࡞ࡔ㸯 2005ᖳ㸨᭮15㸝ℾ㸞 㛣㸯 19㸯13㹳21㸯00 ࢪࣅ࣭࣭࢜㸯 ୯ᓞ㔔ႌẮ Savills ெᩐ㸯 24ྞ ཤຊ⌦㸯 こᕖࠉ⏛ࠉᮟࠉᗀ⥐ 㐘ႜ㒂ཤຊ⩽㸝⌟ᅹࠉධ6ྞ㸞㸯 හཤຊ⩽㸢こᕖࠉ⏛ࠉᐋᮇࠊ ࢛࠘ࣆࢪࢅೇࡽࡾᚨᚋ࠙ 㸦㸞 ⱝᅗၛᴏ⏕ິ⏐࣏࣭ࢢࢴࢹࡡ⤄ࡲ ࢙࣭ࢩ࢘ࣤࢹࡡᡥᩐᩩ㸯 ࢛ࣆࢪ㈜㈒ᩩࡡ10㸚ࠊᑚࡈ࠷ࢸ࣭ࣜ㸝ౚ࠻ࡣఌ♣ࡡ❟ࡔ୕ࡅ㸞ࡓ࡛15㸚࡞ࡖࡒࡽࠉ ㏣࡞ኬࡀ࠷ࢸ࣭ࣜࡓ࡛7㸣5㸚࡞ୖࡖࡒࡽࡌࡾࡆ࡛࠵ࡾࠊᡥᩐᩩࡢ㞺さ࡛౩⤝࡞ࡻࡽࣆࣝ ࢞ࢨࣇࣜࠊ ࣝࣤࢰࣜࣁ࣭ࣛࣖ ࣬ࣝࣤࢹࣆ࣭ࣛ㛣 ౚ㸯10ᖳ㛣ࡡ⤽⤾ዉ⣑࡚㸧ᖳฦࡡ㈜㈒ᩩࡢᡮࢂࡂ࡙ࡵࡻ࠷ࡡ2005ᖳ3᭮ࡡࢨࢷࡡ┞ሔࠊ ࢦ࣭ࣄࢪࢲ࣭ࣔࢩ㹹ᅖᏽ㈠⏐⛧ࡡࢲ࣭ࣔࢩࡢᨥᡮ࠹ᚪさ࠵ࡾࠊ ࣬ᐓࡢࠉࣝࣤࢹࣆ࣭ࣛ㛣ࢅ㛏ࡂࡊ࡙ࡵࡾࡂ㧏࠷㈜ᩩࢅ㐡ᠺࡊࡒ࠷ࡡ࡚ࡆࡡࡻ࠹࣭ࣛࢪ ᮪௲ࢅᥞ♟ࡌࡾࡡఎ⤣Ⓩ᪁Ἢࠊ㈜ᩩ୕ࡾ๑࡞ࠉࣝࣤࢹࣆ࣭ࣛ㛣᭩ิ࡞▯ࡂࡖ࡙࠷ ࡂࡡᕰሔࡡິࡀࠊ 㸧㸞 ⱝᅗࡡၛᴏິ⏐࣭ࣛࢪࡡ⤄ࡲ FRI lease (Full repairing and insuring lease) ᶭ㛭ᢖ㈠ᐓࡡᢖ㈠ᑊ㇗࡞ࡽ࠻ࡾ࣭ࣛࢪࡡ᮪௲හᐖ࡞ࡖ࡙࠷ࡾࠊࡌࢂࡔࠉᢖ㈠ᐓ࠾ࡼࡲࡾ࡛ ᢖ㈠ᐓಕ㆜ࡈࡿ࡙࠷ࡾහᐖ࡛ࡖ࡙࠷ࡾࠊ ೇࡢᘋ∸ࡡහഁ࣬አഁ࣬᪃ス㸝࢙࣭ࣝ࣊ࢰ࣭ࡷ࢙ࢤࣤ㸞㹹common areas࡞ᑊࡌࡾ ಞ㹹⥌ᣚࡡⅥࡡ㈕⏕ㇿᢰ࡞ᑊࡊ࡙㈜㈒㟻✒ᣠฦ࣭࣊ࢪ࡚㈈௴ࢅᣚࡗࠊ ᐓࡡ㈈௴ࡢ⣙⛧⩇ຸࡡࡲࠊ࠵࡛ࡢࠉ࢙࣭ࢩ࢘ࣤࢹࢅ࣎ࣤࢹࡊ࡙∸௲ࢅ࣏ࢾ࣭ࢩࡊ࡙࠷ࡿࡣ ࡻ࠷ࠊࡆࡡ࢙࣭ࢩ࢘ࣤࢹ࡞ᑊࡌࡾᡥᩐᩩࡵࢷࢻࣤࢹ࡞ㄫịࡌࡾࢦ࣭ࣄࢪࢲ࣭ࣔࢩ࡞ྱࡱࡿࡾࠊ ౚ࠻ࡣࠉ࢙࣭ࣝ࣊ࢰ࣭ቪࡿ࡙ಞ⌦ࢅ㢏ࢆࡓሔྙࠉࡐࡡಞ⌦ᩩ㔘ࡢࢦ࣭ࣄࢪࢲ࣭ࣔࢩࡡ࠾࡚ࢷ ࢻࣤࢹ࡞ㄫịࡈࡿࡾࠊ 㸝ኬᐓᨥᡮ࠹ࡡ࡚ࡢ࠷㸖㸞 ࢷࢻࣤࢹᨥᡮ࠹ࡡࡢࠉ㈜㈒ᩩࠉ୕オࡡࡻ࠹ࢦ࣭ࣄࢪࢲ࣭ࣔࢩࠉᅖᏽ㈠⏐⛧ࡵ㸖 ࡆࡡࡻ࠹ࠉኣኬࡡ㈈௴ೇ࡞㌹ᎋࡈࡿࡾࡡ࡚ೇࡢዉ⣑ࢅࡌࡾ๑࡞Surveyorࢅ㞘ࡖ࡙㸝㏳ ᖏࠉ5000㹳7000࣎ࣤࢺ㸞Structure Surveyࢅ⾔࠹ࠊࣂࣈࠉスങࠉᵋ㏸ࠉỷୖධ࡙ࢅㄢ ࡾࠊኣᑛ㧏㢘ࡓࠉ㛏ࡡ㈜㈒ዉ⣑࡞ࡽࢷࢻࣤࢹࡡ㈈௴ኬࡀ࠷ࡡ࡚ࢷࢻࣤࢹ࡞࡛ࡖ࡙ࡢࣛࢪ ࢠᅂ㑂ࡡಕ㝜ᩩࡲࡒ࠷ࡵࡡࠊ ࢟ࣛࢪ࡞ࡢࡆࡡSurveyorࢅ࡞ࡊ࡙࠷ࡾெࡵኣࡂ࠷ࡾࠊࡵࡊࠉࡆࡡSurveyorࡡSurvey㛣 㐢ࡖ࡙࠷ࡒࡼࠉࢷࢻࣤࢹࡢࡆࡡSurveyorࢅソ࠻ࡾࡆ࡛࡚ࡀࡾࠊࡒࡓࠉSurveyorࡢࡐࡡࡒࡴࡡ 㸝ソ࠻ࡼࡿࡒሔྙࡡࡒࡴࡡ㸞ಕ㝜࡞ථࡖ࡙࠷ࡾࡡᬉ㏳ࡓࡊࠉ⮤ᕤࡡ࣭ࣝ࣎ࢹࡡ୯࡞Ⰵࠍ᮪௲ ࢅࡄ࡙⮤ᕤࡡ㈈௴ࢅᙔ↓㝀ᏽࡌࡾࠊ ೇ࡞࡛ࡖ࡙࡛࡙ࡵࡀࡗ࠷࣭ࣛࢪࠊࡊ࠾ࡊࠉࡐࡿ࡚ࡵኣࡂࡡ௺ᴏࣞࣤࢺࣤ࡞ࡂࡾࡡࡢ㸴 Ѝࣞࣤࢺࣤᕰሔࡡ㨡ງ㸴 Upwards only clause ㈜㈒ᩩࡡ㸪ᖳẎࡡ᭞᩺ஹῦࡢᚪࡍ㈜ᩩᖲ⾔࠾㸝᭞᩺ࡡᕰሔ㈜ᩩᙔルዉ⣑㈜ᩩࡻࡽ࠷ሔ ྙ㸞 ࠉ୕᪴ࡡࡲ㸝ᕰሔ㈜ᩩዉ⣑㈜ᩩࡻࡽ㧏࠷ሔྙ㸞࡛ࡾࠊᚉࡖ࡙ࠉ࣭ࣛࢪ㛣୯ࡢ⤧ᑊ࡞㈜ ᩩࡢୖࡼ࠷ࠊ Rent Review ㈜ᩩࡡぜ├ࡊࡢ5ᖳࡇ࡛࡞⾔ࢂࡿࡾࠊ1ᅂỬࡴࡒࡼ᭩ 5ᖳ㛣ᅖᏽࡈࡿࡾࡡ࡚ᐓ࠾ࡼࡲࡾ࡛ᑛ ࡊ࡚ࡵ㧏ࡂ㈒ࡊࡒ࠷ᛦᝠᙁງ࡞഼ࡂࠊᑛࡊࡡ㐢࠷࡚ࡵ᭩5ᖳ㛣⤾ࡂࡡ࡚࢞ࣔࢴࢨࣖࣆ࣭ࣞ࡞ ኬࡀࡂࡥࡦࡂࠊᮇ࡛Ẓ㍉ࡊ࡙ࠉࡆࡡ㈜ᩩ᭞᩺ࡢࡵࡡࡌࡇࡂ┷షᴏ࡛ࡾࡡ࡚ࠉࠍࡡ࣭ࣛ ࢪࡡ࠾࡞ࠉࡆࡡ᮪௲ࡊࡖ࠾ࡽ࡛⤄ࡲ㎲ࡱࡿ࡙࠷ࡾࠊ Alienation Clause ࢦࣇࣝࢴࢹ㸝ཧ㈒ࡊ㸯ᐓяೇя᩺ࡊ࠷ೇ㸞 ࠉAssignment㸝ᐓя᩺ࡊ࠷ೇ ࣈ࣐࣑ࣝ Ⓠ⏍ࡌࡾࠊ㸞➴࣭ࣛࢪࡡฌฦ࡞㛭ࡌࡾ᮪㡧ࠊ 㸟 ࢷࢻࣤࢹࡢࠉ㏳ᖏࠉ⮤ฦࡡ࣭ࣛࢪฌฦࡡ࢛ࣈࢨࣘࣤࢅᣚࡖ࡙࠷ࡾࠊ㸝ౚ㸯㏳ᖏࠉࢦࣇࣝ ࢴࢹࠉࢦ࣒ࣤࣤࢹࡡᶊฺࢅࡵࡖ࡙࠷ࡾࠊࡆࡡሔྙࠉᐓࡢ᩺ࡒೇౚ࠻ࡣ࣏ࢾ ࣭ࣞࣤࢱࣛࣤࢡࢅࡊ࡙࠷࠷࠾ࠉධࡡೇ࠾࠹࠾࡛ゕ࠹ࡆ࡛ࢅㄢࠉ࠵࡚ ࡿࡣཧ㈒ࡊࢅྫྷヾ࡚ࡀࡾࠉࡐ࠹࡚ࡂධࢷࢻࣤࢹࡡࡣ࠵࠷࡞ࡢἪᚂ࡞ࡻࡽ⌦ᑸ ࡞ࡢྫྷヾ࡚ࡀ࠷ࡆ࡛࡞ࡖ࡙࠷ࡾࠊ Break Option よ⣑ࡡ࢛ࣈࢨࣘࣤࠊᐓࡡࡲࠉೇࡡࡲ ࡱࡒࡢཫ᪁࡞ࡻࡾ㸨⛸㢦࠵ࡾࠊ⌟ᅹࡢࠉೇࡡࡲࡡ ᕰሔࠊᕰሔ࡞ࡻࡖ࡙ࡆࡿࡢᕞྎࡈࡿࡾࠊ ౚ㸯௧๑ࠉᮇࡡ㖗⾔ࣞࣤࢺࣤᕰሔ࠾ࡼ㏝ࢅ⩻࠻ࡒ࡛ࡀࠉ㖗⾔ࡡᣚࡗ࡛ࢆࡡ㸧㸪ᖳ࣭ࣛ ࢪࡡṟ࣭ࣛࢪ㛣ࡱࡓ10ᖳ௧୕࡚࠵ࡖࡒࠊࡐࡡ㝷ࠉよ⣑࢛ࣈࢨ࡛ࣘࣤࢆ↋ࡂࠉ㞺さࡵ ᘽࢂ࠾ࡖࡒࡡ࡚ࠉࡷࡳࡂ⤽⤾ࡊ࡙㈜ᩩࢅᨥᡮ࠹ࡢࡴ࡞㝏ࡖࡒࠊさࡢࠉ⏕ࡊࡂ࡙ࡵࠉೇࡢ ㈜ᩩࢅ⤽⤾ࡊ࡙ᨥᡮࢂࡂ࡙ࡢࡼ࠷ࢢ࣭ࢪࡡୌౚࠊ Covenant ዉ⣑୕ࡡ⩇ຸࠊ ࠵ࡒ࠾ࡵᕰሔ࡚ࡢࢠࣝࢩࢴࢹ࣭ࣝࢹࡡⰃࡊᝇࡊࡡࡻ࠹࡞ࢂࡿࡾࠊ Lease Renewal ᙔル㛭㏻Ἢࡡୖ࡚࣭ࣛࢪዉ⣑ࢅࡊࡒ㝷࡚࣭ࣛࢪวࡿࡒࠉࢷࢻࣤࢹࡢ⤽⤾ᑽపᶊࢅ᭯ࡌࡾࡆ࡛ ࡞ࡽࠉୖ࡚࠷࡛ࡀ࡞ࡢ᭯ࡈ࠷ࡆ࡛࡞ࡾࠊኬᐓ࡛ࢷࢻࣤࢹࡢวࡿࡒ࡞ࠉࡔࡼࡡሔྙ࡚ ࡵཫ᪁ᕵ᭻ࡌࡿࡣࠉࡐࡡࡡᕰሔ㈜ᩩ࡚᩺ࡒ㈜㈒ዉ⣑࡞ථࡽ㈜㈒㛭౿ࢅ⤽⤾ࡌࡾࡆ࡛ࡢฝᮮ ࡾࠊ ࣞࣤࢺࣤࡡ࣭ࣛࢪࡢࢷࢻࣤࢹࡡ⩇ຸኣኬ ࡡ࡚ ࠉⰃ࠷a ge ntࢅぜࡗࡄࡾࡆ࡛ኬวࠊ㛏 ࡡബ ຸࠉ ࣭ࣛࢪ ࡡฌ ฦ࡞ 㛣࡛ ᡥ㛣 ࠾ ࠾ࡾࠉ ࠽࠽ࡀ ᅖ ᏽ㈕࡛ ゕ࠹ ࡆ࡛ ࢅᚸࡿ ࠷ ࡆ࡛ ኬว ࡚ࡌࠊ ࣭ࣛ ࢪ ฝᮮ୕ ࡽ ࠉ⤂ ࢂࡾࡱ ࡚࡞ࠉ ㈜ᩩ ࠉ⟮⌦ ㈕ࠉ ᅖᏽ ㈠⏐⛧ ࠉཋ ≟ᚗᖉ㈕⏕ࡡ㸩ⅤⓆ⏍ࡌࡾࡆ࡛ࢅᚸࡿ ࠷࡚ୖ ࡈ࠷ࠊ ⚶ࡡᇱᮇⓏᚽ࿈ࡢ㸦㸞ฝᮮࡾࡓࡄᑛࡂ㈜㈒㟻 ✒ࢅೇࡽࡾࡆ࡛ࠉ㸧㸞e xit stra te gy ࡛ ࡊ࡙ฝ ᮮࡾ ࡓࡄฌ ฦ࡚ ࡀࡷ ࡌ࠷∸ ௲ࢅ ኣᑛ ㈜ᩩ 㧏ࡂ࡙ ࡵೇ ࡽࡾࡆ ࡛ࠉ ࠾ࡗ ࠉ㸨㸞 ࣭ࣛ ࢪࢅฌ ฦ࡚ ࡀࡷࡌ ࡂࡌ ࡾⅥ ࡡ᮪௲ ࢅࣛ ࣭ࢪ ࡞┊ࡽ ㎲ࡳࡒ ࡴ࡞ ኣᑛ㈜ ᩩࢅ 㧏ࡂ ࡊ࡙ࡵ ⋋ᚋ ࡌࡾࡆ࡛➴࡚ࡌࠊ
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