This study aims at examining the measures to deal with issues concerning rebuilding housing complexes (the popular form of condominiums in Japan). In rebuilding housing complexes, disposition of surplus floor space, securing the temporary residence and variety of forms of ownership and bylaw are the major challenges. To meet these challenges, financing of rebuilding by disposing surplus land, adoption of step-by-step rebuilding and formulation of new model bylaw for housing complexes are required. It is also important that the Japanese legal system concerning condominium rebuilding, such as Act for Sectional Ownership of Building, and Condominium Rebuilding Promotion Act, are to be reviewed to promote rebuilding of housing complexes.

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The administrative policy of the Local Government for condominium management has been influenced by the establishment of a consultation service desk and the operation about Appropriate Condominium Management Act. Of all the policies, consultation and advice for homeowners association (65.5%), information distribution (53.4%) were operated to a relative degree, and taken mainly in the ordinance-designated city, the prefectures and the special 23-ward in Tokyo Metropolitan. In the promotion factor of condominium management policy, a type of the Local Government, the number of condominium stocks, and the condition of the office were important, especially establishment of the office was the most significant element. Moreover, it is difficult to make clear reasonable grounds for the policy for condominium management, since many difficult facts about reason for necessity of administrative policy were seen in the prevention factor. The administrative policy for condominium management was enforced on constructive administration rather than consumer and community administration as organization of the Local Government. However, from viewpoints of persons in charge, it is important to enforce the policies based on consumer and community administration, such as "a field of consumer protection" and "a field of community development".

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In this study, the process of policy making was ascertained for condominiums that were severely damaged in the 2016 Kumamoto earthquake. In the cases that went well, experts were involved early in the process. When specialists were not involved, residents studied the recovery methods on their own and managed the reconstruction schedule. The need for and cost of construction work to ensure earthquake resistance was an important factor in the decisions. There was no appointment with an expert on building technology in any of the cases where deadlines were not met.

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This study aims at examining a better supply, planning and management system of condominium. We clarified effects of initial regulation regarding right of ownership and management system on management of condominium through 28 case studies. We find critical problems caused by inappropriate initial regulation regarding right of ownership and management system, in particular, (1). developers and former landowners tend to keep exclusive right of common space, for example community room, management room, parking spaces and so on. (2). Developers and former landowners tend to keep exclusive right of certain area of site. (3). Original rules tend to be advantageous for developers and former landowners in the right of management system, management expenses, votes and so on. It suggests an important of opening information regarding the right of ownership and management system, and proper initial regulation regarding the right of ownership and management system from the initial stage of management of the condominiums.

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I　研究の目的　バブル経済崩壊後、地価の下落と不良債権化した土地の放出などを背景に、供給が続いている。この現象は、条件が揃えば都市規模に関係なく起こり得るが、とりわけ東京都心部で顕著であり、その動向への関心は高く研究報告も多い。一方で、東京大都市圏郊外においても同様に供給が盛んだが、それに関する研究報告は少ない。しかし、団地や一戸建て住宅での生活が一般的であった大都市圏郊外において、駅前を中心に安価なが供給されることで、居住構造の変化や新たな生活スタイルの創出が予想され、それらを把握することは重要である。そこで本研究では、東京大都市圏の郊外都市・町田市を対象に、近年の分譲の供給と居住者の特徴を明らかにすることを目的とする。II　研究の方法　分譲の供給に関しては、不動産経済研究所の全国市場動向を用い、居住者に関してはアンケート調査を行い、その結果をもとに考察した。なお、アンケート調査は、町田駅周辺（中心市街地）、それ以外の駅周辺（駅前）、駅から徒歩圏外（郊外）の3区分に分けて行い、比較分析した。III　研究の結果（１）分譲の供給　町田市における近年の分譲の立地には、中心市街地、多摩ニュータウン開発との関連、倉庫の跡地利用のように、地域性が反映されている。いずれの地域でも、最寄り駅から徒歩10分以内の場所への供給が多いが、幹線道路近隣への立地も見られる。の販売単価は、地域性の影響を受けるものの、中心市街地、駅前、郊外の順に安くなる傾向にある。内の駐車場は、中心市街地のみ賃貸料が非常に高い。逆に、駅前であれば、低価格で1世帯1台分を確保できる。一方で、占有面積は、いずれのも70_m2_以上を有しており、ほとんどがファミリー向けの物件となっている。（２）居住者の特徴　居住世帯は、駅前・郊外で1次取得層に偏るが、中心市街地では2次取得層の割合も多く世代のバランスがとれている。2次取得層の多くは、首都圏外を出身地とし、居住地の郊外化を経験している。一方で、1次取得層も首都圏外を出身地とする割合が高いが、郊外第2世代の存在を含めすでに若年期から東京大都市圏郊外での生活を経験している居住者が多い。　世帯主の通勤先は、いずれのでも東京特別区や横浜への割合が高い。市内の割合は低く、供給による職住近接はほとんど実現されていない。　居住地選定理由では、中心市街地居住者との違いはほとんど見られなかった。しかし、居住後の満足感では、大型店や商店の多さといった商業機能の専門性の点で有意な差が認められた。（３）東京都心部にはない魅力と問題　町田市に近年供給されたは、都心部に比べ安価なのに加え、特に駅前は鉄道と車両者の交通利便性と充実した生活環境の魅力を併せ持つ。また、中心市街地は、郊外都市特有のコンパクトな市街地に東京都心部の最新の魅力が凝縮されており、それらを徒歩で気軽に利用できることが、東京都心部にない魅力として評価されている。しかし、居住者自らがミニ新宿・渋谷と呼ぶように、文化的魅力が乏しいことに加え、コンパクトゆえ繁華街特有の機能（風俗店等）の影響を、核家族や高齢世帯が身近に感じてしまうという問題も有している。

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Recently, crime in apartment buildings has increased rapidly in Japan, and Ministry of Land, Infrastructure and Transport devised a design guideline for crime prevention of multi-family housing in 2001. But, we guessed that old condominiums has many troubles on improvement against crime measures, because this design guideline is more applicable not to old condominiums but to new ones. The purpose of this study is to clarify the situation of crime, crime prevention measures, improvement for enhanced security, and resident-based anti-crime activities, and to pick out the problem for improvement. In order to the purposes, we carried out questionnaire to 2136 management associations of condominiums in autumn 2004, and 877 associations answered it. The results were as follows: new condominiums under ten age, had many experiences of improvement for enhanced security. Because they had existing facilities, such as intercom system and CCTV, so it did not take expense of partial improvement. On the other hand, vast expense was necessary for large-scaled improvement of old condominiums. Main difficulties in improvement were high-cost and agreement formation of residents, so some social supports, such as administrative support and advices of experts are future problems.

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Japanese condominiums, which are seen to be the indispensable elements in Japanese Cities, are thought to have many problems from the eternal estates point of view. This paper aims to evaluate the possibilities of reconstruction of Japanese condominiums through the derivation of simplified formulas. By introducing the concept of ‘filling ratio of FAR (FRFAR)’ and estimations on the land prices and construction costs, two simplified formulas are derived: 1) critical formula (CF: the maximum FRFAR for the system of exchange equivalents being possible), 2) additional formula (AF: additional costs for reconstruction if the system of exchange equivalents being impossible). These formulas are proved to hold on the data extracted from past 30 successful examples of condominium reconstructions. However these formulas can be used for the evaluation of present condominium stocks for the possibilities of future reconstructions. The evaluation may results in severe predictions for almost condominium stocks.

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目的：分譲は1950年代より建設が始まり、2004年までのストックは約456万戸を超えている。このうち、築20年を超えるものは約1/4、築10年を超えるものは約半数である。また「の管理の適正化の推進に関する法律」が施行され、分譲における管理組合や居住者は行政が提供する情報や支援制度を活用し、を適切に維持・管理することが求められるようになっている。そこで本稿では分譲における管理組合・居住者に対する行政の分譲の維持管理に関する施策の実態を明らかにすると共に、築15年以上が経過した一つの分譲の管理組合の取組みと居住者の住意識より、分譲における管理組合に望まれる要件を考察することを目的とする。
方法：平成15年度住宅・土地統計調査速報より分譲戸数を把握し、ホームページおよび訪問により分譲の管理に関する施策を収集し、整理・分析を行った。また、管理組合の活動記録より管理組合の取組みを抽出し整理し、居住者を対象に住環境に関する意識についてのアンケート調査を実施した。
結果：川崎市における専用住宅は約53万戸であり、このうち3階建て以上の共同住宅は52.3％の27万戸、共同住宅のうち持家は約9万戸に上る。川崎市における管理に対する施策は相談会・セミナー・耐震診断費用補助・リフォーム資金融資制度等である。実際の分譲管理組合の取組みでは、特に駐車違反や住戸内のフローリングによる騒音が問題となっており、近年は新たにマナーや防犯に関する問題が発生している。居住者の住意識も、近隣からの騒音やゴミ置場の使い方等マナーに対する不満が多く挙げられた。

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 In our country, a condominium is supplied, and approximately 50 years pass, and the condominiums where the number of years old passed increase year by year. The deterioration of the condominium may become a problem including the malfunction of the maintenance of the building and the environmental aggravation. Therefore, as well as the appropriate maintenance of the building, it is necessary to think about large-scale repair or rebuilding. However, the condominium rebuilt in our country has few ratios for the total number of houses of the condominium.
 On the other hand, as for the legal system for rebuilding, "Act on Building Unit Ownership, etc." did not have a rule of the rebuilding at first, and unanimousness was necessary. By the "Act on Building Unit Ownership, etc." revision of 2002, unit ownership became able to decide the rebuilding by special decision by majority afterwards. In addition, "Act on Facilitation of Reconstruction of Condominiums" was established in the same year because there was not the rule of the procedure to push forward business.
 The problem of this study paid attention to the maintenance of this law. "Act on Building Unit Ownership, etc." was the revision able to contribute to rebuilding? Did "Act on Facilitation of Reconstruction of Condominiums" become able to perform rebuilding smoothly? Therefore we clarify the influence that legislation gave for rebuilding.
 As a result, about the influence that legislation gave for rebuilding, the next point became clear.
 (1) "Act on Building Unit Ownership, etc." was revision and the method diversification contributes in the rebuilding.
 (2) By the rebuilding of the buildings located in a housing complex, we rebuild all of the building in the housing complex in a lump. However, the review of the management agreement is important to the rebuilding of the condominium.
 (3) What the voluntary rebuilding became relatively easily has a big influence that we gave rebuilding.
 (4) A lot of business technique by "Act on Facilitation of Reconstruction of Condominiums" is used for the rebuilding business method.
 We made clear that maintenance of the law contributed to rebuilding through these results.

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This paper aims to clarify the countermeasures for problems in condominium reconstruction projects and to educe main factors to successfully carry reconstruction of condominium into execution, by adducing the existent reconstruction projects as examples. Reconstruction of condominium has been mostly caried out by equivalent transfer method, using the differences between real floor area ratio and designed floor area ratio. Having good marketability to dispose reserved floor area by sale is needed to use this manner. It is also essential for those who have no means that developer providing small scale apartment units and purchasing condominium ownership to easily reach a mutual agreement among condominium owners. Appropriate supports by developer are needed for mortgagee, rental dweller and neighborhood. The small number of condominium owners to be reach a mutual agreement and strong leadership of reconstruction supporter are also essential, and cooperation among condominium owners in the stage of demolition and reconstruction works is really needed, because reconstruction project itself has no strong leagal supports. Consequently, it is important to establish any methods where a mutual agreement is easily reached including those who has no means and the elderly, and they can join continuously to reconstruction projects. It is also important to give any legal basis in order to stabilize the process of condominium reconstruction works.

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The aim of this paper is to clarify the specialty of guidelines and to organize problems on the evaluation of the registration system for anti-crime condominium in Hiroshima. The evaluation of the registration system in Hiroshima is the first institution that gives shape to the concept of crime prevention in Japan. We adopted interviews as investigation methods. The result is as follows. The institutional specialty is that the screening standard is simple. The registration system in Hiroshima is one of the way which spread the CPTED concept among the developers and residents. It is the problems of the system that the screening standard should be reviewed, and supported by residents' security activities.

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本研究では、

をした事例から、解消を円滑に進めるための課題を明らかにした。具体的にはつなぎ融資の問題、専門家の支援体制、居住支援の問題、経済的な課題等がある。それを踏まえて経済的な側面に注目し、の解消の実現の可能性を検討した。結果、横浜市の旧耐震を例に試算すると、敷地を売却しても解体費すら捻出できないが0.6％存在する。また、94.3%のを購入できない。よって、円滑に解消を進めるには、解消後の居住者の転居先を含めた幅広い居住政策や金融政策との連携、専門家の育成等が必要となる。

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The aim of this study is to make clear the evaluation of the management quality judged by the residents in high managemet level condominium. 1) In high managemet level condominium, residents recognized management as important point. High managemet level is realized by a cooperative residents.2)The new resident knows the quality of the management by the meeting where they learn policy of the management from the management association.3)The manager supporting the management association reduces the burden on residents.

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