Category: Apartment house manager

The building renovation is an important matter the apartment house is managed so as not to depreciate the apartment house to live safely.
Therefore, the knowledge of the deterioration diagnosis of the apartment house is requested by the apartment house manager.
Here, it introduces some words of the deterioration symptom that happens in the building of a ferroconcrete making.
･Coming off ([kuraku])
The finishing material peeled off, the falling state or the concrete that was floating peeled off, and it fell.
There is a possibility that not only the resident but also the passer-by dangerously rolls coming off of a concrete splinter of the apartment house.
Therefore, even if it is negligible, an immediate mending is needed.
･Rust reinforced concrete exposure
The corroding reinforced concrete enters the exposed state pushing a concrete surface out.
It is likely to expose it in [tenjou] and the state etc. of the reticulation.
･Efflorescence (white Ka phenomenon)
It is what melts the lime in cement etc. by the rain water that entered from moisture or the crack from among concrete, comes out in the surface this solution, mixes with carbon dioxide, hardens, and became a white state of the powder.
･Crack (crack)
The reinforced concrete might corrode because of a concrete neutralization, and it happen because of it.
Moreover, the crack happens because of a concrete drying shrinkage.
･Rust stain
The rust of the corroding reinforced concrete flows from the crack, it goes out, and it adheres to the surface.
･Pop out
The hollow of Crater is made because of pressure of the expansion in concrete in the surface part.
The apartment house manager should make the plan when the apartment house and equipment are diagnosed systematically, and mending is needed and put it into practice.
It is necessary to deal with the business with correct knowledge for that.

When years are passed, the apartment house is deteriorated.
Know what deterioration you exist when you manage the apartment house.
･Physical deterioration
The apartment house starts due to physical deterioration because of the use of the chemical factor besides rain water and the vehicle exhaust emission and the passing age deterioration, and progresses when years have passed since it was architectural.
When a regular mending is needed according to this deterioration, and deterioration extends, a large-scale mending is needed.
･Functional deterioration
Even if the performance doesn’t decrease because the equipment and the material that the function is compact on the above are developed compared with constructing the apartment house by the evolution of the technology, it is likely to be deteriorated evaluating it (product obsolescence).
The apartment house etc. constructed before a new anti-earthquake regulation hit this.
･Social deterioration
It is deterioration that happens so that a social demand may change in the age, and deterioration that cannot correspond to advanced informationization and the room composition, etc. and happens.
The age when the apartment house etc. with which the apartment house and the crime prevention system for the Internet have been fully equipped are sold and the case that cannot meet such needs undertake this deterioration.
The apartment house manager and the management union should think about not only the maintenance of a safe residence but also mending to enhance the value of the apartment house.
The person who aims at the apartment house manager is not few in the chance becoming the director of the management union either.
To make the entire other apartment houses to manage the apartment house where I live better livable, a bigger expectation is put on the apartment house manager.

Because the apartment house is a community property of the person who owns it, for the condominium, it becomes a load of all owners for the repairs expense.
To live in the apartment house safely long, a regular mending doesn’t lack it.
Therefore, cost in a large-scale mending becomes insufficient if the long-term repair plan is set up, and the mending reserve funds based on it are not collected, and there is a possibility for it to become impossible to mend, too.
Then, the apartment house becomes impossible for keep it will be deteriorated, and live in a safe, comfortable residence more and more.
Naturally, the value of the apartment house falls, too.
To prevent this, the business of the management of the apartment house and the apartment house manager who advises becomes important.
Is 25 years long-term repair plan?It is a mending plan to consider before 30 years.
The construction that becomes an object is openings such as substitution, windows, and the door doors of the waterproof and the water supply and drainage tube in the outside wall and the rooftop.
It is important to provide the mending object, the mending time, and cost systematically according to this plan and to obtain the owner’s mutual agreement.
The long-term repair plan of the apartment house is made in the apartment house that rises to as much as 89.0% in the investigation of the Ministry of Land, Infrastructure and Transport in 2008 fiscal year.
In the investigation in 2008 fiscal year, the amount of the average of this mending reserve fund is 11,877 yen a month.
This amount contains the amount of the allotment from the rental of the parking lot.
Moreover, it is necessary to undergo the diagnosis of the building (deterioration diagnosis) in making and changing the long-term repair plan.
This cost is taken down from the mending reserve fund.
The apartment house manager is needed as for the knowledge of such a mending plan.

In the sorting office having building such as apartment houses, there is a common part that is monopoly part where those who have the sorting office have the property right and the entire owner’s properties.
The sorting office having building is a building where there is a divided part, and an independent property right exists in of each.
Such regulations are provided by the law of Law for Comparted-ownership.
The monopoly part indicates the room that an independent owner named rooms how many uses.
It is an independent place that is that only the owner can use.
A common part is pointed at excluding the monopoly part.
The monopoly part can be a common part in the rule of the apartment house.
However, a legal, common part cannot be made a monopoly part by the rule.
A common part is divided into a legal, common part and the rule common part.
A legal, common part is a place from the structure and the location, etc. from which it is decided by Law for Comparted-ownership as a common part.
It is the stairs, an entrance hall, an elevator, a passage, a plumbing installation, a rooftop, and an electric wiring, etc.
The rule common part is a place that has been decided sharing depending on the rule.
The meeting room and the warehouse, etc. become the rule common parts.
Moreover, a common part partially includes a common part.
In the common part used only for a part of monopoly part, those who have the sorting office by the use of the part are supposed to do the management to this.
However, the owner in a common part cannot manage a part of of this a part of common part without permission when relating to interests of the sorting office having person in the entire apartment house.
It is necessary to decide it in this case by the entire those who have the sorting office in the apartment house.
Naturally, such knowledge is needed by the apartment house manager.
It is being requested to understand a monopoly part and a common part in the managed apartment house, and to correspond to those management by the apartment house manager.

When the apartment house manager manages the apartment house, cooperation with the management union doesn’t lack it.
Being composed of all those who have the sorting office in the apartment house is a management union.
It holds one’s hosting for better life of the apartment house, and the management union confers, and provides the rule.
The meeting is at least summoned once a year.
The annual meeting is often called a general meeting.
As a rule, the resolution matter in the meeting is decided by the majorities of those who have the sorting office.
Those who have the sorting office attend the meeting as a rule and the right to vote is exercised.
However, the right to vote can be exercised by the document as the letter of attorney is submitted when it is not possible to attend.
Moreover, the deputy attends the meeting and the right to vote can be exercised.
The occupant (lessor etc.) can give one’s views the matter which interests reach in the meeting though is not those who have the sorting office.
And, the occupant can attend the meeting as sorting office having person’s deputy because of the right to vote exercise.
The business of the management union extends to many topics like other cleaning, disinfection, garbage management in a common part in the apartment house, collection of the maintenance fee and the mending reserve fund, and making, management, announcing to public, the report business, and the disaster prevention etc. of the long-term repair plan.
There is a union the consignment of the business and the consignment of everything partially the management union of these to the independent management union that does and the management trader.
The management union firmly does the business, the apartment house is managed appropriately, it is easy to live, and never never depreciates.
The management union by which the trader also reviews under one’s thumb of the trader and content also by the amount of money of the leaving mending and can take all actions even when the business has been consigned is important.
The apartment house manager becomes important the relation of this management union, especially the chief director and the board of directors.
The advice of the review of advice to the management of the management union and the long-term repair plan, guidance, and accountings and the retrenchment in expensess and the management trader’s checks are apartment house manager’s important business.

The rule of the apartment house is a rule to live in the apartment house.
Becoming the model of this rule is an apartment house standard management rule that the country provided though the rule is different in each apartment house.
Of course, it is set questions to the apartment house manager’s examination.
Because it is an important one for making, and changing the rule, it is one that it also wants not only the apartment house manager but also the director of the management union to know.
The standard like the range in a monopoly part and a common part, the monopoly use rights, the matters concerning the parking lot use, the matters concerning management like the maintenance fee etc. , and the management union and accountings, etc. that takes up various topics has been installed in this apartment house standard management rule.
The distinction between the monopoly part and the joint ownership space in this is written.
The skeleton parts such as walls and ceilings and floors take sharing and the final coating part and the idea of monopoly part is taken in the standard management rule.
In the door door, a lock and inside painting part is monopoly.
As for the window frame, the pane, the screen door, and the shutter, it is the common parts.
The purpose of this is to never publish an ad to the door and the pane without permission, and to color, to substitute, and to damage the spectacle in the apartment house.
The part that specific those who have the sorting office can use hits even if it is a common part and a balcony and a special garden hit it in the special use part.
Because those who have the sorting office have the exclusive license for the special use part, it is possible to use it.
The user pays a special rental to the management union about a special garden.
The parking lot can be used by making the use contract for the management union as a user.
Use rights are lost though the user can use the parking lot on that when transferring and loaning it to the third person.
Moreover, it is necessary to file an application to the chief director of the management union when repairing even if it is a special part, and to obtain approval by the document.

There is a review of the management rule of the apartment house as one of the business of the apartment house manager.
The management rule of the apartment house includes the apartment house standard management rule that becomes the model.
It is an indispensable one for the rule making to assume a livable environment for the person who lives in not only the apartment house manager but also the apartment house.
Variety is described in the apartment house standard management rule about management.
The management union assumes the responsibility and the load to the management of a site and a common part in the apartment house.
The owner who has the exclusive license takes the responsibility for the special use part such as balconies for usual use of the cleaning etc.
However, the management union does a premeditated mending like the waterproofing work etc. etc.
In the income of the management union, there is a rental in a maintenance fee, a mending reserve fund, a parking lot, and a special garden, etc.
Besides this, the deposit interest rate etc. become the incomes, too.
The maintenance fee is the one used as expenditure of usual management.
The maintenance fee includes neither the cost that hangs to the specialist use such as manager’s labor cost, business consignment expenses to the management trader, the maintenance checks of the vessel, the communication expense, and the common utility, and apartment house managers nor the management expense etc. of the management union.
The mending reserve fund is allotted to a premeditated mending, rebuilding, and the repair, etc. done by the natural damage.
Those who have the sorting office in the apartment house should deliver the maintenance fee and the mending reserve fund to the management union.
Even if those who have the sorting office who are the owners fail to pay the maintenance fee, the occupant of the lessor etc. need not pay.
The maintenance fee is supposed to be calculated according to the share in the joint ownership space.
It doesn’t relate to the operation frequency.

The composition is shown about the director and the general meeting of the management union in the apartment house standard management rule.
The apartment house manager should have it advise the management union by firmly understanding such articles.
･Chief director
It is a representative of the management union, and it is a representative of the board of directors that executes the business of the management union.
It is a manager in Law for Comparted-ownership.
It is necessary to report concerning the previous year’s business in the ordinary meeting.
･Sub-chief director
When the business cannot be done due to the sickness and the accident, etc. , the chief director executes the duty as a proxy by chief director’s assistance post.
When the chief director is gone when the chief director resigns, the duty is executed as a proxy to the new chief director election.
･Accounting charge director
The business of storage, keeping, operation, and the expenses etc. of the maintenance fee and the mending reserve fund, etc. is done.
･Inspector
The business and the property situation of the management union are audited.
It is necessary to report on the audit result in the general meeting.
A temporary general meeting can be summoned when there is injustice.
Moreover, the inspector can give one’s views in the board of directors.
The attendance of 1/2 or more of the right to vote total is necessary for the general meeting of the management union.
Deciding proceedings of the general meeting by the majority of the right to vote of the union member who attended becomes a principle.
3/4 or more of the the total of the union member and right to vote total is necessary for the enactment, the change in the rule, and the change in a site and a common part.
4/5 or more of the the total of the union member and right to vote total is necessary for resolving the [ta**] food.
The apartment house manager comes to contact especially each other with the director of the board of directors.
It is important for the board of directors member to cooperate as a good integrated consultant each other and to do the business.

To manage the apartment house, the management of money including the maintenance fee becomes important.
Accounting is written in the apartment house standard management rule though in the management union, there is a business of the accounting of the income and expense.
It is important for the apartment house manager to understand the state of the accounting of the apartment house.
Accounting knows how to become it in the rule of the accounting of the apartment house standard management rule and the managed apartment house.
Special management such as necessary maintenance fees and large-scale mending, and the income of the management union in the apartment house is management of the special use part such as a necessary mending reserve fund, balconies, and parking lots and has a necessary rental etc. usual management.
The method of collecting the maintenance fee etc. is up to use of the preauthorized automatic transfer from union member’s deposit account to the management union.
The management union can claim the late payment charge and the legal fee, etc. when there will not be payment by the date.
However, paid maintenance fee and rental cannot claim the restoration.
Moreover, when the maintenance fee etc. are insufficient, the management union can claim the load of a necessary amount of money to the union member.
In special management such as large-scale mending, when the mending reserve fund is insufficient, it is possible to borrow within the necessary range.
However, the resolution of general meeting is needed for this borrowing.
The chief director makes the book and the list of names and books and manages books.
These books should inspect it when there is a claim in the document on which the union member and the stake holder put the reason.
The property of the remainder belongs according to each place having person’s common share when the management union disappears.
The management union is needed to advise to accounting for the apartment house manager.
Please have these knowledge in mind firmly.

Person = fire protection manager who has the knowledge of the fire protection law to make damage a minimum when having become a fire by any chance is needed in the apartment house.
The fire protection manager can acquire a title by receiving the fire prevention management course.
The fire protection manager divides into two [fuse]-shell kind fire protection manager and otsu-type fire managers by the kind of the course.
Shell kind fire protection manager can become a fire protection manager for all the fire prevention objects (one ..fire prevention such as the apartment house, hotels, and homes for the aged..).
It is limited that [fuse]-otsu-type fire manager can become a fire protection manager for the hospital, the inn, etc. that many from 30 accommodation number people or more to less than total area 300m2 use and the building that the specific person such as elementary and junior high schools and apartment houses from 50 accommodation number people or more (number of residences in case of the apartment house) to less than total area 500m2 uses.
There are three kinds of fire prevention management courses (a management course of [fuse] shell kind new fire prevention management course and otsu-type fires and shell kind fire prevention management re-courses).
The management course of [fuse] otsu-type fires is days at the course time of shell kind new fire prevention management course for two days.
Shell kind fire prevention management re-course is a course that the person chosen as shell kind fire protection manager in the building (specific usage fire prevention object) that many of 300 accommodation number people or more use receives.
The person who starts becoming a fire protection manager in the apartment house should always receive this course and acquire the qualification.
In the management also of knowledge concerning such fire prevention of the apartment house, the apartment house manager should know.
Knowledge that takes up various topics is necessary for the apartment house manager to do the apartment house management appropriately.