Real Estate

• Ｑ1

  I don’t know what I should do at first in order to rebuild dilapidated building.

• Ａ1

  Firstly, it is necessary to understand current condition and then it is useful to plan what to do through meetings. We offer total consulting service, including survey, planning, business development, design, construction, and operational management, as written in the previous page.

• Ｑ２

  I want to utilize my property effectively, but worry that developers and general constructers could promote the project, putting their own profit first.

• Ａ２

  It is true. We put ourselves in client’s shoe, and promote the project to represent the client, minimizing investment and maximizing return. We also arrange involved parties, such as designers, constructors, operators, real estate brokers, public administrations, and neighborhoods.

• Ｑ３

  I want to buy real estate and know a word of caution.

• Ａ３

  It is important to clarify the purpose of purchase and find reliable property. We assist client to identify the purpose of purchase, price, location, and building type. Then we introduce property that fit the need, and support negotiation of the price and execution of the agreement.

• Ｑ４

  I want to sell my property at a high price.

• Ａ４

  It is important to make right evaluation on the property for sale and find appropriate buyer. We offer value-up proposal that maximize property’s value, and introduce buyer who have needs suited for the property’s value.

• Ｑ５

  I want to stop increasing vacancy rate of my property.

• Ａ５

  It is useful to identify the reason why tenants are leaving, and find new tenants from whom you can expect higher return. We propose tenant mix that fit building type and look for tenants that will bring higher revenue.

• Ｑ６

  I want to recover the business performance of our facility that is staying stagnant.

• Ａ６

  The value of the property could be increased by reflecting market needs and social trend on the way of maintaining and operating the property. We offer comprehensive approach from building and operation aspects, including renewal/renovation, conversion (change of use) of the building, tenant replacing, and operation review.

• Ｑ７

  We are going to have a foreign tenant and need a lease agreement in English.

• Ａ７

  Importance to have lease agreement in written form is increasing not only for foreign tenants but also for Japanese tenants. Japanese lease agreement should be prioritized in Japan, and English lease agreement should be made subsidiarily. We provide a consistent service on drafting lease agreements depending on conditions.

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Architecture

• Ｑ８

  We want to have a building designed as we envision, and wonder how to select a designer.

• Ａ８

  We offer total coordination to select a designer to fit your needs from a wide range of design firms such as famous designer’s firms and large organizational firms, by taking step-by-step approach. The process includes selecting candidate firms, conducting competition to gather proposals, and supporting judgment of the client. We also promote projects in collaboration with design firms in our network without the selection process.

• Ｑ９

  We are not clear about necessary permission and authorization on extension or alteration of a building.

• Ａ９

  There is a possibility that a new building of the same size would not be allowed to build in the same location, if the existing building is very old and the Building Standards Act is changed after the construction of the old building. Regulations related to constructing buildings are changed from year to year. We confirm the feasibility of construction and offer advices in the light not only of the Building Standards Act, but also of the City Planning Act, the Fire Service Act, the regulations of local government, and other related regulations.

• Ｑ１０

  We want to purchase furniture from abroad.

• Ａ１０

  We can introduce furniture importer from our network. We also offer advice on direct purchase from abroad.

• Ｑ１１

  We are wondering if the price of our construction project is appropriate, though our company placed the order to a general construction company we had known.

• Ａ１１

  In general, a construction price would be decided to be the asking price of a general construction company, if the company is selected at the beginning of the project. We verify the price estimate proposed from the general construction company and negotiate the price. We also select an appropriate general construction company from multiple companies.

• Ｑ１２

  We want to build a building that is considerate toward environment.

• Ａ１２

  Today, there is a great societal interest in environmentally- friendly building/green building. However, there is numerous aspects in a building that could be environmentally-friendly, and responding to all of the aspects will require considerable initial investment. We provide advices on environmentally-friendly building based on comprehensive verification from initial cost to running cost.

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Operational Management

• Ｑ１３

  I think that the management cost for my building is expensive. How can I do?

• Ａ１３

  It is not necessarily difficult to change the management company for your property after you decided one. We offer consulting to reduce management cost of your building, including change of the management company, by selecting multiple candidates and conducting competition of proposals.

• Ｑ１４

  We want to manage our building with consideration for environment, but worry about high initial cost.

• Ａ１４

  It is better to replace old equipment instruments with new items from the environment aspect, but it is likely to be considerably expensive, as you worry. We review current condition and make a proposal to maintain existing equipment instruments, introducing new parts and additives to reduce environmental load and maintenance cost as well.

• Ｑ１５

  There is a tenant whom I want to ask to vacate before the lease agreement expires.

• Ａ１５

  Although it is a difficult issue, we provide the best advice by assessing time and cost comprehensively with a tenant specialist and a lawyer in our network.

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Support for establishing new market into and out of Japan

• Ｑ１６

  We want to tap into market out of Japan.

• Ａ１６

  In your target market, we work with our partners to offer total support, including provision of information, agency of JV local companies, finding staff, and so on.

• Ｑ１７

  We are interested in establishing a new market and want to make preliminary survey.

• Ａ１７

  We conduct a cost-effective survey by clarifying the purpose of the survey and selecting effective survey items. Our survey includes feasibility study to judge whether an independent local corporation or JV with a local corporation is likely to be successful.

• Ｑ１８

  We are interested in Japanese market, and want to make preliminary survey.

• Ａ１８

  We conduct a cost-effective survey by clarifying the purpose of the survey and selecting effective survey items. Our survey includes feasibility study to judge whether an independent local corporation or JV with a local corporation is likely to be successful. If you need a Japanese partner, we assist to find an appropriate Japanese company to execute your market strategy.

• Ｑ１９

  We want to establish an office in Japan.

• Ａ１９

  We select and provide specific real estate information (office space for rent and lease agreement) in the effective area for your business purpose.

• Ｑ２０

  We want to hire staff in Japan.

• Ａ２０

  We work in partnership with a human resource company of engineers and introduce human resources that suit your needs.

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