Author considers that Apartment Ownership System consists of two parts. They are ownership and righe of partnership (right of membership, right of participation). In 1983, there was a revision of condominium law, in which the second part became a major issue of the law and the firstpart became a minor part, Then, in next revision made in 2002, it became conclusive in relation to Rebuilding regulation. As a result, definition of ownership in the context of condominium law became different from what of civil law. As of 2002, ownership in relation to condominium law was imposed restrictions on time as well as on space.

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Living in a condominium has become a common way of dwelling in the city area. In future it seems that the number of aged condos will increase, so facilitation of rebuilding of condos is considered important from the viewpoint of regeneration of cities and provision of adequate environment for living.
Recently, as to rebuilding of condos, some problems were pointed; unclear legal character of entities in charge of rebuilding, no existing legal scheme that coverts unit ownershipand other related rights concerning old condos into those concerning new ones. So it was urgent to provide the scheme that enables unit owners to execute rebuilding smoothly as a leading part.
The 154th Diet (2002) enacted “Law for the Facilitation of Rebuilding of Condominium”, which mainly provides such matters as follows:
The law enables those who agree to rebuilding to form an association for rebuilding which is a juristic person.
The law provides the scheme to convert unit ownership and other related rights concerning condos smoothly according to the conversion plan of the rights adopted by the association.
If tenants are compelled to move out because of rebuilding of condos, the law requires necessary measures to ensure their living.
The law allows public bodies to recommend rebuilding to unit owners who reside in condos with evil influence on urban environment from the viewpoint of safety or hygiene to rebuild it.

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This paper is to find basic direction of improving condominium management though analyzing the current problems of the condominium. Some residents and owners hardly participate in the management system which the government expects, and some development, subdivision and distribution of the condominium disturb a proper management of the condominium. To tackle above problems, new management system of the condominium should be established with special emphasis on (1) ownership base or right of use base, (2) individual or group, (3) consensus system or manager system, and (4) public or community. Meanwhile, it is also necessary to implement the policies for (1) control of development, subdivision and distribution of the condominium for better management, (2) restriction of the right of private at certain extent and security of proper maintenance, (3) support of community life and homeowners'association, and (4) establishment of areaoriented supportive system of management of the condominium.

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This paper aims to examine the consensus building process of condominium reconstruction project and to clarify roles of unit owners' management association in decision making. The process of consensus building among condominium owners consists of four stages: 1) preparation, 2) examination, 3) planning, 4) enforcement. And each stage consists of four procedures: A) organization, B) introduction of expertise, C) examination and coordination, D) decision making. On this process objection from some owners is the most serious problem, and to solve these problems management associationshould carry out two types of roles: coordination and initiative.

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This paper aims to clarify the effectuality of preparatory procedures in the stage of maintenance for condominium reconstruction and to propose the “Life-Long Management Plan” based on a long-term maintenance plan, in order to smoothly reach the mutual agreement among condominium owners for condominium reconstruction project.

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This paper aims to compare condominium laws in some countries (Germany, France, USA, U.K.) and to make clear what Japanese law learn from these. What to compare are the creation of condominium, the object of condominium (Unit and Common Property), by-laws and rules of scheme, and management.

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This paper addresses a proposition on revision of the Fixed-term Building Lease Law and some comments on the papers by Prof. Tamada, Prof. Fujii and Mr. Ozawa carried on the Japanese Journal of Real Estate Sciences No16. Especially, it criticizes the interpretation method on the articles of “Notice of Termination” and the proposition of “Introducing the Rule Preventing from Vacating in Misery” in Prof. Fujii's paper. It also examines that “Reservation System on the Future Contract of Continuous Tenancy” does not cause favorable effects for promoting use of Fixed-term Tenancy

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The paper examines some reported effects of the new fixed-term building lease system which was enacted March of 2000, and shows that its effects on housing rent and size of the supplied units were quite significant, even though the data were taken for only six months immediately after the enactment of the law.
The paper also points the directions that the forthcoming revaluation and revision of the law should aim to;(1) allow switching from the old unlimited-term lease to the fixed-term lease, (2) strengthen the freedom of having more flexible contract agreements, (3) simplify the documentations and procedures of fixed-term contract, (4) allow market determined fee for real estate agents' services, (5) permit landlord's monetary purchase of tenancy rights, (6) state in clear language the requirements of legitimate causes needed to evacuate tenants under the new unlimited-term housing lease contracts.

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The paper reports the result of questionnaire survey research on contract of fixed-term building lease and analyses factors which restrain the share rate of fixed-term tenancy, especially on long term contract.
The paper also makes criticism on the confused interpretation of the law articles and the mistaken proposals on revision of the law, mainly argued by a few scholars in civil law.
And shows the scheme how the law should be revised for the purpose of promoting use of fixed term tenancy on long term contract.

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In this study, an attitude survey on supply and demand for fixed rental term housing (FRTH) is implemented. Then the logit models for the supplier's/demander's choice behaviours for fixed rental term housing are estimated. The results are summarized as follows:
1) The diffusion of the FRTH to demanders is not enough, then younger generation prefers the FRTH to usual rental housing, and for the generation, the shorter rental term housing tend to be preferred, which should be considered in the advertisement and for the diffusion of FRTH in future.
2) Owners of the older rental housing hope to change to the FRTH in order to rebuild at an adequate period. However, it would be disturbed, because the aged persons tends to live in the order rental housing and they would not prefer to change to the FRTH.
3) Demanders prefer the fixed term of FRTH is between 4 and 6 years, on the other hand, supplies prefer that the term is between 2 and 4 years, whose deference should be adjusted through the FRTH market to be developed well in near future.
4) Finally, the logit models of demanders and suppliers were estimated, which are useful for predicting the amounts of demand/supply for the FRTH.

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