes specifications related to the housing, including the structure of the apartment building with land, as explanatory variables and the estimated demolition cost as the dependent variable, in order to make an estimate based on knowledge obtained from similar demolition projects.

[0058] In order to include relocation expenses in the total cost of demolition, the management device 1 performs a series of processes to estimate the relocation expenses for each unit owner. Steps S5 to S7 are an example of such processes.

[0059] [Step S5: Determine whether to estimate compensation for relocation] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the relocation compensation estimation unit 113. The control unit 11 then performs a process to determine whether to estimate relocation compensation using the relocation compensation estimation unit 113 (relocation compensation estimation determination step). If the control unit 11 determines that an estimate should be made, it moves the process to step S6; otherwise, it moves the process to step S8.

[0060] In the step of determining the estimate of relocation compensation, the control unit 11 determines, for example, to estimate relocation compensation when a command for estimating relocation compensation is issued from terminal T.

[0061] [Step S6: Obtain information related to the estimate] The control unit 11 executes a process to acquire information related to the estimate of relocation costs using the relocation cost estimation unit 113 (relocation cost estimation information acquisition step). The control unit 11 then moves the process to step S7.

[0062] In the step of acquiring demolition cost estimate information, the demolition cost estimation unit 112 acquires information related to the demolition cost estimate, which includes, for example, information related to the relocation expenses of the unit owners. In addition to acquiring such information from the storage unit 13, the demolition cost estimation unit 112 may also acquire, for example, data related to relocation expenses that is publicly available on the internet.

[0063] [Step S7: Estimate the relocation compensation] The control unit 11 executes a process to obtain information for estimating the relocation compensation based on the information obtained in the relocation compensation estimation information acquisition step, using the relocation compensation estimation unit 113 (relocation compensation estimation step). The control unit 11 then moves the process to step S8.

[0064] In the relocation compensation estimation step, the relocation compensation estimation unit 113 estimates the relocation compensation based, for example, on the moving expenses related to the unit owner. Specifically, the relocation compensation estimation unit 113 estimates the relocation compensation based, for example, on moving expenses. In this case, the relocation compensation estimation unit 113 may estimate moving expenses based on data on moving expenses that is publicly available on the internet.

[0065] [Step S8: Update demolition information] The control unit 11 performs a process to update the demolition information based on the demolition costs estimated in the demolition cost estimation step or the relocation compensation estimated based on the relocation compensation estimation step, as performed by the demolition information management unit 111 (demolition information update step). The control unit 11 then moves the process to step S9.

[0066] The management device 1 performs a series of processes to calculate the demolition reserve fund based on the demolition information updated by the procedure described above. Steps S9 to S10 are an example of such processes.

[0067] [Step S9: Determine whether to calculate the decomposition reserve fund] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the reserve fund calculation unit 114. The control unit 11 then performs a process to determine whether to calculate the decommissioning reserve fund using the reserve fund calculation unit 114 (reserve fund calculation determination step). If the control unit 11 determines that it should calculate the reserve fund, it moves the process to step S10; otherwise, it moves the process to step S11.

[0068] In the reserve fund calculation determination step, the control unit 11 determines, for example, to estimate the demolition reserve fund when a command for estimating the demolition reserve fund is issued from terminal T.

[0069] [Step S10: Calculate the demolition reserve fund] The control unit 11 executes the process of calculating the reserve fund for decommissioning using the reserve fund calculation unit 114 (reserve fund calculation step). The control unit 11 then moves the process to step S11.

[0070] In the reserve fund calculation step, the reserve fund calculation unit 114 calculates the demolition reserve fund for a unit owner by a process that includes multiplying the net demolition cost, obtained by subtracting the estimated profit from the sale of the land from the sum of the estimated demolition cost and the total amount of the relocation compensation mentioned above, by the ratio of the unit owner's exclusive area to the total area. In this way, the management device 1 can calculate the demolition reserve fund for each unit owner in a fair manner according to their exclusive area.

[0071] The reserve fund calculation unit 114 preferably calculates the demolition reserve fund for the unit owner by a process that includes adding the estimated cost of demolishing the exterior structures to the calculation of the net demolition costs mentioned above, when there are exterior structures related to the apartment building with land. This allows the management device 1 to support the demolition of the apartment building with land, including the demolition of the exterior structures.

[0072] [Demolition Reserve Fund Display Step] It is preferable that the management device 1 executes a demolition reserve fund display step, which instructs terminal T to display the demolition reserve fund for each unit owner calculated in the reserve fund calculation step. This allows the management device 1 to show the calculated demolition reserve fund to the manager of the apartment complex with land, the unit owners, etc., and encourage them to make the payment.

[0073] [Step S11: Determine whether to update the decomposition reserve fund] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the reserve fund management unit 115. The control unit 11 then performs a process to determine whether to update the data of the liquidation reserve fund stored in the reserve fund database 132 (reserve fund update determination step). If the control unit 11 determines that an update is necessary, it moves the process to step S12; otherwise, it moves the process to step S13.

[0074] In the reserve fund update determination step, the control unit 11 determines to update the dissolution reserve fund, for example, when it receives a command from terminal T regarding the update of the dissolution reserve fund, or when it receives data from terminal T regarding the payment of the dissolution reserve fund.

[0075] [Step S12: Update the solution reserve fund] The control unit 11 executes a process to update the data of the liquidation reserve fund stored in the reserve fund database 132 by the reserve fund management unit 115 (reserve fund update step). The control unit 11 then moves the process to step S13. In this step, the reserve fund management unit 115, for example, adds the payment amount indicated by the above data to the amount already paid, and subtracts the payment amount from the remaining balance.

[0076] In order to adapt to changes in the environment that increase or decrease demolition costs or land sale profits, it is preferable that the reserve fund management unit 115 recalculates the total reserve fund amount and updates the total reserve fund amount and balance when the net demolition costs change.

[0077] In order to support the procurement of demolition costs even in unforeseen circumstances, it is preferable that the management device 1 performs a series of processes related to the management of demolition insurance. Steps S13 to S16 are an example of such processes.

[0078] [Step S13: Determine whether to calculate the demolition insurance premium] The control unit 11 works in cooperation with the storage unit 13 and the communication unit 14 to execute the demolition insurance calculation unit 116. The control unit 11 then performs a process to determine whether to calculate the demolition insurance premium using the demolition insurance calculation unit 116 (premium calculation determination step). If the control unit 11 determines that it should calculate the premium, it moves the process to step S14; otherwise, it moves the process to step S15.

[0079] In the premium calculation determination step, the control unit 11 determines, for example, to calculate the premium when it receives a command related to premium calculation from terminal T.

[0080] [Step S14: Calculate the demolition insurance premium] The control unit 11, using the demolition insurance calculation unit 116, performs a process to calculate the demolition insurance premium to be used to pay the net demolition costs, based on the expected demolition timing of the apartment building with land and the demolition preparation reserve fund (premium calculation determination step). The control unit 11 then moves the process to step S15.

[0081] The demolition insurance calculation unit 116 calculates the demolition insurance premium by, for example, adding an amount corresponding to the risk of unplanned demolition to the deficit obtained by subtracting the demolition reserve fund already paid from the net demolition costs. The aforementioned risk is estimated, for example, based on the number of years until the expected demolition date.

[0082] [Premium Display Step] It is preferable that the management device 1 executes a premium display step in which it instructs terminal T to display the premium calculated in the premium calculation step. This allows the management device 1 to show the calculated premium to the manager of the apartment complex with land, the insurance company, etc., and support the management of demolition insurance.

[0083] [Step S15: Determine whether to renew the premium] The control unit 11 works in cooperation with the memory unit 13 and the communication unit 14 to execute the demolition insurance management unit 117. The control unit 11 then performs a process to determine whether to renew the demolition insurance premium (premium renewal determination step) as determined by the demolition insurance management unit 117. If the control unit 11 determines that it should renew the premium, it moves the process to step S16; otherwise, it returns the process to step S1 and repeats the process from step S1 to step S16.

[0084] In the premium renewal determination step, the control unit 11 determines, for example, to calculate the premium when it receives a command related to premium renewal from terminal T. This allows the management device 1 to ensure that appropriate premiums are paid even when there are fluctuations in demolition costs or land sale profits. In addition, in the premium renewal determination step, the control unit 11 determines to calculate the premium when it receives, for example, data related to premium payment from terminal T. This allows the management device 1 to reflect the premium payment status.

[0085] [Step S16: Update your contributions] The control unit 11 executes a process to update the demolition insurance premiums by the demolition insurance management unit 117 (premium update step). The control unit 11 returns the process to step S1 and repeats the process from step S1 to step S16. In this step, the demolition insurance management unit 117 updates, for example, the premium payment status.

[0086] [Effects of management processing] By executing the management process described above, the management device 1 of this embodiment calculates the reserve fund for demolition preparation for each unit owner based on the estimated demolition cost managed by the demolition information management unit 111, data indicating the exclusive area of ​​each unit per unit owner, data indicating the estimated profit from the sale of the land, and the relocation allowance estimated by the relocation allowance estimation unit 113 (steps S1 to S10). This makes it possible to collect the demolition preparation reserve fund in advance based on this estimate. The relocation allowance is appropriately estimated, for example, based on the moving expenses per unit owner (steps S5 to S7).

[0087] Due to the declining birthrate and aging population, when demolishing multi-unit housing (condominiums, etc.) with land owned by multiple unit owners, there are cases where fewer residents are able to bear the demolition costs. Furthermore, due to the decrease in residents, it may not be possible to rebuild as a condominium, and in such cases, it may not be possible to raise demolition costs in exchange for granting priority acquisition rights to the rebuilt condominium. In addition, in the case of high-rise condominiums, the land is small relative to the size of the building, so there are concerns that the proceeds from the sale of the land will fall far short of the demolition costs, making it difficult to raise funds for demolition. Similarly, in rural areas where land prices are lower than in urban areas, there are concerns that the proceeds from the sale of the land will fall far short of the demolition costs, making it difficult to raise funds for demolition. In such cases, it is not easy to raise the funds for the demolition of the housing and to demolish it appropriately. Therefore, the management device 1 of this embodiment contributes to the appropriate demolition of the housing by preparing a reserve fund for demolition costs in advance through the above-described process.

[0088] Furthermore, the management process described above may include an embodiment that appropriately supports the demolition of the exterior of the apartment building by adding the estimated cost of exterior demolition to the net demolition cost (step S9). In this way, the present invention can support the appropriate demolition of an apartment building with land, including the demolition of the exterior, by preparing the costs related to the demolition of the apartment building with land, including the demolition of the exterior, in advance.

[0089] By the way, estimating demolition costs is not easy. The management process described above can also appropriately estimate demolition costs based on the structure of the apartment building with land (steps S3 to S4). Thus, the present invention can support the advance preparation of costs related to the demolition of apartment buildings with land, including the estimation of demolition costs.

[0090] Even if a demolition reserve fund is prepared, unforeseen circumstances such as natural disasters may accelerate the demolition process, making it impossible to cover the demolition costs. For example, if demolition is carried out before sufficient reserve funds have been accumulated due to unforeseen circumstances, the collected demolition reserve fund alone may not be sufficient to cover the entire demolition cost. The management process described above can be implemented by calculating and managing the premium for demolition insurance based on the expected demolition date (steps S13 to S16). This insurance can pay part or all of the shortfall in demolition costs if an unforeseen event occurs that necessitates demolition when sufficient demolition reserve funds have not been collected. Therefore, the present invention can support the procurement of funds for demolition when sufficient demolition reserve funds have not been collected.

[0091] Based on the above, the management device 1 that performs the management processing described above can provide technical means to support the appropriate demolition of a multi-unit housing complex (such as a condominium) with land owned by multiple unit owners, even when it is not intended for reuse as a residence or it is unclear whether it will be reused as a residence, due to aging or other reasons.

[0092] <Usage example> The following is an example of how to use the management device 1 of this embodiment.

[0093] [Registration of demolition information] Managers of apartment buildings with land update demolition information managed by the management device 1 via terminal T. Specifically, managers transmit demolition information to the management device 1, including data showing estimated demolition costs for future demolition, data showing the exclusive area of ​​each dwelling unit owned by the unit owner, and data showing estimated profits from the sale of the land. The management device 1 updates the demolition information stored in the demolition information database 131 based on the received data. In addition, managers may further register data related to relocation compensation, data related to the demolition costs of exterior structures, etc.

[0094] [Calculation of reserve funds] Administrators, etc., instruct the management device 1 to calculate the reserve fund via terminal T. The management device 1 calculates the demolition reserve fund for each unit owner based on the registered data. At this time, the management device 1 calculates a demolition reserve fund that is fairly determined according to the exclusive area by a process that includes multiplying the net demolition cost, obtained by subtracting the estimated profit from sale from the total amount of relocation compensation added to the total demolition costs such as the estimated demolition cost, by the ratio of the exclusive area of ​​the unit owner to the total area.

[0095] [Preparing for savings] The administrators, etc., collect the reserve fund from each unit owner by referring to the amount of the reserve fund displayed on terminal T based on instructions from management device 1. Unit owners may also instruct management device 1 to display the amount of the reserve fund for their unit owner on their terminal T. This allows unit owners to understand the amount of the reserve fund they are required to contribute without bothering the administrators, etc.

[0096] [Demolition Insurance] Administrators, etc., instruct the management device 1 via terminal T to calculate the demolition insurance premium. The management device 1 calculates the demolition insurance premium based on the registered data. Administrators, etc., pay an amount equivalent to the premium from the demolition reserve fund to the insurance company. If an unforeseen event requiring demolition occurs, the insurance company will pay part or all of the shortfall in demolition costs through the insurance.

[0097] Within the scope of the concept of this invention, those skilled in the art can conceive of various modifications and alterations. Therefore, such modifications and alterations are understood to fall within the scope of this invention. For example, any addition, deletion, or design change of components, or addition, omission, or modification of processes, made by a person skilled in the art to the above-described embodiments, is also included within the scope of this invention, as long as it retains the essence of this invention. [Explanation of Symbols]

[0098] S System 1 Management device 11 Control Unit 111 Demolition Information Management Department 112 Demolition Cost Estimation Department 113 Relocation Compensation Estimation Department 114 Reserve Fund Calculation Department 115 Reserve Fund Management Department 116 Demolition Insurance Calculation Department 13 Storage section 131 Demolition Information Database 132 Savings Database 14 Communications Department N Network T terminal

Claims

1. A demolition information management unit manages demolition information for a multi-unit housing complex with land owned by multiple unit owners, including data showing estimated demolition costs for future demolition, data showing the exclusive area of ​​each unit owned by the said unit owners, and data showing estimated profits from the sale of the land. For each of the aforementioned unit owners, there is an eviction cost estimation department that estimates the eviction costs related to the demolition, A reserve fund calculation unit calculates the demolition reserve fund for each of the aforementioned unit owners based on the demolition information and the relocation compensation, Equipped with, The reserve fund calculation unit calculates the demolition reserve fund for the unit owner by a process that includes multiplying the net demolition cost, obtained by subtracting the estimated profit from sale from the total amount of relocation compensation added to the estimated demolition cost, by the ratio of the unit owner's exclusive area to the total area of ​​the unit owner's unit. A management system for demolition reserve funds related to apartment buildings with land.

2. The aforementioned demolition information management unit manages demolition information that further includes data showing the estimated cost of demolition of the exterior structures related to the demolition of the exterior structures of the aforementioned apartment complex with land, The reserve fund calculation unit calculates the demolition reserve fund for the unit owner by a process that includes adding the estimated cost of demolishing the exterior structures to the calculation of the net demolition costs when there are exterior structures related to the land-attached apartment building. The control device according to claim 1.

3. The management device according to claim 1, wherein the relocation compensation estimation unit estimates the relocation compensation based on the moving expenses of the unit owner.

4. The management device according to claim 1, further comprising a demolition cost estimation unit that estimates the demolition cost based on the structure of the aforementioned apartment building with land.

5. The management device according to claim 1, further comprising a demolition insurance calculation unit that calculates the premium for demolition insurance used to pay the net demolition costs based on the expected demolition date of the land-attached apartment building and the demolition preparation reserve fund.

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