Posts Tagged: management

The elevator in the apartment house is a common equipment that should firmly maintain it.
Recently, the elevator accident come one after another.
To do safe use to prevent such an accident, the management union and the apartment house manager should firmly do the management of the check and the repair, etc.
The relation to the specialist who maintains it is also important.
“Apartment house management standard indicator” is being made public by the Ministry of Land, Infrastructure and Transport, and it is written to inspect regular in one year from six months for the elevator (elevator) in that in 2005.
Moreover, “Indicator concerning the maintenance of the elevator and the management of operation” is made public based on the building code in 1993.
It is written what the special survey does especially once a year that.
In the operation and maintenance of the elevator, there are full maintenance (FM) contract and contract of POG.
The check, the repair, the component replacement, and the articles of consumption exchange, etc. are included in the full maintenance contract.
It becomes easy to draw up the budget because cost is constant.
On the other hand, when the component replacement is needed instead of ending cheaply, the contract cost needs the confirmation of cost in every case because the component replacement is not included in the POG contract.
Moreover, the system that quickly corresponds to happening of the accident in the elevator is necessary.
It is described to leave the operation manager who has knowledge in each apartment house in the indicator.
The owner etc. of the apartment house should be providing the system of the emergency beforehand.
Moreover, it is necessary to post capacity and the laden weight in the place seen easily.
The knowledge of such an elevator is needed for the apartment house manager.
It is necessary to take away the specialist and cooperation, and to support management that can maintain a safe living.

The manager in the apartment house is a representative who arranges the opinion of the resident in the apartment house by the person who literally manages the apartment house, and maintains the apartment house and manages.
In a word, the representative of the management union that those who have the sorting office compose becomes a manager.
The chief director of the management union in the apartment house is often an manager, and the chief director is a manager in the apartment house standard management rule.
Therefore, the chief director of the management union will take the responsibility for the accounting of the apartment house, resident’s trouble, and mending, etc.
In Law for Comparted-ownership, it is also possible that the manager in this apartment house may not be necessarily those who have the sorting office in the apartment house, and makes the corporation a manager.
Therefore, the apartment house trader and the management trader might be managers in the condominium where a lot of investment apartment houses and the lessors exist.
The apartment house management union where the becoming it person doesn’t exist in aging etc. is not a little though the manager is a representative of the apartment house management.
Therefore, there is an apartment house manager who becomes a manager and undertakes various management of the apartment house, too.
Instead, work that the correspondence such as the trials of the maintenance fee nonpayment is complex and time-consuming is undertaken, and the load of the chief director of the management union is reduced, and it is engaged in the work of the management union instead of those who have the sorting office from whom the director are not undertaken.
Of course, if the management union doesn’t function firmly even when the apartment house manager becomes a manager, it doesn’t become a livable apartment house.
It is necessary to continue the apartment house management by cooperating work is not made the leaving finishing even if it is time when the management union has entrusted the apartment house manager and the management trader with management but mutually.

As a rule, the installation of the mechanical ventilation equipment is needed as a chic house measures in all houses now.
The mechanical ventilation equipment set up in the room should secure the ventilation performance of 0.5 times or more an hour.
However, the ventilation frequency is eased for the room with a high ceiling such as open ceilings in proportion to the ceiling height.
The sick house syndrome pollutes the air in the room by the chemical like the volatile organic compound etc. such as formaldehyde, [chikachika]s by eyes, and causes bad health like stimulation to nausea, dizziness, and the skin etc.
As for these chemicals, it is contained in the wallpaper, construction materials, and the adhesive, etc. , and the use of the chlorpyrifos formaldehyde is limited by the building code severely.
As for the chlorpyrifos, use with the building with the room is prohibited.
The first kind formaldehyde emanation construction material cannot be used as an interior finish material of the room.
The second kind formaldehyde emanation construction material and the third kind formaldehyde emanation construction material have the limitation by the use area as the interior finish material of the room.
One with a small the third kind and the first kind > second kind > figure increases the amount of the emanation of formaldehyde and the amount of the emanation has increased.
The knowledge for a chic house measures is also necessary so that the apartment house manager may secure, and manage the well-being in the apartment house.
The sick house syndrome is sick without the treatment method still established.
Not only the building code but also the guideline value of the density of the chemical of the Ministry of Health, Labour and Welfare becomes reference of a chic house measures.
The apartment house manager must cooperate with the management union the residence making that doesn’t get sick in the place where the owner is own dwelling.

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.

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.

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.

It is at 1956 that the apartment house was constructed for the first time in our country.
After that, a lot of apartment houses keep being constructed.
A lot of problems of resident’s trouble in the apartment house, the contract, and superannuation, etc. occur along with it, too.
It is an apartment house manager to deal with such a trouble and management, the repair, and the rebuilding problem and to make the living with the apartment house excellent.
It is a professional of the apartment house management that can do appropriate advice and a national qualification.
The consultation is received to the management union and the resident in the apartment house, and it advises and it guides it.
The apartment house manager is an integrated consultant who deals with various problems of not the manager but the apartment house.
This apartment house manager’s qualification was born in 2001, and the qualifying examination of this first time of the age was done.
The apartment house manager’s examination is done once a year at the following.
It is possible to become an apartment house manager by passing this examination, and registering to the foundation apartment house management center.
Apartment house managers are 16,780 people as of April 1, 2009.
The superannuation of the apartment house and the tenant’s aging are received, and advice and help are needed more and more.
Because the director of the management union in the apartment house is an alternation for mostly one year, the person who doesn’t have expertise is majority.
The resident in the apartment house is about 14 million people and people’s ratios of ten one person as of the end of 2008.
The number of houses is about 5.45 million households.
It is thought that the flow in such an age is received, and the place of the activity of the apartment house manager extends more and more.

The Ministry of Land, Infrastructure and Transport announced the apartment house synthesis investigation result in 2008 fiscal year on April 10, 2009.
This investigation is done once every about five years because of the realities grasp of the apartment house management.
This investigation was done in the whole country in October, 2008.
The investigation object is a management union (consignment management type and independent management type) and those who have the sorting office.
One’s sixties accounts for the age of the householder in the apartment house for a lot of 26.4% of the whole as a result.
As much as 70 years old or more is 13.0%, and 60-year-old or more householder becomes 39.4%.
Because 60 years old or more was 31.6% in the last (2003 fiscal year) investigation, it is understood that the householder’s aging is advanced.
There were 49.9% answer that it was going to settle down.
It is understood that half of owners think about the apartment house settling down.
Moreover, the ratio of the settling down hope has risen by rising of the age.
The ratio in which the operation and maintenance in a common part is considered has risen with 46.4%, too, when the apartment house is chosen.
The apartment house is chosen in consideration of a management trader excellent or enough amount the maintenance fee and the mending reserve fund.
Thus, the number of those who think [suke] of the end increases in the apartment house, and the possibility that apartment house manager’s needs increase that much, too has risen.
The ratio in which the apartment house manager has been used is 13.1% in this investigation among the management unions that have used the specialist for the executive work.
This ratio is a ratio in which the architect 22.7% and the lawyer 18.6% are followed.

Various laws relate to the management of the apartment house.
In the management of the apartment house, management that doesn’t violate these laws is requested.
A lot of content of the law is set to the apartment house manager’s examination.
What law it related to the apartment house management, and I will enumerate some.
･Civil law
It is the most familiar law connected directly with life.
It is a bargain that buying one cup of coffee in the convenience store also followed the civil law.
Because dealings and the contract, etc. in this are related to the management of the apartment house, I will firmly understand the principle by me.
･Law for Comparted-ownership (Law for Comparted-ownership, etc. of Building)
The idea in a monopoly part and a common part was based on this law.
･Struck Law for Comparted-ownership (special measures law concerning rebuilding old in struck division ownership building)
･Smooth making apartment house [ta**] food method
･Law concerning the Registration of Immovables
･Leased Land and House Lease Law
･Law concerning promotion of securing quality about house etc.
It is a law concerning a constructional important part such as the bone union and roofs in the building.
･Building Lots and Buildings Transaction Business Law
･The Town Planning and Zoning Act
･Building code
Constructing the building freely and selfishly becomes the origin of the trouble.
This sets standards it not to be.
･Fire protection law
･Water Supply Law
･Apartment house management moderation law (law concerning promotion of making of the management of the apartment house proper) apartment house manager and management business chief person are qualifications provided by this law.
There are a lot of matters that the apartment house manager like the apartment house standard management rule, the apartment house standard management consignment contract, and a proper making the apartment house management indicator, etc. should know though it is not a law.