Management server, reserve fund management method, and reserve fund management program

Abstract

To provide a management server, a reserve fund management method, and a reserve fund management program that can determine whether reserve funds for a building are appropriately managed.SOLUTION: In a management server 100, a communication unit 130 receives property information about a building and an actual reserve fund deposited as a reserve fund for the building, a repair cost reserve fund prediction unit 112 predicts a predicted reserve fund which is a future reserve fund, based on the actual reserve fund, and a criterion determination unit 111 determines whether or not a predetermined criterion is met based on the actual reserve fund and the predicted reserve fund.SELECTED DRAWING: Figure 1

Description

[Technical field]

[0001] The present invention relates to a management server, a reward points management method, and a reward points management program. [Background technology]

[0002] Traditionally, repair reserve funds (hereinafter referred to as reserve funds) for condominiums and other condominiums have been stored in large amounts of cash for long periods in ordinary savings accounts or settlement deposits in preparation for large-scale repairs, and are often not used for anything other than paying repair costs. In addition, due to changes in social conditions and the circumstances of individual buildings, there are an increasing number of cases where it is difficult to cover large-scale repair costs with the repair reserve plans that were initially formulated. In order to solve this problem, a management system has been disclosed that allows condominiums to mutually assist each other in covering shortfalls in repair costs when a shortfall occurs in the repair costs of a condominium (Patent Document 1). [Prior art documents] [Patent documents]

[0003] [Patent Document 1] JP2003-044565A Summary of the Invention [Problem to be solved by the invention]

[0004] However, the technology described in Patent Document 1 is a technology in which, when a server receives repair execution information to carry out repairs on a condominium, it determines whether the repair costs are excessive or insufficient based on the received repair execution information, and if it determines that the repair costs are insufficient, it extracts other condominiums that have reserve funds to cover the shortfall. Therefore, while it is possible to extract condominiums that may be able to make up for the shortfall in repair costs, it is not possible to determine whether reserve funds can actually be lent to a condominium with a shortfall in reserve funds, in other words, whether a condominium that lends and borrows reserve funds has and will properly manage its reserve funds in the past and in the future.

[0005] The present invention has been made in consideration of the above, and aims to provide a management server, a savings fund management method, and a savings fund management program that can determine whether building savings are being properly managed. [Means for solving the problem]

[0006] In order to solve the above-mentioned problems, the present invention is characterized by receiving property information about a building and actual savings deposited as a building reserve fund, predicting a projected reserve fund, which is a future reserve fund, based on the actual savings fund, and determining whether or not the actual savings fund and the projected reserve fund meet specified criteria. Effect of the Invention

[0007] According to the present invention configured as described above, it is possible to determine whether or not a building reserve fund is being appropriately managed. [Brief description of the drawings]

[0008] [Figure 1] 1 is a block diagram showing a configuration of a savings fund management system 10 according to a first embodiment. [Diagram 2] 2 is an explanatory diagram showing an example of the data configuration of a repair reserve information storage unit 122. FIG. [Diagram 3] 1 is an explanatory diagram showing an example of a data configuration of a contract management information storage unit 123. FIG. [Figure 4] 13 is a flowchart showing the procedure of a reserve fund management process executed by the management server 100. [Diagram 5] 13 is a flowchart showing the procedure of a reserve fund management process executed by the management server 100. [Figure 6] 1 is an explanatory diagram showing a portion of the predicted actual accumulated repair costs and predicted actual accumulated reserve funds for each age of a building with a reserve fund shortage. FIG. [Figure 7] 1 is an explanatory diagram showing a portion of the predicted actual accumulated repair costs and predicted actual accumulated reserve funds by age of a building with surplus reserve funds. FIG. [Figure 8]13 is a flowchart showing the procedure of a reserve fund management process executed by the management server 100. [Figure 9] FIG. 11 is a block diagram showing the configuration of a reserve fund management system 20 according to a second embodiment. [Figure 10] 13 is a flowchart showing the procedure of a reserve fund management process executed by the management server 400. [Figure 11] 13 is a flowchart showing the procedure of a reserve fund management process executed by the management server 400. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0009] The following describes examples of the management server, the method for managing points, and the program for managing points according to the present application with reference to the accompanying drawings. The following explanations are examples of the embodiments of the present application, and the management server, the method for managing points, and the program for managing points according to the present application are not limited to these examples.

[0010] <Example 1> 1 is a block diagram showing a configuration of a savings point management system 10 according to Example 1. The savings point management system 10 includes a management server 100, information processing devices 200-1 to 200-n (hereinafter, referred to as information processing devices 200), and a financial institution server 300.

[0011] The management server 100 is a server that manages the reserve fund and repair costs of a building based on various data transmitted from the information processing device 200. The information processing device 200 is a computer operated by an administrator who manages a building such as an apartment building, and is a personal computer, a tablet terminal, a smartphone, or the like. Here, the administrator is, for example, a management association of the building or a management company to which the management association entrusts the management of the building. The financial institution server 300 is a computer that operates in a financial institution such as a bank where an account is held to deposit reserve funds, management fees, and the like. The management server 100, the information processing device 200, and the financial institution server 300 are communicatively connected to each other via a network N, and transmit and receive data between the devices. The network N is any communication network such as the Internet, an intranet, a LAN (Local Area Network), a VPN (Virtual Private Network), a mobile communication network, or a combination thereof, and a part or all of them may be wired or wireless.

[0012] 1, the management server 100 includes a control unit 110, a storage unit 120, and a communication unit 130. The control unit 110 reads out programs and the like stored in the storage unit 120 and executes the read out programs to function as each unit of the management server 100 and controls each unit and transmits data to each unit. The control unit 110 functions as a criteria determination unit 111, a repair cost reserve fund prediction unit 112, a reserve fund shortfall determination unit 113, a reserve fund surplus determination unit 114, a matching unit 115, a contract terms generation unit 116, and an electronic contract unit 117.

[0013] The memory unit 120 stores a standard information memory unit 121, a repair reserve information memory unit 122, a contract management information memory unit 123, and operation programs for controlling each unit, application programs, various control information, intermediate files, etc. (not shown).

[0014] The standard information storage unit 121 stores standard values ​​used to judge whether the management of the reserve fund and repair costs of buildings is being performed appropriately. Specifically, (1) the range of deviation values ​​of the repair cost unit price per area calculated by dividing the cumulative repair cost for large-scale repairs of many buildings or buildings during the same period by the total floor area of ​​the buildings, (2) the ratio of the cumulative reserve fund (including the repair reserve fund) of many buildings or buildings during the same period to the m2 of the total exclusive area. 2 (1) The standard values ​​of the number of floors above ground, the total floor area of ​​the building, or the total exclusive floor area of ​​the building may be set by the number of floors above ground, the total floor area of ​​the building may be set by the number of floors above ground, the total floor area of ​​the building may be set by the number of floors above ground, the total floor area of ​​the building, or the total exclusive floor area of ​​the building.

[0015] 2 is an explanatory diagram showing an example of the data configuration of the repair reserve information storage unit 122. The repair reserve information storage unit 122 stores property information of buildings, repair reserve information, etc. The property information of buildings stores a building ID for identifying the building, the management start date, the number of floors above ground, the building's total floor area, the total exclusive floor area, the building's exclusive floor area, etc. The repair reserve information stores, for each building (building ID), planned repair costs, accumulated planned repair costs, planned reserve funds, accumulated planned reserve funds, actual repair costs, forecast repair costs, forecast actual accumulated repair costs, actual reserve funds, forecast reserve funds, accumulated forecast actual reserve funds, etc.

[0016] Planned repair costs store the repair costs stated in the originally formulated repair reserve plan. Accumulated planned repair costs store the accumulated amount of planned repair costs. Planned reserve funds store the reserve funds stated in the originally formulated repair reserve plan. Accumulated planned reserve funds store the accumulated amount of planned reserve funds. Note that if the repair reserve plan is changed after it was initially formulated, the planned repair costs, accumulated planned repair costs, planned reserve funds, and accumulated planned reserve funds may be revised to the revised amounts.

[0017] Actual repair costs store repair costs paid to contractors etc. as compensation for repairing the building. Forecasted repair costs store future repair costs predicted based on planned repair costs and actual repair costs. Forecasted actual repair costs cumulative store the cumulative amount of actual and forecasted repair costs. Actual reserve funds store reserve funds deposited each month by members or management associations etc. to financial institutions etc. Forecasted reserve funds store future reserve funds predicted based on actual reserve funds. Cumulative reserve funds store the cumulative amount of actual and forecasted reserve funds.

[0018] 3 is an explanatory diagram showing an example of the data configuration of the contract management information storage unit 123. The contract management information storage unit 123 stores contract management information for managing contracts related to the lending and borrowing of reserve funds. More specifically, the contract management information stores a contract ID, a reserve fund shortfall building ID, a reserve fund lending building ID, a contract date, contract details, and other information in association with each other. As other information, a copy of an electronic contract may also be stored.

[0019] The communication unit 130 transmits and receives data via the network N between the information processing device 200, the financial institution server 300, and other devices.

[0020] Next, we will explain the criteria determination unit 111, repair cost reserve fund prediction unit 112, shortage reserve fund determination unit 113, surplus reserve fund determination unit 114, matching unit 115, contract condition generation unit 116, and electronic contract unit 117 that function in the control unit 110 of the management server 100.

[0021] The criteria determination unit 111 determines, for each building, based on the property information and repair reserve information of the building stored in the repair reserve information storage unit 122, whether or not the building satisfies the predetermined criteria stored in the criteria information storage unit 121.

[0022] The repair cost reserve fund prediction unit 112 predicts the amount of the reserve fund to be deposited in the future (reserve fund prediction) based on the reserve fund record, and the monthly repair cost amount required in the future (repair cost prediction) based on the repair cost record and the planned repair cost. More specifically, the repair cost reserve fund prediction unit 112 predicts the amount of the reserve fund for each future month using a time series analysis method (such as exponential smoothing) from the reserve fund record deposited in each month. The repair cost reserve fund prediction unit 112 predicts the monthly repair cost amount required in the future based on the repair cost record and the planned repair cost. The amount of the reserve fund to be deposited in the future may be predicted by adding the planned reserve fund to the reserve fund record.

[0023] The reserve fund shortfall determination unit 113 determines, for each building, the time when the target building's repair costs will be insufficient (hereinafter referred to as the shortfall time), the amount (hereinafter referred to as the shortfall amount), and the time when repayment is possible, based on the cumulative predicted actual repair costs and cumulative predicted actual reserve funds for each month. Note that the reserve fund shortfall determination unit 113 may determine, for each building, the time when the target building's repair costs will be insufficient, the shortfall amount, and the time when repayment is possible, based on the cumulative planned repair costs and cumulative planned reserve funds for each month, or may determine, for each building, the time when the target building's repair costs will be insufficient, the shortfall amount, and the time when repayment is possible, based on the cumulative planned repair costs and cumulative predicted actual reserve funds for each month.

[0024] The surplus reserve fund determination unit 114 determines the amount of reserve funds (hereinafter referred to as the surplus amount) remaining before paying the repair costs for each building, the loanable time, and the repayment deadline based on the cumulative predicted actual repair costs and cumulative predicted actual reserve funds for each month for each building. Note that the surplus reserve fund determination unit 114 may determine the surplus amount, loanable time, and repayment deadline for each building based on the cumulative planned repair costs and cumulative planned reserve funds for each month, or may determine the surplus amount, loanable time, and repayment deadline based on the cumulative planned repair costs and cumulative predicted actual reserve funds for each month.

[0025] The matching unit 115 matches buildings with a reserve fund deficit (hereinafter referred to as a reserve fund deficit building) with buildings with surplus reserve funds (hereinafter referred to as a reserve fund surplus building). The matching unit 115 extracts reserve fund deficit buildings and reserve fund surplus buildings whose surplus reserve fund amount is equal to or greater than the reserve fund deficit amount, whose shortfall period is after the loanable period, and whose repayment period is before the repayment deadline. Note that multiple reserve fund surplus buildings may be extracted for one reserve fund deficit property.

[0026] The contract condition generating unit 116 generates contract conditions including the contracting parties (borrower and lender), loan amount, loan date, repayment deadline, interest rate, etc. The contract conditions may also include the conclusion of a factoring contract or a claim assignment contract until the full loan amount is repaid. A factoring contract is a contract in which a claim is transferred to a collection agent, and the collection agent collects the claim. As a result, even if a manager of a building with a reserve fund surplus cannot pay the reserve fund on the due date, the manager can receive the full amount or a nearly full amount when the payment due date arrives. A claim assignment contract is a contract in which a claim held by a creditor is transferred to a third party without changing the contract contents at all. In addition to a reserve fund loan contract, the principal of the reserve fund can be preserved by concluding these contracts.

[0027] When the electronic contract unit 117 receives from the information processing device 200 an acceptance of the contract conditions, it generates a contract and transmits the generated contract to the information processing device 200 operated by both the contractors, the manager of the building with a deficit reserve fund and the manager of the building with a surplus reserve fund, in that order. The electronic contract unit 117 receives the contract bearing the electronic signatures of both contractors, attaches a timestamp to the received contract, and transmits it to the information processing device 200 operated by both contractors. The electronic contract unit 117 stores management information relating to the contract bearing the timestamp and electronic signature in the contract management information storage unit 123.

[0028] The reserve fund management process (building standard judgment process) executed by the management server 100 of the reserve fund management system 10 configured as described above will be described below. FIG.

[0029] The communication unit 130 of the management server 100 receives the property information and repair reserve plan for each building from the information processing terminal 200 (step S401). The communication unit 130 assigns a building ID to identify the building, and stores the property information and repair reserve plan in the repair reserve information storage unit 122 in association with the assigned building ID. Here, the information included in the repair reserve plan is the initially formulated planned repair costs for each month, the accumulated planned repair costs, the planned reserve fund, the accumulated planned reserve fund, etc. In addition, in the case of a building for which deposits of reserve funds or payments of repair costs have begun, the repair plan results including the repair cost results and the reserve fund results may be received. The criteria determination unit 111 determines whether the property information and repair reserve plan of the building match a predetermined criterion (step S402).

[0030] More specifically, the standard determination unit 111 calculates, from the property information of the building and the repair reserve plan (planned repair costs, planned reserve funds), (1) the standard deviation of the repair cost unit price per area calculated by dividing the total planned repair costs for each large-scale repair by the total floor area of ​​the building, and (2) the standard deviation of the total planned reserve funds (including the repair reserve fund) by the m2 of the total exclusive area. 2 The standard determination unit 111 calculates at least one of the following: (1) the standard deviation of the monthly reserve fund unit price obtained by dividing the total planned reserve fund (including the repair reserve fund) of the building by the exclusive floor area of ​​the building; and (2) the standard deviation of the monthly reserve fund unit price obtained by dividing the total planned reserve fund (including the repair reserve fund) of the building by the exclusive floor area of ​​the building. The standard determination unit 111 determines whether the calculated standard deviation and / or the standard deviation of the monthly reserve fund unit price for each property is within the range of the standard stored in the standard information storage unit 121.

[0031] If the criteria determination unit 111 determines that the predetermined criteria are met (step S402: Yes), the communication unit 130 transmits a notice that the criteria are met and the building ID to the information processing terminal 200 (step S403). The communication unit 130 stores the property information of the building and the repair reserve plan in the repair reserve information storage unit 122 in association with the building ID.

[0032] If the criteria determination unit 111 determines that the building does not meet the predetermined criteria (step S402: No), the communication unit 130 transmits a message to the information processing terminal 200 indicating that the building does not meet the criteria (step S404). In this case, the building is not eligible for the savings fund loan.

[0033] In this way, by determining whether each building meets the specified criteria before the reserve fund loan is implemented, it is possible to objectively determine whether the building's repair cost and reserve fund plans are appropriate. This makes it possible to exclude buildings that do not meet the specified criteria from the reserve fund loan, thereby reducing the possibility of default. In addition, by indicating whether a building meets the specified criteria, the building's management association, owner, residents, etc. can have an opportunity to review the building's repair cost and reserve fund plans. Furthermore, if the building's repair reserve plan is reviewed and it meets the specified criteria again, it will be eligible for the reserve fund loan.

[0034] In addition, for buildings for which actual repair costs and reserve fund records already exist, instead of or in addition to determining whether the property information and repair reserve plan meet the specified criteria described above, the actual repair costs and reserve fund records may be received from the information processing device 200, repair cost forecasts and reserve fund forecasts may be calculated, and a determination may be made as to whether they meet the specified criteria.

[0035] Next, the savings fund management process (savings fund loan contract process) executed by the management server 100 of the savings fund management system 10 will be described. Figure 5 is a flowchart showing the steps of the savings fund management process executed by the management server 100. This process is executed at predetermined intervals (for example, once a month, once every three months, once every six months, once a year) or at any timing.

[0036] The communication unit 130 receives the building ID, the repair cost record, and the reserve fund record from the information processing terminal 200 (step S501). The communication unit 130 stores the repair cost record and the reserve fund record in the repair reserve information storage unit 122 in association with the building ID.

[0037] The repair cost reserve fund prediction unit 112 calculates a repair cost forecast based on the planned repair cost and the repair cost actual result, and calculates a reserve fund forecast based on the reserve fund actual result (step S502). For example, based on the repair cost actual result up to 3 years and 3 months of the number of months of aging shown in the repair reserve information of FIG. 2, the repair cost forecast from 3 years and 4 months onwards is calculated using a time series analysis method (for example, exponential smoothing, etc.). The repair cost reserve fund prediction unit 112 calculates a predicted actual cumulative repair cost by adding up the repair cost actual result and the repair cost forecast. Also, based on the reserve fund actual result up to 3 years and 3 months of the number of months of aging shown in the repair reserve information of FIG. 2, the reserve fund forecast from 3 years and 4 months onwards is calculated using a time series analysis method. The repair cost reserve fund prediction unit 112 calculates a predicted actual cumulative reserve fund by adding up the reserve fund actual result and the reserve fund forecast.

[0038] The criterion determination unit 111 determines whether the property information of the building, the predicted actual cumulative repair costs, and the predicted actual cumulative reserve fund of the building meet a predetermined criterion (step S503). More specifically, the criterion determination unit 111 determines, from the property information of the building, the actual and predicted repair costs, and the actual and predicted reserve fund, (1) the standard deviation of the repair cost unit price per area calculated by dividing the predicted actual cumulative repair costs for each large-scale repair by the total floor area of ​​the building, (2) the predicted actual cumulative reserve fund (including the repair reserve fund) divided by the m2 of the total exclusive area, and 2 At least one of (1) the standard deviation of the monthly reserve fund unit price obtained by dividing the total predicted actual reserve fund (including the repair reserve fund) of the building by the exclusive floor area of ​​the building is calculated, and (2) the standard deviation of the monthly reserve fund unit price obtained by dividing the total predicted actual reserve fund (including the repair reserve fund) of the building by the exclusive floor area of ​​the building. The standard determination unit 111 determines whether the standard deviation and / or the reserve fund unit price of the building is within the range of the standards stored in the standard information storage unit 121. If the standard determination unit 111 determines that the calculated value of the property does not match the predetermined standard, the communication unit 130 transmits to the information processing terminal 200 a message indicating that the predetermined standard is not met. Buildings that do not match the predetermined standard are not eligible for reserve fund lending.

[0039] The reserve fund deficiency determination unit 113 determines whether there is a building with a reserve fund deficiency (step S504). More specifically, the reserve fund deficiency determination unit 113 determines whether the reserve fund will be insufficient by comparing the predicted actual accumulated repair costs and the predicted actual accumulated reserve funds for each property. FIG. 6 is an explanatory diagram showing a part of the predicted actual accumulated repair costs and the predicted actual accumulated reserve funds for each number of years elapsed for a property with a reserve fund deficiency. FIG. 6 shows the amount for each number of years elapsed in order to make the table and graph easier to read, but in reality, the accumulated amounts for each month or for each specified period are compared to determine whether a reserve fund deficiency will occur. As shown in 61 in FIG. 6, a surplus accumulated reserve fund deficiency will occur in 2026 (36 years elapsed).

[0040] If it is determined that there is a building with a shortfall in reserve funds (step S504: Yes), the shortfall determination unit 113 calculates the time of shortfall, the shortfall amount, and the time when repayment is possible (step S505). In the example shown in Fig. 6, the shortfall time is calculated to be 2026, the shortfall amount is 88,330,000 yen, and the time when repayment is possible is 2029 (62 in Fig. 6). If it is determined that there is no property with a shortfall in reserve funds (step S504: No), the process ends.

[0041] The surplus reserve fund determination unit 114 extracts buildings with surplus reserve funds (step S506). More specifically, the surplus reserve fund determination unit 114 determines whether or not there is surplus reserve funds by comparing the predicted actual cumulative repair costs and the predicted actual cumulative reserve funds for each building. FIG. 7 is an explanatory diagram showing a part of the predicted actual cumulative repair costs and the predicted actual cumulative reserve funds for each number of years elapsed for a property with surplus reserve funds. FIG. 7 shows the amount for each number of years elapsed in order to make the table and graph easier to read, but in reality, the cumulative amounts for each month or for each specified period are compared to determine whether or not there is surplus reserve funds. 71 in FIG. 7 indicates surplus reserve funds. Since there is 98,900,000 yen in 2026 (7 years elapsed), it can be lent to other properties. In this case, the lending period is 2026, and the lending amount is 98,900,000 yen. Furthermore, 72 in Figure 7 indicates the time when repair costs are greater than the reserve fund and large-scale repairs that will require a large amount of reserve funds are planned. If the surplus reserve fund is lent to another property in 2026, it will need to be returned by 2031, so the return deadline will be 2031. Note that, as repair costs other than the large-scale repairs that will be required by 2031 will be 11,560,000 yen, the remaining 87,340,000 yen excluding these repair costs can be considered the surplus reserve fund. Also, it is not necessary to limit the extraction to one property with surplus reserve funds; multiple properties can be extracted.

[0042] The matching unit 115 matches buildings with shortfalls and surplus reserves (step S507). As an example, the property shown in FIG. 6 has a shortfall period in 2026, a shortfall of 88,330,000 yen, and a possible return period in 2029, while the property shown in FIG. 7 has a lendable period in 2026, a surplus reserve of 98,900,000 yen, and a return deadline in 2031. Therefore, the lendable period and the shortfall period are the same, the surplus reserve is greater than the shortfall amount, and the possible return period is earlier than the return deadline, so matching is established. If there is no matching building, a notification to that effect is sent and the process is terminated.

[0043] For the matched property, the electronic contract unit 117 executes a mutual savings fund loan contract process (step S508). The mutual savings fund loan contract process will be described in detail later. The electronic contract unit 117 judges whether or not a contract has been concluded (step S509). If it is judged that a contract has been concluded (step S509: Yes), the process ends. If there are multiple properties with insufficient savings funds, the process returns to step S504 and processes the new property. If it is judged that a contract has not been concluded (step S509: No), the process returns to step S507 and executes matching process with another property.

[0044] Next, the bilateral savings fund loan contract process executed in the above-mentioned step S508 will be described.

[0045] The contract condition generation unit 116 generates contract conditions between the buildings with a reserve fund deficit and a reserve fund surplus for which matching has been established (step S801). The contract conditions include the contracting parties (borrower and lender), loan amount, loan date, repayment deadline, interest rate, and other conditions. Other conditions may include a factoring contract or a credit assignment contract. The communication unit 130 transmits the contract conditions to the information processing device 200 operated by both managers (step S802). The communication unit 130 receives a response to the contract conditions from the information processing device 200 (step S803). The response to the contract conditions is whether or not the contract conditions are accepted.

[0046] The electronic contract unit 117 judges whether or not both parties have accepted the contract conditions (step S804). If it is judged that one or both parties do not accept the contract conditions (step S804: No), the process ends. If it is judged that both parties accept the contract conditions (step S804: Yes), the electronic contract unit 117 generates a contract (step S805).

[0047] The communication unit 130 transmits the contract to one of the information processing devices 200 (step S806). The communication unit 130 receives the contract to which the electronic signature has been added from the information processing device 200 (step S807). Note that instead of the electronic signature, a PDF of the contract to which a name and seal have been added may be used. The same applies below. The communication unit 130 transmits the contract to which the electronic signature has been added by one party to the other information processing device 200 (step S808). The communication unit 130 receives the contract to which both parties have added their electronic signatures (step S809). The electronic contract unit 117 adds a timestamp to the contract to which both parties have added their electronic signatures (step S810). The communication unit 130 transmits the contract to which the timestamp and electronic signature have been added to both parties (step S811). The electronic contract unit 117 stores the contract management information in the contract management information storage unit 123 (step S812).

[0048] In this way, each unit in a building is sold, and based on the actual repair costs paid by the management association, the actual reserve funds transferred by the residents or purchasers, and the repair cost forecasts and reserve fund forecasts, it is possible to objectively determine whether the building is being properly managed by judging whether the repair costs and reserve funds up to now and in the future meet the specified standards. Also, by presenting such an objective evaluation to the residents or purchasers via the management association or management company, it is possible to improve the motivation of the residents or purchasers to manage the repair costs and reserve funds, which tend to be less of an interest after purchase, and to improve the perspective of asset management.

[0049] In addition, when a properly managed building's reserve fund is insufficient for large-scale repairs, the management association of the building with the shortfall can easily raise funds by borrowing surplus reserve funds that are not scheduled to be paid for a certain period of time from other buildings. On the other hand, the management association of a building that has surplus reserve funds can effectively utilize unused funds. In addition, since both parties to the reserve fund loan agreement meet the specified standards for repair costs and reserve funds, they can enter into a lease agreement with a more trustworthy party.

[0050] <Example 2> The reserve fund management system 20 according to the second embodiment does not lend and borrow reserve funds on a bilateral basis as described in the first embodiment, but enters into a reserve fund loan contract via a financial product such as a fund funded by the reserve funds of each building. The reserve fund management system 20 manages the reserve funds of each building transferred to the fund, and executes a reserve fund loan process via the fund for buildings with a reserve fund shortage. The fund lends the shortfall in reserve funds to buildings with a reserve fund shortage, and returns the reserve funds and investment gains that it has set aside at the time of repair to buildings with sufficient reserve funds and investment gains to cover the repair costs required at the time of repair. The fund also manages surplus funds (shortfall in reserve funds lent to buildings with a reserve fund shortage and funds other than repair costs to be returned at the time of repair) in an appropriate manner.

[0051] Fig. 9 is a block diagram showing the configuration of the savings fund management system 20 according to Example 2. The savings fund management system 20 comprises a management server 400, an information processing device 200, a financial institution server 300, and a fund server 500. In this Example, each device with the same reference numerals as in Example 1 has the same function and configuration as in Example 1, so refer to the above description and the description here will be omitted.

[0052] The management server 400 is a server that manages the repair costs and reserve funds of properties based on various data transmitted from the information processing device 200 and the fund server 500 operated by the manager of the fund that manages the reserve funds. The management server 400, the information processing device 200, the financial institution server 300, and the fund server 500 are communicatively connected to each other via a communication network N, and transmit and receive data between each device.

[0053] 9, the management server 400 includes a control unit 410, a storage unit 120, and a communication unit 130. Programs and the like stored in the storage unit 120 included in the management server 400 are temporarily read into a memory, and a CPU constituting the control unit 410 executes the programs read into the memory, whereby the CPU functions as each unit shown in FIG.

[0054] The control unit 410 controls each part of the reserve fund management system 20 and transmits data to each part. The control unit 410 functions as each of the criteria determination unit 111, the repair cost reserve fund prediction unit 112, the deficit reserve fund determination unit 113, the surplus reserve fund determination unit 114, the surplus / deficit combination unit 415, the contract condition generation unit 416, and the electronic contract unit 417. The parts with the same reference numerals as those in the first embodiment have the same functions and configurations as those in the first embodiment, so please refer to the above explanation and the following explanation will focus on the differences from the first embodiment.

[0055] The surplus / deficiency combination unit 415 calculates a combination of the shortage period, shortage amount, and repayment period for one or more buildings for which the shortage reserve judgment unit 113 has determined that there is a reserve shortage, and the surplus amount, loan period, and repayment deadline for one or more buildings for which the surplus reserve judgment unit 114 has determined that there is an surplus reserve.

[0056] The contract conditions generation unit 416 generates contract conditions between the fund and the contracting party. The contract conditions include the contracting parties (borrower and lender), loan amount, loan date, repayment deadline, interest rate, etc. The contract conditions may include the conclusion of a factoring contract or a receivables assignment contract until the full amount of the loan is repaid.

[0057] When the electronic contract unit 417 receives from the information processing device 200 and the fund server 500 an acceptance of the contract conditions, it generates an electronic contract and executes the contract processing using the generated electronic contract.

[0058] The processing executed by the management server 400 of the savings fund management system 20 configured as described above will now be described. The savings fund management system 20 executes the processing shown in FIG. 4 in the same manner as in the first embodiment, and judges whether each building is a target building for savings fund lending or borrowing. It executes savings fund management processing for buildings that are judged to meet the predetermined criteria. FIG. 10 is a flowchart showing the steps of the savings fund management processing executed by the management server 400. This processing is executed at predetermined intervals (for example, every month, every three months, every six months, or every year) or at any timing.

[0059] The communication unit 130 receives the accumulated repair status of the fund for each building ID from the information processing terminal 200 (step S1001). The accumulated repair status is the actual amount of the reserve fund sent to the fund and the actual amount of repair costs paid from the fund. The communication unit 130 stores the actual amount of repair costs and the actual amount of the reserve fund in the repair accumulated information storage unit 122 in association with the building ID.

[0060] The repair cost reserve fund prediction unit 112 calculates a repair cost forecast and a reserve fund forecast, which are future repair costs and reserve funds, based on the reserved repair status (step S1002). More specifically, the repair cost reserve fund prediction unit 112 calculates a repair cost forecast based on the planned repair costs and actual repair costs, and calculates a reserve fund forecast based on the actual reserve fund.

[0061] The criteria determination unit 111 determines whether or not the property satisfies a predetermined criterion (step S1003). If the criteria determination unit 111 determines that the property does not satisfy the predetermined criterion, the communication unit 130 transmits a message indicating that the property does not satisfy the predetermined criterion to the information processing terminal 200. Any property that does not satisfy the predetermined criterion is not eligible for the savings fund loan.

[0062] The reserve fund deficiency determination unit 113 determines whether there is a property that has a reserve fund deficiency (step S1004). More specifically, the reserve fund deficiency determination unit 113 determines whether there is a reserve fund deficiency by comparing the predicted actual accumulated repair costs and the predicted actual accumulated reserve fund for each building.

[0063] If it is determined that there is a building with a reserve fund shortfall (step S1004: Yes), the reserve fund shortfall assessment unit 113 calculates the time of shortfall, the shortfall amount, and the time when repayment is possible (step S1005). The number of buildings with a reserve fund shortfall does not need to be limited to one, and multiple buildings may be extracted. If it is determined that there is no building with a reserve fund shortfall (step S1004: No), the process ends.

[0064] The surplus reserve fund determination unit 114 extracts buildings with surplus reserve funds (step S1006). More specifically, the surplus reserve fund determination unit 114 determines whether or not there is surplus reserve funds by comparing the predicted actual cumulative repair costs and the predicted actual cumulative reserve funds for each building, and if there is surplus reserve funds, calculates the surplus amount, the loanable period, and the repayment deadline. The number of properties with surplus reserve funds does not need to be limited to one, and multiple properties may be extracted.

[0065] The surplus / deficiency combination unit 415 combines buildings with deficit reserve funds and surplus reserve funds (step S1007). More specifically, the surplus / deficiency combination unit 415 calculates combinations of the deficit period, deficit amount, and repayment possible period of one or more buildings with the surplus amount, lending possible period, and repayment deadline of one or more buildings. By confirming the establishment of such combinations, it is possible to determine whether or not the fund can lend or borrow reserve funds to each building. As in the first embodiment, by calculating combinations of the surplus amount, lending possible period, and repayment deadline of multiple reserve fund surplus properties with the deficit period, deficit amount, and repayment possible period of multiple reserve fund deficit properties, not limited to bilateral lending contracts, the flexibility of the lending amount and lending period of the reserve funds held by the fund is increased, and more reserve funds can be lent or borrowed.

[0066] For buildings from which savings funds are borrowed and lent, the electronic contract unit 417 executes a savings fund loan contract process with the fund (step S1008). The details of the savings fund loan contract process with the fund will be described later. The electronic contract unit 417 judges whether or not a contract has been concluded (step S1009). If it is determined that a contract has been concluded (step S1009: Yes), the processing ends. If it is determined that a contract has not been concluded (step S1009: No), the process returns to step S1007 and executes a combination process with other extracted properties.

[0067] Next, the reserve fund management process (reserve fund loan contract process with the fund) executed in step S1008 described above will be explained.

[0068] The electronic contract unit 417 generates contract terms between each building and the fund (step S1101). The contract terms include the contracting parties (borrower and lender), loan amount, loan date, repayment deadline, interest rate, and other conditions. The communication unit 130 transmits the contract terms to the fund server 500 and the information processing device 200 operated by the manager of each building (step S1102). The communication unit 130 receives a response to the contract terms from the fund server 500 and the information processing device 200 (step S1103). The response to the contract terms is whether or not the contract terms are accepted.

[0069] The electronic contract unit 417 judges whether all the parties have accepted the contract conditions (step S1104). If it is judged that even one party has not accepted the contract conditions (step S1104: No), the process ends. If it is judged that all the parties have accepted the contract conditions (step S1104: Yes), the electronic contract unit 417 generates a contract (step S1105).

[0070] The communication unit 130 transmits the contract to the fund server 500 or the information processing device 200 (step S1106). The communication unit 130 receives the contract to which the electronic signature has been added from the fund server 500 or the information processing device 200 (step S1107). The communication unit 130 transmits the contract to which one party has added an electronic signature to the other party (the information processing device 200 or the fund server 500) (step S1108). The communication unit 130 receives the contract to which both parties have added an electronic signature (step S1109). The electronic contract unit 417 adds a timestamp to the contract to which both parties have added an electronic signature (step S1110). The communication unit 130 transmits the contract to which the timestamp and the electronic signature have been added to both parties (step S1111). The electronic contract unit 417 stores the contract management information in the contract management information storage unit 123 (step S1112).

[0071] In this way, when a properly managed building's reserve fund is insufficient for large-scale repairs, the fund can easily raise funds by borrowing surplus reserve funds that are not scheduled to be paid for a certain period of time from other buildings. Meanwhile, buildings that hold surplus reserve funds can effectively utilize unused funds. In addition, since both parties to the reserve fund loan agreement meet the specified standards for repair costs and reserve funds, they can enter into a lease agreement with a more trustworthy party.

[0072] In addition, by entering into a contract through a fund, even if there are multiple borrowers and lenders, the contract will be made with the fund, so the contract will not be complicated. In addition, by having the management of the reserve fund be done by the fund, it will be under the jurisdiction of the Financial Services Agency and will be invested and managed in accordance with the Financial Instruments and Exchange Act, so the reserve fund can be managed more safely.

[0073] In addition to the above-mentioned processing, the fund may manage the reserve fund of each building that is not lent to buildings with insufficient reserve funds in government bonds, Mansion Living Bonds (registered trademark) which are bonds issued by the Japan Housing Finance Agency, fixed term deposits, etc. The reserve fund of each building may be managed by managing all of the reserve funds paid from each unit every month in the fund, or by transferring a certain amount from the reserve fund or a certain amount every month to the fund. When repair costs become necessary for each unit, if the repair costs are less than the reserve fund and investment profit, the repair costs can be paid without receiving a loan of the reserve fund by canceling the amount required for the repairs. In addition to the reserve fund, the management fee of the building may also be managed by the fund.

[0074] The hardware configuration of the management server 100, information processing device 200, financial server 300, management server 400, and fund server 500 according to the above-mentioned embodiments is a normal computer including one or more processors such as a CPU (Central Processing Unit), MPU (Micro-Processing Unit) or GPU (Graphics Processing Unit), and equipped with external storage devices such as ROM (Read Only Memory), RAM (Random Access Memory), HDD (Hard Disk Drive), flash memory, and SSD (Solid State Drive), and a communication control device, etc., and the above-mentioned configuration and functions are realized by the CPU, etc. reading and running programs stored in the ROM, RAM, HDD, etc. The control unit may be an electronic circuit such as an ASIC (Application Specific Integrated Circuit) or PLD (Programmable Logic Device).

[0075] The programs that run on the management server 100, the information processing device 200, the financial server 300, the management server 400, and the fund server 500 may be stored on a computer connected to a network such as the Internet and provided by downloading via the network, or may be recorded in an installable or executable format on a computer-readable recording medium such as a CD-ROM, DVD, USB memory, or SD card and provided. Furthermore, the programs that realize the above-mentioned functions and processes may be provided in the form of an API (Application Programming Interface), SaaS (Software as a Service), or cloud computing.

[0076] In the above-described embodiments, the management server 100, information processing device 200, financial server 300, management server 400, and fund server 500 have been described as separate devices, but some or all of the functions of the management server 100, information processing device 200, financial server 300, management server 400, and fund server 500 may be configured as one or more devices, or may be configured by combining the functions of each device.

[0077] The present invention is not limited to the above-described embodiment, and does not necessarily have to be physically configured as illustrated. The present invention can be configured by functionally or physically dividing, integrating, replacing, modifying, or deleting all or part of the components described in the embodiment in any unit according to various loads, usage conditions, etc. [Explanation of symbols]

[0078] 100...management server, 110...control unit, 111...criteria determination unit, 112...repair cost reserve fund prediction unit, 113...deficient reserve fund determination unit, 114...surplus reserve fund determination unit, 115...matching unit, 116...contract condition generation unit, 117...electronic contract unit, 120...storage unit, 121...criteria information storage unit, 122...repair reserve information storage unit, 123...contract management information storage unit, 130...communication unit, 200...information processing device, 300...financial server, 400...management server, 410...control unit, 415...surplus / deficit combination unit, 416...contract condition generation unit, 417...electronic contract unit, 500...fund server

Claims

1. A receiving means for receiving a planned repair cost, which is a repair cost determined in advance for a building, an actual repair cost paid as the repair cost for the building, and an actual reserve fund deposited as a reserve fund for the building; A repair cost reserve fund forecasting means for forecasting a forecast repair cost, which is a future repair cost, based on the planned repair cost and the actual repair cost, and a forecast reserve fund, which is a future reserve fund, based on the actual reserve fund; determining a shortfall in the reserve fund of the building from a predicted cumulative actual repair cost, which is a cumulative total of the actual repair cost and the predicted repair cost, and a predicted cumulative actual reserve fund, which is a cumulative total of the actual reserve fund and the predicted reserve fund; a reserve fund deficiency judgment means for calculating the amount of the deficiency, the time of the deficiency, and the time of possible return indicating the time after the time of the deficiency when the predicted actual accumulated reserve fund will be able to cover the amount of the deficiency for a building that is judged to have a reserve fund deficiency; a surplus reserve fund determination means for calculating the surplus amount, the loanable period, and the repayment deadline for a building that is determined to have surplus reserve funds from the estimated cumulative actual repair costs and the estimated cumulative actual reserve funds; A management server comprising a matching means for matching the shortfall amount, the time of shortfall, and the time when the repayment can be made of a building in which the reserve fund is insufficient with the surplus amount, the time when the loan can be made, and the repayment deadline of a building determined to have an surplus reserve fund.

2. a savings receiving means for receiving property information about a building and actual savings deposited as a savings fund for the building; a reserve fund forecasting means for forecasting a future reserve fund based on the actual reserve fund; a criterion determination means for determining whether a predetermined criterion is satisfied based on the property information of the building, the actual reserve fund, and the projected reserve fund; The management server according to claim 1 , wherein the matching means excludes buildings that do not satisfy the predetermined criteria from the matching targets.

3. A repair cost receiving means for receiving property information of a building, actual repair costs paid as repair costs for the building, and planned repair costs to be paid based on a repair reserve plan; A repair cost prediction means for predicting a future repair cost, which is a predicted repair cost, based on the actual repair cost and the planned repair cost; and a criterion determination means for determining whether or not a predetermined criterion is satisfied based on the property information of the building, the actual repair cost, and the estimated repair cost; The management server according to claim 1 , wherein the matching means excludes buildings that do not satisfy the predetermined criteria from the matching targets.

4. A repair reserve plan receiving means for receiving property information of a building and a repair reserve plan including a planned repair cost, a cumulative planned repair cost, a planned reserve fund, and a cumulative planned reserve fund for each month of the building; a criterion determination means for determining whether a predetermined criterion is satisfied based on the property information of the building and the accumulated planned reserve fund or the accumulated planned repair cost; The management server according to claim 1 , wherein the matching means excludes buildings that do not satisfy the predetermined criteria from the matching targets.

5. A contract condition generating means for generating contract conditions regarding the lending and borrowing of the reserve fund; a contract conditions transmission means for transmitting the contract conditions to information terminal devices of both contracting parties; a contract generating means for generating a contract when consent of the contract conditions is received from the information terminal devices of both of the contracting parties; a contract transmission means for transmitting the contract to information terminal devices of both of the contracting parties; 5. The management server according to claim 1, further comprising: an electronic contract means for storing information regarding the contract in a memory unit when an electronically signed contract is received from the information terminal devices of both of the contracting parties.

6. a receiving means for receiving a planned repair cost, which is a repair cost determined in advance for a building, an actual repair cost paid as the repair cost for the building, and an actual reserve fund deposited into a fund as a reserve fund for the building; A repair cost reserve fund forecasting means for forecasting a forecast repair cost, which is a future repair cost, based on the planned repair cost and the actual repair cost, and a forecast reserve fund, which is a future reserve fund, based on the actual reserve fund; a shortfall reserve determination means for calculating, for a building determined to have a shortfall in the reserve fund of said building, the shortfall amount, the shortfall time, and the repayment possible time indicating the time after the shortfall time when the shortfall amount will be covered by the shortfall amount from the forecasted accumulated actual repair costs, which is the total of said actual repair costs and said forecasted repair costs, and the forecasted accumulated actual reserve funds, which is the total of said actual reserve funds and said forecasted accumulated reserve funds; a surplus reserve fund determination means for calculating the surplus amount, the loanable period, and the repayment deadline for a building that is determined to have surplus reserve funds from the estimated cumulative actual repair costs and the estimated cumulative actual reserve funds; A management server comprising: a surplus / deficiency combination means for combining the shortfall amount, the shortfall time, and the repayment time of a building in which the reserve fund is insufficient, and the surplus amount, the loanable time, and the repayment deadline of a building determined to have an surplus reserve fund.

7. A contract condition generating means for generating contract conditions regarding the lending and borrowing of the reserve fund; a contract conditions transmission means for transmitting the contract conditions to an information terminal device operated by a contract holder and a fund server operated by an administrator of the fund; a contract generation means for generating a contract when consent to the contract conditions is received from both the information terminal device and the fund server; a contract transmission means for transmitting the contract to both the information terminal device and the fund server; The management server according to claim 6 , further comprising an electronic contract means for storing information regarding the contract in a memory unit when an electronically signed contract is received from both the information terminal device and the fund server.

8. A method for managing a reserve fund executed by a computer, comprising the steps of: A receiving step of receiving a planned repair cost, which is a repair cost determined in advance for a building, an actual repair cost paid as the repair cost for the building, and an actual reserve fund deposited as a reserve fund for the building; a repair cost reserve fund prediction step of predicting a predicted repair cost, which is a future repair cost, based on the planned repair cost and the actual repair cost, and a predicted reserve fund, which is a future reserve fund, based on the actual reserve fund; determining a shortfall in the reserve fund of the building from a predicted cumulative actual repair cost, which is a cumulative total of the actual repair cost and the predicted repair cost, and a predicted cumulative actual reserve fund, which is a cumulative total of the actual reserve fund and the predicted reserve fund; a reserve fund shortfall determination step for calculating the shortfall amount, the shortfall time, and the repayment possible time indicating the time after the shortfall time when the predicted actual accumulated reserve fund will be able to cover the shortfall amount for a building determined to have a shortfall in the reserve fund; a surplus reserve fund determination step of calculating the surplus amount, the lending period, and the repayment deadline for a building that is determined to have surplus reserve funds from the estimated cumulative actual repair costs and the estimated cumulative actual reserve funds; a matching step of matching the shortfall amount, the shortfall time, and the repayment time of a building with a shortfall in the reserve fund with the surplus amount, the lending time, and the repayment time of a building determined to have a surplus in the reserve fund; A method for managing reserve funds, including:

9. A method for managing a reserve fund executed by a computer, comprising the steps of: A receiving step of receiving a planned repair cost, which is a repair cost determined in advance for a building, an actual repair cost paid as the repair cost for the building, and an actual reserve fund deposited into a fund as a reserve fund for the building; a repair cost reserve fund prediction step of predicting a predicted repair cost, which is a future repair cost, based on the planned repair cost and the actual repair cost, and a predicted reserve fund, which is a future reserve fund, based on the actual reserve fund; a reserve fund shortfall determination step for calculating, for a building determined to have a reserve fund shortfall, the shortfall period, and a returnable period indicating the period after the shortfall period when the forecasted actual accumulated reserve fund will be able to cover the shortfall amount, based on a forecasted actual repair cost total, which is the total of the actual repair cost and the forecasted repair cost, and a forecasted actual accumulated reserve fund, which is the total of the actual reserve fund and the forecasted reserve fund; a surplus reserve fund determination step of calculating the surplus amount, the lending period, and the repayment deadline for a building that is determined to have surplus reserve funds from the estimated cumulative actual repair costs and the estimated cumulative actual reserve funds; a surplus / deficiency combination step of combining the shortfall amount, the shortfall time, and the repayment possible time of a building with a shortfall in the reserve fund and the surplus amount, the lending possible time, and the repayment due date of a building determined to have a surplus in the reserve fund; A method for managing reserve funds, including:

10. A reserve fund management program for causing a computer to execute the reserve fund management method according to claim 8 or 9.

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