Viewing management system

Abstract

[Problem] To provide a system capable of preventing viewing permission from being given to undesirable viewing requesting persons while improving the efficiency of viewing application and permission / rejection processing. [Solution] A viewing applicant terminal device 10 used by a broker who applies for a viewing transmits a viewing application specifying a viewing date and time, a viewing applicant, and a property to a server device 30 in a viewing application transmission process 12. The server device 30 receives the viewing application, and in a viewing permission / rejection determination process 32, refers to a property list 34 and identifies the manager of the property, which is the subject of the viewing application. The server device 30 records brokers to whom viewing permission has been granted in advance for each manager, as a permission list 38. The server device 30 refers to the permission list 38 and determines whether the manager of the property that is the subject of the viewing application has permitted the broker who is the viewing applicant to viewing the property. In a viewing permission / rejection transmission process 36, viewing permission / rejection is transmitted to the viewing applicant terminal device 10. The viewing applicant terminal device 10 receives the viewing permission / rejection in a viewing permission / rejection reception process 14.

Description

Viewing management system

[0001] The present invention relates to a system for managing previews of real estate properties and the like.

[0002] Before purchasing or renting a real estate property, it is customary to visit the property and check its current condition (called a viewing or preview). Those wishing to view the property apply to the management company or property owner (directly or through an agent), and if permission is granted, they can view the property.

[0003] A system that systemizes the above-mentioned viewing procedures is described in Patent Document 1.

[0004] Patent Document 1 discloses the following system: A viewing applicant, who is a tenant / buyer, sends a viewing request for a property to a server device. The server device then inquires with the property owner or manager. When the property owner or manager sends permission to the server device, the server device sends a viewing permission to the viewing applicant.

[0005] This allows the procedures for granting or denying viewings to be systematized, enabling efficient operation.

[0006] Patent Publication No. 2019-8508

[0007] However, with conventional technology such as that of Patent Document 1, permission had to be obtained individually from the property manager or owner each time a viewing request was made, making the process cumbersome for both the viewing requester and the manager or owner.

[0008] On the other hand, if viewing is permitted uniformly to all applicants, the process would be less cumbersome, but it would also create the problem of permitting viewings to people who are not desirable to the property manager or owner (such as those who do not follow the established viewing procedures).

[0009] The object of this invention is to provide a system that can solve the above-mentioned problems, improve the efficiency of the processing of viewing applications and approval / denial, and prevent viewing permission from being granted to undesirable viewing applicants.

[0010] Independently applicable features of the present invention are listed below.

[0011] (1)-(5) The preview management system according to the present invention is a preview management system for managing previews of properties, which comprises a server device and a preview applicant terminal device used by a preview applicant, wherein the preview applicant terminal device identifies the preview applicant who wishes to preview, the property, and the preview date and time, and transmits a preview application to the server device, and receives a preview permission or a preview denial transmitted from the server device in response to the preview application, The server device records information about properties and information about the managers of those properties as a property list, and records viewing applicants who are permitted to view all properties managed by the manager in an approval list, corresponding to the manager; when a viewing application is received from a viewing applicant terminal device, the server device refers to the property list and the approval list, and determines and records whether to permit the viewing based on whether the manager of the property that is the subject of the viewing application has permitted the viewing applicant who made the viewing application to view the property; if the viewing is permitted, the server device sends a notification of viewing permission to the viewing applicant terminal device; and if the viewing is not permitted, the server device sends a notification of viewing denial to the viewing applicant terminal device.

[0012] Since the applicants for the tour are registered in advance, there is no need to grant permission for the tour each time, and the process is simple.

[0013] (6) (7) (8) The viewing management system of the present invention is further provided with an administrator terminal device used by an administrator who manages the properties, and the administrator terminal device transmits viewing applicants who are permitted to view all properties managed by the administrator, and the server device is configured to generate and update the permission list based on the viewing applicants who are permitted to view the properties transmitted from the administrator terminal device.

[0014] Therefore, it is easy for the administrator to register advance permission for those who wish to view the property.

[0015] (9) The viewing management system of the present invention is characterized in that, when multiple viewing applicants who are approved in the approval list apply for viewing of the same property on overlapping dates and times, the server device grants viewing permission to one or more viewing applicants in a predetermined order of priority.

[0016] Therefore, viewing permission can be given in a predetermined order of priority.

[0017] (10) The viewing management system of this invention is characterized in that, when a viewing request is made from a viewing applicant terminal device, if the server device has already permitted viewing of the property on the date and time in question, the server device transmits the contents of the permission to the viewing applicant terminal device.

[0018] Therefore, it is possible to notify the user that there are duplicate viewings.

[0019] (11) The viewing management system of this invention is characterized in that the server device generates a screen that allows application of key information only for properties where the current date and time is within the permission start date and time and permission end date and time determined based on the date and time when the viewing applicant was granted permission to view the property, and sends this screen to the viewing applicant's terminal device, and when the viewing applicant requests key information to enter the property, the server device sends the key information to the viewing applicant's terminal device.

[0020] Therefore, the key information can be transmitted to the preview applicant's terminal only if the preview permission date and time matches the current date and time.

[0021] (12) The viewing management system of this invention is characterized in that, when a viewing applicant requests key information to enter a property, the server device determines whether the current date and time is within the permission start date and time and permission end date and time determined based on the date and time when the viewing applicant was granted permission to view the property, and if it determines that the current date and time is within the permission start date and time and permission end date and time, it sends the key information to the viewing applicant's terminal device.

[0022] Therefore, the key information can be transmitted to the preview applicant's terminal only if the preview permission date and time matches the current date and time.

[0023] (13) The preview management system of the present invention is characterized in that the key information is used to communicate with a storage box in which the property key is stored and to unlock the storage box.

[0024] Therefore, the retrieval of the property keys can be managed.

[0025] (14) The preview management system of this invention comprises a storage box body configured so that keys stored in the internal chamber can be removed by opening the lid, a handle member whose tip is inserted into two holes provided at a predetermined interval in the storage box body to hold the storage box body to a fixed structure, a locking mechanism that locks the handle member inserted into the storage box body so that it cannot be pulled out, and a member provided in the internal chamber that drives a release mechanism that releases the lock provided by the locking mechanism.

[0026] Therefore, the storage box containing the property keys can be kept safe.

[0027] (15) The viewing management system of the present invention is characterized in that the key information is used to communicate with an electronic lock installed in the property and to unlock the electronic lock.

[0028] Therefore, the keys to the property can be managed directly.

[0029] (16) The viewing management system according to the present invention is characterized in that the viewing applicant is the person who wishes to view the property or a real estate agent.

[0030] Therefore, viewing applications by the individual or the agent can be managed.

[0031] (17) The viewing management system of this invention is characterized in that the server device sends a confirmation to the administrator terminal device as to whether the viewing should be permitted before sending a viewing permission to the viewing applicant terminal device based on the permission list, and sends viewing permission to the viewing applicant terminal device unless a viewing refusal is sent from the administrator terminal device within a specified time.

[0032] Therefore, the management company can only take action if the property is refused viewing.

[0033] (18) The preview system of the present invention is characterized in that the server device accesses a blacklist database before sending a preview permission to the preview applicant terminal device based on the permission list, and if the preview applicant is listed in the blacklist database, it sends a preview denial, and if the preview applicant is not listed, it sends a preview permission.

[0034] Therefore, inspections can be denied to those who have been blacklisted.

[0035] (19)-(21) The preview system according to the present invention is a preview management system for managing previews of a property, comprising a server device, a preview applicant terminal device used by a preview applicant, and a property manager terminal device used by a property manager who manages the property, wherein the preview applicant terminal device identifies the preview applicant who wishes to preview, the property, and the preview date and time, and transmits a preview application to the server device, and receives a preview permission or a preview denial transmitted from the server device in response to the preview application, The server device records property information and the property manager of the property as a property list, and when it receives a viewing application from a viewing applicant terminal device, it references the property list and sends a confirmation to the property manager terminal device of the property as to whether the viewing should be permitted, and if a viewing permission is received from the manager terminal device within a specified time, it sends the viewing permission to the viewing applicant terminal device, and if a viewing refusal is received from the manager terminal device within the specified time, it sends a viewing refusal to the viewing applicant terminal device, and if there is no reply from the manager terminal device within the specified time, it sends viewing permission to the viewing applicant terminal device.The manager terminal device receives from the server device a confirmation as to whether the viewing should be permitted, and if the viewing is refusal, it sends a viewing refusal within the specified time, and if the viewing is permitted, it either sends viewing permission within the specified time or does not send a reply within the specified time.

[0036] Therefore, the administrator only needs to perform the process if he / she wishes to refuse a preview, making the process simple.

[0037] (22)-(24) The viewing management system of the present invention is a viewing management system for managing viewings of properties, which comprises a server device and a viewing applicant terminal device used by the viewing applicant, wherein the viewing applicant terminal device identifies the viewing applicant who wishes to view the property, the property, and the viewing date and time, and sends a viewing application to the server device, and receives a viewing permission or viewing denial sent from the server device in response to the viewing application, and the server device, upon receiving a viewing application from the viewing applicant terminal device, accesses a blacklist DB, and if the viewing applicant is listed in the blacklist DB, sends a viewing denial to the viewing applicant terminal device, and if the viewing applicant is not listed, sends a viewing permission to the viewing applicant terminal device.

[0038] Therefore, viewing requests from applicants other than those on the blacklist can be automatically approved, simplifying the process.

[0039] The concept of "device" includes not only a device consisting of one computer, but also a device consisting of multiple computers connected via a network, etc. Therefore, when the means of the present invention (or a part of the means) is distributed across multiple computers, these multiple computers correspond to the device.

[0040] The term "program" is a concept that includes not only programs that can be executed directly by a CPU, but also source-format programs, compressed programs, encrypted programs, programs that work in conjunction with an operating system to perform their functions, and the like.

[0041] 1 shows the functional configuration of a preview system according to an embodiment of the present invention. FIG. 1 shows the system configuration of a preview system. FIG. 2 shows the hardware configuration of an administrator terminal device 50. FIG. 3 shows the hardware configuration of a server device 30. FIG. 4 shows the hardware configuration of a smartphone 10. FIG. 5 shows a flowchart of the pre-registration process for real estate agents. FIG. 7A shows a list of real estate agents, and FIG. 7B shows a list of management companies. FIG. 6 shows a permission table. FIG. 7 shows a screen for confirming and setting whether or not pre-approval has been granted for a real estate agent. FIG. 8 shows a flowchart of the preview reservation process. FIG. 9 shows preview record data. FIG. 10 shows a property DB. FIG. 11 shows a screen when a preview reservation is made. FIG. 12 shows a screen when a preview reservation is made. FIG. 13 shows a screen when a preview reservation is made. FIG. 14 shows an external view of a key box 70. FIG. 18A shows a cross-section of the key box 70. FIG. 18B to FIG. 18E are cross-sectional views showing the locking and unlocking of the lid 74. FIG. 19A shows the attachment handle 80, and FIG. 19B is a cross-sectional view of the sawtooth recess 83a. Fig. 19C shows the attachment handle 80 in a locked state, and Fig. 19D shows the attachment handle 80 in an unlocked state. Hardware configuration of the control circuit 100. Flowchart for preview viewing. Flowchart for preview viewing. Figs. 23A to 23C are diagrams showing screens for preview viewing. Fig. 23D is a diagram showing a screen for preview viewing. Functional configuration of a preview system according to the second embodiment. Flowchart for preview booking. Flowchart for preview booking. Functional configuration of a preview system according to the third embodiment. Flowchart for preview booking. Functional configuration of a system according to the fourth embodiment. Flowchart of tallying process. An explanatory diagram for assigning key box numbers.

[0042] 1. First Embodiment 1.1 Overall Configuration Fig. 1 shows the overall configuration of a viewing system according to one embodiment of the present invention. A viewing applicant terminal device 10 used by a real estate agent making a viewing request transmits a viewing request specifying the viewing date and time, the viewing applicant, and the property to a server device 30 in a viewing request transmission process 12.

[0043] The server device 30 receives the viewing request and, in a viewing permission / denial process 32, refers to a property list 34 to identify the manager of the property that is the subject of the viewing request. The server device 30 stores, for each manager, a list of real estate agents who have previously permitted viewings as a permission list 38. The server device 30 refers to this permission list 38 to determine whether the manager of the property that is the subject of the viewing request has permitted the real estate agent who is the viewing request to view the property.

[0044] In the preview permission / rejection sending process 36, the preview permission / rejection is sent to the preview applicant terminal device 10.

[0045] The preview applicant terminal device 10 receives the preview permission / rejection in the preview permission / rejection receiving process 14.

[0046] As described above, the administrator registers agents who have been given permission in advance, and determines whether or not to permit a viewing request based on this, so that processing is quick and viewings by agents who are not to the administrator's liking can be excluded.

[0047] 1.2 System Configuration and Hardware Configuration Figure 2 shows the system configuration of this preview system. A server device 30 is provided on the Internet. A smartphone 10, which serves as a preview applicant terminal device, is provided so as to be able to communicate with the server device 30. In this embodiment, the smartphone 10 is used by the real estate agent.

[0048] The preview applicant terminal device 10 may be a PC instead of a smartphone. Also, both a smartphone and a PC may be used as the preview applicant terminal device 10.

[0049] The key box 70 is installed near the property and stores a key for entering the property inside. The key box 70 is provided with a lid, which can be locked with a key. In this embodiment, when unlocking data is provided from the smartphone 10 via short-range communication such as Bluetooth (registered trademark) or NFC, the lid is unlocked and the key inside can be removed.

[0050] In addition, a manager terminal device 50 is provided so as to be able to communicate with the server device 30. In this embodiment, the manager terminal device 50 is used by a management company that manages the property.

[0051] It should be noted that a smartphone may be used as the administrator terminal device 50. Furthermore, both a smartphone and a PC may be used as the administrator terminal device 50.

[0052] 3 shows the hardware configuration of the administrator terminal device 50. A CPU 60 is connected to a memory 61, a display 62, an SSD 63, a DVD-ROM drive 64, a keyboard / mouse 65, and a communication circuit 66.

[0053] The communication circuit 66 is a circuit for connecting to the Internet. An operating system 67 and an administrator terminal program 68 are recorded on the SSD 63. The administrator terminal program 68 performs its functions in cooperation with the operating system 67. These programs were recorded on a DVD-ROM 69 and installed on the SSD 63 via the DVD-ROM drive 64. These programs may also be downloaded and installed.

[0054] 4 shows the hardware configuration of the server device 30. A CPU 40 is connected to a memory 41, an SSD 43, a DVD-ROM drive 44, and a communication circuit 46.

[0055] The communication circuit 46 is a circuit for connecting to the Internet. An operating system 47 and a server program 48 are recorded on the SSD 43. The server program 48 performs its functions in cooperation with the operating system 47. These programs were recorded on a DVD-ROM 49 and then installed on the SSD 43 via the DVD-ROM drive 44. Alternatively, these programs may be downloaded and installed.

[0056] 5 shows the hardware configuration of the smartphone 10. The diagram omits the call circuitry and other components. The CPU 12 is connected to a memory 13, a touch display 14, a nonvolatile memory 15, and a communication circuit 16.

[0057] The communication circuit 16 is a circuit for connecting to the Internet. The non-volatile memory 15 stores an operating system 17 and a preview applicant terminal program 18. The preview applicant terminal program 18 works in cooperation with the operating system 17 to perform its functions.

[0058] 1.3 Preview Management Processing Users of this system download a terminal program to their terminal device, and use the terminal program to access and register with the server device 30. As a result, a list of intermediaries and a list of management agents who are administrators are recorded in the server device 30.

[0059] A management company acts on behalf of the owner of a property (such as a building or land) to buy, sell, or rent the property, and also manages the property itself. A broker acts as an intermediary between the purchaser or renter of the property and the management company, mediating the contract and viewings between the two parties.

[0060] Figure 7A shows a list of intermediary agents recorded in server device 30, and Figure 7B shows a list of management agents recorded in server device 30. In this embodiment, even for the same corporation, different IDs are registered for each branch or business office. Note that for the same corporation, different branches or business offices may be registered with a single ID.

[0061] In addition, if the same corporation is operating as both a brokerage and a management company, it can register as both. An example of this is "Ichi Real Estate Co., Ltd." in Figures 7A and 7B.

[0062] 1.3.1 Registration of Real Estate Agents Allowed to View In this embodiment, the property management company registers in advance the real estate agents who are allowed to view all of the properties that it manages. The flowchart of the administrator terminal program 68 and the server program 48 in this process is shown in Figure 6.

[0063] The property management agent operates the manager terminal device 50 to access and log in to the server device 30. That is, the CPU 60 of the manager terminal device 50 (hereinafter, sometimes abbreviated as the manager terminal device 50) transmits the entered ID and password of the property management agent to the server device 30 (step S1).

[0064] The CPU 40 of the server device 30 (hereinafter sometimes abbreviated as the server device 30) performs login authentication based on the received ID and password, and approves the login if the combination of ID and password is recorded (step S31).

[0065] Here, the explanation will be given assuming that the management company "Maru Management Co., Ltd. Mikuni Branch" registered in FIG. 7B has logged in.

[0066] When the login is approved, the administrator terminal device 50 transmits a request for a broker list screen to the server device 30 (step S2). In response, the server device 30 refers to the list of management agents in FIG. 7B and transmits the broker list screen (step S32).

[0067] The administrator terminal device 50 receives the broker list screen and displays it on the display 62 (step S3). Figure 9 shows the displayed broker list. It indicates that the login has been made by "Maru Kanri Co., Ltd. Mikuni Branch," and all brokers registered in the server device 30 are displayed.

[0068] The automatic approval / non-automatic approval column indicates whether or not "Maru Kanri Co., Ltd. Mikuni Branch" has given advance permission (automatic approval) to each agent to view the property when the server device 50 generates the agent list in step S32. As shown in Figure 8A, the server device 50 stores a permission table indicating whether or not each management company has given advance permission to each agent to view the property.

[0069] For example, the property management company with ID "K0005" ("Maru Management Co., Ltd. Mikuni Branch") has not uniformly permitted viewings (automatic approval) ("0") for IDs "T0011" ("Furuya Housing Service Esaka Branch"), "T0012" ("Sakae Housing Umeda Branch"), and "T0013" ("Ichi Real Estate Co., Ltd. Nakatsu Branch"). In this case, when these real estate agents request a viewing, the server device 30 will inquire with the property management company each time about whether or not the request is approved (non-automatic approval).

[0070] On the other hand, if a "1" is recorded in the table of Figure 8A, a viewing request from the real estate agent for a property managed by the agent will be approved without inquiring with the agent (automatic approval).

[0071] The screen shown in Figure 9A displayed on the administrator terminal device 50 in step S3 indicates that the Mikuni Branch of Maru Management Co., Ltd. has not performed automatic approval for any of the following: Furuya Housing Service Esaka Branch, Sakae Housing Umeda Branch, and Ichi Real Estate Co., Ltd. Nakatsu Branch (the non-automatic setting button is highlighted).

[0072] If the Mikuni branch of Maru Kanri Co., Ltd. wants to set up automatic approval for all properties it manages for the Esaka branch of Furuya Housing Service, the Mikuni branch clicks button BT1 on the screen shown in Figure 9A. This causes the administrator terminal device 50 to send a message to the server device 30 that button BT1 has been pressed (step S4).

[0073] In response to this, the server device 30 updates the permission list in Fig. 8A to that shown in Fig. 8B (step S33). That is, the server device 30 records ("1") that the management company with ID "K0005" ("Maru Kanri Co., Ltd. Mikuni Branch") has automatically approved ID "T0011" ("Furuya Housing Service Esaka Branch").

[0074] The server device 30 updates the intermediary agent list screen based on the updated permission list and transmits it to the administrator terminal device 50 (step S34). The administrator terminal device 50 receives and displays this (step S5).

[0075] The updated broker list screen is shown in Figure 9B. As shown in Figure 9B, the automatic approval button for Furuya Housing Service Esaka Branch is highlighted, confirming that automatic approval is set. Note that by pressing button BT2, the setting can be restored to non-automatic.

[0076] In this way, the server device 30 stores a permission list indicating whether or not viewings are automatically permitted for each combination of management agent and agent.

[0077] 1.3.2 Processing when Reservation for Viewing Next, the processing when a real estate agent (a person requesting a viewing) makes a reservation for a viewing of a property will be described. Figures 10 and 11 show a flowchart for the viewing reservation.

[0078] Upon receiving a request from a customer, the real estate agent submits a preview request via the smartphone 10. First, the real estate agent logs in to the server device 30 with an ID and a password. As a result, the smartphone 10 transmits the ID and the password to the server device 30 (step S11).

[0079] The server device 30 performs login authentication based on the received ID and password, and approves the login if the combination of ID and password is recorded (step S41).

[0080] Once login is permitted, the agent sends a request for a preview screen from the smartphone 10 to the server device 30 (step S12). In response, the server device 30 generates a preview screen by referencing the agent's preview record data (previous previews and reservation list) shown in Figure 12. The server device 30 then sends the generated preview screen to the smartphone 10 (step S42).

[0081] The smartphone 10 receives this and displays it on the touch display 14 (step S13). Figure 14A shows an example of the preview screen. Preview reservations for the real estate agent whose reservation date and time have not yet arrived are displayed. Each preview reservation also displays whether the preview is permitted or not.

[0082] A button YB for making a new viewing reservation is displayed at the bottom of the preview screen. When the real estate agent presses the button YB, the smartphone 10 transmits a notification to the server device 30 that the button YB has been pressed (step S14). In response, the server device 30 refers to the list data in FIG. 7B and transmits a list of property management agents managing the property to the smartphone 10 (step S43). The smartphone 10 receives and displays this information (step S15).

[0083] An example of the property management company list screen is shown in Figure 14B. The property management company name and the number of properties managed by that management company are displayed. The number of properties can be extracted by referencing the property DB described below.

[0084] When the agent selects and presses the property management agent, a notification to that effect is transmitted from the smartphone 10 to the server device 30 (Step S16). In response to this, the server device 30 refers to the property DB shown in FIG. 13 and generates a property list screen.

[0085] The property DB stores property details sent by the property management agent to the server device 30 using the property management agent terminal device 50. The property DB also stores the property ID, property name, address, photograph, and the property management company ID that manages the property. Some properties are managed by multiple property management agents (see DEF Heights in Figure 13).

[0086] The property IDs are divided into a DB for the entire building and a DB for each room in each building. The DB for the entire building is shown at the top of Figure 13, and the DB for each room in each building is shown at the bottom. A DB for rooms is provided for each building.

[0087] The room database also records the ID of the key box that stores the room key in association with the room. In the case of a house, the ID of the key box that stores the entrance key to the house is recorded in the database for the entire building.

[0088] The key box ID is registered in the property database by the management company that installed it by operating the management company terminal device 50 (which may be a smartphone) to access the server device 30. The key box ID may be obtained from the key box via short-range communication such as Bluetooth (registered trademark) and sent to the server device 30, or an employee of the management company may see the key box ID displayed in the key box, enter it, and send it to the server device 30.

[0089] The server device 30 references the property management company column in the property DB, extracts only the properties managed by the property management company selected in step S16, and generates a property list screen. The generated property list screen is sent to the smartphone 10 (step S44).

[0090] The smartphone 10 receives and displays this (step S17). Fig. 14C shows the property list screen displayed on the smartphone 10. Only properties managed by the selected property management company are displayed in the list.

[0091] The agent selects a property from the list that the agent wishes to view, and the smartphone 10 then transmits a message to the server device 30 indicating that the property has been selected (step S18).

[0092] In response, the server device 30 references the property database, generates a screen showing detailed information (location, map, photos, etc.) about the selected property, and transmits it to the smartphone 10 (step S45). The smartphone 10 receives and displays this information (step S19). Figure 15A shows the property detailed information screen, which shows photos, address, and map of the property. At the bottom of the screen, there is a button HB for requesting a list of rooms in the property that are managed by the property management company.

[0093] When the agent presses the button HB, the smartphone 10 transmits a request for a room list to the server device 30 (step S20). In response, the server device 30 references the room data in the property DB shown in Fig. 13, generates a screen of the room list of the property (a list of rooms managed by the property management agent), and transmits the screen to the smartphone 10 (step S46).

[0094] The smartphone 10 displays a room list screen as shown in FIG. 15B. Along with the room number, whether or not a preview has been held in the past (or whether or not there is currently a valid preview reservation) is also displayed. When the real estate agent selects the room that the client wishes to preview, the smartphone 10 transmits a notification to that effect to the server device 30 (step S21). In response, the server device 30 references the room data in FIG. 13, generates a detailed room information screen, and transmits the screen to the smartphone 10 (step S47).

[0095] In response, the smartphone 10 displays a detailed information screen as shown in Fig. 15C. Along with detailed information such as a photo of the room, fields are provided for inputting the desired viewing date and time. In this embodiment, these fields are input by selecting a date and time using a pull-down menu (although other input methods, such as direct input, may also be used). Once the real estate agent inputs the desired viewing date and time (setting the start and end times), the information is transmitted to the server device 30 (step S22).

[0096] The server device 30 references the preview record data in FIG. 12 (although FIG. 12 shows preview records from one real estate agent, preview records from all real estate agents are referenced) and determines whether there are any overlapping (including partial overlapping) desired preview dates and times for the room in question for the property. If a duplicate reservation has already been set, a message to that effect (without announcing the names of the other real estate agents) is sent to the smartphone 10 (step S48). In this embodiment, even if the preview dates and times overlap, preview reservations are permitted up to a predetermined number (e.g., three). This takes into consideration the possibility that a preview may not be available on the preview date and time due to traffic conditions, etc., and the fact that there are no particular obstacles to multiple real estate agents simultaneously holding previews.

[0097] For example, as shown in Figure 16A, if there is a duplicate, a display DBN indicating that the viewing date and time overlaps with an already made reservation is sent to the smartphone 10 and displayed (step S23). If there is no duplicate, the display DBN is not displayed. Furthermore, if a duplicate viewing is permitted, the server device 30 notifies the smartphones 10 of each permitted agent, including agents that have already been permitted, that there is a duplicate viewing (it is preferable not to include the agent name).

[0098] When the real estate agent presses the preview reservation button YB, the smartphone 10 transmits a preview reservation for the property / room to the server device 30 (step S24). The server device 30 receives the preview reservation and determines whether the real estate agent who transmitted the preview reservation has been pre-approved by the property management company (step S49). The details of this determination are as follows.

[0099] The server device 30 first identifies the agent that has sent the preview reservation. This can be done because the agent logs in with their ID at the start of the session (step S11). The server device 30 then identifies the management agent for the desired property / room. This can be done by referencing the property DB in FIG. 13. Next, the server device 30 refers to the approval list shown in FIG. 8B to determine whether the management agent has given automatic approval to the agent in advance.

[0100] If automatic approval has been given in advance, the server device 30 records the viewing permission in the viewing permission data of Figure 12, specifying the property / room, date and time, etc., and sends it to the real estate agent's smartphone 10 (step S50).

[0101] In response to this, the smartphone 10 displays a message indicating that the preview is permitted, as shown in FIG. 16B (step S25).

[0102] As mentioned above, by having the property management company pre-approve the agent for the entire property, the complicated process can be eliminated. Since pre-approval is given for the entire property, the pre-processing is also simplified. Moreover, pre-approval can be omitted, allowing the property management company a high degree of freedom in its settings.

[0103] In step S49, if the agent has not been pre-approved, the server device 30 inquires of the management agent as to whether or not to permit a preview, and determines whether or not to permit a preview (FIG. 11).

[0104] The server device 30 transmits the details of the preview application and an inquiry as to whether the preview is permitted or not to the manager terminal device 50 (step S49). The management agent terminal device 50 receives and displays this (step S71). When the management agent inputs permission or denial, the management agent terminal device 50 transmits this to the server device 30 (step S72).

[0105] The server device 30 receives the approval or rejection and records it in the preview record data (Step S50). Furthermore, the server device 30 transmits the approval or rejection of the preview request to the smartphone 10 (Step S51), and the smartphone 10 displays it (Step S26).

[0106] 1.3.3 Processing During Viewing 1.3.3.1 Configuration of the Key Box 70 A real estate agent who has been granted permission to view a property will visit the building or room together with the client to view the property. In this embodiment, the system is configured as follows so that only authorized real estate agents can view the property.

[0107] Near the building / room, a key box 70 for storing the key to enter the building / room is placed. The key box 70, which is a storage box, is preferably held by a fixed structure such as a water pipe or a water distribution pipe that cannot (is difficult to) move. In the case of an apartment or the like, a key box 70 is provided for each room, and in the case of a single-family house, a key box 70 is provided for each house.

[0108] The appearance of the key box 70 is shown in FIG. 17. As shown in FIG. 17A, a lid 74 is provided on the front surface of the housing 72 which is the storage box body. This lid 74 is rotatably supported at the lower part of the housing 72. Therefore, as shown in FIG. 17B, the lid 74 can be opened. Keys can be stored in the internal space 76 (internal room) after opening the lid 74.

[0109] The lid 74 is locked by a locking mechanism as shown in the cross-sectional views of FIGS. 18A to 18E, and is configured such that it cannot be opened without unlocking. FIG. 18A shows the state immediately before trying to close the lid 74. A pin 82 biased upward by a spring 84 is provided at the upper part of the lid 74.

[0110] FIG. 18B shows an enlarged view of the vicinity of the upper part of the lid 74 in FIG. 18A. When trying to close the lid 74 by pushing it in the direction of arrow A, the inclined surface 82a of the pin 82 (the inclined surface that becomes lower in the direction of arrow A) abuts against the lower part 72a of the housing 72, and the pin 82 is pushed back downward.

[0111] Furthermore, when the lid 74 is pushed in the direction of arrow A, the pin 82 goes beyond the lower part 72a of the housing 72 and becomes the state shown in FIG. 18C. Since the pin 82 moves upward by the spring 84, even when trying to open the lid 74 in the direction of arrow B, the pin 82 abuts against the lower part 72a of the housing 72 and it cannot be opened. That is, the lid 74 is in a locked state.

[0112] 18D, to release the lock and allow the lid 74 to be opened, a servo motor (not shown) rotates the gear 88 in the direction C, and a member 86 having a pinion that meshes with the gear 88 moves downward. As a result, the member 86 presses down the pin 82, and the tip of the pin 82 becomes lower than the lower part 72a of the housing 70.

[0113] The lid 74 is rotatably supported at the bottom of the housing 72 and is biased by a spring (not shown) in the direction of arrow B. Therefore, the lid 74 in the state shown in Fig. 18D opens in the direction of arrow B as shown in Fig. 18E. This allows the key stored in the internal space 76 (see Fig. 17B) to be removed.

[0114] 17, two holes 72a are provided at a predetermined distance on the top of the housing 72, and the tip of the mounting handle 80 is inserted and fixed into these holes. The mounting handle 80 is used to secure the key box 70 to a gas pipe, water pipe, or the like near the property to prevent the key box 70 from being taken away.

[0115] 19A shows the details of the mounting handle 80. The handle 80 is configured by connecting a first member 81 and a second member 83 via a shaft 85. Therefore, the first member 81 can be rotated relative to the second member 83 as shown by arrow E.

[0116] A recess 83a is provided in the lower part of the second member 93. Figure 19B shows a cross-sectional view (X-X cross-sectional view) of the second member 93. As shown in Figure 19B, the recess 83a is formed in a sawtooth shape (a series of recesses that gradually become deeper downward).

[0117] As shown in Fig. 19C, a stopper member 90 having a protrusion 90a that fits into the recess 83a of the second member 83 is provided inside the housing 72. The rear end of the stopper member 90 is pressed by a spring 94. In this state, the handle 80 cannot be pulled up in the direction of arrow H, and therefore cannot be removed from a gas pipe or the like that is pinched by the handle 80. That is, in this embodiment, the recess 83a and the protrusion 90a form a locking mechanism.

[0118] By pulling up the handle 80 in the direction of arrow H and removing the first member 81 from the hole 72a (see FIG. 17A ), the first member 81 can be opened and removed from the gas pipe or the like. To do this, the operator opens the cover 74 and slides the slide member 78 (see FIGS. 17B and 19C ), which is the member that drives the release mechanism, downward (in the direction of arrow F). This causes the stopper member 90, which abuts against the slope inside the slide member 78, to move along the slope in the direction of arrow G in FIG. 19D . This disengages the protrusion 90a at the tip of the stopper member 90 from the recess 83a of the second member 83, allowing the second member 83 to be pulled up (in the direction of arrow H). In this embodiment, the slope of the slide member 78 and the slope of the stopper member 90 constitute the release mechanism.

[0119] Since the slide member 78 is biased upward by the spring 96, it returns to the original state shown in Fig. 19C when the operator releases it. In this state, if the handle 80 is inserted into a gas pipe or the like and then inserted into the housing 72, the state shown in Fig. 19C will be obtained.

[0120] As described above, if the lid 74 cannot be opened, the slide member 78 cannot be operated, and therefore only a person authorized to open the lid 74 can pull up the handle 80 and remove it from the gas pipe or the like.

[0121] A control circuit 100 powered by a dry cell is provided inside the key box 70. The control circuit 100 controls the servo motor to lock and unlock the lid 74 of the key box 72.

[0122] Figure 20 shows the hardware configuration of the control circuit 100. The control circuit 100 is powered by a dry battery (not shown). However, to prevent battery consumption, the control circuit 100 is configured to operate on power from the dry battery for a predetermined time (for example, one second) after the operation button 71 in Figure 17A is pressed. Alternatively, the CPU 110 may be configured to normally be in a power-saving sleep mode, but to enter normal mode through interrupt processing when the operation button 71 is pressed.

[0123] Connected to the CPU 110 are a memory 112, a nonvolatile memory 114, a short-range wireless communication circuit 116 such as Bluetooth (registered trademark), and an I / O port 118. Connected to the I / O port 118 is a motor 120 for rotating a gear 88 (see FIG. 18A) that controls the locking and unlocking of the lid 74.

[0124] The nonvolatile memory 114 stores an operating system 122 and a control program 124. The control program 124 performs its functions in cooperation with the operating system 122. The nonvolatile memory 114 also stores a key box ID that uniquely identifies its own key box 70.

[0125] 21 shows a flowchart of the process during a viewing. The agent (operator) visits the property to be viewed together with the client. The operator operates the smartphone 10 to access the server device 30 and log in (steps S121 and S141).

[0126] When the operator operates the smartphone 10 to input a request for a preview reservation list screen, the smartphone 10 transmits this request to the server device 30 (step S122). In response, the server device 30 references the preview record data of the real estate agent ( FIG. 12 ), generates a preview reservation list screen, and transmits it to the smartphone 10 (step S142). The smartphone 10 receives and displays this (step S123).

[0127] An example of the preview reservation list screen is shown in Figure 23A. It displays a list of properties for which the real estate agent has made preview reservations, but for which the reservation date and time has not yet arrived (or for which less than a predetermined amount of time has passed since the reservation date and time). The display buttons for each property indicate Approved, Rejected, or Confirming. Approved indicates that the preview is permitted. Rejected indicates that the preview is rejected. Confirming indicates that the results of the preview request have not yet been registered.

[0128] On this list screen, among the properties for which approval is displayed, those for which the current date and time is between the approved viewing start date and the approved viewing end date and time can be selected by clicking. Therefore, the operator selects the viewing reservation they wish to view from among the approved properties. The smartphone 10 then sends the selected viewing reservation to the server device 30 (step S124).

[0129] Here, the registered viewing start date and time is set as the permitted start date and time, and the registered viewing end date and time is set as the permitted end date and time. However, the permitted start date and time may be set a predetermined time before (for example, 15 minutes before) the registered viewing start date and time. Similarly, the permitted end date and time may be set after the registered viewing end date and time.

[0130] The server device 30 transmits the transmitted key box release screen for the property to the smartphone 10 (step S143). At this time, the server device 30 references the property DB (FIG. 13) to obtain the transmitted key box ID (key information) for the property and transmits this as well. The smartphone 10 receives and displays the key box release screen (step S125).

[0131] FIG. 23B shows an example of the key box unlock screen. Along with a photo and details of the property, a key box location button KBP and a key box unlock button KBL are provided. When the operator clicks the key box location button KBP, the server device 30 transmits an image and text of the key box location that is pre-recorded in association with the key box (information entered by the management company's staff member when registering the key box information) and displays it on the smartphone 10. This allows the real estate agent to quickly find the key box and prevents the customer from having to wait while searching for the key box.

[0132] The operator presses the operation button 71 of the key box 70 to drive the control circuit 100. The operator also operates the smartphone 10 to perform pairing for Bluetooth (registered trademark) communication.

[0133] When the operator clicks the key box unlock button KBL, the smartphone 10 communicates with the control circuit 100 using short-range wireless communication such as Bluetooth (registered trademark) and transmits the key box ID obtained from the server device 30 to the control circuit 100 (step S126). The fact that the key box unlock button KBL has been clicked is also transmitted to the server device 30 (step S126), which in turn records the date and time of the preview in the preview record data. The server device 30 also transmits to the smartphone 10 a screen ( FIG. 23C ) for requesting a key box lock preparation screen, which is required when the preview is completed (steps S144 and S127).

[0134] The CPU 110 of the control circuit 100 (hereinafter sometimes abbreviated as the control circuit 100) receives the key box ID from the smartphone 10 (step S101). The control circuit 100 determines whether the received key box ID matches the key box ID recorded in the non-volatile memory 114 (step S102).

[0135] If they do not match, the control circuit 100 transmits a message to that effect to the smartphone 10 and ends the process. That is, the lid 74 of the key box 70 is not unlocked.

[0136] If they match, the control circuit 100 drives the servo motor 120 to rotate the gear 88 in the direction of arrow C as shown in FIG. 18D, thereby lowering the member 86 and releasing the lock (step S103).

[0137] This opens the lid 74, allowing the operator to retrieve the property key stored in the interior space 76 (FIG. 17B) of the key box 70 and enter the property. After lowering the member 86, the control circuit 100 controls the motor 120 to return the member 86 to its original state after a predetermined time (e.g., one second) has elapsed (step S104). This allows the key box 70 to be locked again by closing the lid 74 again, as shown in FIG. 18C.

[0138] When the viewing is finished, the operator clicks the key box lock preparation button KBP on the key box lock preparation screen (Figure 23C) of the smartphone 10, and the smartphone 10 sends a key box lock preparation screen request to the server device 30 (step S128).

[0139] In response to this, the server device 30 transmits a key box lock preparation screen to the smartphone 10 (step S145), and causes the smartphone 10 to display it (step S129).

[0140] 23D shows an example of a key box lock preparation screen displayed on the smartphone 10. Radio buttons are displayed for the operator to enter "Yes" or "No" for the confirmation items. Below these, a confirmation button KBR is displayed for confirming that the key box is locked.

[0141] In this way, the things that need to be done at the end of the viewing are displayed, preventing problems such as forgetting to turn off the lights.

[0142] The operator places the property key in the interior space 76 ( FIG. 17B ) of the key box 70 and then closes the lid 74. This automatically locks the key box 70. The operator selects each confirmation item using the radio button and then clicks the confirmation button KBR. In response, the smartphone 10 sends a message to the server device 30 indicating that the confirmation button has been clicked and the answer to the confirmation item (step S130).

[0143] If the answer to the confirmation item is not as desired, the server device 30 sends a message to the smartphone 10 indicating that the answer is insufficient and prompts the smartphone 10 to enter the answer again. If the answer to the confirmation item is appropriate, the server device 30 records the end time of the preview in the preview record data and ends the process (step S146).

[0144] In this manner, a preview can be conducted.

[0145] 1.4 Modifications (Other) (1) In the above embodiment, only valid preview reservations can be selected in step S123. However, all preview reservations may be selected, and the server device 30 may determine whether the preview reservation is valid.

[0146] (2) In the above embodiment, advance permission for viewing is registered for each management company and each real estate agent. In other words, viewing permission can be pre-registered for each combination of management company and real estate agent. However, viewing permission can also be pre-registered for each combination of property owner and real estate agent. In this case, the property owner may perform the pre-registration themselves, or the management company may perform it on their behalf.

[0147] (3) In the above embodiment, a smartphone was used as the viewing applicant terminal device used by the real estate agent, but a tablet, PDA, or PC may also be used. Furthermore, a combination of these may also be used (for example, a PC when requesting a viewing and a smartphone when actually viewing the property). The same applies to the administrator terminal device.

[0148] (4) In the above embodiment, as shown in FIG. 8, the permission list is provided separately from the list of intermediaries and the list of management companies, but they may be configured as an integrated list.

[0149] (5) In the above embodiment, when the preview is completed, the operator checks whether or not the key has been stored in the key box 70 and inputs this information into the smartphone 10. However, a sensor that detects whether or not a key has been stored (such as a magnetic sensor, weight sensor, or photoelectric sensor that detects the presence of a key) may be provided in the internal space 76 of the key box 70.

[0150] In this case, the process may be as follows: When storing a key in the key box 70, the operator presses the operation switch 71 to activate the control circuit 100. When the key box lock confirmation button KBR ( FIG. 23D ) on the smartphone 10 is pressed, the smartphone 10 communicates with the control circuit 100 via short-range communication and obtains from the sensor whether or not a key has been stored. If the key has not been stored, the smartphone 10 does not transmit a locking completion notification to the server device 30. If the key has been stored, the smartphone 10 transmits a locking completion notification to the server device 30.

[0151] In this way, the server device 30 can manage whether or not the key has been stored in the key box 70.

[0152] In the above process, step S104 may not be executed immediately after step S103 in Fig. 22. That is, after opening the lid 74, the member 84 is left in the lowered position as shown in Fig. 18D. Therefore, in this state, even if the lid 74 is closed again, it will not be locked, and the lid 74 will open in the direction of arrow B.

[0153] When the sensor detects that the key has been stored, the control circuit 100 raises the member 84, making the cover 74 lockable.

[0154] (6) In the above embodiment, Bluetooth (registered trademark) is used for short-range communication. However, Wi-Fi, beacons, FeliCa (trademark), etc. may also be used.

[0155] (7) In the above embodiment, the management company pre-registers the agents who are permitted to view the property. However, in addition to or instead of this, agents who are to refuse viewings may be pre-registered. In this case, it is preferable that the management company that has pre-registered permission for the agent in question not be displayed on the viewing reservation screen of FIG. 14B viewed by the agent.

[0156] (8) In the above embodiment, a viewing reservation is made with a specific management company for properties managed by that management company. However, viewing reservations may be made for properties managed by multiple management companies, and the management company that has given permission in advance may be automatically selected. In this case, the server device 30 records the viewing reservation in association with the selected management company. Furthermore, if there are multiple management companies that have given permission in advance, the smartphone 10 may display the information to allow the real estate agent to select one.

[0157] (9) In the above embodiment, when a real estate agent makes a viewing reservation, a list of management companies is displayed in Figure 14B. At this time, if a management company has previously registered a viewing permit with the real estate agent, the display may be made to indicate this. In addition, management companies with previously registered permits may be displayed in order of priority.

[0158] (10) In the above embodiment, when multiple real estate agents request viewings of the same property during the same time period, viewing permission can be granted to both agents. However, viewing permission for the same property during the same time period may be granted to only one agent. Alternatively, a setting may be made to allow or disallow overlapping requests, and if overlapping occurs, the status of the overlapping requests (which times overlap) may be sent to the smartphone 10, making it easy to change the time periods so that they do not overlap.

[0159] In addition, when multiple viewing reservations are made for the same property at the same time, the viewing reservation to be granted may be determined based on a priority based on predetermined criteria. For example, the priority may be determined based on the order in which the viewing reservations were made. If the first viewing reservation is canceled, the second viewing reservation will be granted.

[0160] Another factor in determining priority may be the priority set by the management company for the real estate agents. In this case, even if a viewing reservation has been made earlier (permission has been granted), if a viewing reservation is made later by a real estate agent with a higher priority, the permission of the earlier viewing agent will be revoked and permission will be granted to the later viewing agent.

[0161] (11) In the above embodiment, if the agent is not a pre-authorized agent, an inquiry is made to the administrator terminal device 50 in step S49 and subsequent steps. The processing method according to the second embodiment may be used for this inquiry processing.

[0162] Furthermore, even if a real estate agent has been approved in advance, before finally granting permission for a viewing, the agent may confirm with the management company using the processing method according to the second embodiment. Furthermore, confirmation according to the third embodiment may also be performed.

[0163] (12) In the above embodiment, if the agent is not a pre-approved agent, in step S49 and subsequent steps, an inquiry is made to the administrator terminal device 50. However, if the agent is not a pre-approved agent, the viewing may be denied across the board.

[0164] (13) In the above embodiment, the case where the real estate agent is the viewing applicant has been described. However, a customer who wishes to view the property may also apply as the viewing applicant using their own smartphone or PC.

[0165] In the above embodiment, the case where the management company is the manager has been described, but the owner of the property may also be the manager.

[0166] When a customer directly requests a preview, the process may be the same as when a real estate agent requests a preview. However, to achieve this, the customer must first download the preview applicant terminal program 18 onto their smartphone, which can be cumbersome for the customer. Therefore, a preview request may be realized as follows.

[0167] The process for this case is shown in a flowchart in Figure 23e. If a customer sees an advertisement or guide and finds a property that they like, they can request a viewing by notifying the management company by phone, email, fax, etc. The management company receives the customer's request and decides whether to allow the viewing.

[0168] If a viewing is permitted, the management agent operates the management agent terminal device 50 and logs in (steps S201, S221). In response to the management agent's operation, the management agent terminal device 50 transmits a screen for managing viewing permissions to the server device 30 (step S202). In response, the server device 30 transmits a viewing permission management screen to the manager terminal device 50 (step S222). The manager terminal device 50 displays the viewing permission management screen (step S203).

[0169] The viewing permission management screen allows the customer to enter information obtained from the customer, such as the property name, viewing date and time (start date and time, end date and time), customer phone number (or email address), etc. Therefore, when the management company permits a viewing, it enters these items and sends them to the server device 30 (step S204).

[0170] In response to this, the server device 30 records the viewing permission in the viewing permission data, specifying the property, room, date and time, etc. (step S223).

[0171] Next, the server device 30 sends a short message to the customer's telephone number (or email address) obtained in step S204 (steps S224 and S225). The server device 30 includes in the short message a link to the download page for the preview requester terminal program and a link to the key box unlock screen (FIG. 23B).

[0172] The customer receives this on the smartphone 11, installs the preview requester terminal program, and displays the key box unlock screen shown in Figure 23B. Therefore, by clicking the button KBL, the key box can be unlocked. The preview requester terminal program installed on the smartphone 11 is configured so that it can be used without login authentication.

[0173] In this way, a preview reservation can be made even if the preview requester terminal program is not installed in advance.

[0174] (14) In the above embodiment, information (key box ID) for unlocking the key box 70 is sent to the smartphone 10. However, information for unlocking the electronic lock of the property may be sent to the smartphone SP or directly to the electronic lock.

[0175] (15) In the above embodiment, if the agent is not a pre-approved agent, an inquiry is made to the administrator terminal device 50 in step S49 and subsequent steps. However, if the agent is not a pre-approved agent, the viewing may be refused without making an inquiry.

[0176] (16) In the above embodiment, if there are overlapping preview reservations, the agent is notified of the overlapping reservations, but the agent is not notified of which agent the overlapping reservations are made with. However, this may be notified.

[0177] (17) In the above embodiment, the server device 30 configures the screen so that the key box release button can be pressed only for properties for which viewing is permitted and the current time is within the permitted time period. However, the key box release button may be made pressable for all properties for which viewing is permitted, and when the button is pressed, the server device 30 may determine whether the current date and time is within the permitted time period and, if so, transmit the key box ID.

[0178] (18) In the above embodiment, the key box stores the key for one room (property). However, the key box may store keys for multiple rooms (property).

[0179] (19) In the above embodiment, a questionnaire screen regarding the property may be displayed before the lock preparation screen shown in Fig. 23D. Responses from the agent to the questionnaire may be stored in the server device 30 and used as marketing information.

[0180] (20) In the above embodiment, in step S124, properties that fall within the approved viewing start date and time and end date and time for the current viewing can be selected. However, properties outside of these hours can also be selected, and the key box release button cannot be pressed for properties outside of these hours in step S126.

[0181] (21) The above-described embodiments and modifications may be implemented in combination with each other. They may also be implemented in combination with other embodiments and modifications.

[0182] 2. Second Embodiment 2.1 Overall Configuration In this embodiment, permitted applicants for previews are not registered in advance, but rather an inquiry is made to the administrator each time an applicant requests a preview.

[0183] 24 shows the overall configuration of the viewing system according to the second embodiment. The viewing applicant terminal device 10, used by the real estate agent making the viewing request, transmits a viewing request specifying the viewing date and time, the viewing applicant, and the property to the server device 30 in a viewing request transmission process 12.

[0184] The server device 30 receives the viewing request and, in a viewing permission confirmation process 33, identifies the manager of the property for which the viewing request has been made by referring to the property list 34. A message is sent to the identified manager informing them that a viewing request has been made for the property.

[0185] The manager terminal device 50 receives the preview request in a preview request reception process 52. Then, in a preview permission / rejection decision process 54, it decides whether to approve or reject the preview in accordance with the manager's instructions. When the manager inputs whether to approve or reject the preview, this is sent to the server device 30.

[0186] If the server device 30 receives approval or denial within a predetermined time in the preview permission confirmation process 33, it will decide whether to permit the preview accordingly. If approval or denial is not received from the manager terminal device 50 within the predetermined time, it is assumed that approval has been granted, and it is determined that the preview has been permitted.

[0187] The server device 30 transmits the permission or denial of the preview to the preview application form terminal device 10 in a preview permission or denial sending process 36. The preview applicant terminal device 10 receives this in a preview permission or denial receiving process 14.

[0188] As described above, if there is no reply within a predetermined time after the preview request is sent to the manager terminal device 50, the preview is considered to be permitted. Therefore, when a preview is permitted, the processing on the manager terminal device 50 side can be simplified.

[0189] 2.2 System Configuration and Hardware Configuration The system configuration and hardware configuration are the same as those in the first embodiment shown in Figures 2 to 5. The configuration of the key box 70 is also the same as that shown in Figures 17 and 20.

[0190] 2.3 Processing at the time of reservation for viewing In this embodiment, instead of registering agents who are permitted to view a property in advance, the administrator terminal device 50 is consulted each time whether or not a viewing is permitted.

[0191] The following describes the process when a real estate agent (a person requesting a viewing) makes a reservation to view a property. Figures 25 and 26 show a flowchart for making a viewing reservation. The same processes as those in Figures 10 and 11 in the first embodiment are denoted by the same reference numerals.

[0192] In the first embodiment, when the preview reservation button is pressed on the smartphone 10, the server device 30 determines whether the real estate agent who made the request has been pre-approved. In this embodiment, the server device 30 transmits an inquiry to the property management company for which the preview request has been made, inquiring whether the preview request has been approved for the real estate agent (step S49). The server device 30 refers to the property database to identify the property management company for which the preview request has been made. This inquiry may be sent by email or to an administrator terminal program installed in the administrator terminal device 50.

[0193] The manager terminal device 50 receives and displays this inquiry (step S71). The server device 30 transmits the inquiry including not only the property details and the desired viewing date and time, but also which real estate agent the application is from, so the management agent can view these contents and decide whether to grant the application.

[0194] The administrator terminal device 50 transmits the permission or denial of the preview input by the operator to the server device 30 (step S72). If the server device 30 receives a reply of denial from the administrator terminal device 50 within a predetermined time after sending the inquiry in step S49, the server device 30 records the denial of the preview request (step S56).

[0195] On the other hand, if there is no reply of refusal from the administrator terminal device 50 within the specified time (including the case where there is a reply of approval within the specified time), approval of the viewing request is recorded (step S57).

[0196] The server device 30 transmits the decision as to whether or not to permit the preview to the smartphone 10 (steps S51, S26).

[0197] As described above, when the administrator terminal device 50 grants permission in response to a refusal inquiry, it is not necessary to send any reply, which eliminates the need for complexity.

[0198] The process when the preview is carried out is the same as that in the first embodiment.

[0199] 2.4 Modifications (Other) (1) In the above embodiment, when permitting a preview, the administrator terminal device 50 can select either to transmit a preview permission to the server device 30 or not to reply within a predetermined time. However, when permitting a preview, the administrator terminal device 50 may simply not reply within a predetermined time.

[0200] (2) In the above embodiment, the case where the property desired to be viewed is managed by one management company has been described. However, if the property desired to be viewed is managed by multiple management companies, the real estate agent may select one of the management companies, and the server device 30 may transmit the viewing request to the manager terminal device 50 of the selected management company.

[0201] (3) In the above embodiment, a case where there are no overlapping requests for viewings of the same property on the same date and time was described. However, if there are overlapping requests for viewings of the same property on the same date and time (if viewing permission has already been granted), the server device 30 sends a viewing inquiry to the manager terminal device 50, indicating that there is already an overlapping request for viewing. If the management company wishes to grant permission for the overlapping viewing, it grants permission. In this case, the server device 30 notifies the smartphones 10 of each real estate agent, including the real estate agent that has already been granted permission, of the overlapping requests for viewing.

[0202] (4) The above-described embodiments and modifications may be implemented in combination with each other. They may also be implemented in combination with other embodiments and modifications.

[0203] 3. Third Embodiment 3.1 Overall Configuration In this embodiment, permitted viewing applicants are not registered in advance, and in principle, all viewing reservations are permitted. However, as an exception, viewing applicants who are listed on a blacklist 39 are not permitted to view the property.

[0204] 27 shows the overall configuration of the viewing system according to the third embodiment. The viewing applicant terminal device 10, used by the real estate agent making the viewing request, transmits a viewing request specifying the viewing date and time, the viewing applicant, and the property to the server device 30 in a viewing request transmission process 12.

[0205] The server device 30 receives the preview request and, in a preview permission / rejection decision process 32, determines whether the preview applicant who submitted the preview request is on the blacklist 39. If the applicant is not on the blacklist 39, the server device 30 approves the preview request. If the applicant is on the blacklist 39, the server device 30 rejects the preview request.

[0206] The server device 30 transmits the permission or denial of the preview to the preview applicant terminal device 10 in a preview permission or denial sending process 36. The preview applicant terminal device 10 receives this in a preview permission or denial receiving process 14.

[0207] As described above, unless the person requesting the preview is listed on the blacklist 39, the preview application from that person is permitted, thereby simplifying the processing on the administrator terminal device 50 side.

[0208] 3.2 System Configuration and Hardware Configuration The system configuration and hardware configuration are the same as those in the first embodiment shown in Figures 2 to 5. The configuration relating to the key box 70 is also the same as those shown in Figures 17 and 20.

[0209] 3.3 Processing when booking a viewing In this embodiment, instead of registering the agents permitted to view the property in advance, all viewings are permitted as a general rule, and viewings are denied if the agent is listed on the blacklist 39.

[0210] The following describes the process when a real estate agent (a person requesting a viewing) makes a reservation to view a property. A flowchart for the viewing reservation is shown in Figure 28. The same processes as those in Figures 10 and 11 in the first embodiment are denoted by the same reference numerals.

[0211] When the operator presses the preview reservation button, the smartphone SP transmits information such as the agent, the property, and the preview date to the server device 30 (step S24). In response to this, the server device 30 checks whether the agent in question is on the blacklist 39 (step S58).

[0212] Here, the blacklist 39 is a list of intermediaries that have had problems in the past, and may be operated by the operator of the server device 30 or by a third party.

[0213] If the agent is not on the blacklist 39, the server device 30 records permission for the preview (step S60). If the agent is on the blacklist 39, the server device 30 records denial of the preview (step S61).

[0214] The server device 30 transmits the decision as to whether or not to permit the preview to the smartphone 10 (steps S62, S26).

[0215] According to this embodiment, reservations for previews are generally permitted, and are rejected only if the agent is included in the blacklist 39. This reduces the burden on the management agent in terms of approval / denial processing.

[0216] 3.4 Modifications (Other) (1) When a viewing is permitted in the first or second embodiment, a determination according to this embodiment may be made in addition to the first or second embodiment. This makes it possible to prevent viewing permission from being given to agents who are on the blacklist 38.

[0217] (2) The above-described embodiments and modifications may be implemented in combination with each other. They may also be implemented in combination with other embodiments and modifications.

[0218] 4. Fourth Embodiment 4.1 Overall Configuration In this embodiment, the number of viewing permits for each property is recorded and aggregated according to a predetermined standard. The aggregated data can be used for advertising the property or for determining how to increase viewings by comparing properties with similar conditions.

[0219] In tally request transmission process 51, terminal device 50 transmits the tally request to server device 30. In response to this, server device 30 refers to the viewing permission data that records the number of viewing permits for each property, and tally the viewing permission data according to a predetermined criterion (for example, in order of the number of viewing permits). In transmission process 35, server device 30 transmits the tally data, which is the tally of the viewing permission data, to terminal device 50.

[0220] The terminal device 50 receives and displays the aggregated data in the aggregated data reception process 53. Therefore, the operator of the terminal device 50 can refer to the aggregated data of the preview permission and use it for placing advertisements, changing conditions (such as changing the rent or selling price), etc.

[0221] 4.2 System Configuration and Hardware Configuration The system configuration and hardware configuration are the same as those in the first embodiment shown in Figures 2 to 5. As the terminal device 50, a manager terminal device, a preview applicant terminal device, etc. may be used.

[0222] 30 shows the process of tallying. The operator of the terminal device 50 logs in to the server device 30 (steps S301 and S302). In response to the operator's operation, the terminal device 50 requests the server device 30 to tally (step S302).

[0223] The server device 30, which has received the tallying request (step S322), acquires the recorded preview permission data for the predetermined period (step S323). The predetermined period to be tallied may be a period of a length predetermined by the server device 30 (e.g., from today to six months ago), or may be specified by the operator when making the tallying request.

[0224] Here, the viewing permission data includes details of the property (such as address, travel time from the nearest station, floor plan, number of floors, security deposit / rent (sales price), sunlight, whether pets are allowed, etc.), as well as the viewing permission status (such as the number of viewings permitted or information required to calculate the number of viewings permitted). In this embodiment, the viewing permission data obtained in any of the first to third embodiments is used.

[0225] The server device 30 aggregates the viewing permission data for the acquired period (step S324). For example, the server device 30 aggregates the properties (and their conditions) in descending order of the number of viewing permissions, and generates aggregated data. The server device 30 transmits the generated aggregated data to the terminal device 50 (step S325).

[0226] The terminal device 50 receives the aggregated data and displays or prints it (step S303). The operator can refer to this aggregated data and use it for marketing purposes such as changing conditions.

[0227] 4.4 Modifications (Other) (1) In the above embodiment, the tallying process is performed based on the preview permission data obtained by any one of the first to third embodiments. However, the tallying process may be performed based on preview permission data obtained by other methods.

[0228] (2) In the above embodiment, the number of permitted viewings within a specified period is tallied. However, it is also possible to calculate the average number of permitted viewings by dividing the number of permitted viewings during the period in which viewings were available by the period, and then tally the results based on this. For example, if the period in which viewings were available was three months and the number of permitted viewings during those three months was 90, the average number of permitted viewings per month can be calculated as 30.

[0229] (3) In the above embodiment, the server device 30 tally the properties in order of the number of properties permitted for viewing.

[0230] However, information that can be used as a reference for marketing may be calculated as follows.

[0231] Properties with similar fixed conditions (such as floor plan and travel time from the station, which are specific to each property) are extracted. From the extracted properties, properties with a large number of viewings (average number of viewings) and variable conditions (such as security deposit, guarantee money, rent, price, whether pets are allowed, and other conditions that can be changed manually) with a small number of viewings are extracted (these conditions may be ranked in descending order and listed). These extracted conditions are considered to be the cause of the difference in the number of viewings, and are therefore sent to the terminal device 50 as aggregated data. This allows the operator to know which conditions should be changed to increase viewings.

[0232] (4) The above-described embodiments and modifications may be implemented in combination with each other. They may also be implemented in combination with other embodiments and modifications.

[0233] 4.5 Modifications (Other) (1) In the above embodiment, a key box ID was assigned to each key box 70. However, a number (referred to as a key box number) separate from the key box ID can be assigned to identify the key box 70. The key box number is used to identify the key box 70 and is created when the key box 70 is linked to a property, as shown in FIG. 31 . The key box number is assigned consecutively, starting from 00001, in the order in which the key boxes 70 are linked for each management company, and is fixed (the number can remain unchanged even if the linkage of the key box 70 to the property is released or the registration (contract) is separately cancelled). The key box number is then displayed on the smartphone 10, the administrator terminal device 50, and the like. Furthermore, the key box 70 can be visually identified by creating a sticker bearing the key box number and attaching the sticker to the key box 70.

Claims

1. A viewing management system for managing viewings of properties, comprising a server device and a viewing applicant terminal device used by a viewing applicant, wherein the viewing applicant terminal device identifies the viewing applicant wishing to view the property, the property, and the viewing date and time, and sends a viewing application to the server device, and receives a viewing permission or viewing denial sent from the server device in response to the viewing request, the server device records information about the property and information about the manager of the property as a property list, and records viewing applicants who are permitted to view all properties managed by the manager in association with the manager as an authorization list, and upon receiving a viewing application from the viewing applicant terminal device, the server device refers to the property list and the authorization list, and determines and records whether to permit the viewing based on whether the manager of the property that is the subject of the viewing request has permitted the viewing applicant who has submitted the viewing request, and if the viewing is permitted, sends a notification of viewing permission to the viewing applicant terminal device, and if the viewing is not permitted, sends a notification of viewing denial to the viewing applicant terminal device.

2. A system according to claim 1, characterized in that the viewing applicant terminal device used by the viewing applicant is configured to: identify the viewing applicant and the property requesting a viewing, send a viewing application to a server device; refer to a property list which records information about the property and the property's manager, and an approval list which records, in association with the manager, viewing applicants who are permitted to view all properties managed by the manager; and receive viewing approval or denial transmitted from the server device which has determined in response to the viewing application whether the manager of the property which is the subject of the viewing application has granted permission for the viewing to the viewing applicant who submitted the viewing application.

3. A system according to claim 1, characterized in that the viewing applicant terminal program for implementing the viewing applicant terminal device on a computer is configured to: identify the viewing applicant and the property wishing to view the property, send a viewing application to a server device; refer to a property list which records information about the property and the manager of the property, and an authorization list which records, in association with the manager, viewing applicants who are permitted to view all properties managed by the manager; and receive a viewing authorization or denial signal sent from the server device which has determined, in response to the viewing application, whether the manager of the property which is the subject of the viewing application has granted permission for the viewing to the viewing applicant who submitted the viewing application.

4. A system according to claim 1, characterized in that a server program for implementing the server device on a computer, when receiving a viewing application from a viewing applicant terminal device, refers to a property list which records information about the property and the manager of the property, and a permission list which records viewing applicants who are permitted to view all properties managed by the manager in association with the manager, and determines and records whether to permit the viewing based on whether the manager of the property which is the subject of the viewing application has permitted the viewing applicant who has made the viewing application to view the property, and if the viewing is permitted, sends a notice of viewing permission to the viewing applicant terminal device, and if the viewing is not permitted, sends a notice of denial of viewing to the viewing applicant terminal device.

5. A system according to claim 1, further comprising an administrator terminal device used by an administrator who manages the properties, the administrator terminal device transmitting viewing applicants who are permitted to view all of the properties managed by the administrator, and the server device configured to generate and update the permission list based on the viewing applicants who are permitted to view the properties transmitted from the administrator terminal device.

6. A system as claimed in claim 5, characterized in that the administrator terminal device for the viewing management system is configured to generate and update in a server device an approval list in which viewing applicants who are permitted to view all of the properties managed by the administrator are recorded in correspondence with the administrator, and when a viewing application for a property is made from the viewing applicant terminal device, to transmit to the server device the viewing applicants who are permitted to view all of the properties managed by the administrator, so that a decision can be made as to whether or not to allow the viewing by referring to the approval list.

7. A system according to claim 5, wherein the administrator terminal program for implementing the administrator terminal device on a computer is configured to generate and update in a server device an authorization list in which viewing applicants who are permitted to view all of the properties managed by the administrator are recorded in association with the administrator, and when a viewing application for a property is made from the viewing applicant terminal device, the authorization list can be referenced to determine whether or not to allow the viewing, and to transmit to the server device an instruction to allow the viewing applicant to view all of the properties managed by the administrator.

8. A system according to any one of claims 1 to 7, wherein the server device, when multiple applicants approved in the approval list apply to view the same property on overlapping dates and times, grants viewing permission only to one or more of the applicants in a predetermined order of priority.

9. A system according to claim 8, wherein the server device is characterized in that, when a viewing application is made from the viewing applicant's terminal device, if viewing of the property has already been permitted on the relevant date and time, the server device transmits the details of that permission to the viewing applicant's terminal device.

10. A system according to any one of claims 1 to 7, wherein the server device generates a screen which allows application of key information only for properties where the current date and time is within the permission start date and time and permission end date and time determined based on the date and time when the viewing applicant was granted permission to view the property, and transmits the screen to the viewing applicant's terminal device, and when the viewing applicant requests key information to enter the property, transmits the key information to the viewing applicant's terminal device.

11. A system according to any one of claims 1 to 7, wherein the server device, upon receipt of an application for key information to enter a property from an applicant for a viewing, determines whether the current date and time is within the permission start date and time and permission end date and time determined based on the date and time when the applicant was granted permission to view the property, and if it determines that the current date and time is within the permission start date and time and permission end date and time, transmits the key information to the terminal device of the applicant for the viewing.

12. A system according to claim 11, wherein the key information is used to communicate with a storage box in which a key to an object is stored and to unlock the storage box.

13. A system according to claim 12, wherein the storage box comprises: a storage box body configured so that a key stored in an internal chamber can be removed by opening the lid; a handle member whose tip is inserted into two holes provided at a predetermined distance in the storage box body in order to hold the storage box body to a fixed structure; a locking mechanism which locks the handle member inserted into the storage box body so that it cannot be pulled out; and a member provided in the internal chamber for driving a release mechanism which releases the lock provided by the locking mechanism.

14. A system according to claim 13, wherein the key information is used to communicate with an electronic lock installed in a property and to unlock the electronic lock.

15. A system according to any one of claims 1 to 7, characterized in that the person requesting to view the property is the person himself / herself or a real estate agent who wishes to view the property.

16. A system according to any one of claims 5 to 7, wherein the server device sends a confirmation to the administrator terminal device as to whether or not the viewing should be permitted before sending viewing permission to the viewing applicant terminal device based on the permission list, and sends viewing permission to the viewing applicant terminal device unless a viewing refusal is sent from the administrator terminal device within a specified time period.

17. A system according to any one of claims 1 to 7, wherein the server device accesses a blacklist database before sending a viewing permission to the viewing applicant's terminal device based on the permission list, and if the viewing applicant is listed in the blacklist database, sends a viewing denial, and if the viewing applicant is not listed, sends a viewing permission.

18. A viewing management system for managing viewings of a property, comprising a server device, a viewing applicant terminal device used by a viewing applicant, and an administrator terminal device used by a property manager who manages the property, wherein the viewing applicant terminal device identifies the viewing applicant who wishes to view the property, the property, and the viewing date and time, and sends a viewing application to the server device, and receives a viewing permission or viewing denial sent from the server device in response to the viewing application, the server device records property information and the property manager of the property in a property list, and upon receiving a viewing application from the viewing applicant terminal device, it refers to the property list and sends a confirmation to the property manager terminal device of the property as to whether the viewing should be permitted, and if viewing permission is returned from the administrator terminal device within a specified time, it sends viewing permission to the viewing applicant terminal device, and if viewing refusal is returned from the administrator terminal device within the specified time, it sends viewing refusal to the viewing applicant terminal device, and if there is no reply from the administrator terminal device within the specified time, it sends viewing permission to the viewing applicant terminal device, and This viewing management system is characterized in that it receives from a server device a confirmation as to whether or not viewing is permitted, and if viewing is rejected, transmits a viewing refusal within a specified time, and if viewing is permitted, transmits viewing permission within the specified time or does not transmit a reply within the specified time.

19. A system according to claim 18, characterized in that a server program for implementing the server device on a computer is configured to, upon receiving a viewing application from a viewing applicant terminal device, refer to a property list which records information about the property and the property manager of said property, and send a confirmation to the property manager terminal device of said property as to whether the viewing should be permitted; if a response from the manager terminal device indicating permission to view the property is received within a specified time, send the permission to view the property to the viewing applicant terminal device; if a response from the manager terminal device indicating a refusal to view the property is received within the specified time, send a refusal to view the property to the viewing applicant terminal device; and if there is no response from the manager terminal device within the specified time, send permission to view the property to the viewing applicant terminal device.

20. A viewing management system for managing viewings of properties, comprising a server device and a viewing applicant terminal device used by a viewing applicant, wherein the viewing applicant terminal device identifies the viewing applicant wishing to view the property, the property, and the viewing date and time, and sends a viewing application to the server device, and receives viewing permission or viewing denial sent from the server device in response to the viewing application, and the server device, upon receiving a viewing application from the viewing applicant terminal device, accesses a blacklist DB, and if the viewing applicant is listed in the blacklist DB, sends a viewing denial to the viewing applicant terminal device, and if the viewing applicant is not listed, sends a viewing permission to the viewing applicant terminal device.

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