Management fee calculation system, information processing method, and program

Abstract

To provide real estate management technology that reflects the value of common areas in the management association's budget while suppressing the burden on owners during the transitional period of unitization. [Solution] The system stores property information, tenant information, expense balance information, and common area information, calculates the management fee reserve based on the difference between future and current income and expenses for utilities such as electricity and water, and sets floor-specific exclusive usage fees for each floor, and calculates the amount to be added to the repair reserve fund based on these floor-specific exclusive usage fees.

Description

[Technical Field]

[0001] The present invention relates to, for example, an information processing system, an information processing method, and a program, and particularly relates to a management cost calculation system (as one type of information processing system), an information processing method (a management cost calculation method), and a program for use in a scenario where a single commercial building is divided into section-owned offices and a management association is formed. [Background Art]

[0002] Patent Literature 1 discloses a section-owned office investment management system that inputs and manages repair reserve funds and dedicated facility guarantee budgets, and calculates financial statements and cash flows.

[0003] Conventionally, if the rental conditions from the period of single ownership are retained, the future balance of payments for electricity and water supply may result in a deficit. Furthermore, even if a tenant who has occupied a single-owned commercial building since before the building was divided into section-owned offices uses common areas such as projecting signboards, wall surfaces, roof balconies, and approach areas, sufficient consideration for such use may not have been collected.

[0004] In division projects, if the owner is billed for deficit balances in income and expenditure or uncollected amounts, the owner will feel dissatisfied asking "why must I bear this cost?", and as a result, sales activities are hindered. [Prior Art Documents] [Patent Documents]

[0005] [Patent Document 1] Japanese Unexamined Patent Application Publication No. 2017-054497 [Summary of the Invention] [Problem to be Solved by the Invention]

[0006] This invention has been made in view of the above circumstances, and aims to provide a management fee calculation system, information processing method (management fee calculation method), and program for stabilizing the finances of a management association while suppressing future financial gaps that result in deficits in electricity and water bills, such as when it is difficult to collect usage fees for common areas from tenants, or when it is difficult to collect usage fees for common areas from existing tenants. Alternatively, it aims to provide a management fee calculation system, information processing method (management fee calculation method), and program for stabilizing the finances of a management association while suppressing the burden on owners. [Means for solving the problem]

[0007] To solve the above problems, the management fee calculation system according to the first aspect of the present invention is an information processing system for designing the income and expenditure of a management association when a commercial building is divided into separate units and a management association is formed as a unit-owned office, comprising: a management terminal that accepts input of information related to the calculation of management fees; and a management server that receives the information related to the calculation of management fees input from the management terminal, wherein the management server stores information related to the calculation of management fees for the real estate managed properties that form the management association, and calculates the difference between future income and expenditure and current income and expenditure based on the expense income and expenditure information of the real estate managed properties. The system comprises: a management fee reserve calculation unit that sets a management fee reserve by apportioning the amount according to the area ratio of each floor and multiplying the apportioned amount by the remaining contract years and aggregating the results; a floor-specific exclusive usage fee setting unit that sets a floor-specific exclusive usage fee per predetermined period for each floor of the common areas; and a repair reserve fund addition amount calculation unit that adds a repair reserve fund addition amount to the repair reserve fund when there are tenants who are not currently paying the floor-specific exclusive usage fee. The management terminal is characterized in that it outputs the setting results from the management fee reserve calculation unit, the floor-specific exclusive usage fee setting unit, and the repair reserve fund addition amount calculation unit.

[0008] In a management fee calculation system according to a second aspect of the present invention, in the first aspect, the repair reserve fund addition calculation unit may set the repair reserve fund addition amount by subtracting an amount equivalent to the floor-specific exclusive usage fee revenue that can be collected from the current tenant from the total amount obtained by multiplying the floor-specific exclusive usage fee for each common area by the remaining contract period.

[0009] In the third aspect of the present invention, as a management fee calculation system, in the second aspect, the common area may include at least one of the following: a projecting sign, a freestanding sign, a wall, a roof balcony, an approach area, equipment in the rental room, a passageway, equipment, a warehouse, a parking lot, and a bicycle parking area.

[0010] Furthermore, in order to solve the above problems, the information processing method according to the fourth aspect of the present invention is an information processing method in an information processing system in which a management terminal and a management server equipped with a property database are communicated via a network for designing the income and expenditure of a management association when a commercial building is divided into sections and a management association is formed as a set of subdivided office units, wherein the management terminal receives input of information related to the calculation of management fees for the real estate managed properties that form the management association, the management server stores the information related to the calculation of management fees in the property database, and the management server processes the real estate managed properties The system is characterized by comprising the steps of: setting a management fee reserve by apportioning the difference between future income and expenditure based on expense and expenditure information and current income and expenditure according to the area ratio of each floor, and aggregating the apportioned amount by multiplying it by the remaining contract years; the management server setting a floor-specific exclusive usage fee per floor for a predetermined period for the common areas; the management server setting an additional repair reserve amount to the repair reserve fund if there are tenants who are not currently paying the floor-specific exclusive usage fee; and the management terminal outputting the setting results of the management fee reserve, the floor-specific exclusive usage fee, and the additional repair reserve amount.

[0011] Furthermore, in order to solve the above problems, the program according to the fifth aspect of the present invention is an information processing system for designing the income and expenditure of a management association when a commercial building is divided into separate units and a management association is formed as a unit-owned office, wherein the computer stores information related to the calculation of management fees for the real estate managed properties that make up the management association, and allocates the difference between future income and expenditure and current income and expenditure based on the expense income and expenditure information of the real estate managed properties according to the floor area ratio, and aggregates the allocated amount by multiplying it by the remaining contract years. The system is characterized by functioning as follows: a management fee reserve calculation unit that sets a management fee reserve; a floor-specific exclusive usage fee setting unit that sets a floor-specific exclusive usage fee for each floor of the common area according to the floor-specific area ratio per predetermined period; a repair reserve fund addition amount calculation unit that adds a repair reserve fund addition amount to the repair reserve fund if there are tenants who do not currently bear the floor-specific exclusive usage fee; and an output unit that outputs the setting results of the management fee reserve, the floor-specific exclusive usage fee, and the repair reserve fund addition amount.

[0012] Furthermore, the sixth embodiment may be implemented as a recording medium storing the program relating to the fifth embodiment. [Effects of the Invention]

[0013] According to each aspect of the present invention, since the usage fees for common areas can be clearly managed, expenses that could not be charged to previous tenants and were borne by the owner or management company can be systematically processed as floor-specific exclusive usage fees and repair reserve fund additions.

[0014] Furthermore, since future revenue and expenditure surpluses for electricity, water, etc., can be quantified according to the floor area ratio and remaining years, management fee reserves can be set in a rational and justifiable manner.

[0015] Furthermore, it can stabilize the finances of the management association even during the transitional period of subdivided ownership, reduce the financial and psychological burden on owners, and contribute to the smooth operation and expansion of sales activities. [Brief explanation of the drawing]

[0016] [Figure 1] This is a system configuration diagram illustrating the outline of a management fee calculation system related to one embodiment of the present invention. [Figure 2] This diagram illustrates the hardware configuration of a management terminal according to one embodiment of the present invention. [Figure 3] This diagram illustrates the hardware configuration of a management server according to one embodiment of the present invention. [Figure 4] This diagram illustrates the overview of the functional blocks of the management server according to one embodiment of the present invention. [Figure 5] This is an explanatory diagram illustrating the calculation concept for the management fee reserve and the repair reserve fund addition related to one embodiment of the present invention. [Modes for carrying out the invention]

[0017] The embodiments for carrying out this application will be described below with reference to the drawings. Figure 1 is a system configuration diagram illustrating the outline of a management cost calculation system according to one embodiment of the present invention. As shown in Figure 1, the management cost calculation system 100 is configured such that a management terminal 20 and a management server 30 are connected to each other via a communication line 10. The system configuration may be configured using so-called cloud computing as needed. The communication line 10 may be wired or wireless. Examples of wired communication include coaxial cables and internet connections such as wired LAN (Ethernet), and examples of wireless communication include Wi-Fi (registered trademark) and Bluetooth (registered trademark).

[0018] Figure 2 is a diagram illustrating the hardware configuration of a management terminal according to one embodiment of the present invention. As shown in Figure 2, the management terminal 20 includes a CPU 21, a storage device 22, an input device 23, an output device 24, and a communication interface 25, and exchanges data, addresses, and control signals via a bus. The CPU 21 of the management terminal 20 loads programs stored in ROM into RAM and processes data using the programs loaded into RAM. The storage device 22 is composed of a hard disk or SSD, and stores programs and information related to the calculation of management costs. The input device 23 includes or is connected to a keyboard, barcode reader, scanner, etc., and inputs information as needed, and includes all devices that enable the input of information. The output device 24 includes or is connected to a display, printer, etc., and outputs information related to the calculation of management costs as needed. The management terminal 20 is processed by the CPU 21, inputs information related to the calculation of management costs from the input device 23, displays it on the output device 24, and, as needed, sends and receives the information related to the calculation of management costs input from the input device 23 via the communication interface 25. The management terminal 20 may be a single unit or composed of multiple systems, as long as it is capable of performing its duties as the management fee calculation system 100. While a PC is preferred, it is not limited to a PC; a tablet, smartphone, or other device may also be used.

[0019] FIG. 3 is a diagram outlining the hardware configuration of a management server according to an embodiment of the present invention. As shown in FIG. 3, the management server 30 includes a control device 31, a storage device 32, and a communication interface 33, and exchanges data, addresses, and control signals via a bus. The control device 31, such as a GPU or CPU, loads a program stored in a ROM into a RAM, and processes data according to the program loaded into the RAM. The storage device 32, such as a hard disk or SSD, stores programs and information related to management cost calculation. Information related to management cost calculation is transmitted and received as necessary via the communication interface 33. Note that the management server 30 may be configured as a single unit or a plurality of systems as long as it can perform operations as a management cost calculation system. Alternatively, a cloud computing service such as AWS (registered trademark) may be used. Although the management server 30 is preferably provided, the management terminal 20 may include the functional blocks of the management server 30 and execute processing related to management cost calculation.

[0020] FIG. 4 is a diagram outlining the functional blocks of a management server according to an embodiment of the present invention. As shown in FIG. 4, the management server 30 includes, as functional blocks, a property database 131, a management cost reserve calculation unit 132, a floor-specific exclusive usage fee setting unit 133, and a repair reserve addition amount calculation unit 134.

[0021] Information related to management cost calculation is input and transmitted from the management terminal 20, and as the property database 131 of the management server 30, the following are recorded: the floor configuration for each property, the rental room area, the move-in year and contract expiration year for each tenant, the type of common areas, actual income and expenditure including at least electricity expense / electricity income, water expense / water income, as well as setting conditions for calculating management costs, repair reserves, management costs, and repair reserves. Actual income and expenditure are not limited to electricity and water charges; miscellaneous expenses for properties with large miscellaneous expense amounts (e.g., properties with many unclear points) and minor repair expenses for properties that are likely to temporarily incur high minor repair costs (e.g., properties that are several years away from air conditioning replacement but have had many problems in the past) may be included in the income and expenditure items.

[0022] Figure 5 is an explanatory diagram illustrating the calculation concept of the management fee reserve and the repair reserve fund addition according to one embodiment of the present invention. As shown in the calculation of the management fee reserve in Figure 5(A), using electricity charges as an example, the management terminal 20 inputs, for example, +20% as the future income calculation coefficient as a setting condition for calculating the management fee reserve, and the management server 30 estimates future income based on electricity expenditure and electricity income using the management fee reserve calculation unit 132. Future electricity income is set as "current electricity expenditure × 120%" to estimate future income. Similarly, future water charges are set as "current water expenditure × 120%" to estimate future income. However, the predetermined multiplier is not limited to 120% and can be changed according to the property type, past performance, seasonal fluctuations, or management policy.

[0023] Next, the difference between future income and current income is calculated, and this difference is apportioned according to the floor area ratio to the total leased area, and multiplied by the remaining contract period for each tenant. As a setting condition for calculating the management fee reserve from the management terminal 20, the contract period may be set based on a desired standard, for example, 9 years for 100 tsubo or more, 7 years for 30 tsubo or more but less than 100 tsubo, and 4 years for less than 30 tsubo. However, the remaining contract period may be the estimated remaining contract period set for each area range.

[0024] The management fee reserve is calculated by summing up the amounts calculated for each floor. This allows the gap between future and current income and expenses for electricity, water, etc., to be incorporated at the time of sale or product development. During the transition period of subdivision, vacancy periods, or periods of deficit, the management company decides whether to pre-invest several years' worth of expenses, for example 5 years' worth, into the management association, or to make up the difference on a monthly or annual basis. The decision is entered into the management terminal 20, and the management server 30 calculates the management fee reserve. The shortfall during periods when electricity and water balances are in deficit is covered by the management association's management fee reserve instead of being borne by the owner.

[0025] As an example, the management fee reserve calculation unit 132, for instance, for a property where the monthly electricity expenditure is 500,000 yen and the current monthly electricity income is 450,000 yen, sets the future electricity income to 600,000 yen (500,000 yen x 120%), resulting in a monthly difference of 150,000 yen. For example, regarding the contract period, the standards are set as 9 years for 100 tsubo or more, 7 years for 30 tsubo or more but less than 100 tsubo, and 4 years for less than 30 tsubo. If the total leased area is 125 tsubo, and tenant A occupies 100 tsubo for 2 years and tenant B occupies 25 tsubo for 1 year, the difference corresponding to tenant A is 150,000 yen x 100 tsubo / 125 tsubo = 120,000 yen, and the difference corresponding to tenant B is 150,000 yen x 25 tsubo / 125 tsubo = 30,000 yen. Here, the remaining contract period for tenant A is 9 years - 2 years = 7 years, and the remaining contract period for tenant B is 4 years - 1 year = 3 years. The management fee reserve is calculated as (120,000 yen x 12 months x 7 years) + (30,000 yen x 12 months x 3 years), which equals 11,160,000 yen.

[0026] The settings conditions are entered from the management terminal 20, and the floor-specific dedicated usage fee setting unit 133 of the management server 30 sets floor-specific dedicated usage fees for each common area, such as projecting signs, freestanding signs, walls, roof balconies, approach areas, equipment inside rental rooms, corridors, facilities, warehouses, parking lots, and bicycle parking areas, based on the recorded amount for income and expenditure (the amount incorporated as part of the current period for each income and expenditure item), tax classification, the entity responsible for bearing the cost when the room is vacant, and information on available tenants. The unit for calculating the floor-specific dedicated usage fee may be area, number of items, number of units installed, a fixed amount, or a usage-based amount. The floor-specific dedicated usage fee is a monthly or other predetermined period amount, and may be adjusted for the remaining contract years.

[0027] As shown in the calculation of the repair reserve fund addition in Figure 5(B), the setting conditions are entered from the management terminal 20, and the repair reserve fund addition calculation unit 134 of the management server 30 calculates the repair reserve fund addition amount by multiplying the floor-specific exclusive usage fee for each common area by the remaining contract period, and then subtracting the amount equivalent to the floor-specific exclusive usage fee revenue that can be collected from the current tenant from the total. For example, if a tenant is not currently paying a wall usage fee or a roof balcony usage fee, the amount equivalent to such exclusive usage fee accumulated for the remaining contract period is set as the repair reserve fund addition amount. This allows for the quantification of future revenue and expenditure shortfalls while avoiding billing the owner until the current tenant vacates. After retenancy, the fees may be collected from the tenant. Even if it is not possible to collect from the current tenant immediately due to lease conditions or other circumstances, the floor-specific exclusive usage fee to be collected at the time of future retenancy or change of conditions is retained as a right, and the floor-specific exclusive usage fee for common areas can be reflected in the management association's revenue and expenditure.

[0028] As an example, assuming that the current amount that can be collected is zero, and input from the management terminal 20, if the criteria for the contract period are set as 9 years for 100 tsubo or more, 7 years for 30 tsubo or more but less than 100 tsubo, and 4 years for less than 30 tsubo, and the floor-specific exclusive usage fee described later is set, the repair reserve fund addition calculation unit 134 calculates that if tenant C, with a 120 tsubo tenancy period of 4 years and a floor-specific exclusive usage fee of 50,000 yen per month, and tenant D, with a 30 tsubo tenancy period of 3 years and a floor-specific exclusive usage fee of 20,000 yen per month, then tenant C has 5 years remaining on their contract and tenant D has 4 years remaining on their contract, and calculates (50,000 yen x 12 months x 5 years) + (20,000 yen x 12 months x 4 years), resulting in 3,960,000 yen as the repair reserve fund addition.

[0029] The management company will identify periods during which it cannot collect floor-specific usage fees from tenants, or other periods during which the owner's burden becomes excessive, and will have the management association address these periods by adding them to the repair reserve fund. [Industrial applicability]

[0030] Each aspect of the present invention can be broadly applied to the subdivision of office buildings, commercial buildings, mixed-use facilities, and other income-generating real estate. In particular, it is useful in cases where it is necessary to design the management association's finances while maintaining the rights and lease conditions of existing tenants, and thus has great industrial applicability. [Explanation of Symbols]

[0031] 10 Communication lines 20 Management terminals 21 CPU 22 Storage device 23 Input device 24 Output device 25 Communication Interfaces 30 Management Server 31 Control device 32 Storage device 33 Communication Interface 100 Management Fee Calculation System 131 Property Database 132 Management Fee Reserve Calculation Department 133 Floor-Specific Dedicated Usage Fee Setting Section 134 Repair Reserve Fund Addition Calculation Department

Claims

1. This is an information processing system for designing the financial statements of a management association when dividing a commercial building into separate units and forming a management association for each unit as a co-owned office space. A management terminal that accepts input of information related to the calculation of management fees, The management server receives the information related to the calculation of management costs entered from the management terminal, Equipped with, The aforementioned management server For properties managed by a management association, a property database is used to store information related to the calculation of management fees, A management fee reserve calculation unit calculates the management fee reserve by allocating the difference between future income and current income based on the expense information of the property under real estate management according to the floor area ratio, and then multiplying the allocated amount by the remaining contract period to set a management fee reserve. A floor-specific exclusive usage fee setting unit sets a floor-specific exclusive usage fee for each floor for a predetermined period of time for the common areas, In the event that there are tenants who do not currently pay the aforementioned floor-specific exclusive usage fee, the repair reserve fund addition amount calculation unit sets an additional repair reserve fund amount to be added to the repair reserve fund, Equipped with, The aforementioned management terminal is A management fee calculation system characterized by outputting the setting results from the management fee reserve calculation unit, the floor-specific exclusive usage fee setting unit, and the repair reserve fund addition amount calculation unit.

2. The aforementioned repair reserve fund addition calculation unit is: The management fee calculation system according to claim 1, characterized in that the amount to be added to the repair reserve fund is set by deducting from the sum of the amounts obtained by multiplying the floor-specific exclusive usage fee for each common area by the remaining contract period, an amount equivalent to the floor-specific exclusive usage fee revenue that can be collected from the current tenant.

3. The aforementioned common area is The management fee calculation system according to claim 2, characterized in that it includes at least one of a projecting sign, a freestanding sign, a wall, a roof balcony, an approach area, equipment inside the rental unit, a passageway, equipment, a warehouse, a parking lot, and a bicycle parking area.

4. An information processing method in an information processing system in which a management terminal and a management server equipped with a property database are communicated via a network for designing the management association's income and expenditure when dividing a commercial building into separate units and forming a management association for each unit as a separate office unit, The aforementioned management terminal has a process of receiving input of information related to the calculation of management fees for real estate managed properties that form a management association, The management server stores the information related to the calculation of the management fee in the property database, The management server performs the following steps to set a management fee reserve: apportion the difference between future income and current income based on the expense information of the property under management according to the floor area ratio, and then multiply the apportioned amount by the remaining contract period to calculate the total amount; The management server performs the following steps: setting a floor-specific dedicated usage fee for each floor of the common area for a predetermined period; The management server includes the step of adding an additional amount to the repair reserve fund if there are tenants who are not currently paying the floor-specific dedicated usage fee, The management terminal outputs the setting results for the management fee reserve, the floor-specific exclusive usage fee, and the repair reserve fund addition amount. An information processing method characterized by comprising:

5. When dividing a commercial building into separate units and forming a management association for each unit as a co-owned office, in the information processing system used to design the management association's finances, Computers, For properties managed by a management association, a property database is used to store information related to the calculation of management fees, A management fee reserve calculation unit calculates the management fee reserve by allocating the difference between future income and current income based on the expense information of the property under real estate management according to the floor area ratio, and then multiplying the allocated amount by the remaining contract period to set a management fee reserve. A floor-specific exclusive usage fee setting unit sets floor-specific exclusive usage fees for each floor of the common area, based on the floor-specific area ratio per predetermined period. In the event that there are tenants who do not currently pay the aforementioned floor-specific exclusive usage fee, the repair reserve fund addition amount calculation unit sets an additional repair reserve fund amount to be added to the repair reserve fund, An output unit that outputs the setting results of the management fee reserve, the floor-specific exclusive usage fee, and the repair reserve fund addition amount, A program characterized by being designed to function as such.

6. A recording medium storing the program described in claim 5.

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