JP6259340B2 - Payment scheme switching method and payment management apparatus - Google Patents

Description

  The present invention relates to a technology for switching a rent payment scheme based on a lease contract for a real estate property concluded between a tenant and a real estate management company.

  When renting real estate, a guarantor is required to guarantee the tenant at the time of the rental contract. Depending on the tenant, there may be no one who can ask for a guarantor in the immediate vicinity, or the guarantor is far away and the procedure may take time.

  When such a guarantor's procedure is difficult, the tenant concludes a credit sales contract with a credit sales company, and this credit sales company pays the rent (rent) of the rent to the real estate management company in advance. ing.

International Publication No. 01/054013 JP 2002-222378 A JP 2001-344547 A Japanese Patent No. 4150659

  If a tenant consumes money using the credit sales company exceeding the credit limit (payment limit) of the borrower to the credit sales company, the credit sales company will not pay the rent to the real estate management company It can happen. In order to prevent such a situation, it is desirable that the credit sales company also functions as a guarantee company and concludes a guarantee contract with the tenant.

  However, renters do not always consume money beyond the credit line. In addition, as a credit sales company, there is a case where it is desired to conclude a credit sales contract with the renter including the replacement of rent without taking the risk of serving as a guarantee company. Sometimes you want to conclude.

  In such a case, the tenant will be able to deal with both a regular credit card company (which does not function as a guarantee company) and a credit card company which also functions as a guarantee company (hereinafter referred to as “guarantor company / credit sales company”). Each can sign a contract.

  Furthermore, the guarantee company can guarantee the rent of the tenant.

  It is cumbersome and time-consuming for such credit payment companies, guarantee companies / trust sales companies, and guarantee companies to individually select and exchange such various payment schemes.

  The present invention has been made to solve such a problem, and an object of the present invention is to smoothly perform the switching by switching the payment scheme only by the guarantee company.

The method of switching the payment scheme according to the present invention is that a lease contract (L1) of a real estate property is concluded between a tenant (11) and a real estate management company (12), and the tenant and the first credit sales company (15) A reimbursement consignment and warranty consignment contract (L3) is concluded between the tenant and the tenant and a second credit sales company (16), and a credit sales contract (L2) is concluded between the tenant and the rent of the tenant In this method, the payment management device (24) used in the guarantee company (14) switches the scheme (A, B, C) to be paid to the real estate management company. The payment management device (24) includes a credit information acquisition unit (105) and a reading unit (103).

And the 1st aspect comprises the following process (a)-(e): (a) The process in which the said reading part inputs the 1st identification information (ID) which identifies the said tenant in the said payment management apparatus ; b) obtaining the scheme information (S) corresponding to the first identification information (ID) from the database (10) indicating the correspondence between the scheme information (S) indicating the type of the scheme and the tenant (C) when the scheme information acquired in the step (b) indicates the first scheme (A), the first tenant of the specific tenant who is the tenant identified by the first identification information; (2) a step in which the credit information acquisition unit acquires credit information for a credit sales company; (d) when the credit information acquired in the step (c) is positive credit information with credit (d-1 ) For the second credit sales company, And a transmission processing to contact card settlement request for the rent of tenants the (K1), (d-2 ) Previous Symbol the real estate management company of account the rent of a particular tenant from the account of the guarantee company If the credit information obtained in (e) said step (c) is negative credit information that no credit, or a lack of credit; a step of performing a transmission processing for fund transfer (K3) or the step of the scheme information to indicate a second scheme (B), performs transmission processing for communicating the advances request of the rent for a particular tenant (K2) to the first credit company .

A second aspect of the payment scheme switching method according to the present invention is the first aspect, and further includes the following steps (f) to (g): (f) obtained in the step (b) When the scheme information indicates the third scheme (C), (f-1) to the specific tenant for the processing (R3) of charging the rent of the specific tenant to the specific tenant and a transmission processing of the notification can contact apparatus (21), (f-2 ) before Symbol from a particular tenant the rent of the guarantee company account of the real estate management company account transfer funds to the (K3) is for step performs transmission processing; of (g) the specific tenant, when acquiring a negative credit information (G) to the first credit company, the the relative said database, corresponding to the specific tenant Setting the scheme information in the third scheme.

  A third aspect of the payment scheme switching method according to the present invention is the first aspect, wherein (h) when the credit information acquired in the step (c) is negative, On the other hand, the method further includes the step of setting the scheme information corresponding to the specific tenant in the second scheme.

  A first aspect of the payment management apparatus according to the present invention is that a lease contract (L1) for a real estate property is concluded between a tenant (11) and a real estate management company (12), and the tenant and the first credit sales company (15) A reimbursement consignment contract and a guarantee consignment contract (L3) are concluded, and a credit sales contract (L2) is concluded between the tenant and the second credit sales company (16). A payment management device for switching a scheme (A, B, C) in which rent is paid to the real estate management company.

The first aspect includes first identification information (ID) and second identification information (J) for identifying the tenant, and scheme information for specifying a scheme for paying rent from the tenant to the real estate management company ( S) and a storage device (101) for storing the corresponding information, a reading unit (103) for reading out the second identification information and the scheme information corresponding to the designated first identification information from the storage device, A credit information acquisition unit that acquires credit information (A1 / A2) for the second credit sales company for the specific tenant who is the tenant specified by the second identification information when the scheme information indicates the first scheme (105), first request the credit information to request the clearing of the rent for the particular tenant in the case of positive credit information that has credit on the second credit company (K ) Outputs a signal for processing, if the credit information is a negative credit information that no credit, or a lack of credit, or, in the case where the scheme information indicates the second scheme (B) Is a settlement request signal output unit (107) that outputs a signal for processing a second request (K2) for requesting the first rent sales company to replace the rent of the specific tenant, and the credit information includes If it is positive, provided before Symbol settlement processing unit that performs the transmission processing of the rent of certain tenants from the account of the guarantee company the real estate management company account transfer funds to the (K3) to order the (108) .

A second aspect of such a payment management apparatus to the present invention, in the first aspect, when the scheme information indicates a third scheme, the settlement processing unit the said rent before Symbol particular tenant For the transmission process (K3) for transferring funds (K3) from the guarantee company account to the real estate management company account and the process (R3) for charging the rent of the specific tenant to the specific tenant . A transmission process to the communication device (21) capable of notifying the specific tenant is performed. The storage device can rewrite at least the scheme information. And the rewriting part (102) which rewrites the said scheme information corresponding to the said 2nd identification information designated from the said 1st credit sales company to the said 3rd scheme is further provided.

  A third aspect of the payment management apparatus according to the present invention is the first aspect, in which at least the scheme information can be rewritten in the storage device. And the rewriting part (102) which rewrites the said scheme information corresponding to the said 2nd identification information designated from the said 2nd credit sales company to the said 2nd scheme is further provided.

  According to the first aspect of the payment scheme switching method or the first aspect of the payment management apparatus according to the present invention, the payment scheme can be switched only by the guarantee company. In particular, even if the tenant is stored in the database as corresponding to the first scheme, the payment scheme is automatically changed from the first scheme to the second if the credit information at the second credit sales company is negative. Switch to the scheme.

  According to the second aspect of the payment scheme switching method or the second aspect of the payment management apparatus according to the present invention, when the credit information in the first credit sales company is negative, the subsequent payment scheme Is automatically set to the third scheme.

  According to the third aspect of the payment scheme switching method or the third aspect of the payment management device according to the present invention, when the credit information in the second credit sales company is negative, the subsequent payment scheme Is automatically set to the second scheme.

It is a conceptual diagram which illustrates the network to which the switching method of the payment scheme concerning one embodiment of this invention is applied. It is a block diagram which illustrates the contract relation to which the switching method of the payment scheme concerning one embodiment of this invention is applied. It is a block diagram which shows the payment scheme in one embodiment of this invention. It is a block diagram which shows the payment scheme in one embodiment of this invention. It is a block diagram which shows the payment scheme in one embodiment of this invention. It is a block diagram which illustrates the guarantee management apparatus which implement | achieves the switching method of the payment scheme concerning one embodiment of this invention. It is a conceptual diagram which shows a guarantee management ledger.

  In FIG. 1, a real estate management device 22, a settlement agent management device 23, a guarantee management device 24, a first credit sales management device 25, and a second credit sales management device 26 are connected to each other via a communication network 20. Of course, as long as communication is possible, the connection may be made directly without using the communication network 20.

  Further, as is apparent from the transmission and reception of signals and data to be described later, the second credit sales management device 26 may be able to communicate only with the payment proxy management device 23. In this case, the second credit sales management device 26 does not need to go through the communication network 20.

<Explanation of contract relationship>.
2, the tenant 11, the real estate management company 12, the settlement agency 13, the guarantee company 14, the first credit sales company 15 serving as a guarantee company / credit sales company, and the second credit sales company 16 serving as a normal credit sales company. Explain the contractual relationship.

  The real estate management device 22, the settlement agency management device 23, the guarantee management device 24, the first credit sales management device 25, and the second credit sales management device 26 are the real estate management company 12, the settlement agency company 13, the guarantee company 14, respectively. Used by the first credit sales company 15 and the second credit sales company 16.

  The contract L1 is a lease contract for a real estate property concluded between the tenant 11 and the real estate management company 12. This is the contract that provides the basis for generating rent.

  The contract L2 is a credit card (credit sales) contract concluded between the tenant 11 and the second credit sales company 16. This is a contract that makes it possible to pay rent etc. with a credit card.

  The contract L3 is a replacement payment consignment and a guarantee consignment contract concluded between the tenant 11 and the first credit sales company 15. This is a contract that serves as a basis for the first credit sales company 15 to make a rent replacement payment under commission from the tenant 11.

  The contract L4 is a guarantee consignment contract concluded between the tenant 11 and the guarantee company 14. This is a contract that serves as a basis for guaranteeing the rent by the guarantee company 14 entrusted by the tenant 11.

  The contract L5 is a guarantee contract concluded between the real estate management company 12 and the first credit sales company 15, and can be concluded as a member store contract. This is a contract that serves as a basis for the first credit sales company 15 to replace (guarante) rent and the like with the real estate management company 12.

  The contract L6 is a guarantee contract concluded between the real estate management company 12 and the guarantee company 14, and can be concluded as a member store contract. This is a contract that serves as a basis for the guarantor 14 to make a rent payment (guarantee) to the real estate management company 12.

  The contract L7 is a guarantee contract concluded between the guarantee company 14 and the first credit sales company. This is a contract that is the basis for the guarantee company 14 to repay (guarante) the replacement rent and the like to the first credit sales company 15.

  The contract L8 is a settlement agent consignment contract concluded between the guarantee company 14 and the settlement agent company 13. This is a contract that becomes a basis for a credit information acquisition request from the guarantee company 14 or a credit card settlement request.

  The contract L9 is a member store contract concluded between the settlement agency 13 and the second credit sales company 16. This is a contract that becomes the basis of credit card settlement when the result of credit information requested by the guarantee company 14 is affirmative (with credit).

  The first credit sales company 15 may also serve as the payment agency 13.

<Explanation of payment scheme and switching>.
3 to 5 show rent payment schemes. The real estate management company 12 notifies the guarantee company 14 of the first identification information ID that identifies the tenant 11 who requests payment of rent (based on the contract L6). The guarantee company 14 uses the guarantee management ledger 10 (FIG. 7) to recognize various data corresponding to the first identification information ID. FIG. 7 shows that the first identification information ID is associated with the scheme information S indicating the payment scheme of the renter 11, the second identification information J, and the rent F thereof.

  FIG. 3 shows a case where the scheme information S is the first scheme A (for example, when the first identification information ID is “001011”, “001013”, “001016”). When the first scheme A is adopted, the second identification information J corresponding to the tenant 11 identified by the first identification information ID notified from the real estate management company 12 (hereinafter also referred to as the specific tenant) and The rent F is notified to the settlement agency 13. This corresponds to a credit information acquisition request based on the contract L8.

  The second identification information J is information for identifying the tenant 11 in the first credit sales company 15, the settlement agency 13, or the second credit sales company 16. The first identification information ID and the second identification information J may be common. Further, different second identification information J may be adopted for each company. As an example of this case, a plurality of second identification information J is recorded in the warranty management ledger 10 for one first identification information ID.

  The rent F is notified from the guarantee company 14 to the settlement agency 13 if the rent of the specific tenant specified by the second identification information J is specified at the settlement agency 13 or further at the second credit sales company 16. It doesn't matter.

  The settlement agency 13 notifies the second credit sales company 16 of the credit acquisition request Aq. In response to this, the second credit sales company 16 communicates credit information to the second credit sales company 16. The first scheme is employed when the credit information is credit information A1 when the credit information is positive (with credit).

  The credit information A1 is communicated to the guarantee company 14, so that the guarantee company 14 knows that the second credit sales company 16 can be a payment source of the rent of the specific tenant. Therefore, the guarantee company 14 notifies the settlement agency 13 of the card settlement request K1 for the rent (based on the contract L8).

  In response to this, the payment agent company 13 notifies the second credit sales company 16 of a card payment request Dq for the rent. In response to this, the second credit sales company 16 makes an advance payment Dr of the card settlement money to the settlement agency 13, and performs a debit processing R1 from the card account to the tenant 11 (based on the contracts L2 and L9). ).

  The settlement agency 13 remits the card settlement money D1 to the guarantee company 14 (based on the contract L8), and the guarantee company 14 remits the rent K3 to the real estate management company 12 (based on the contract L6).

  Specifically, for example, the advance payment Dr is a process for transferring funds from the account of the second credit sales company 16 to the account of the settlement agency 13, and the remittance D1 is the account of the guarantee company 14 from the account of the settlement agency 13 The remittance K3 is a process for transferring funds from the guarantee company 14 account to the real estate management company 12 account. The actual remittance process, reimbursement process, and withdrawal process are signal processes involving the bank, but here, for the sake of simplicity, the process is indicated for convenience by an arrow from the payment source to the payment destination. The same applies to the following.

  As described above, in the first scheme A, the rent is paid to the real estate management company 12 by the second credit sales company 16 via the settlement agency 13 and the guarantee company 14. Since the rent was paid in advance on the basis of the credit of the second credit sales company 16, a withdrawal process R <b> 1 from the account of the tenant 11 from the second credit sales company 16 is performed. Therefore, even if the withdrawal process R1 cannot be performed, the real estate management company 12, the settlement agent company 13, and the guarantee company 14 do not suffer a loss.

  FIG. 4 shows a case where the scheme information S is the second scheme B. Similarly to the first scheme A, the guarantee company 14 is informed of the first identification information ID from the real estate management company 12, and based on this and the guarantee management ledger 10, the scheme information S, the second identification information J and the rent F thereof. I understand. For example, the second scheme B is employed when the first identification information ID is “001012” or “001015” (see FIG. 7).

  In the second scheme B, the guarantee company 14 notifies the first credit sales company 15 of the replacement request K2. The replacement request K2 includes the second identification information J or further the rent F.

  The first credit sales company 15 that has received the renewal request K2 performs reimbursement payment D2 to the real estate management company 12, and performs a debit processing R2 from the card account to the tenant 11 (based on the contracts L3 and L5).

  For example, if the withdrawal process R2 results in a negative result, that is, if the withdrawal from the account of the specified tenant cannot be made, the guarantee company 14 repays the replacement rent to the first credit sales company 15 based on the contract L7. To do. Since this subrogation is not a premise of the present invention, details are omitted.

  The execution of the second scheme B is not limited to the case where the second scheme B is set as the scheme information S in the warranty management ledger 10. Even when the first scheme A is set as the scheme information S in the guarantee management ledger 10, the payment scheme may be switched to the second scheme B.

  This is a case where the specific tenant has no credit for the second credit sales company 16 (or the credit limit is insufficient). Hereinafter, description will be made based on arrows indicated by broken lines in FIG.

  As described above, when the first scheme A is set as the scheme information S in the guarantee management ledger 10, the settlement agent company 13 sends the second credit sales company 16 to the second credit sales company 16 as in the case shown in FIG. 3. The credit acquisition request Aq is notified. In response to this, the second credit sales company 16 communicates credit information to the guarantee company 14 via the settlement agency 13. However, when the credit information is negative (no credit or credit limit is insufficient), the payment scheme is switched to the second scheme B.

  However, the settlement agent company 13 and the second credit sales company 16 do not need to be involved in what payment scheme is changed from the first scheme A. This is because the guarantee company 14 performs the switching.

  In other words, the guarantee company 14 that has received the negative credit information A2 is the same as the second scheme B even if the first scheme A is set as the scheme information S in the guarantee management ledger 10. The credit card company 15 is notified of the replacement request K2.

  Such a switching of the payment scheme is performed by the guarantee company 14 based on the credit information from the second credit sales company 16, so that the cooperation between the first credit sales company 15 and the second credit sales company 16 is not required. Therefore, the payment scheme can be switched smoothly.

  FIG. 5 shows a case where the scheme information S is the third scheme C. Similarly to the first scheme A and the second scheme B, the guarantee company 14 is informed of the first identification information ID from the real estate management company 12, and based on this and the guarantee management ledger 10, the scheme information S, the second identification information Know J and its rent F. For example, the third scheme C is employed when the first identification information ID is “001014” (see FIG. 7).

  In the third scheme C, the guarantee company 14 performs remittance K3 of the rent to the first credit sales company 15 based on the contracts L4 and L6, and performs processing R3 for charging the rent to the tenant 11. This is to encourage the renter 11 to remit money to the guarantee company 14. In the third scheme C, the first credit sales company 15, the second credit sales company 16, and the settlement agency 13 do not need to be involved.

  Next, the case where the scheme information S is changed from the second scheme B to the third scheme C to the third scheme C will be described. Returning to FIG. 4, in the case where the withdrawal process R2 for the tenant 11 from the first credit sales company 15 cannot be performed, the first credit sales company 15 notifies the guarantee company 14 of failure information G indicating that fact. The failure information G can be grasped as negative credit information for the first credit sales company 15 of the tenant 11.

  The first credit sales company 15 may notify the failure information G to the guarantee company 14 when the withdrawal process R2 cannot be performed even once, or the failure information G when the withdrawal process R2 cannot be performed a plurality of times, for example, four times. G may be notified to the guarantee company 14.

  Upon receiving the failure information G, the guarantee company 14 changes the scheme information S of the guarantee management ledger 10 so that the first credit sales company 15 does not suffer any further damage. For example, it is assumed that the first credit sales company 15 notifies the guarantee company 14 of the failure information G for the specific tenant whose first identification information ID is “01015”. Before the failure information G is notified, the specific tenant's scheme information S was the second scheme B (see FIG. 7), and this is rewritten to the third scheme C.

  Alternatively, even if the scheme information S corresponding to the specific tenant is the first scheme A, the scheme shifts to the second scheme B by switching the payment scheme as described with reference to FIG. By being provided to the guarantee company 14, the scheme information S of the guarantee management ledger 10 may be rewritten from the first scheme A to the third scheme C.

  In this way, the subsequent payment scheme of the specific tenant can be automatically set to the third scheme C.

Summarizing the switching of the above payment schemes from the perspective of the guarantee company 14, it can be understood as the following steps:
(A) Enter the first identification information ID (from the real estate management company 12) that identifies the tenant 11 at the guarantee company 14,
(B) obtaining scheme information S corresponding to the first identification information ID from the scheme management information 10 indicating the correspondence between the scheme information S indicating the type of payment scheme and the tenant 11;
(C) When the scheme information S acquired in the above step (b) indicates the first scheme A, the second credit sales company 16 of the specific tenant (who is the tenant identified by the first identification information ID) A1 (or credit information A2: hereinafter, both are collectively referred to as “credit information A1 / A2” and may also be used in drawings),
(D) When positive credit information A1 is acquired in step (c) above,
(d-1) Card settlement request K1 for charging the second rent sales company 16 for the rent of the specified tenant,
(d-2) Remittance K3 to pay the rent of the specified tenant to the real estate management company 12,
(E) When the negative credit information A2 is acquired in the above step (c), or when the scheme information S indicates the second scheme B, the rent of the specific tenant is given to the first credit sales company 15. The advance request K2 for paying is performed.

further,
(F) When the scheme information S acquired in step (b) indicates the third scheme C,
(f-1) Process R3 for charging the rent of the specific tenant to the specific tenant,
(f-2) Remittance K3 to the property management company 12,
(G) When the failure information G is obtained, the scheme information S corresponding to the tenant 11 corresponding to the failure information G is set in the third scheme C.

  By executing such steps, the payment scheme can be switched only by the guarantee company, and as a result, the switching can be performed smoothly.

  As is apparent from the above description, switching from the first scheme A to the second scheme B can be realized regardless of the presence or absence of the third scheme C.

  Moreover, you may perform the step of (h) setting the scheme information S corresponding to the tenant 11 to the 2nd scheme B corresponding to switching from the 1st scheme A to the 2nd scheme B. Thereby, the subsequent payment scheme of the specific tenant can be automatically set to the second scheme B.

  Of course, both steps (g) and (h) may be executed.

<Configuration example for switching payment schemes>.
Below, the example of composition of guarantee management device 24 suitable for performing the above-mentioned steps (a)-(g) is explained. The security management device 24 can be understood as a payment management device for switching the scheme in which the rent is paid to the real estate management company 12.

  Referring to FIG. 6, warranty management device 24 includes a storage device (indicated as “DB” in the figure) 101, a rewrite unit 102, a read unit 103, scheme distribution units 104 and 106, and credit information. An acquisition unit 105, a settlement request signal output unit 107, and a settlement processing unit 108 are provided.

  The storage device 101 stores the warranty management ledger 10 (see FIG. 7) as a database. That is, the storage device 101 stores the first identification information ID and the second identification information J for identifying the renter 11 in association with the scheme information S for specifying a scheme for paying rent from the renter 11 to the real estate management company 12. To do.

  The reading unit 103 inputs the first identification information ID from the real estate management device 22, and reads the second identification information J and the scheme information S about the tenant designated thereby from the storage device 101. That is, the reading unit 103 executes the above steps (a) and (b).

  The scheme distribution unit 104 receives the scheme information S read from the storage device 101 by the reading unit 103, and determines whether it is the first scheme A, the second scheme B, or the third scheme C. Determine. If the scheme information S is the first scheme A, the credit information acquisition unit 105 operates. If the scheme information S is the second scheme B, the settlement request signal output unit 107 operates. If the scheme information S is the third scheme C, the settlement processing unit 108 operates. . In FIG. 6, for convenience, such an operation for each scheme is indicated by an arrow A from the scheme distribution unit 104 to the credit information acquisition unit 105, an arrow B to the settlement request signal output unit 107, and an arrow C to the settlement processing unit 108. Show.

  The credit information acquisition unit 105, the settlement request signal output unit 107, and the settlement processing unit 108 are all given the second identification information J. As described above, in each payment scheme, the rent F does not need to be transmitted to the settlement agency 13, the first credit sales company 15, and the second credit sales company 16 that recognize this. If the rent F is not recognized, the rent F corresponding to the designated first identification information ID is read from the storage device 101 by the reading unit 103, and the credit information acquisition unit 105, together with the second identification information J, It is given to the settlement request signal output unit 107 and the settlement processing unit 108.

  The credit information acquisition unit 105 operates when the scheme distribution unit 104 determines that the scheme information S is the first scheme A as described above. Specifically, the second identification information J or further the rent F is transmitted to the payment agent management device 23. In response to this, the payment agent management device 23 communicates the credit acquisition request Aq and exchanges the credit information A1 / A2 with the second credit sales management device 26. The credit information acquisition unit 105 acquires the credit information A1 / A2 from the second credit sales management device 26. That is, the credit information acquisition unit 105 executes step (c).

  Since FIG. 6 illustrates the configuration of the warranty management device 24, signal exchange between the payment agent management device 23 and the second credit sales management device 26 is omitted. However, as described with reference to FIG. 1, since both can communicate with each other, it is clear that such signal exchange is possible.

  The scheme distribution unit 106 determines whether the credit information A1 / A2 is the credit information A1 or the credit information A2. If the credit information A1 / A2 is the credit information A1, both the settlement request signal output unit 107 and the settlement processing unit 108 operate. If the credit information A2 is the credit information A2, the settlement processing unit 108 operates. In FIG. 6, such an operation for each credit information is indicated by an arrow A <b> 1 from the scheme distribution unit 106 to the settlement request signal output unit 107 and the settlement processing unit 108 and an arrow A <b> 2 to the settlement processing unit 108 for convenience.

  The settlement request signal output unit 107 performs the above step (d-1). That is, when the credit information A1 / A2 is the credit information A1, the settlement request signal output unit 107 outputs a signal for processing the card settlement request K1 to the settlement proxy management device 23 (performs transmission processing). In FIG. 6, for convenience, such transmission processing is indicated by an arrow K <b> 1 from the settlement request signal output unit 107 to the settlement proxy management device 23.

  The settlement request signal output unit 107 also performs the above step (e). That is, when the credit information A1 / A2 is the credit information A1, and when the payment scheme is the second scheme B, a signal for processing the transfer request K2 is output to the first credit sales management device 25 ( Send process). In FIG. 6, for convenience, this transmission process is indicated by an arrow K <b> 2 from the settlement request signal output unit 107 to the first credit sales management device 25.

  The settlement processing unit 108 performs the above step (d-2). That is, the settlement processing unit 108 performs transmission processing for the remittance K3 to the real estate management apparatus 22. In FIG. 6, for convenience, this transmission process is indicated by an arrow K <b> 3 from the settlement processing unit 108 to the real estate management apparatus 22.

  The settlement processing unit 108 also performs the above step (f). That is, when the payment scheme is the third scheme C, the settlement processing unit 108 performs transmission processing for the remittance K3 to the real estate management device 22 and performs processing R3 for charging the rent to the tenant 11 Perform transmission processing. Here, as a transmission process for performing the process R3, an arrow R3 to the communication device 21 (for example, a telephone used by the lessee 11) that can notify the lessee 11 from the settlement processing unit 108 is shown.

The payment processing unit 108 receives signal processing corresponding to the payment D1 of the card payment from the payment proxy management device 23. In FIG. 6, for convenience, such signal processing is indicated by an arrow D < b > 1 from the payment proxy management device 23 to the payment processing unit 108.

  The rewriting unit 102 executes step (g). In other words, the rewriting unit 102 receives the failure information G and the second identification information J corresponding to the failure information G from the first credit sales management device 25, and writes the scheme information S of the warranty management ledger 10 stored in the storage device 101 based on the failure information G. Change.

  Or the rewriting part 102 performs step (h). That is, if the scheme distribution unit 106 determines that the credit information A1 / A2 is the credit information A2, the rewrite unit 102 determines that the second identification information J (this is written from the reading unit 103) corresponding to the credit information A1 / A2. The scheme information S of the guarantee management ledger 10 stored in the storage device 101 is rewritten to the second scheme B.

  Of course, the rewriting unit 102 may execute both steps (g) and (h).

  The rewriting of the warranty management ledger 10 may be performed on items other than the scheme information S. FIG. 6 illustrates a case where the rewriting unit 102 receives the first identification information ID and the rent F from the real estate management device 22. The rewriting of the guarantee management ledger 10 based on these is desirable from the viewpoint of facilitating correction of the contract L1 (for example, rent change).

  6 illustrates the configuration of the guarantee management device 24, so that the debit processing R1 from the card account for the tenant 11 from the second credit sales company 16 or the debit from the card account for the tenant 11 from the first credit sales company 15 is performed. Illustration of the process R2 is omitted.

  For example, the warranty management device 24 is realized including a microcomputer and a storage device. The microcomputer executes each processing step (in other words, a procedure) described in the program. The storage device is composed of one or more of various storage devices such as a ROM (Read Only Memory), a RAM (Random Access Memory), a rewritable nonvolatile memory (EPROM (Erasable Programmable ROM), etc.), and a hard disk device, for example. Is possible. The storage device stores various information, data, and the like, stores a program executed by the microcomputer, and provides a work area for executing the program. It can be understood that the microcomputer functions as various means corresponding to each processing step described in the program, or can realize that various functions corresponding to each processing step are realized. The warranty management device 24 is not limited to this, and various procedures executed by the warranty management device 24 or various means or various functions implemented may be realized by hardware.

DESCRIPTION OF SYMBOLS 10 Guarantee management ledger 11 Tenant 12 Real estate management company 15 1st credit sales company 16 2nd credit sales company 24 Security management device 101 Storage device 102 Rewriting unit 103 Reading unit 105 Credit information acquisition unit 107 Settlement request signal output unit 108 Settlement processing unit A 1st scheme A1, A2 Credit information B 2nd scheme C 3rd scheme G Disability information ID 1st identification information S Scheme information K1 Card payment request K2 Replacement request K3 Remittance R3 (to request rent) processing

Claims (6)

A lease contract (L1) for a real estate property is concluded between the tenant (11) and the real estate management company (12). (L3) is concluded, a credit sales contract (L2) is concluded between the tenant and the second credit sales company (16), and the rent of the tenant is paid to the real estate management company (A, B , C) is switched by the payment management device (24) used in the guarantee company (14) ,
The payment management device (24) includes a credit information acquisition unit (105) and a reading unit (103),
(A) The reading unit inputs first identification information (ID) for identifying the tenant in the payment management device ;
(B) The scheme information (S) corresponding to the first identification information (ID) is acquired from the database (10) indicating the correspondence between the scheme information (S) indicating the type of the scheme and the tenant. Process,
(C) When the scheme information acquired in the step (b) indicates the first scheme (A), the second of the specific tenant who is the tenant identified by the first identification information The credit information acquisition unit acquires credit information for a credit sales company;
(D) When the credit information acquired in the step (c) is positive credit information that there is a credit ,
(d-1) with respect to the second credit company, and a transmission processing of the order to contact the card payment request for the rent of a particular tenant (K1),
and (d-2) before Symbol step of performing the <br/> from the account of a particular tenant the rent the guarantee company of the transmission processing of the transfer funds to the real estate management company's account (K3) to order,
(E) When the credit information acquired in the step (c) is negative credit information indicating that there is no credit or a credit limit is insufficient , or when the scheme information indicates the second scheme (B) in, and a step of performing a transmission processing for communicating the advances request of the rent for a particular tenant (K2) to the first credit company, a method of switching the payment scheme. (F) When the scheme information acquired in the step (b) indicates the third scheme (C),
(f-1) and the transmission processing of the to, notification can contact device to the specific tenant for processing to bill the rent of the particular tenant for a particular tenant (R3) (21),
and (f-2) before Symbol transmission processing of the rent of certain tenants from the account of the guarantee company the real estate management company account transfer funds to the (K3) to order,
And (g) when the negative credit information (G) of the specific tenant for the first credit sales company is acquired, the scheme information corresponding to the specific tenant is stored in the database. The payment scheme switching method according to claim 1, further comprising: setting a third scheme. (H) When the credit information acquired in the step (c) is negative, the method further includes the step of setting the scheme information corresponding to the specific tenant in the second scheme with respect to the database. The method of switching payment schemes according to claim 1. A lease contract (L1) for the real estate property is concluded between the tenant (11) and the real estate management company (12), and the contract for reimbursement and guarantee contract between the tenant and the first credit sales company (15) (L3) is concluded, a credit sales contract (L2) is concluded between the tenant and the second credit sales company (16), and the rent of the tenant is paid to the real estate management company (A, B , C), a payment management device (24) for switching,
First correspondence information (ID) and second identification information (J) for identifying the tenant and scheme information (S) for specifying a scheme for paying rent from the tenant to the real estate management company are stored in association with each other. A storage device (101),
A reading unit (103) for reading out the second identification information and the scheme information corresponding to the designated first identification information from the storage device;
A credit information acquisition unit that acquires credit information (A1 / A2) for the second credit sales company for the specific tenant who is the tenant specified by the second identification information when the scheme information indicates the first scheme (105)
A signal for when the credit information is a positive credit information that there credit is to process the first request (K1) for requesting the clearing of the rent for the particular tenant in the second credit company And when the credit information is negative credit information indicating that there is no credit or a credit limit is insufficient , or when the scheme information indicates the second scheme (B), the first credit sales company A settlement request signal output unit (107) for outputting a signal for processing a second request (K2) for requesting the change of the rent of the specific tenant,
It said if the credit information is in the affirmative, the settlement processing unit for the previous Symbol the rent of a particular tenant from the account of the guarantee company performs the transmission processing of the real estate management company's account funds transfer to (K3) to order (108 A payment management device. The transmission processing of said if the scheme information indicates a third scheme, the settlement processing unit may transfer funds from the previous Symbol specific tenant the rent of the guarantee company account to the account of the real estate management company (K3) to order And a transmission process to the communication device (21) capable of notifying the specific tenant for the process (R3) of charging the rent of the specific tenant to the specific tenant ,
The storage device can rewrite at least the scheme information,
A rewriting unit (102) for rewriting the scheme information corresponding to the second identification information designated by the first credit sales company into the third scheme
The payment management apparatus according to claim 4, further comprising: The storage device can rewrite at least the scheme information,
A rewriting unit (102) for rewriting the scheme information corresponding to the second identification information designated by the second credit sales company into the second scheme.
The payment management apparatus according to claim 4, further comprising:

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