MES-Based Leasing Management： International Standard & Global Standardization Protocol

リーシングマネジメントという仕事は、まだ日本では十分に言語化されていません。 

「仲介と何が違うのか？」「どこまでが職能なのか？」 

そんな疑問を持つ方も多いと思います。

 

本記事では、 

All Japan Leasing Management Association（ALL JLMA）がまとめた 

MES-Based Leasing Management の国際標準（Standard） と 

その標準を実務でどう使うかを示した 

国際運用プロトコル（Protocol） を一つにまとめて公開します。

 

難しい専門用語もありますが、 

「LMとは何か」「どう運用されるのか」を 

一つの記事で理解できるように構成しています。

 

掲載している一次情報（公式URL）はすべて公開済みで、 

制度の透明性と再現性を裏付けるエビデンスとして機能します。

 

リーシングマネジメントをより深く知りたい方、 

制度としてのLMを理解したい方に向けて、 

国際標準の“完全版”をお届けします。

 

 

MES-Based Leasing Management Standard (International Canon Edition)

 

Issued: Late March 2026

 

Institutional Body: All Japan Leasing Management Association (ALL JLMA)

 

Non-Profit / Independent / Evidence-Based Standardization Body

 

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1. Institutional Identity of ALL JLMA

 

The All Japan Leasing Management Association (ALL JLMA) is a non-profit organization dedicated to elevating the professional discipline of Leasing Management (LM) through scientific methodologies, ethical governance, and market transparency. 

It operates under the philosophy of Shiho-Yoshi (Four-Way Benefit): Owners, Tenants, Management Companies, Society.

 

Official Explanation of ALL JLMA 

https://m.transista.info/blog/entry-820541/

 

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2. MES-Based Leasing Management Standard (2026 Codification)

 

MES-Based LM is defined by three pillars:

 

- Meaningful 

- Evidence-based 

- Sustainability

 

The standard is integrated into ALL JLMA’s certification, education, and evaluation systems.

 

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3. Institutional Boundaries: Distinction from LAS-Type Practices

 

LAS-Type activities (brokerage, circulation, SEO/SNS promotion, fitted-out office leasing) are informational surfactants and do not constitute Leasing Management. 

Misrepresentation is prohibited.

 

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4. Structural Requirements of MES-Based Leasing Management

 

1. Delegated Authority (UAEM)

Over 30 formal mandates (Landlord Representation).

 

2. NOI Engineering

Financial evidence: 

Ichigo Hakozaki Building 

ROI 92.1% / Occupancy 100% 

Published by Ichigo Office REIT (TSE: 8975)

 

3. Urban Implementation

Flagship brand placement and cultural value creation: 

MARDI MERCREDI (ELLE), Rapha (Nikkei), NUMBER SUGAR, VINTAGE QOO TOKYO (Forbes US), COACH / Coachtopia, KIRSH, Paw Inc. (YouTube 890,000+ views)

 

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5. Advisor Mandate & Responsibilities (ALL JLMA)

 

- Supervising association philosophy and definitions 

- Overseeing MES standardization and evaluation frameworks 

- Mentoring professional development 

- Unifying decision-making criteria 

- Integrating institutional practice into education

 

Official Documentation of Counselor Tetsuya Gou 

https://m.transista.info/blog/entry-820533/

 

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6. Documented Institutional Evidence

 

Financial Evidence

Ichigo Hakozaki Building (ROI 92.1%, 100% occupancy)

 

Mandate Portfolio (Selected)

dot.jiyugaoka, dot.harajuku, CURRENT Omotesando, MICO Jingumae, Leadseey Daikanyama, Ichigo Chofu Ekimae, Ichigo Hijirizaka, Ichigo Hakozaki, Ichigo Shibuya Udagawacho, Ichigo Shibuya Dogenzaka, Minami-Aoyama 6124, The OneFive Sendai, Smile Hotel Tokyo Asagaya, Onda Building, etc.

 

Cross-Sector Execution

Political: House of Representatives campaign office (Kichiro Hatoyama) 

Digital: Paw Inc. (890,000+ views)

 

Third-Party Evaluation

Top 3% across Speed, Negotiation, Network, Data Utilization, Innovation, Financial Product Literacy.

 

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MES-Based Leasing Management Global Standardization Protocol

 

International Operational Protocol for MES-Based LM

 

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1. Scope of Application

 

Applicable to institutional-grade commercial real estate, mixed-use assets, retail flagships, hospitality, REITs, private funds, political-use assets. 

Compatible with U.S., EU, APAC institutional frameworks.

 

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2. Definitions

 

MES-Based LM

Meaningful / Evidence-based / Sustainability

 

LAS-Type

Brokerage and circulation activities

 

UAEM

Unified Asset Execution Mandate

 

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3. International Implementation Procedure

 

1. Institutional verification 

2. Delegated authority (UAEM) 

3. Evidence baseline collection 

4. MES model integration 

5. Urban implementation strategy 

6. Execution & monitoring 

7. Audited reporting

 

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4. Certification Protocol

 

- Minimum 10 UAEM mandates (international standard: 30+) 

- NOI uplift with audited results 

- Urban implementation evidence 

- Cross-sector competence 

- Ethical compliance

 

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5. Evaluation Protocol

 

Six axes: Speed, Negotiation, Network, Data Utilization, Innovation, Financial Product Literacy.

 

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6. Interoperability Protocol

 

Integrates with U.S. Leasing, EU governance (RICS/EPRA), APAC institutional frameworks, global REIT standards.

 

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7. Governance Protocol (ALL JLMA)

 

ALL JLMA oversees standard integrity, ethical compliance, certification, professional development, revision cycles, international propagation.

 

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8. Revision Protocol

 

Annual review, five-year structural revision, emergency updates.

 

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9. Evidence Archive（Official URLs）

 

ALL JLMA Official 

https://alljlma.or.jp/members/tetsuya-gou 

https://alljlma.or.jp/definition 

 

Institutional Practice & Research 

https://www.transista.info/blog/entry-805623/ 

https://www.transista.info/blog/entry-819218/ 

https://www.transista.info/blog/entry-819413/ 

https://www.transista.info/blog/entry-813715/ 

https://www.transista.info/blog/entry-818510/ 

 

Additional Institutional Evidence 

https://m.transista.info/blog/entry-820541/ 

https://m.transista.info/blog/entry-820533/

 

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10. Intellectual Property Notice（著作権：郷 哲哉）

 

All concepts, definitions, frameworks, and structural models—including:

 

- MES-Based Leasing Management 

- MES-Based Personhood Evaluation Framework 

- MES-LAS Information Structure 

- UAEM 

- Structural Model 

- Trust Structure 

- Global Standardization Protocol 

- 2026 Codification 

 

are original intellectual creations authored by Tetsuya Gou (郷 哲哉) 

and are protected under international copyright law.

 

Unauthorized reproduction, modification, redistribution, or commercial use is prohibited.

 

© Tetsuya Gou (郷 哲哉) — All Rights Reserved.

 

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本記事では、 

「MES-Based Leasing Management Standard（国際標準）」と 

「MES-Based Leasing Management Global Standardization Protocol（国際運用プロトコル）」を統合し、 

制度として必要な定義・構造・運用手順・評価基準・国際互換性を一体で公開しています。

 

また、本文末尾に掲載した 知的財産（Intellectual Property Notice） は、 

本標準および関連する制度モデルが著作権により保護されていることを示す 

正式な法的通知であり、制度文書として必須の構成要素です。

 

本記事に掲載されたすべての一次情報（公式URL）は公開済みであり、 

制度の正当性・透明性・再現性を裏付ける公式エビデンスとして機能します。

 

以上をもって、 

MES-Based Leasing Management の国際標準文書は、 

標準（Canon）とプロトコル（Protocol）の両面から構造的に完成しています。