Accommodation utility optimization system and accommodation utility optimization method

Abstract

In businesses that renovate or construct vacant houses and other residential properties for use as short-term rentals, the aim is to optimize the effectiveness of the accommodations. [Solution] The provision unit 22 generates web page data in response to a request received from the member terminal 10 via the communication unit 21 and provides it to the member terminal 10, and also stores the information received from the member terminal 10 in the storage unit 26. When the total number of membership units purchased by member 1 reaches a predetermined number, the distribution unit 23 executes a process to renovate or construct a new house 4 with the sales of the membership units, and distributes accommodation rights to member 1 for a number of nights corresponding to the number of units stored in the storage unit 26, using the house 4 as a short-term rental accommodation. When the exchange unit 24 receives information from the member terminal 10 via the communication unit 21 that member 1 wishes to exchange the accommodation rights distributed by the distribution unit 23, it exchanges accommodation rights between members 1 who wish to exchange with each other.

Description

Technical Field

[0001] The present invention relates to a Web system by computer in the technical field of computer software, and particularly to a lodging utility optimization system and a lodging utility optimization method for optimizing the utility of accommodation destinations in businesses that reform houses such as vacant houses for use as private accommodations, and in detached rental houses, rental condominiums, and apartments where landlords are troubled by vacant rooms.

Background Art

[0002] In recent years, with the decline in population, the number of vacant houses and vacant rental properties has been continuously increasing, and further increases are expected in the future. Amidst this, strengthening measures against vacant houses and vacant rooms has become an urgent task. According to the "Housing and Land Statistics Survey for 2018" by the Statistics Bureau of the Ministry of Internal Affairs and Communications, there are approximately 8.49 million vacant houses nationwide, and the vacancy rate including rental vacancies has reached a record high of 13.6%. According to calculations by the Nomura Research Institute, it is predicted that by 2038, one in every three houses in the country will be vacant. Moreover, with accommodation prices soaring due to global inflation, there is a demand for means to stay at a low cost. Against this background, Non-Patent Document 1 describes that by issuing villa membership rights and accommodation rights that can be purchased in small amounts for the regeneration of private accommodation properties as NFTs (Non-Fungible Tokens) or electronic rights, a second-home ownership experience can be provided to users on a daily basis, creating opportunities for regional contribution. Also, based on the platform system that realizes these, it is possible to provide a mediation service for members of this platform system to exchange the right to regularly lend and exchange their own houses or rental accommodation destinations, and it is described that an inexpensive accommodation experience corresponding to the inflation of accommodation prices can be provided.

Prior Art Documents

Non-Patent Documents

[0003]

Non-Patent Document 1

[0004] However, in the vacant house renovation business described in Non-Patent Document 1, the renovated properties were intended to be used as vacation homes, and therefore, accommodation was limited to only vacant houses that members had partially invested in for renovation. Members were assigned the same accommodation every year, and even if they became dissatisfied with their accommodation, the platform did not have a means to resolve that dissatisfaction.

[0005] The present invention aims to provide a lodging utility optimization system and lodging utility optimization method for optimizing the effectiveness of lodging in businesses that renovate or construct vacant houses or other residences for use as short-term rentals. [Means for solving the problem]

[0006] One aspect of the present invention is a lodging utility optimization system that optimizes the overall utility from lodging reservations to actual stays in a business that renovates or constructs houses for use as short-term rentals, comprising: a communication unit that communicates via a network with a member terminal operated by a member; a storage unit that stores information of members who are purchasers of membership rights that can be purchased in units of one, or who wish to exchange the right to periodically rent out the said houses; identification information of the said membership rights; information on the number of said membership rights; and house information registered by the said member, in association with each other; and generates web page data in response to requests received from the member terminal via the communication unit and provides it to the member terminal. The system also includes a provisioning unit that performs the process of storing information received from the member terminal in the storage unit, a distribution unit that, when the total number of membership units purchased by the member reaches a predetermined number, performs the process of using the sales of the membership units to renovate or construct the house, and distributes accommodation rights to the member for a number of nights corresponding to the number of units stored in the storage unit, using the house as a short-term rental accommodation, and an exchange unit that, when the system receives information from the member terminal via the communication unit that the member wishes to exchange the accommodation rights distributed by the distribution unit, performs the process of exchanging the accommodation rights between members who wish to exchange them.

[0007] Another aspect of the present invention is a method for optimizing the overall efficiency from accommodation booking to actual stay in a business that renovates or constructs a house for use as a short-term rental, comprising: a communication step in which a computer communicates with a member terminal operated by a member via a network; a storage step in which the computer stores in association information of a member who is a purchaser of a membership right that can be purchased in units of one, or a person who wishes to exchange the right to periodically rent out the house to each other; identification information of the membership right; information on the number of units of the membership right; and house information registered by the member; and generating web page data in response to a request received from the member terminal in the communication step and storing it in a storage unit. The system performs the following steps: a provision step, which involves providing information to the member terminal and storing the information received from the member terminal in the storage unit; a distribution step, which, when the total number of membership units purchased by the member reaches a predetermined number, involves using the sales of the membership units to renovate or construct the house, and distributing accommodation rights to the member for a number of nights corresponding to the number of units stored in the storage unit, using the house as a short-term rental accommodation; and an exchange step, which, when the system receives information from the member terminal in the communication step indicating that the member wishes to exchange the accommodation rights distributed in the distribution step, involves exchanging the accommodation rights between members who wish to exchange them. [Effects of the Invention]

[0008] According to the present invention, it is possible to provide a lodging utility optimization system and lodging utility optimization method that optimize the effectiveness of lodging in a business that renovates or constructs vacant houses or other residences for use as short-term rentals. [Brief explanation of the drawing]

[0009] [Figure 1] This is a schematic diagram showing the overall structure of the accommodation efficiency optimization system in an embodiment of the present invention. [Figure 2] This is a diagram illustrating the configuration of a lodging efficiency optimization system in an embodiment of the present invention. [Figure 3]Figure 2 is an explanatory diagram illustrating an example of the data structure stored in the memory unit shown. [Figure 4] Figure 2 is a sequence diagram showing the basic operation of the accommodation utility optimization system. [Figure 5] This is an explanatory diagram of the exchange method using open status in an embodiment of the present invention. [Figure 6] This is an explanatory diagram of a non-open status exchange method in an embodiment of the present invention. [Figure 7] This is an explanatory diagram of the replacement method when the task is left to a business operator in an embodiment of the present invention. [Figure 8] This is an explanatory diagram illustrating the case of reselling accommodation rights in an embodiment of the present invention. [Figure 9] This is an explanatory diagram illustrating the case of exchanging the monthly rental slots in an embodiment of the present invention. [Figure 10] This is an explanatory diagram illustrating the method of use by the homeowner during the month of use in an embodiment of the present invention. [Figure 11] This is a schematic diagram showing an example of a screen displayed on a member terminal in an embodiment of the present invention. [Figure 12] This is a schematic diagram showing an example of a screen displayed on a member terminal in an embodiment of the present invention. [Figure 13] This is an explanatory diagram illustrating the case of exchanging the accommodation rights distribution year in an embodiment of the present invention. [Figure 14] This is an explanatory diagram of the offer function in an embodiment of the present invention. [Figure 15] This is an explanatory diagram illustrating the additional functions of the distribution unit in an embodiment of the present invention. [Figure 16] This is an explanatory diagram of a point-based system in an embodiment of the present invention. [Figure 17] This is an explanatory diagram illustrating the additional functions of the replacement unit in an embodiment of the present invention. [Figure 18] This figure shows the rights exchange flow for different fiscal years in Figure 17. [Figure 19] Figure 2 is a hardware configuration diagram of the server device shown.

Best Mode for Carrying Out the Invention

[0010] Hereinafter, embodiments of the present invention will be described with reference to the drawings. However, the embodiments described below are merely examples. That is, the embodiments described below can be variously modified and implemented without departing from the gist thereof. In the drawings, parts denoted by the same reference numerals represent the same or similar parts unless otherwise specified.

[0011] 《Overall Image》 FIG. 1 is a schematic diagram showing an overall image of a lodging utility optimization system in an embodiment of the present invention. As shown in FIG. 1, this lodging utility optimization system is a system for optimizing the utility (satisfaction) from the time of lodging reservation to the time of lodging in a business that reforms a housing 4 such as a vacant house and uses it for private lodging. “Private lodging” generally refers to providing lodging services to travelers and the like by utilizing all or part of the housing 4, and may also be called “housing lodging”. The housing 4 refers to a detached house, an apartment, or other multi-unit housing, etc., but hereinafter, it will be described assuming “vacant house, vacant room for rent”.

[0012] In other words, as shown in Figure 1, the operator of this system (hereinafter referred to as Operator 2) solicits registration of vacant houses and other residences 4 for short-term rentals, while also selling membership rights that can be purchased in units of one. Members 1 purchase these membership rights, and the proceeds are used to renovate the houses 4. Homeowners 3 who wish to register their vacant houses, second homes, or other owned properties 4 to the membership-based short-term rental business handled by Operator 2 (hereinafter, short-term rentals handled by Operator 2 are referred to as "handled short-term rentals" or simply "short-term rentals") retain ownership of their houses (properties) 4. In exchange for renovating the houses 4 free of charge or at part the homeowner 3's expense, Operator 2 receives months of use (usage rights) for the houses 4 from homeowners 3, converts the renovated houses 4 into short-term rentals, and distributes accommodation rights to members 1. Homeowners 3 also receive months of use (usage rights) for the houses 4, and can use those months of use (usage rights) for regular rental exchanges, using the short-term rental non-operation period based on the 180-day rule of the new short-term rental law, regardless of whether the short-term rental is handled by another homeowner 3. Furthermore, members can use their accommodation booking rights for a periodic exchange of rentals. In addition, they can also use their own privately owned residential homes, villas, second homes (not private lodging properties), and rental properties that their landlords have approved for subletting, for a periodic exchange of rentals. The method (algorithm) for distributing accommodation rights will be explained in detail later, but each year, members are given accommodation rights for a number of days corresponding to the number of memberships, with a designated accommodation. Regardless of which housing 4 the sales of the membership rights were used for renovation costs, some of the housing 4 are divided among the groups, and all properties (housing 4) within each group are treated equally (flatly), with accommodation rights being distributed to members for a portion of the housing 4. After distribution in this manner, if a prospective member purchaser or a member 1 who registers for the purpose of exchanging their own home or rental property on a regular basis has scheduling conflicts or changes in their initial plans, they can exchange their accommodation rights with those of other members 1 nationwide, or with those of members 1 who are exchanging their rental property on a regular basis, through this system (platform). It is preferable that the accommodation rights be in the form of electronic accommodation rights. Accommodation rights may also be converted into NFTs or digital accommodation rights and made available for sale to members 1 or external parties through this system.This can minimize the dissatisfaction with the accommodation reservations distributed by Business Operator 2, and optimize the utility from accommodation reservation to actual accommodation.

[0013] As described above, a hotel right distribution system has been described in the case of equally treating all of a part of the houses 4, that is, the houses 4 within each group divided according to location. In this case, when designating the group wishing for distribution, it is necessary to pay the points automatically given to Member 1 of this system. Also, for users who do not wish for distribution, a point system is provided that allows them to make a priority reservation by paying the points required for each property using the points given to Member 1 on this platform according to the convenience and demand of the location of all properties. This enables the exchange of the priority reservation rights for each property according to the number of points consumed, increases the lottery probability of the reservation rights, and allows participation in multiple rounds where priority reservations can be made.

[0014] Note that according to the 180-day rule for private accommodation regulations, the maximum number of business days in a year for conducting a private accommodation business is limited to 180 days. For the remaining 185 days, House 4 may be operated as a rental property such as a monthly condominium, or may be privately used by the homeowner 3, or members 1 may exchange their own houses or rental houses on a regular basis using the period available for private use. Recruitment for monthly rentals is conducted globally on this system. By adopting such a combination of reformed vacant house private accommodation × monthly condominium, while complying with domestic private accommodation regulations, it is possible to provide membership rights at a low cost unlike the construction of high-class hotels. At the same time, a part of the monthly rental period of about six months a year can be distributed to the homeowner 3 to earn rent, or the homeowner 3 can conduct a free trip through their own regular house exchange. The usage months distributed to the homeowner 3 may also be NFTized or electronically righted on the data so that they can be sold on this system. This can optimize the utility of the homeowner 3 and enables adjustment of the right distribution so that all of Member 1, Business Operator 2, and homeowner 3 are satisfied.

[0015] 《Regarding Regular House Exchange》 As mentioned above, there is a legal rule that private lodging can only be operated for 180 days a year. Based on the draft response received from the Minister of Land, Infrastructure, Transport and Tourism, the applicant has obtained approval from the Japan Tourism Agency, the first in the country, that even if the homeowner of a private lodging property uses a regular rental exchange brokerage service during the remaining 185 days of non-operational period, this will not be counted towards the 180-day legally permitted period for private lodging operation. This will provide a new and effective means of utilizing the 185 days of non-operational period for private lodging other than rental or private use by the homeowner, and is expected to encourage more people to enter the private lodging business.

[0016] Regular lease exchange refers to an intermediary service that exchanges the right to lease one's own home or rental property on a regular basis. "Exchange of lease rights" means not only leasing rights between two parties, but also exchanging those rights with a third party. In this embodiment, "regular lease exchange" refers to an intermediary service that includes "regular lease exchanges targeting accommodation rights held by membership purchasers," "regular lease exchanges using the non-operating period of the handled short-term rental properties," and "regular lease exchanges targeting general owned residences, villas, second homes, and rental properties owned by members that are not handled short-term rental properties, and rental properties where the landlord of the member's residence allows mutual subletting."

[0017] In Figure 1, members who wish to purchase membership rights as well as engage in regular lease exchanges, or members who wish to engage in regular lease exchanges only, are marked with the symbol "1A". The "exchange of rights" depicted on both the left and right ends of Figure 1 include regular lease exchanges. Hereafter, the member symbols "1" and "1A" will be unified to "1" without any particular distinction.

[0018] The accommodation efficiency optimization system in the embodiment of the present invention is a system that also allows for regular rental exchanges. This allows homeowner 3 to use the non-operation period based on the 180-day rule of the short-term rental regulations to regularly exchange rentals with other homeowners 3 or members 1 who have accommodation rights.

[0019] As will be explained in more detail later, the regular rental exchange is implemented using the "Like" system (see Figures 5-7). In other words, the service users of the mutual "Like" accommodation rights exchange system are extended to include the exchange participants in the regular rental exchange. The parties that act as exchange participants in the regular rental exchange function using the "Like" system are summarized as follows: [A][B][C].

[0020] [A] Members who purchase a membership with accommodation rights

[0021] [B] Individuals who own a home (second home, vacation home, vacant house, primary residence, etc.) and wish to engage in only regular rental exchanges, or tenants who are permitted to sublet and who are registered members of this system, or who are members of this system and also hold membership rights.

[0022] [C] Homeowners who wish to register their properties as vacation rentals handled by us

[0023] System Configuration Example Figure 2 is a diagram illustrating the configuration of the accommodation efficiency optimization system in an embodiment of the present invention. Figure 2(A) is an overall network configuration diagram, and Figure 2(B) is a functional block diagram of the server device 20.

[0024] As shown in Figure 2(A), the member terminal 10, the server device 20, and the landlord terminal 30 are connected via a network such as the Internet network N. The member terminal 10 is a personal computer or smartphone operated by member 1 of this system and is equipped with a web browser. The landlord terminal 30 is a personal computer or smartphone operated by landlord 3 and is equipped with a web browser. The server device 20 is a computer that implements the functions of this system and is managed by business operator 2 and its affiliated companies. Here, it is assumed that the server device 20 provides a website that supports the short-term rental business, and that member 1 and landlord 3 access this website. Of course, external parties other than member 1 and landlord 3 can also access some websites (for example, rental tenant recruitment sites).

[0025] As shown in Figure 2(B), the server device 20 is a computer that provides a website to support the short-term rental business, and functionally comprises a communication unit 21, a provision unit 22, a distribution unit 23, a switching unit 24, a recruitment unit 25, and a storage unit 26. Although not shown, it may also include a transaction execution unit for executing online transactions with financial institution systems, etc., that are connected via a network. Of course, functional units such as the distribution unit 23 and the switching unit 24 may also perform the functions of the transaction execution unit. In addition, it also includes various devices that are generally found in a computer, such as a display device such as a display, input devices such as a keyboard and mouse, and a reading device for reading recording media, but these are omitted from the illustration here.

[0026] The communication unit 21 is a functional unit that sends and receives information with external devices such as member terminals 10 and landlord terminals 30. Each functional unit of the server device 20 can send and receive information with external devices via the communication unit 21.

[0027] The provisioning unit 22 is a functional unit (such as a web server) that performs processing to provide information to external devices via the communication unit 21. For example, it generates web page data in response to an HTTP (Hypertext Transfer Protocol) request received from the member terminal 10 via the communication unit 21 and provides it to the member terminal 10. It also stores the information received from the member terminal 10 in the storage unit 26.

[0028] The distribution unit 23 is a functional unit that executes a process to distribute rights in a way that benefits all three parties: member 1, business operator 2, and landlord 3. As will be explained in more detail later, for example, when the total number of membership units purchased by member 1 reaches a predetermined number, the unit executes a process to renovate house 4 with the proceeds from the sale of membership units. In addition, it distributes accommodation rights for the number of nights corresponding to the number of units stored in the memory unit 26 to member 1, using house 4 as a short-term rental accommodation. This distribution process is achieved by the distribution unit 23 referring to the memory unit 26 and writing various information (such as information regarding accommodation rights) linked to the relevant member 1 to the memory unit 26, but for the sake of simplicity, it will be simply referred to as "distributing" below. Note that in the following explanation, there will be places where the expression "sharing" is used, but "sharing" can be read as "distributing".

[0029] The exchange unit 24 is a functional unit that, when a member 1 or landlord 3 wishes to exchange rights, mediates between those who wish to exchange rights (including regular rental exchanges) and executes the process of exchanging rights. As will be explained in detail later, for example, if the exchange unit 24 receives information from the member terminal 10 via the communication unit 21 that member 1 wishes to exchange accommodation rights distributed by the distribution unit 23, it executes the process of exchanging accommodation rights between members 1 who wish to exchange rights. Such an exchange process is realized by the exchange unit 24 referring to the storage unit 26 and rewriting various information (such as information related to accommodation rights) associated with the relevant member 1, but in the following explanation, for simplicity's sake, it will simply be expressed as "exchange".

[0030] The recruitment unit 25 is a functional unit that lists the residence 4 as a rental property such as a monthly apartment on a website and executes the process of recruiting tenants. This recruitment process is realized when the recruitment unit 25 works in cooperation with the provision unit 22 to post the property information on the website, but for the sake of simplicity, it will be simply referred to as "recruiting" below.

[0031] The memory unit 26 is a functional unit that stores various types of data, such as the member database 26A, the landlord database 26B, and the property database 26C. It also stores various types of data necessary for generating web page data, such as HTML (HyperText Markup Language) data, image data, and programs. The data stored in the memory unit 26 is referenced by the various functional units of the server device 20 as needed.

[0032] Each functional unit of the server device 20 can be realized in a computer by having the CPU (Central Processing Unit) execute a program loaded into memory. Of course, these functional units may be distributed across multiple physically different computers.

[0033] 《Example Data Structure》 Figure 3 is an explanatory diagram of an example of the data configuration stored in the memory unit 26 shown in Figure 2. This data configuration example is merely illustrative and can be modified in various ways. Here, it is assumed that the following are stored: member database 26A, landlord database 26B, property database 26C, exchange request database 26D, like database 26E, and resale buyer database 26F.

[0034] For example, as shown in Figure 3(A), the member database 26A is a database for storing member information, and stores information such as "Member ID," "Name," "Address," "Email Address," "Data indicating whether the member wishes to exchange their own home or rental property with other members instead of purchasing a membership," "Number of Points Held," "Purchased Membership ID," "Number of Units Purchased," "Purchase Date and Time," "Accommodation Rights," and "Desired Conditions" in an associated manner. The Member ID is the identification information of Member 1. The "Purchased Membership ID" is the identification information of the membership purchased by Member 1. The "Number of Units Purchased" is information indicating the number of membership units purchased by Member 1. The "Purchase Date and Time" is information indicating the date and time Member 1 purchased the membership. The "Desired Conditions" is information indicating the desired conditions that have been entered in advance by Member 1. For example, desired conditions may include "Annual schedule and dates when reservations are easily made," "Desired date and the reason why it must be that date," "Main number of users and purpose," "Whether or not to use with friends," "Dates when accommodation is absolutely impossible," and "5-point rating data for dates when accommodation is possible and dates when accommodation is impossible." "Accommodation rights" refer to information indicating accommodation rights (such as accommodation destination and dates) allocated to Member 1. While there may be various implementations, such as the accommodation rights being NFTs, appropriate information will be stored according to the implementation. Additionally, Member Database 26A may also store Member 1's "age," "occupation," "personal information," and "card number."

[0035] Furthermore, as shown in Figure 3(B), the landlord database 26B is a database for storing landlord information registered with the short-term rental service, and stores information such as "landlord ID," "name," "address," "email address," "registered property ID," "month of use," and "contract data" in association with each other. The landlord ID is the identification information of landlord 3. The registered property ID is the identification information of the property registered by landlord 3 for short-term rental. The month of use is information indicating the usage rights allocated to landlord 3 (the months in which the right to use the house 4 is available). The month of use may indicate the month itself, such as "January 2024 to March 2024," or it may indicate the number of months, such as "3 months." Here, the month of use is used as an example, but the unit of the usage period may be "weeks" or "days" instead of "months." In the following explanation, unless otherwise specified, the unit of the usage period will be "months," but it is possible to change it to "weeks" or "days." When the unit of the usage period is "week," "month of use" shall be read as "week of use," and when the unit of the usage period is "day," "month of use" shall be read as "day of use." There are various possible implementations, such as when the usage rights are converted into NFTs, and appropriate information corresponding to the implementation will be stored. "Contract data" is information that shows the contents of the contract concluded between the business operator 2 and the landlord 3. In addition, the landlord database 26B may store the landlord 3's "age," "occupation," "personal information," "card number," etc.

[0036] Furthermore, as shown in Figure 3(C), the property database 26C is a database for storing property information related to vacant houses or rooms owned by landlords 3 or landlords who wish to register their properties as short-term rentals, or to the homes or rental properties owned or rented by registered members themselves. It stores information such as "Property ID," "Name," "Address," "Exterior Image Data," "Floor Plan Data," "Equipment Specifications," and "Maximum Number of Guests." "Property ID" is the identification information of the property (house). "Exterior Image Data" is image data such as a photograph showing the exterior of the property. "Floor Plan Data" is drawing data showing the layout of the property. "Equipment Specifications" is information showing the equipment specifications of the property. "Maximum Number of Guests" is information showing the maximum number of people who can stay in the property. In addition, the property database 26C may also store the property's "Amenities," "Accommodation Schedule Data," "Landlord's Residence Address," "Landlord's Age," and "Landlord's Personal Information."

[0037] Furthermore, as shown in Figure 3(D), the exchange request database 26D is a database for storing exchange request information linked to the member ID when member 1 logs into this system, and stores information such as "desired prefecture for exchange," "desired dates for exchange," "property ID," and "property priority" in association with each other. "Desired prefecture for exchange" is information indicating the prefecture of the accommodation that the member wishes to exchange. "Desired dates for exchange" is information indicating the dates of the accommodation that the member wishes to exchange. "Property ID" is information indicating the property (accommodation) that the member wishes to exchange. "Property priority" is information indicating the priority of that property (e.g., first place to go, second place to go, etc.).

[0038] Although not shown in the diagram, the exchange request database 26D is used similarly when landlord 3 exchanges the usage month. In other words, when landlord 3 logs into this system, the exchange request information may be stored linked to their landlord ID. In that case, information such as "desired exchange month and day," "property ID," and "property priority" will be stored. "Desired exchange month and day" is information indicating the usage month and day that the landlord wishes to exchange. Other information is the same as above.

[0039] Furthermore, as shown in Figure 3(E), the Likes Database 26E is a database for storing information related to "likes" linked to the member ID of member 1 when member 1 logs into this system. It stores information such as "Property ID," "Likes," "Mutual Likes," and "Like Priority" in association with each other. "Likes" are generally a function of communication software to indicate intentions such as "liking," "enjoying," or "supporting," but here they indicate an intention to exchange. "Like Priority" is information indicating the priority that a person who "liked" a property has given it. The configuration of the Likes Database 26E only needs to be able to identify who "liked" what. The Likes Database 26E can be used not only when member 1 exchanges accommodation rights, but also when landlord 3 exchanges usage months.

[0040] Furthermore, as shown in Figure 3(F), the resale buyer database 26F is a database for storing information identifying the buyer when Member 1 resells the accommodation rights of their purchased membership to an external party. It stores information such as "name," "address," "email address," and "purchased accommodation rights ID" in an associated manner. The "purchased accommodation rights ID" is the identification information of the accommodation rights purchased by the external buyer. In addition, the resale buyer database 26F may also store the buyer's "age," "card number," and "occupation." The resale buyer database 26F can be used not only when Member 1 resells accommodation rights, but also when Landlord 3 resells the month of use.

[0041] As described above, the memory unit 26 stores various information necessary to realize this system. For example, it stores various information transmitted and received with external devices (for example, information on desired conditions entered by member 1 using member terminal 10, information on desired conditions entered by landlord 3 using landlord terminal 30, information indicating the desired exchange year and offer amount described later, information indicating the residence of the person who wishes to exchange properties on a regular basis, information indicating the exchange conditions for the regular exchange, etc.). Needless to say, this information is linked to the information of member 1 and landlord 3, etc. In addition, it stores various setting information referenced by each functional unit of the server device 20 (for example, information indicating the period during which the short-term rental business cannot be conducted due to short-term rental regulations, information indicating the criteria for dividing the number of months between operator 2 and landlord 3, information indicating the criteria for distributing the usage months to landlord 3, etc.). This information can be set and changed as appropriate using the input device provided by the server device 20.

[0042] The following describes the information registered by users of the regular rental exchange service using the "Like" system (see Figures 5-7). As already explained, the "Like" system can be used directly in the regular rental exchange system between members 1. In this case, the provision unit 22 of the server device 20 asks prospective members who wish to use the regular rental exchange service for information necessary to provide the service (information requested by the service provider 2), for example, during member registration, and stores the entered information in the storage unit 26. As a result, the property database 26C shown in Figure 3(C) stores information such as the floor plan, size, year of construction, exterior photos, installed furniture, interior, and whether pets are allowed, as information on properties desired for exchange. In addition, the exchange request database 26D shown in Figure 3(D) stores information such as the desired exchange date, the prefecture and city of the desired destination, whether the status is open or not, whether the exchange is desired at the same time, and whether the exchange rights are for different times, as desired exchange conditions. Furthermore, the exchange request database 26D shown in Figure 3(D) may store information such as house rules, including explanations of rules for garbage disposal and cleaning (including explanations in video data). The information stored in the storage unit 26 is referenced by the exchange unit 24, and the exchange unit 24 rewrites various information (such as information on accommodation rights) linked to the exchange entity for the regular rental exchange, thereby realizing (mediating) the regular rental exchange.

[0043] Basic operation examples Figure 4 is a sequence diagram showing the basic operation of the accommodation utility optimization system shown in Figure 2. The system's configuration and operation will be explained below using Figure 4.

[0044] First, when a user (later referred to as Member 1) accesses this system (Website) by operating the Member Terminal 10, the Provision Unit 22 of the Server Device 20 returns Web page data. As a result, when a user registers as a member on the Website, their member information and registered property information are received by the Provision Unit 22 of the Server Device 20 and stored in the Member Database 26A of the Storage Unit 26 (Step S1 → S3). Similarly, when a landlord 3 accesses this system by operating the Landlord Terminal 30 and registers as a landlord along with a property, their landlord information and property information are received by the Provision Unit 22 of the Server Device 20 and stored in the Landlord Database 26B and Property Database 26C of the Storage Unit 26 (Step S2 → S3). Similarly, when Member 1 accesses this system by operating the Member Terminal 10 and registers property information for the purpose of regular rental exchange, that property information for regular rental exchange is also stored in the Property Database 26C. The contents of the member information, landlord information, and property information are the same as the configuration of each database. Passwords and other information used by Member 1 and Landlord 3 to log in to this system are also registered, but explanations of such publicly known technologies will be omitted.

[0045] Next, when the business operator 2 and the landlord 3 enter into a contract, the contract information is entered into the server device 20 via the communication unit 21 or input device and stored in the landlord database 26B of the storage unit 26 (step S4 → S5). For example, a lease agreement is concluded between landlord 3 as the lessor and business operator 2 as the lessee, and landlord 3 and business operator 2 share the six months. These six months correspond to the period during which the short-term rental business cannot be operated due to short-term rental regulations. The number of months distributed to landlord 3 (the number of months allocated) needs to be changed depending on various conditions. Therefore, the system may be configured so that landlord 3 answers predetermined questions, and the distribution unit 23 divides the six months based on the answers. However, business operator 2 must secure at least one month of use. This ensures that even if each municipality sets conditions for short-term rentals (for example, the property must be advertised for at least one month), business operator 2 can reliably operate the property as a monthly apartment, thus meeting the conditions for short-term rentals. This agreement may be concluded as a written contract or as an electronic contract on this system. Furthermore, while Business Operator 2 is required to secure a minimum usage period of one month, this period is not limited to one month; for example, it could be two weeks.

[0046] Next, when member 1 operates member terminal 10 to purchase a membership right, and the total number of purchased units reaches a predetermined number, the distribution unit 23 of the server device 20 executes a process to renovate house 4 with the sales of the membership right (steps S6 → S7 → S8). That is, in order to renovate house 4 with the sales of the membership right, the sales information of the membership right, the renovation cost information, the property information, etc. are linked and stored in the storage unit 26 for management. The act of renovation itself is not the main focus of the present invention, so a detailed explanation is omitted. Here, it is assumed that the system on the renovation contractor's side and the server device 20 are connected in a way that enables communication. When the distribution unit 23 sends renovation request information to the system on the renovation contractor's side, the renovation is started by the renovation contractor. The method of payment for the renovation costs is not particularly limited, but it may be a method in which the distribution unit 23 (or transaction execution unit) of the server device 20 transfers money from the bank account of business operator 2 to a bank account designated in advance by the renovation contractor via online processing. In this case, it goes without saying that the system of a financial institution such as a bank and the server device 20 are connected in a way that enables communication. In this way, it is possible to renovate House 4 using the sales of membership rights without involving human labor.

[0047] The selling price of membership rights can be changed as appropriate, but for example, if the sale of 13 membership rights is enough to renovate one vacant house, the system determines whether the number of membership rights has reached 13 (Step S7). It does not matter whether the 13 membership rights were purchased by one member or by multiple members.

[0048] Next, the distribution unit 23 of the server device 20 identifies member 1 who has not yet received their accommodation rights by referring to the member database 26A in the storage unit 26, and distributes accommodation rights to that member 1 for a number of days corresponding to the number of units purchased, specifying the accommodation destination (step S9). For example, member 1 who has purchased one unit may be allocated accommodation rights for 3 days per year for 10 years. In this system, some of the registered residences 4 are divided into groups, and all properties within each group are treated equally, so member 1 can freely decide which prefecture their accommodation will be in. The accommodation dates are matched to the desired conditions previously entered by member 1 by referring to the member database 26A in the storage unit 26.

[0049] During the renovation, the progress is constantly monitored by business operator 2. When the renovation is completed, information indicating this is entered by the input device of server device 20 and received by the provision unit 22 of server device 20. Of course, information indicating that the renovation is complete may also be sent from the renovation company's system and received by the provision unit 22 of server device 20 via the communication unit 21. As a result, the provision unit 22 of server device 20 sends a notification that accommodation is now available to member terminal 10, and also sends an electronic accommodation right (or an NFT accommodation right) (step S10). When member 1 receives the accommodation right, they can stay according to that right, but if member 1's schedule does not match, they can exchange it for an accommodation right from another member 1 nationwide on this system (steps S11 → S12). For example, by pressing the "Like" button on the exchange request page which contains the other party's accommodation details, they can apply to exchange their accommodation right, and the exchange is completed when "mutual likes" are made. When the exchanged accommodation rights are transmitted from the provision unit 22 of the server device 20 to the member terminal 10, member 1 can stay at the hotel in accordance with the exchanged accommodation rights (step S13).

[0050] Meanwhile, the distribution unit 23 of the server device 20 distributes the usage months to landlord 3 based on the number of months shared between landlord 3 and business operator 2 (step S14). Of course, the months distributed to member 1 as accommodation rights are excluded, and the remaining months are distributed to landlord 3 as usage months. For example, by referring to the landlord database 26B of the storage unit 26, if landlord 3's share of months is 4 months, landlord 3's usage months may be determined to be January 2024 to April 2024, and business operator 2's usage months to be May 2024 to June 2024. Usage months refer to the months in which the right to use the residence 4 exists. If landlord 3 cannot privately use the residence 4 during the usage months, they can exchange it with the usage months of other landlords 3 nationwide on this system (steps S15 → S16 → S12). This method of exchanging usage months is the same as the method of exchanging accommodation rights. When the month of use after the replacement is transmitted from the server device 20's provision unit 22 to the homeowner terminal 30, the homeowner 3 will be able to use the house 4 privately during the month of use after the replacement (step S17).

[0051] Note that the arrows in Figure 4 that go directly from step S1 to step S11 are only for (1) prospective members who wish to purchase membership rights, (2) prospective members who wish to exchange regular leases and meet the conditions in [B] above, or (3) members who wish to do both, but who are registered members who do not purchase membership rights after registering as members in categories (1) to (3). In other words, in the case of regular lease exchanges, the exchange process may be carried out without carrying out the distribution process. The necessary processes should be carried out as appropriate according to the purpose of the regular lease exchange.

[0052] As described above, the accommodation utility optimization system in the embodiment of the present invention can optimize the utility of accommodations in a business that renovates vacant houses 4 and uses them for short-term rentals. Moreover, since the utility of the homeowner 3 can also be optimized, it is possible to adjust the distribution of rights so that all three parties—member 1, business operator 2, and homeowner 3—win. Considering the urgent need to strengthen measures against vacant houses and empty rooms due to population decline, the urgent need to respond to the diverse accommodation needs of the rapidly increasing number of foreign tourists visiting Japan in recent years, and the fact that a new accommodation experience can be provided at an extremely low cost through a regular rental exchange service to cope with inflation in accommodation prices, the present invention can be said to be an invention of great practical value.

[0053] Furthermore, the accommodation efficiency optimization system in the embodiment of the present invention is also a system that allows for regular rental exchanges. This allows landlord 3 to use the non-operating period based on the 180-day rule of the short-term rental regulations to regularly exchange rentals with other landlords 3 or members 1 who have accommodation rights. As a result, it becomes possible to provide new effective means of utilization other than rentals or private use by landlords during the 185-day non-operating period of short-term rentals, and it is expected to have the effect of encouraging people to enter the short-term rental business.

[0054] 《Exchange method》 The following will provide a more detailed explanation of how to exchange accommodation rights, or how to exchange them on a regular basis. The basic concept remains the same even if accommodation rights are converted into NFTs or electronic rights in data format.

[0055] [1] Member 1 enters their desired prefecture, date, or both, and the server device 20 recommends candidates from the applicant member list whose desired destination, date, or both match Member 1's preferences. When Member 1 sends a "like" to one of these candidates, all recipients of the "like" are notified that Member 1 has sent a "like," and the exchange is completed on a first-come, first-served basis once mutual "likes" are reached. If first-come, first-served is not required, Member 1 is asked to decide on non-negotiable conditions for either the desired prefecture or date, or both, and then assign a priority order to their preferred exchange partners on the "liked" list page. The server device 20 then determines the exchange partner based on these non-negotiable conditions and priority order. If Member 1 is open to any location as long as the desired prefecture and date match, they can simply enter that information and leave the above process to the service provider 2 (server device 20).

[0056] [2] If you do not have a preferred exchange partner or date, you can select open matching on this system, and within that, you can "like" potential exchange partners like on a social networking service (SNS). Once you have mutually liked each other, you can decide on an exchange partner using the same method as in [1] above. Exchanging accommodation rights is basically free of charge and can be done any number of times within a certain period before the accommodation date.

[0057] 《Specific examples of exchange methods》 The following will specifically explain how to exchange accommodation rights or find and exchange partners for regular rentals using the "Like" system, using Figures 5 to 7. Figure 5 shows the exchange method using the open status, Figure 6 shows the exchange method not using the open status, and Figure 7 shows the exchange method when left to the service provider 2. The operation of the server device 20 below is mainly carried out by the exchange unit 24, but it goes without saying that it also communicates with external devices via the communication unit 21 and references the storage unit 26 as needed.

[0058] First, the exchange method using open status is a method for regular rental exchanges between members 1, or exchanges of accommodation rights or accommodation rights for reservations using accommodation rights, where the prefecture and dates of the desired exchange are not restricted. For example, as shown in Figure 5, let's assume that member 1 applies for an exchange and selects open status (steps S21 to S22). If open status is selected, the server device 20 registers member 1 in the exchange list of people who have selected open status (step S23). Member 1 is registered in the exchange list of people who have selected open status and is made public as one of the items on the exchange list (step S24). Let's assume that other members 1 have "liked" the exchange partner on the exchange list (step S25). At this time, it is also possible to assign priority to the "likes". For example, "likes" can be assigned priority as 1st, 2nd, 3rd, ..., and the degree of distance from that priority can be expressed in five stages. If the first-place priority is overwhelmingly higher and significantly ahead of the second-place priority, the difference can be expressed as "5". Conversely, if the priority of the first and second-place priority is almost the same, the difference can be expressed as "1". As a result, Member 1 is notified that they have received a "like", and if Member 1 gives a "like" back, resulting in a "mutual like", the server device 20 determines the exchange partner, taking priority into consideration (steps S26 → S27 → S28). Once the exchange is completed in this way, Member 1 and the other Member 1 will receive the electronic rights to the exchanged property, as well as the right to exchange the exchange partner's residence for accommodation purposes at their own registered residence or for use as a short-term rental during non-operating periods. If there is no particular priority, the exchange may be confirmed in the order of those who give a "mutual like".

[0059] Next, the exchange method that is not in open status refers to the exchange method in which Member 1 is asked to input the desired prefecture and dates for the exchange, such as the regular exchange of rentals between members 1, or the exchange of accommodation rights or accommodation rights for a hotel reservation using accommodation rights. For example, as shown in Figure 6, if the status is not open, when Member 1 inputs the desired prefecture and dates, the server device 20 registers them in the exchange request database 26D (steps S31 to S32). There are no particular limitations on how the desired dates are input, but for example, the degree of preference for each date can be input using a calendar function on a 5-point scale. Since the calendar function is widely used in scheduling apps, a detailed explanation will be omitted. In this case, if the middle level of preference (3rd) is set as the default setting for all dates, Member 1 only needs to input the high and low levels of preference, thus reducing the input burden on Member 1. Subsequently, when other Member 1 inputs their desired prefecture and dates in the same way, the server device 20 displays a list of candidates based on that input data (steps S33 to S34). Member 1 displays a list of properties that meet their desired criteria, adds one or more "likes," and prioritizes their "likes" (steps S35-S36). If there are no properties that particularly meet their criteria, they do not need to enter anything. A "like" notification is sent to other Member 1s, and if the property meets their criteria, it is assumed that the other Member 1 adds a "like" back, resulting in a "mutual like" (steps S37-S38). Based on this, the server device 20 determines a regular rental exchange partner or accommodation right exchange partner after a certain period of time, according to Member 1's preference information, past accommodation rating history, and priority (step S39). Once the exchange is completed, Member 1 and the other Member 1 will receive electronic accommodation rights for the exchanged property. If there is no particular priority, the exchange may be confirmed in the order of those who added a "mutual like" first.

[0060] Finally, the exchange method when leaving it to business operator 2 is an exchange method where the exchange is made entirely at the discretion of business operator 2 (server device 20). For example, as shown in Figure 7, let's assume that member 1 submits an exchange request, server device 20 asks member 1 about the exchange method, and member 1 selects "leave it to us" (steps S41 → S42 → S43). Let's also assume that other members 1 have selected one of the exchange methods (steps S46 → S42 → S47). In this case, for member 1 who selected "leave it to us," server device 20 automatically prioritizes and selects an exchange partner on behalf of member 1 (step S44). Once the exchange is completed in this way, member 1 and other members 1 will be able to contact the automatically proposed regular rental exchange matching partner and will receive electronic accommodation rights for the exchanged property (steps S45, S48). This method can be called an automatic recommendation function.

[0061] Resale As shown in Figures 5 to 7, if Member 1 applies for an exchange but no exchange partner is found, the accommodation rights may be resold through this system. That is, as shown in Figure 8, if Member 1 does not stay on the allocated dates, they apply for the resale of the accommodation rights (step S51). As a result, the server device 20 posts the available dates and prices of the property on the sales site, and it is assumed that a customer who wishes to purchase appears (information indicating a desire to purchase is entered on the website) (step S52). When the customer reserves the purchase of accommodation rights (or NFTs in the case of NFTs) from the purchase site and makes a payment, the server device 20 receives the payment, adds it to the balance, and executes a process to transfer a portion of the payment to Member 1 (steps S53 → S54 → S55 → S56). The method of transfer is not particularly limited; for example, the transaction execution unit of the server device 20 may transfer money online from the bank account of business operator 2 to a bank account previously designated by Member 1. This makes it possible for Member 1 to resell the accommodation rights and receive a portion of the payment (step S57).

[0062] 《Exchange of monthly rental slots》 As already explained, the residence 4 can be listed on the website as a rental property such as a monthly apartment, and rental tenants can be recruited from member 1. Rental tenants can, of course, move in according to the monthly rental agreement, but if circumstances arise that prevent them from moving in, they may exchange monthly rental slots with other people who have purchased monthly rental slots, or with other member 1 who wish to exchange rental slots on a regular basis. For example, as shown in Figure 9, after a monthly rental agreement is made, if a purchaser of a monthly rental slot requests an exchange, the server device 20 registers it in the exchange request list (steps S60→S61, steps S67→S61). Let's assume that other purchasers of monthly rental slots then view the exchange request list and "like" it, or "like" back the person who "liked" them (steps S62, step S68). Once a user has mutually liked someone, they prioritize the other users (or leave it to business operator 2). Based on this priority, the server device 20 determines an exchange partner based on member 1's preferences and past accommodation ratings (steps S63→S64, S69→S64). If the user leaves it to business operator 2, the server device 20 prioritizes and determines the exchange partner. When the server device 20 rewrites the data of the accommodation rights holder, the monthly rental rate purchaser acquires the accommodation rights of the exchange partner (steps S65→S66, S65→S70).

[0063] 《How to use the allocated usage period for the landlord》 When landlord 3 receives a allocated usage month from business operator 2, they can either rent out that usage month to an external tenant as a monthly rental, or they can exchange that usage month with another landlord 3 or another member 1 who wishes to exchange regular rentals. For example, as shown in Figure 10, if landlord 3 applies to business operator 2 for monthly rental recruitment, the server device 20 recruits monthly rental contract holders on the tenant recruitment site (steps S71→S72). Also, if landlord 3 or another member 1 applies to business operator 2 for an exchange of usage months (which may also be usage weeks or usage days), the server device 20 registers and posts them on the exchange recruitment list (steps S73→S74, S77→S74). As a result, if another member 1 or another landlord 3 sees the exchange request list and "likes" it, or "likes" back someone who has "liked" them, the exchange will be completed through the same process as in Figures 5, 6, and 7 (steps S75→S76, steps S78→S76).

[0064] [Screen example] The following describes an example of a screen displayed on the member terminal 10. This example is merely illustrative and can be modified in various ways. Furthermore, this screen is generated by the provisioning unit 22 of the server device 20, and it goes without saying that the provisioning unit 22 will cooperate with other functional units of the server device 20 and refer to information from the storage unit 26 as needed.

[0065] Figure 11(A) shows an example of the "Like screen" displayed on the member terminal 10. For example, as shown in Figure 11(A), by pressing the "Like" button on the exchange request page which displays the other party's accommodation details 126, a user can apply to exchange their accommodation rights for the other party's accommodation. Of course, this exchange request is notified to the exchange unit 24. The accommodation details 126 may display information such as an exterior image and floor plan of the property where the accommodation will be located, as well as information such as "female only" or "living with the landlord." The "Like" button can be any button, but a heart mark is shown as an example here. When the cursor is placed over the heart mark area, a separate screen for specifying the "Like priority" may be displayed.

[0066] Figure 11(B) shows an example of the "Like List Condition Search Screen" displayed on the member terminal 10. For example, as shown in Figure 11(B), desired conditions such as destination 121, period 122, and number of guests 123 can be entered. When the search button 124 is pressed after entering the desired conditions, a list of properties that match those conditions will be displayed. A separate screen 125 may be displayed for "Search from all periods," "Search by month," "Search by day," or "Specify period."

[0067] Figure 12(A) illustrates the "Like List screen" displayed on the member terminal 10. For example, as shown in Figure 12(A), the accommodation details 126 of "people who liked" and "people who were liked" may be displayed in a list. "People who liked" are those whom Member 1, who is viewing this screen, has liked. "People who were liked" are those who have liked Member 1, who is viewing this screen.

[0068] Figure 12(B) illustrates the "mutual likes screen" displayed on the member terminal 10. For example, as shown in Figure 12(B), a list of accommodation details 126 that have been mutually liked may be displayed as a matching list. "Mutual likes" means that the person whom member 1, who is viewing this screen, has liked has liked back.

[0069] Exchange of accommodation rights for the year with other members. As a membership product, a membership can be sold that allows the member to freely select, at the time of purchase, the years (vacant years) in which they wish to receive accommodation rights within a 10-20 year period (5-10 years). In other words, the provision unit 22 allows member 1 to input the years in which they wish to exchange accommodation rights and the offer amount using the member terminal 10. The years in which they wish to exchange accommodation rights are the years in which member 1 wishes to receive accommodation rights. The offer amount is the amount that member 1 wishes to receive. The storage unit 26 stores information indicating the years in which member 1 wishes to exchange accommodation rights and the offer amount. The exchange unit 24 has the function of exchanging the "years in which member 1 wishes to receive accommodation rights" entered by member 1 with the reservation years of other purchasers by referring to the storage unit 26. It also has the function of making a monetary offer if no one comes forward to exchange.

[0070] For example, as shown in Figure 13(A), let's assume that accommodation rights for 10 years are distributed to members A, B, C, ... over a 20-year membership period. Here, we illustrate a case where 3 days of accommodation rights are distributed to member A in 2026, and 3 days of accommodation rights are distributed to member C in 2029. At this time, let's assume that, as shown in Figure 13(B), member C accesses this system using member terminal 10, and on the system screen, enters the desired year for exchange, "2029," in the year input field 111, and the offer amount in case there are no other exchange requests, "20,000 yen," in the amount input field 112. Of course, in this case, the memory unit 26 will store information indicating the desired year for exchange and the offer amount, linked to the member ID. As a result, when member A requests an exchange, a button 113 to agree to the exchange will be displayed on member C's member terminal 10, as shown in Figure 13(C). When this button 113 is pressed, the exchange unit 24 exchanges the accommodation rights between member A and member C. On the other hand, if no exchange request comes forward after a predetermined period, the exchange unit 24 executes a process to pay the offer amount of 20,000 yen from business operator 2 to member C. The payment method is not particularly limited; for example, the exchange unit 24 (or transaction execution unit) of the server device 20 may transfer the money from business operator 2's bank account to a bank account previously designated by member C via online processing. Such membership products are particularly effective for sales to inbound tourists visiting Japan.

[0071] What is a unique algorithm? The distribution of rights (number of months) to landlord 3 may be based on the condition of house 4, the value of house 4, and the renovation costs borne by landlord 3. Of course, the better the condition of house 4, the higher the value of house 4, and the greater the renovation costs borne by landlord 3, the more months will be distributed to landlord 3.

[0072] Furthermore, when distributing accommodation rights to member 1, some properties may be considered to have the same property price and value (equal). Prioritization may be calculated using a PageRank algorithm that calculates priority queues or adjacency matrices in adjacency graphs, based on individual values ​​such as the location prefecture and surrounding environment characteristics data of the private lodging and floor plan. The same calculation method can be used for "likes" when exchanging monthly rentals and private lodgings. Also, because it is "some" properties, it becomes possible to cohort (group) and stratify properties with similar location conditions according to their location, and introduce a point system that allows users to spend points to prioritize booking locations in better locations.

[0073] Furthermore, when distributing accommodation rights to Member 1, you could have Member 1 input their preferred dates using a 5-point scale with a calendar function, or have Member 1 input their preferred prefecture. Before distribution, you could announce the statistical results (percentage of likelihood of obtaining the accommodation) to Member 1, have them re-enter their preferred dates based on that announcement, calculate the priority, and then determine the distribution based on the "5-point preferred date data" and "preferred prefecture data."

[0074] Alternatively, Member 1 could be asked to input a written explanation of why that date doesn't work, and OpenAI's GPT (Generative Pretrained Transformer) could be used to decipher the meaning of Member 1's text and determine the allocation of accommodation rights. When using GPT in this way, it is also possible to combine it with information on Member 1's preferences and existing machine learning methods to determine the allocation of accommodation rights.

[0075] Other embodiments The above explanation involves three parties: Member 1, Business Operator 2, and Landlord 3. However, the present invention is not limited to these three parties. In other words, if Business Operator 2 purchases the property from Landlord 3, the transaction will involve only two parties: Member 1 and Business Operator 2. Even in that case, the method by which Business Operator 2 distributes accommodation rights to Member 1, and the method for exchanging those accommodation rights, remains as described above.

[0076] Furthermore, although not specifically mentioned in the above explanation, Member 1 may be given the option to choose whether or not they wish to receive accommodation rights through this system. By default, it is also possible to allow reservations to be made on a first-come, first-served basis, just like regular hotel reservations.

[0077] Furthermore, the term "optimization" included in the title of this invention, "Accommodation Benefit Optimization System," should be interpreted in a broad sense. That is, even if there are cases where accommodation benefits are not optimized, as long as measures are taken to improve accommodation benefits, it falls under the definition of "optimization" in this invention. The title of this invention, "Accommodation Benefit Optimization System," can also be rephrased as "Accommodation Benefit Improvement System."

[0078] Furthermore, while the above explanation uses the example of renovating a vacant house or other residence 4 for use as a short-term rental, the present invention is not limited to this. For example, the present invention can also be applied to cases where a new residence 4 is constructed on unused land or other land for use as a short-term rental or vacation home. Of course, in this case, the sales of membership rights are used to cover the construction costs of the new residence 4. In this way, even when a new residence 4 is built, it is possible to realize a shared vacation home and short-term rental that also accommodates the homeowner's 3 use as a personal vacation home based on the premise of sharing with others.

[0079] Furthermore, while the above explanation uses Figure 13 to illustrate the exchange system for the reservation year itself, it is also possible for Member 1 to make a monetary offer for a date that already has a reservation (existing reservation date) and buy the accommodation rights from the person who made the reservation for that date. In other words, the provision unit 22 allows Member 1 to input the existing reservation date and the offer amount they wish to buy using the Member terminal 10. The offer amount here refers to the amount offered by Member 1 to buy the accommodation rights for the existing reservation date. The storage unit 26 stores information indicating the existing reservation date and the offer amount. By referring to the storage unit 26, the exchange unit 24 executes a process to transfer the accommodation rights from other Member 1 to Member 1 if a negotiation is successful (agreement) for Member 1 to buy the accommodation rights for the existing reservation date from another Member 1 who has a reservation for that date, and also executes a process to collect the offer amount from Member 1 and pay it to the other Member 1. As described above, the collection and payment of the offer amount are carried out online with a bank account specified in advance by Member 1. Furthermore, the transfer of accommodation rights is achieved by the exchange unit 24 rewriting various information (such as information related to accommodation rights) linked to the relevant member 1.

[0080] The following will provide a more detailed explanation using Figure 14. For example, as shown in Figure 14, if another member 1 accesses this system using member terminal 10 and makes a reservation for accommodation on September 19th, the server device 20 receives the reservation (steps S81-S82). Subsequently, when member 1 accesses this system using member terminal 10, they can confirm that the date (September 19th) is already reserved by another member 1 (step S83). If member 1 wishes to buy the right to stay on that existing reservation date (September 19th), they make an offer to the other member 1 who has a reservation on that date, along with a monetary offer (for example, 2000 yen) (step S84). When the server device 20 receives this offer, it displays a message to the other member (other member 1) on member terminal 10 (step S85). As a result, other member 1 receives a reservation date transfer request along with the offer amount (step S86). Subsequently, once an agreement is reached to purchase the accommodation rights for this existing reservation date, the server device 20 executes a process to transfer those accommodation rights from other member 1 to member 1, and then executes a process to collect the offer amount (for example, 2000 yen) from member 1 and pay it to other member 1.

[0081] For example, another member 1 may use member terminal 10 to exchange emails with the other member 1 to confirm the negotiation, or they may operate the agreement notification or rejection notification button displayed on the screen (step S87). Of course, such buttons are provided by the provision unit 22 of the server device 20. In the case of a negotiation offer by email, the server device 20 may display a link to the negotiation chat room in the email (step S88). If the agreement notification button is pressed by other member 1 (in the case of agreement), the server device 20 executes the process of transferring the reservation date to the negotiating partner (member 1) (step S88). On the other hand, if the rejection notification button is pressed by other member 1 (in the case of rejection), a rejection notification is sent to member 1 indicating that (step S88). As a result, the link to the negotiation chat room will be displayed on member terminal 10 of member 1 (step S89). In the case of agreement, member 1 receives the right to stay on the offered reservation date, and in the case of rejection, a rejection notification is displayed (step S89).

[0082] Through the process described above, Member 1 can make a monetary offer for dates on which accommodation reservations have already been made (existing reservation dates) and purchase the accommodation rights from the existing reservation holders. As a result, it becomes possible to resolve the dissatisfaction of the guests and maximize the value of the accommodation.

[0083] Additional features related to the distribution of accommodation rights. Figure 15 is an explanatory diagram of the additional functions of the distribution unit 23 in an embodiment of the present invention. Figure 15 illustrates the process when housing (properties) 4 are divided into groups and treated equally within each group. Here, only the differences from Figure 4 will be explained, and similar points will be omitted. As shown in Figure 15, a required number of points is set for each registered housing 4, and each property is grouped according to the company's own criteria based on market demand for the location, convenience, proximity of statistical deviations, and the company's (the company refers to business operator 2; the same applies hereinafter) strategy (Step S91). Furthermore, properties within each group are treated equally, and the distribution of accommodation rights, etc., is done by the company based on the member 1's desired conditions (Step S92). However, in the point system described below, a required number of points is set for each property according to the company's criteria, regardless of the group.

[0084] Point system The point system will be explained in detail below. As explained below, properties may be divided into groups according to the company's own standards, and the required points set for each property may be consumed when distributing accommodation rights or when member 1 makes a reservation application as usual. Points are virtual units of value that can be used in this system. The granting and consumption of points can be achieved by the server device 20 (for example, the provision unit 22) rewriting the contents of the member database 26A.

[0085] Figure 16 is an explanatory diagram of a point system in an embodiment of the present invention. Figure 16 shows the process that follows steps S1 to S15 in Figure 4. That is, after steps S1 to S15 in Figure 4, when a new member 1 is registered, the server device 20 grants points to that member 1 (step S101). As a result, member 1 receives their first free points using the member terminal 10 (step S102). The server device 20 also sets the required points for each property based on location market demand and convenience (step S103) and stores the set points for short-term rentals in the storage unit 26. As a result, the required points are displayed on the member terminal 10 when making a reservation, and member 1 can apply for priority reservation rights for each property, the right to participate in an early reservation round, an increase in the probability of winning a reservation lottery, or an upgrade to a reservable property (step S104). When member 1 makes an application, the server device 20 executes a process to consume the points held by member 1 who made the application (step S105). Furthermore, the server device 20 executes a process to grant rights and benefits to point users (step S106). As a result, when member 1 acquires rights and benefits by using points (step S107) and exercises those reservation rights and benefits (step S108), the server device 20 executes a process to accept the reservation rights and benefits (step S109). In addition, when member 1 applies to purchase additional points (step S110) and the server device 20 executes a process to grant points to member 1 (step S111), member 1 acquires points (step S112). On the other hand, when the server device 20 sets the required points for each property (step S103), the landlord terminal 30 displays the priority point setting for the property (step S113). Also, when the server device 20 executes a process to consume the held points (step S105), the landlord terminal 30 displays the total number of applicants using points for the property (step S114). Furthermore, when the server device 20 processes the acceptance of reservation rights and benefits (step S109), the landlord terminal 30 displays the schedule after the property reservation is completed (step S115).Although not specifically mentioned in the above explanation, we will have designated times for accepting reservations for the first, second, and, depending on the property, third rounds.

[0086] 《Function to sell accommodation rights held by members to other members or to exchange accommodation rights for different years》 Figure 17 is an explanatory diagram of the additional functions of the exchange unit 24 in an embodiment of the present invention. The following explanation will use Figure 17 to describe the function of selling accommodation rights between members or exchanging accommodation rights for different years. As shown in Figure 17, let's assume that member A holds accommodation rights from 2024 to 2028. Let's also assume that other members B and non-members (those who are not member 1) also hold accommodation rights from 2024 to 2028. In such a case, member A can buy and sell accommodation rights between members and non-members (i.e., member B and non-members). For example, it is possible for member A to transfer accommodation rights for 2026 to member B, and in return, for member B to transfer accommodation rights for 2027 to member A (see arrow in Figure 17).

[0087] Furthermore, regarding the buying and selling of accommodation rights, it is also possible to allow (1) secondary sales of membership rights in units of one unit with remaining validity period, (2) secondary sales of accommodation rights in units of one day, and (3) secondary sales in units of one year, either within or outside of the membership.

[0088] Furthermore, while the above explanation assumes that the exchange will take place after the accommodation has been decided, it may also be possible to exchange the accommodation rights at the stage of the number of days before the accommodation is decided. In this case as well, the offer function described above (see Figure 14) will be used.

[0089] 《Flowchart for exchanging rights between different fiscal years》 Figure 18 shows the rights exchange flow for different years in Figure 17. For example, as shown in Figure 18, when the server device 20 grants accommodation rights to members A and B, who are purchasers of membership rights (step S121), members A and B receive the granted accommodation rights using their respective member terminals 10 (steps S122, S123). When member A submits a request for the exchange of accommodation rights for the desired year, the transferable year, and the number of transferable days (step S124), the server device 20 accepts the request (step S125), generates a recruitment page, and provides it to member 1 (step S126). As a result, the recruitment page is displayed on member B's member terminal 10 (step S127), and when member B applies to the recruitment page (step S128), the server device 20 performs the application process to the recruitment page and the matching process with the recruiter (step S129). Once member A confirms the matching agreement with applicant (member B) (step S130), the server device 20 performs the exchange of accommodation rights and the distribution of rights according to the recruiter's (member A's) wishes (step S131). Finally, member A and member B receive their rights using their respective member terminals 10 (steps S132, S133).

[0090] Hardware configuration example Figure 19 is a hardware configuration diagram of the server device 20 shown in Figure 2. For example, as shown in Figure 19, the processor 20A, memory 20B, storage unit 20C, IF (Interface) unit 20D, input / output unit 20E, and read unit 20F are interconnected via bus 20I for communication. The processor 20A is an arithmetic processing unit that performs various controls and calculations. The memory 20B is a volatile memory that stores various data and programs. The storage unit 20C is a non-volatile memory that stores various data and programs. The IF unit 20D is a device that controls communication with other terminals. The input / output unit 20E is an input device for inputting data and an output device for outputting data. The read unit 20F is a device that reads data and programs recorded on a computer-readable recording medium. Of course, it may also include various other devices found in a typical computer. In such a computer, the processor 20A controls each device, thereby realizing each functional unit of the server device 20 shown in Figure 2.

[0091] Characteristic configuration and effects of the present invention As described above, the accommodation utility optimization system (server device 20) in the embodiment of the present invention is a system that optimizes the exchange of accommodation rights and the utility from reservation to stay in a business that renovates or constructs a house 4 for use as a short-term rental, and a business that allows members 1 to exchange their owned homes, rental properties, or accommodation rights of members 1 with each other, and comprises a communication unit 21, a storage unit 26, a provision unit 22, a distribution unit 23, and an exchange unit 24. The communication unit 21 communicates with the member terminal 10 operated by member 1 via a network. The storage unit 26 stores information of member 1 who is a purchaser of a membership right that can be purchased in units of one, or a person who wishes to exchange the right to periodically rent out a house 4, along with membership right identification information, information on the number of membership right units, and housing information registered by member 1, in association with each other. The provision unit 22 generates web page data in response to requests received from the member terminal 10 via the communication unit 21 and provides it to the member terminal 10, and also executes the process of storing the information received from the member terminal 10 in the storage unit 26. When the total number of membership units purchased by member 1 reaches a predetermined number, the distribution unit 23 executes the process of using the sales of membership units to renovate or construct a new house 4, and also executes the process of distributing accommodation rights for the number of nights corresponding to the number of units stored in the storage unit 26 to member 1, using house 4 as a short-term rental accommodation. When the exchange unit 24 receives information from the member terminal 10 via the communication unit 21 that member 1 wishes to exchange the accommodation rights distributed by the distribution unit 23, it executes the process of exchanging accommodation rights between member 1s who wish to exchange them. This makes it possible to renovate or construct a new house 4, such as a vacant house, and use it for short-term rentals, making it possible to provide membership units at a low cost. In addition, since the accommodation rights distributed to member 1 can be exchanged, it is possible to minimize dissatisfaction with accommodation and optimize the effectiveness of the accommodation. Furthermore, Landlord 3 can use the non-operating period based on the 180-day rule of the short-term rental regulations to regularly exchange rentals with other Landlords 3 or Member 1 who holds accommodation rights. As a result, it becomes possible to provide new and effective means of utilization other than rentals during the 185-day non-operating period for Landlord 3 or for private use, and it is expected to have the effect of encouraging people to enter the short-term rental business.

[0092] Furthermore, the distribution unit 23 may treat all the houses 4 within the designated property groups equally, regardless of which house 4 within the property groups designated in advance by the operator 2 the sales of the membership rights were used for renovation or new construction costs, and distribute accommodation rights to all of those houses 4 within each group. This has the advantage for the operator 2 of making the distribution of accommodation rights easier, and for the member 1, it allows them to enjoy private lodging with the feeling of "a travel destination they cannot choose themselves."

[0093] Furthermore, the distribution unit 23 sets the required number of points for all residences 4 in a property group designated in advance by the operator 2, and when distributing accommodation rights to member 1, it may deduct the required number of points from the points held by member 1. This allows for the exchange of priority reservation rights for each property according to the number of points consumed, an increase in the probability of winning a reservation right in a lottery, and participation in multiple rounds where priority reservations are possible.

[0094] Furthermore, the communication unit 21 may communicate via a network with the homeowner terminal 30 operated by the homeowner 3 of the house 4. The provision unit 22 may have member 1 input their desired conditions using member terminal 10. The storage unit 26 may store information indicating the period during which the short-term rental business cannot be conducted due to short-term rental regulations, information indicating the criteria for dividing the number of months or weeks between the operator 2 and homeowner 3 who operate this system, information indicating the desired conditions entered by member 1, and information indicating the criteria for distributing the months or weeks of use to homeowner 3 who have the right to use the house 4. The distribution unit 23 may, by referring to the storage unit 26, divide the number of months or weeks between operator 2 and homeowner 3 for the period during which the short-term rental business cannot be conducted due to short-term rental regulations, then distribute the accommodation rights to member 1 based on the desired conditions entered by member 1, and distribute the months or weeks of use to homeowner 3 based on the number of months or weeks. As a result, since the landlord 3 has agreed in advance on the number of months and weeks, accommodation rights can be distributed while giving maximum consideration to member 1's desired conditions, and the remaining months and weeks, excluding the peak season for short-term rentals, can be shared between operator 2 and landlord 3. Therefore, member 1's satisfaction can be improved without causing dissatisfaction to landlord 3. In the vacant house renovation business, even if landlord 3 retains ownership of house 4, it is possible to appropriately adjust the distribution of stakeholder rights.

[0095] Furthermore, if the exchange unit 24 receives information from the landlord terminal 30 via the communication unit 21 indicating that landlord 3 wishes to exchange usage months or weeks, it may execute a process to exchange usage months and weeks between landlords 3 who wish to exchange with each other. This optimizes the benefits for landlord 3, making it possible to adjust the distribution of rights so that all three parties—member 1, business operator 2, and landlord 3—benefit. The greater the benefits for landlord 3, the more registered residences 4 that can be used as accommodations will be, and the greater the benefits for member 1. The greater the benefits for member 1, the more likely it is that purchases of membership rights will be promoted, and the greater the benefits for business operator 2. The greater the benefits for business operator 2, the higher the quality of service will be, and the greater the satisfaction of member 1 and landlord 3 will be.

[0096] Furthermore, the system may include a recruitment unit 25 that processes the recruitment of tenants for the residence 4 as a rental property or monthly rental property during periods when the short-term rental business cannot be conducted. This has the advantage of reducing the burden on the landlord 3, as the business operator 2 will be responsible for recruiting tenants.

[0097] Furthermore, the distribution unit 23 may perform a process to distribute at least two weeks of the aforementioned usage month or usage week to the business operator 2. This ensures that the business operator 2 can operate the property as a monthly apartment, thus fulfilling the requirements for short-term rentals.

[0098] Furthermore, the provision unit 22 may allow member 1 or landlord 3 to input a house (property) 4 that they wish to exchange for a regular rental period, and the exchange conditions for the regular rental period, using the member terminal 10 or landlord terminal 30. The storage unit 26 may store information indicating the house 4 that they wish to exchange for a regular rental period, and information indicating the exchange conditions for the regular rental period. The exchange unit 24 may, by referring to the storage unit 26, execute a process to exchange accommodation rights between those who wish to exchange for a regular rental period. Such a regular rental exchange can increase the benefits for landlord 3 who have registered their property for short-term rentals in this system, and is expected to increase the number of landlords 3 who want to offer short-term rentals. In addition, by using the "Like" system (see Figures 5 to 7), member 1 can travel while keeping accommodation costs down, and can enjoy cheap travel as an alternative means of travel when accommodation costs are high due to inflation.

[0099] Furthermore, the provision unit 22 may have member 1 input the existing reservation date and offer amount they wish to purchase using the member terminal 10. The storage unit 26 may store information indicating the existing reservation date and offer amount. The exchange unit 24 may, by referring to the storage unit 26, execute a process to transfer the accommodation rights from other member 1 to member 1 if a negotiation is concluded for member 1 to purchase the accommodation rights for the existing reservation date from another member 1 who has a reservation for that date, and also execute a process to collect the offer amount from member 1 and pay it to the other member 1. In this way, member 1 can make a monetary offer for a date for which accommodation reservations have already been made (existing reservation date) and purchase the accommodation rights from the person who made the reservation for that date. As a result, it is possible to resolve the dissatisfaction of the person who made the reservation and maximize the usefulness of the accommodation.

[0100] Furthermore, the provision unit 22 may have member 1 input the desired year for exchanging the accommodation rights and the offer amount using the member terminal 10. The storage unit 26 may store information indicating the desired year for exchange and the offer amount. The exchange unit 24 may, by referring to the storage unit 26, have member 1 input the desired year for exchanging the accommodation rights and the offer amount, and if a person who wishes to exchange accommodation rights appears in the desired year (if information indicating an exchange wish is entered on the website), execute a process to exchange accommodation rights among those exchange wishers, and if no person who wishes to exchange accommodation rights appears in the desired year (if information indicating an exchange wish is not entered on the website), execute a process to pay the offer amount to member 1. Such membership products are particularly effective for sales to inbound tourists visiting Japan.

[0101] Furthermore, the provisioning unit 22 may have member 1 input the desired year for exchanging their accommodation rights using the member terminal 10. The storage unit 26 may store information indicating the desired year for exchange. The exchange unit 24 may, by referring to the storage unit 26, execute a process to exchange accommodation rights for different years if a person who wishes to exchange accommodation rights for a different year appears. This makes it easier to exchange accommodation rights, thereby further improving member 1's satisfaction.

[0102] Furthermore, membership rights or accommodation rights may be issued as NFTs. If rights are converted into NFTs in this way, secondary sales are easier. Of course, the usage months and weeks (usage rights) distributed to landlord 3 may also be issued as NFTs.

[0103] Furthermore, the present invention can be implemented as a lodging efficiency optimization method in which each characteristic functional part of such a lodging efficiency optimization system is a step, or as a lodging efficiency optimization program for causing a computer to execute those steps. Such a program can be installed on a computer via a computer-readable recording medium or via a network such as the Internet N.

[0104] As described above, embodiments of the present invention have been described, but the descriptions and drawings that constitute part of the disclosure are illustrative and should not be understood as limiting the present invention. In particular, with regard to the periodic rental exchange, this disclosure will reveal various alternative embodiments, examples, and operational techniques. For example, it is possible to accept registration of member 1 whose sole purpose is periodic rental exchange. In this case, the system will ask member 1, whose sole purpose is periodic rental exchange, for information on owned properties such as second homes, vacation homes, or residences, or rental properties that the landlord has permitted to be subleased and are currently occupied by, and ask them to input (register) their answers. This will allow the "Like" system (see Figures 5 to 7) to be used not only for the exchange of accommodation rights as described above, but also for periodic rental exchanges between members 1, between landlords 3, and between member 1 and landlord 3. [Explanation of Symbols]

[0105] 1 Member 2 Business operators 3 landlord 4 Housing 10 Member terminals 20 Server Devices 21 Communications Department 22 Providing Department 23 Distribution section 24 Exchange part 25 Recruitment Department 26 Memory section 30. Landlord terminal

Claims

1. A lodging utility optimization system that optimizes the overall utility from lodging reservations to actual stays in a business that renovates or constructs houses for use as short-term rentals, A communication unit that communicates with the member's terminal via the network, A storage unit that stores information of members who are purchasers of membership rights that can be purchased in units of one, or who wish to exchange the right to periodically lease the aforementioned residences, along with the identification information of the membership rights, the number of membership rights, and the residence information registered by the member, in association with each other. A providing unit that generates web page data in response to a request received from the member terminal via the communication unit and provides it to the member terminal, and also performs the process of storing the information received from the member terminal in the storage unit, When the total number of membership units purchased by the aforementioned members reaches a predetermined number, the distribution unit executes a process to renovate or construct the aforementioned residence using the sales of the membership units, and also executes a process to distribute the accommodation rights for the number of nights corresponding to the number of units stored in the storage unit to the aforementioned members, using the aforementioned residence as a short-term rental accommodation. A lodging utility optimization system comprising: an exchange unit that, when information is received from the member terminal via the communication unit indicating that the member wishes to exchange the lodging rights distributed by the distribution unit, executes a process to exchange the lodging rights between members who wish to exchange them.

2. The accommodation utility optimization system according to claim 1, wherein the distribution unit treats all residences in a property group designated in advance by the operator of this system equally, regardless of which residence's renovation or new construction costs the sales of the membership rights were used for, and performs the process of distributing the accommodation rights to all residences.

3. The accommodation utility optimization system according to claim 1, wherein the distribution unit sets a required number of points for all residences in a property group designated in advance by the operator of the system, and when distributing the accommodation rights to the member, consumes the required number of points from the points held by that member.

4. The aforementioned communication unit communicates with the homeowner's terminal operated by the homeowner of the residence via the network. The provision unit has the member input their desired conditions using the member terminal. The memory unit stores information indicating the period during which the short-term rental business cannot be conducted due to short-term rental regulations, information indicating the criteria for dividing the number of months or weeks between the operator of this system and the homeowner, information indicating the desired conditions entered by the member, and information indicating the criteria for distributing the months or weeks of use, which indicate the months or weeks for which the right to use the property is available, to the homeowner. The accommodation utility optimization system according to claim 1, wherein the distribution unit, by referring to the storage unit, divides the number of months or weeks between the business operator and the landlord for the period during which the short-term rental business cannot be conducted due to the short-term rental regulations, then distributes the accommodation rights to the members based on the desired conditions entered by the members, and distributes the months or weeks of use to the landlord based on the number of months or weeks.

5. The accommodation efficiency optimization system according to claim 4, wherein the exchange unit, when it receives information from the landlord terminal via the communication unit that the landlord wishes to exchange the usage month or the usage week, executes a process to exchange the usage month or the usage week between landlords who wish to exchange with each other.

6. Furthermore, the accommodation efficiency optimization system according to claim 4, further comprising a recruitment unit that performs the process of recruiting tenants to rent the residence as a rental property or monthly rental property during periods when the aforementioned short-term rental business cannot be conducted.

7. The accommodation utility optimization system according to claim 6, wherein the distribution unit performs a process of distributing at least two weeks of the usage month or usage week to the business operator.

8. The provisioning unit causes the member or landlord to input the housing they wish to exchange for a fixed term, and the exchange conditions for the fixed term exchange, using the member terminal or the landlord terminal. The memory unit stores information indicating the housing for which the tenant wishes to participate in the periodic rental exchange, and information indicating the exchange conditions for the periodic rental exchange. The accommodation utility optimization system according to claim 4, wherein the exchange unit, by referring to the storage unit, performs a process to exchange the accommodation rights of those who wish to exchange the periodic rentals with each other.

9. The provision unit has the member input the existing reservation date and offer amount they wish to purchase using the member terminal. The storage unit stores information indicating the existing reservation date and the offer amount. The accommodation utility optimization system according to claim 1, wherein the exchange unit, by referring to the storage unit, executes a process to transfer the accommodation rights from the other member to the member when a negotiation is concluded in which the member purchases the accommodation rights for the existing reservation date from another member who has made a reservation for the existing reservation date, and executes a process to collect the offer amount from the member and pay it to the other member.

10. The provision unit uses the member terminal to have the member input the desired year for exchanging the accommodation rights and the offer amount. The storage unit stores information indicating the desired exchange year and the offer amount. The accommodation utility optimization system according to claim 1, wherein the exchange unit, by referring to the storage unit, executes a process to exchange the accommodation rights among the exchange applicants if an applicant for the accommodation rights appears in the desired year for exchange, and if no applicant for the accommodation rights appears in the desired year for exchange, executes a process to pay the member the offer amount.

11. The provision unit uses the member terminal to have the member input the year in which they wish to exchange the accommodation rights. The memory unit stores information indicating the desired replacement year. The accommodation utility optimization system according to claim 1, wherein the exchange unit, by referring to the storage unit, executes a process to exchange the accommodation rights for different years if a person who wishes to exchange the accommodation rights for a different year appears.

12. The accommodation utility optimization system according to claim 1, wherein the membership right or accommodation right is issued as an NFT (Non-Fungible Token) or an electronic right in data form.

13. A method for optimizing the overall utility of accommodation in a business that renovates or constructs a house for use as a short-term rental, from booking accommodation to actual stay, Computers A communication step in which the member's terminal, operated by the member, communicates with the network, A storage step involves associating information of a member who is a purchaser of a membership right that can be purchased in units of one, or a member who wishes to exchange the right to periodically lease the aforementioned residence, with the identification information of the membership right, the number of membership units, and the residence information registered by the member, and storing this information in a memory unit. A providing step which involves generating web page data in response to a request received from the member terminal in the communication step and providing it to the member terminal, and also executing a process to store the information received from the member terminal in the storage unit, When the total number of membership units purchased by the aforementioned members reaches a predetermined number, the distribution step involves executing a process to renovate or construct the aforementioned residence using the sales of the membership units, and distributing accommodation rights for the number of nights corresponding to the number of units stored in the memory unit to the aforementioned members, with the residence being used as a short-term rental accommodation. A method for optimizing accommodation utility, comprising: an exchange step, which, when information is received from the member's terminal in the communication step indicating that the member wishes to exchange the accommodation rights distributed in the distribution step, performs a process to exchange the accommodation rights with other members who wish to exchange them.

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