収益
不動産経営の収益性や安定性の測り方（キャッシュフロー・利回り・積算価格）
マンション経営では収支バランスの余裕が必要です。家賃収入からローン返済や経費を差し引いても十分に収入が残るような計画が求められます。今回は不動産投資の収益性や安定性を計測する指標であるキャッシュフロー、利回り、積算価格について解説します。
2020年12月11日
CONDOMINIUM MANAGEMENT
Property management
[Maruyama Service Centre]
98% occupancy rate achieved for properties managed by the Saitama Service Centre in Saitama City
OVERVIEW
Owners with the following problems
- Unlike before, vacancies are hard to fill
- The rent has been drastically reduced
- Tenant arrears are increasing
- Rents have fallen significantly
- Too expensive renovation work
- I'm getting tired of being self-managed
We put our owners first and focus on maintaining a high occupancy rate. We have achieved a 98% occupancy rate for properties managed by us in Saitama City. We also offer the MIGOTO Plan, which allows owners to renovate their property at zero initial cost, for owners of dilapidated properties or those suffering from vacancies. For owners who are struggling to manage their properties independently, we offer a number of management plans to suit their needs.
WHAT ARE YOU WORRIED ABOUT?
Common problems
PROBLEM 1
We used to be able to secure full occupancy, but recently vacancies have been difficult to fill and occupancy rates have fallen
One of the main concerns for owners of flats, condominiums and other rental properties is vacancy control. An increase in vacancies not only directly affects rental income, but also incurs costs such as maintenance and taxes while vacancies are occurring, so the longer the period of vacancy and the greater the number of vacancies, the greater the negative impact on management. If you used to be able to secure full occupancy but have recently experienced a drop in occupancy, you should first investigate the cause. This is an opportunity to review changes in the environment, timing, advertising and recruitment methods, and the balance between the condition of the property and the rent.
PROBLEM 2
We have a sublease agreement with a builder who rents out our house in bulk, but the rent has been significantly reduced.
A sublease system whereby a sublease company rents a flat, condominium or other rental housing unit from the owner in bulk and guarantees the rent. However, there are cases where the sub-leasing company will later ask for a review or reduction in the rent because the rent set when the property was first built is not sufficient to attract tenants. However, even if the occupancy rate increases by reducing the rent, from the owner’s point of view, the profit will decrease compared to the original profit, and the longer the situation continues, the more the profit will decrease.
PROBLEM 3
I have been managing the property on my own for a long time, but I am getting old and tired.
This is a self-managed property where the owner is responsible for all aspects of the property, such as dealing with tenants and arranging contractors. While this can be a great way to save money and gain expertise in managing your property, it can also be a headache as you are dealing directly with tenants, negotiating rent, collecting money and dealing with complaints. In particular, owners who manage their own properties tend to be faced with rent arrears. This can be a daunting task and often leads to prolonged delays. Responding to complaints can also be an urgent task as you never know when the phone will ring.
PROBLEM 4
I am considering renovating or remodeling my apartment to prevent vacancies, but the construction costs charged by the management company are too high.
Vacancy control is an important part of the rental management process. One of the factors that cause vacancies is the age of the building, interior and equipment. Many people are considering renovating or remodelling their property. However, renovation requires a large sum of money. In addition, if you have outsourced the management of your property to a management company, many owners feel that the renovation work carried out by the management company is expensive. This is because most management companies do not carry out the work themselves, but subcontract the work to subcontractors.
GOTO FREE CAMPAIGN
SOLUTION 1
One year free management for flats and condominiums
The GOTO Management Free Campaign is held by Maruyama Mansion Centre. If you sign a management contract during the campaign period (until 30 September 2021), the management fee will be waived for the first year of the two-year contract period (excluding sublease and full-occupancy guarantee contracts).
We are able to deal with both “new clients” and “switching management companies”. Firstly, for new clients, after explaining the details of the campaign, we will carry out a site survey of the property and then present you with a rental management proposal.
If you need to change your management company, we can help you to contact your existing management company and cancel the contract.
SOLUTION 2
We offer three different plans for landlords to choose from according to their own needs
The “Money Collection Management” plan, in which we act on behalf of the owner to mediate tenants, prepare contracts and collect rent. In addition to the contents of the “Collection Management” plan, the “General Management” plan provides emergency services, claims handling and building maintenance. In addition to the general management plan, we also offer a rent guarantee plan. Owners can choose the most suitable plan according to their own needs.
Management
Rent guarantee management
Management
【special campaign】
Rental payment management
【special campaign】
Vacant room insurance
〇
×
×
Late payment insurance
〇
×
×
Deposit
Company's custody
Company's custody
Company's custody
Key money
Managed by company
Managed by property owner
Managed by property owner
Maintenance fee
Managed by company
Managed by property owner
Managed by property owner
Administration fee
9%（tax excluded）
0%
【special campaign】
【special campaign】
0%
【special campaign】
【special campaign】
Advertising expenses
1 month rent
1 month rent
1 month rent
Renewal fee
Managed by company
Managed by property owner
Managed by property owner
Renewal administration fee
ー
1/2 rent（tax excluded）
1/2 rent（tax excluded）
Common use electricity and water fee
Company's burden
Property owner's burden
Property owner's burden
Exemption period when moving out
1 month
ー
ー
Payment collection
〇
〇
〇
New contract
〇
〇
〇
Rent demanding
〇
〇
〇
Renewal
〇
〇
〇
Witnessing when moving out
〇
〇
〇（Note 1）
Settlement when moving out
〇
〇
〇（Note 1）
Interior renovation
〇（carried out by company）
〇（carried out by company）
〇（carried out by company）
Key management
Managed by company
Managed by company
ー（Note 2）
24/365
Emergency response
Emergency response
〇
〇
ー（Note 2）
Complaint reception and response
〇
〇
ー（Note 2）
Daily cleaning・Maintenance procedures
〇
〇
ー（Note 2）
Legal inspection procedures
〇
〇
ー（Note 2）
Contract period
5 years
5 years
5 years
(Note 1) 20,000 yen per project (consumption tax not included), free of charge if the interior renovation is carried out by us.
(Note 2) We can be commissioned after consultation with the owner.
SOLUTION 3
We support owners with a wide range of services in both tenant and building management
It is no exaggeration to say that the management of a rental flat depends on the quality of the management. We support owners with a wide range of services, including tenant management, such as tenant recruitment, lease contracts, rent collection, receiving and dealing with complaints from tenants, attendance at move-ins and move-outs, and settlement, as well as building management, such as daily cleaning and facility maintenance.
Tenant management in details
- Emergency Response Plan [Maruyama Support]
24 hours a day, 365 days a year, our experts will respond to your emergency. - Preview service
- Tenant recruitment, screening and guarantor screening
- Rental contract
- Tenancy and renewal procedures
- Rent collection and reminder of late payments
- Moving out meeting
- Rent setting, tenancy planning etc.
- Pre- and post-disaster tenant response
- Handling of problems and complaints
- Dissemination of the repair plan
Details of building management
- Daily and other regular cleaning
- Disaster prevention and post-disaster inspection
- Regular equipment inspection, repair and replacement
- Water tank cleaning and inspection
- Pest prevention and control
- Restoration of the works in their original state
- Renovation
- Large-scale repair works
- Proposal for repair plan
MIGOTO PLAN
Renovation at zero initial cost
MIGOTO Plan [MIGOTO Plan].
SOLUTION 1
The renovation costs are paid by us and the initial burden on the owner is zero. This is a plan where you pay back the renovation costs with the rent.
When renovating a dilapidated property as a measure against vacancy, the need for a large amount of construction costs is one of the main concerns of the owner. With “MIGOTO Plan” of Saitama Maruyama Corporation, the owner can renovate the property with zero initial cost because we will pay for the renovation work. The renovation cost will be repaid by the rent, and the full amount of the rent will become the owner’s income after the completion of the repayment.
SOLUTION 2
The renovation is expected to increase rents and stabilise occupancy rates, and once the renovation costs are repaid, you will receive the full amount of the rent
Owners of dilapidated properties tend to fall into a negative spiral of repeatedly lowering rents while worrying about vacancies. Renovating a property using the My God Plan will improve both the rent and the occupancy rate, allowing you to get out of this negative spiral. In the model case below, the owner pays back the renovation costs of 480,000 yen over 10 months through rent, and then earns the full amount of rent from the following month. Not only will the owner be able to recoup the entire investment in 5 years thanks to the increase in rent, but also the occupancy rate will remain stable afterwards because the renovation has cleaned up the rooms.
SOLUTION 3
There is no risk to the owner as repayments can only be made once the property is occupied
Some owners may be hesitant to use the renovation cost replacement service because if no tenant is found after renovation, only the repayment of renovation cost will be left. However, with the “MIGOTO Plan”, repayment only starts once a tenant has been found, so owners can renovate without risk. In addition, we do not stop after renovation, we provide comprehensive support including tenant placement.
SOLUTION 4
Several courses of renovation are available to suit the owner's desired price
My Got Plan is an innovative plan offered only to owners in Saitama City. Owners can renovate according to the amount of money they wish to spend, as we offer the following three courses. The Light Plan (around 300,000 yen), which includes interior work or IOT equipment; the Standard Plan (around 600,000 yen), which includes a shower unit; and the Premium Plan (around 1,000,000 yen), which includes the contents of the Light Plan and Standard Plan, plus further improvements to the equipment. We will cover the cost of the renovation up to the annual rent.
Plan
Estimated costs
Renovation details
Light
Around ¥300,000
IOT equipment or interior work
Standard
Around ¥600,000
Shower unit
Premium
Around ¥1,000,000
Light Plan + Standard Plan + Other
LOW VACANCY RATE
98% occupancy rate for our managed properties
in Saitama City
SOLUTION 1
We increase our occupancy rates by placing requests for tenancy placements through a wide range of channels and various means
In the case of general management companies, vacancies are difficult to fill because they only have access to their own shops. At Saitama Maruyama Kogyosho, we increase the occupancy rate by asking a number of agency companies to mediate tenants. We use a variety of channels such as visits, phone calls, faxes, emails, databases shared by real estate agencies, and websites for agency companies.
SOLUTION 2
After the tenant moves out, we commercialize the vacant room at an early stage and recruit tenants. The occupancy rate of our managed properties in Saitama City is 98%, which is a reliable result.
While the occupancy rate of residential rental properties in our target area of Omiya-ku, Saitama City is 74.1% (25.9% vacancy rate) and in Sakura-ku, Saitama City 85.1% (14.9% vacancy rate), the occupancy rate of our managed properties in the same area is 98%. These figures show that the properties are fully occupied at an early stage and that the retention rate is high. We put our owners first and focus on maintaining a high occupancy rate.
SOLUTION 2
We support owners with a wide range of services in both tenant and building management
It is no exaggeration to say that the management of a rental flat depends on the quality of the management. We support owners with a wide range of services, including tenant management, such as tenant recruitment, lease contracts, rent collection, receiving and dealing with complaints from tenants, attendance at move-ins and move-outs, and settlement, as well as building management, such as daily cleaning and facility maintenance.
Tenant management in details
- Emergency Response Plan [Maruyama Support]
24 hours a day, 365 days a year, our experts will respond to your emergency. - Preview service
- Tenant recruitment, screening and guarantor screening
- Rental contract
- Tenancy and renewal procedures
- Rent collection and reminder of late payments
- Moving out meeting
- Rent setting, tenancy planning etc.
- Pre- and post-disaster tenant response
- Handling of problems and complaints
- Dissemination of the repair plan
Details of building management
- Daily and other regular cleaning
- Disaster prevention and post-disaster inspection
- Regular equipment inspection, repair and replacement
- Water tank cleaning and inspection
- Pest prevention and control
- Restoration of the works in their original state
- Renovation
- Large-scale repair works
- Proposal for repair plan
RELATED INFO
関連情報
OTHER SERVICES OF SAITAMA MARUYAMA KOUMUSHO
Other business
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