Law and Policy on Landlord-Tenant Law - Based on actual investigation in Hokkaido -

1.租户在其上建造房屋或建筑物的土地租赁在日本城市中很常见。本研究旨在调查此类租约的社会经济条件，为城市化进程中的这些条件制定理论，并提出审查房东和租客立法的方案。城区将被划分为三个部分：(A)市中心；(B)郊区，住房用地与农业用地混合在一起；以及(C)主要住宅区，位于(A)和(B)之间。在(B)区，土地租约很少，因为土地所有者出售他们的土地，而土地的价格不太可能上涨。大多数住宅地契出现在(A)和(C)区，这些地区在1890年的S(明治时代中期)到1960年的S(战后经济高速增长时代的开始)之间发展为市区。在这一时期，日益增长的城市活动使相对较大的租金成为可能，但地价并没有上涨。因此，土地所有者更愿意出租他们的土地，而不是出售。自20世纪60年代以来，S地价的上涨趋势降低了(A)区和(C)区的租金与地价的比例。土地租赁变得不那么有利可图，土地所有者开始自行开发土地，以获得更大的回报。土地租约继续仅适用于需要特定地块的商户或企业。这项计划说明了土地租赁的社会经济条件，将有助于研究放宽业主-租客规定的建议所产生的影响。

1. The lease of the ground on which a tenant builds a house or building, is common in Japanese cities. This research aims to investigate the social and economic conditions concerning such leases, formulate a theory for these conditions with regard to urbanization, and propose a scheme to examine landlord and tenant legislation.2. The city area is to be demarcated into three parts; (a) the heart of the city, (b) the suburban area, where the housing lands are mixed among agricultural land, and (c) the mainly residential area, situated between (a) and (b). In (b) area there are few ground-leases, because the land owner sells their land, the price of which is not likely to rise. Most residential ground-leases are found in areas (a) and (c), which developed as urban district between the 1890's (the middle of the Meiji era) and the 1960's (the beginning of the post warhigh economic growth era). During this period, the growing city activities made possible relatively large amount of rent, and yet the land price did not increase. Consequently, landowners were more willing to let their land for lease, than to sell. Since the 1960's, the upward tendency of land prices reduced the proportion of rent to the land value in areas (a) and (c). The ground-lease became less profitable, and owners began to develop the land by themselves in order to obtain greater return. The ground-leases continue to be used only for such merchants or business that need specific plot of land.3. This scheme which illustrates the social economical conditions of ground lease will help to examine the impact of the proposed relaxation of the landlord-tenant regulations.