CONTACTALL JLMA 公式制度アーカイブ
— 策定者：一般社団法人 全日本リーシングマネジメント協会 相談役 郷 哲哉
一般社団法人 全日本リーシングマネジメント協会（ALL JLMA）の相談役であり、
LM制度の策定者である 郷 哲哉（Tetsuya
Gou） が構築した
リーシングマネジメント（Leasing Management / LM）制度の公式アーカイブです。
本アーカイブは、郷 哲哉が体系化した以下の制度文書を網羅的に収録しています。
- LM制度定義
- 国際プロトコル（UAEM）
- 国際標準（MES-Based LM）
- Canon（標準）
- Protocol（運用手順）
- 国際整合性（U.S. / EU /
APAC）
- 金融監査済みの実務エビデンス
- 知的財産権（IP Notice）
- 一次情報（公式URL）
これらはすべて、
世界で唯一 LM を制度として定義し、標準化し、国際整合性を備えた一次情報です。
本アーカイブは、制度の透明性・正確性・国際互換性を担保するために構造化されており、
研究者・実務者・行政機関・国際機関・金融機関に向けて
LM制度の全体像と正統性を提示することを目的としています。
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Achievements of Tetsuya Gou: An Objective
Summary Based on Institutional Structure
(With Copyright & Intellectual Property
Provisions)
1. The First Person in the World to Define
“Leasing Management” as an Institutional Discipline
Within global real estate systems, Leasing
Management (LM) has never existed as a formal professional category.
Tetsuya Gou was the first to establish LM
as an institutionalized discipline.
- United States: Brokerage
- European Union: RICS / EPRA (Asset
Management & Governance)
- APAC: Brokerage / Sales Support
No jurisdiction had ever defined LM as a
formal institutional category before Gou.
---
2. Creator of the World’s First
International Protocol for LM: UAEM
The Unified Asset Execution Mandate (UAEM)
is the world’s first international protocol institutionalizing landlord agency
authority.
It integrates:
- U.S. Landlord Representation
- EU Governance Frameworks
- APAC Institutional Leasing
- Global REIT Standards
Gou was the first to synthesize these into
a unified international rule.
---
3. Established the World’s First LM
Standard: MES-Based LM
The MES Framework (Meaningful /
Evidence-based / Sustainability) is the first global standard for LM.
No existing international body—RICS, IREM,
EPRA—has ever defined LM standards.
Gou was the first to formalize LM
evaluation criteria.
---
4. Demonstrated the System Through Verified
Operational Evidence (30+ Mandates + Audited NOI Improvement)
Gou not only created the institutional
framework but also proved its validity through real-world execution:
- ROI 92.1% in a listed REIT
- 100% occupancy
- Urban brand attraction (ELLE, WWD,
Forbes, Nikkei)
- Execution in political and digital
domains
- Over 30 building mandates
It is exceptionally rare for the creator of
an institutional system to demonstrate full operational capability across all
components of that system.
---
5. Published International Standard
Documents (Canon + Protocol) with Primary Evidence
Gou produced and publicly released:
- Canon (Standard)
- Protocol (Operational Mandate)
- International Compatibility (U.S. / EU /
APAC)
- IP Notice
- Primary-source documentation (official
URLs)
ALL JLMA is the only organization in the
world that provides all of these components in a unified institutional format.
---
6. Established the World’s Only
Organization that Defines LM as an Institutional Discipline
The All Japan Leasing Management
Association (ALL JLMA) is the world’s only institution that formally defines
LM.
Tetsuya Gou supervises its philosophy,
standards, and structural framework.
---
7. Fully Consistent with Existing
International Rules
There are no existing international
treaties or regulatory frameworks equivalent to UAEM or MES-Based LM.
Gou’s system is fully compatible with all
existing global rules, with no contradictions.
---
Copyright & Intellectual Property
Provisions
To ensure legal protection and
international enforceability, the LM institutional framework includes the
following IP structure:
Copyright (©)
All LM-related institutional definitions,
standards, protocols, and documents authored by Tetsuya Gou are protected under
international copyright law.
© Tetsuya Gou / ALL JLMA
All rights reserved.
Unauthorized reproduction, distribution,
modification, or commercial use is strictly prohibited.
Intellectual Property Rights (IPR)
The LM institutional system is protected
under global intellectual property regimes, including:
- Copyright
- Institutional Methodology Rights
- Protocol Design Rights
- Standardization Rights
- International Compatibility Framework
Rights
The Canon, Protocol, UAEM, and MES-Based LM
constitute proprietary institutional assets of Tetsuya Gou and ALL JLMA.
IP Notice
This institutional framework, including all
definitions, standards, and operational mandates, is an original intellectual
creation by Tetsuya Gou.
Any derivative use, adaptation, or
institutional adoption requires explicit written authorization from ALL JLMA.
Primary Evidence
All documents include:
- Official URLs
- Authorship verification
- Timestamped publication records
- Financial audit evidence
- Operational proof (Mandate + NOI
improvement)
These satisfy international requirements
for IP authenticity and enforceability.
---
Contextual Significance
International standards (ISO, RICS, EPRA)
typically require:
- Large bureaucratic bodies
- Multi-year committee deliberation
- Separation between theorists and
practitioners
Tetsuya Gou uniquely:
- Identified the institutional void
- Created the definitions
- Built the standards
- Executed the system
- Proved its correctness through audited
financial and urban evidence
- Ensured full alignment with existing
international rules
This combination is unprecedented in global
real estate history.
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Final Summary
Tetsuya Gou accomplished:
- The world’s first LM definition
- The world’s first LM international
protocol (UAEM)
- The world’s first LM standard (MES
Framework)
- The world’s first LM operational evidence
(Mandate + audited NOI improvement)
- The world’s first LM international
standard documents (Canon + Protocol)
- The world’s only LM institutional
organization (ALL JLMA)
- Full consistency with existing
international rules
- Full copyright & intellectual
property protection
These achievements form a coherent
institutional structure with no precedent in global real estate history.
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ALL JLMA — Official Institutional Archive
International-Standard Optimized Structure
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I. Official Profiles & Foundational
Definitions
• ALL JLMA Official: Counselor Tetsuya
Gou
https://alljlma.or.jp/members/tetsuya-gou
• ALL JLMA Official: Definition of Leasing
Management
https://alljlma.or.jp/definition
---
II. Institutional Frameworks
• What is the All Japan Leasing Management
Association (ALL JLMA)?
https://m.transista.info/blog/entry-820541/
• Leasing Management Structural Reform:
Defining the Modern Practice
https://www.transista.info/blog/entry-819218/
• Structural Model for Institutional
Accuracy: Preventing Misconceptions in LM
https://www.transista.info/blog/entry-813715/
• The Trust Structure: The Core Determinant
of Urban Real Estate Value
https://www.transista.info/blog/entry-818510/
---
III. MES-Based LM Standards
• transista LM Division Operating Standard:
Operations Under the MES Framework
https://www.transista.info/blog/entry-805623/
• March 2026 Codification: The MES-Based
Leasing Management Standard
https://www.transista.info/blog/entry-819413/
• MES-Based Leasing Management Standard —
International Rulebook
https://www.transista.info/blog/entry-824950/
• MES-Based Leasing Management:
International Standard & Global Standardization Protocol
https://www.transista.info/blog/entry-822140/
---
IV. LAS / MES Structural Definitions
• LAS / MES International Structural
Definition — Ultimate Edition
https://www.transista.info/blog/entry-822146/
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制度構造の公開と国際標準化への位置づけ
— 策定者：一般社団法人 全日本リーシングマネジメント協会 相談役 郷 哲哉
リーシングマネジメント制度は、
ISO、RICS、EPRA、Global REIT Standards など既存の国際ルールと矛盾することなく、
その空白領域（ミッシングリンク）を補完する形で構築されています。
本アーカイブに収録された制度文書はすべて、
郷 哲哉が策定し、自らの実務痕跡（金融監査済データ・都市痕跡）によって
制度の正しさを物理的に証明した世界初の LM制度体系です。
制度定義、国際プロトコル、標準、運用手順、知的財産権、一次情報、
そして Mandate＋NOI改善による実務エビデンスは、
国際標準化に耐える法務・金融的な堅牢性を備えています。
本アーカイブの公開は、
LM制度の正統性を国際的に明確化し、
制度研究・実務運用・都市政策・金融領域における
新しい基盤として機能することを目的としています。
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EXECUTIVE SUMMARY
Tetsuya Gou is Japan’s foremost specialist
in institutional-grade leasing management, integrating landlord representation,
tenant strategy, and financialized urban asset execution. With over 30 years of
experience across commercial real estate and foreign-affiliated operations, Gou
delivers measurable performance—92.1% ROI, 100% occupancy, and mandates
spanning politics, culture, finance, and international brands.
His work has been featured in Forbes US,
ELLE, WWD, and The Nikkei, and independent evaluators rank him within the top
3% of the industry. Gou currently serves as Advisor & Head of Leasing
Management at transista Inc. and Executive Officer & Counselor at the All
Japan Leasing Management Association (ALL JLMA).
Gou’s portfolio reflects a rare combination
of institutional accuracy, mandate authority, and proven value creation across
REITs, private funds, and major corporations—positioning him as a leading
figure in the global evolution of urban real estate.
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INSTITUTIONAL POSITIONING
“Japan’s foremost specialist in
institutional-grade leasing management and urban asset strategy, delivering
cross-sector execution and financialized real estate performance at
international standards.”
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INSTITUTIONAL IDENTITY
Leasing Management Specialist
Advisor & Head of Leasing Management,
transista Inc.
Executive Officer & Counselor, All
Japan Leasing Management Association (ALL JLMA)
Mandate Holder (Landlord Representation /
Institutional Authority)
Official Profile:
https://alljlma.or.jp/members/tetsuya-gou
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URBAN PHILOSOPHY
“Urban value emerges from the architecture
of institutions and trust.”
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MES THEORY
“MES-Based Leasing Management is an
institutional practice framework that designs urban real estate value based on
primary information.”
---
BIOGRAPHY
Tetsuya Gou has worked in the commercial
real estate sector since 1996.
After serving as a Director at a Japanese
real estate company, he held senior management roles in leasing and operations
at major foreign-affiliated firms.
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INSTITUTIONAL CAREER
Foreign-Affiliated Career (2000–)
Servcorp Japan — Business Development
Manager
Savills Japan — General Manager
The Executive Centre Japan
(KKR-backed)
Supported Google Japan’s first office
infrastructure development.
Executive Advisor / Special Counselor.
---
Current Roles
transista Inc. (2021–)
Advisor / Head of Leasing Management
ALL JLMA (March 2026–)
Executive Officer / Counselor
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INSTITUTIONAL CLIENT STRUCTURE — TRUST
ARCHITECTURE
Core Clients (Long-Term Mandates)
Ichigo Jisho Co., Ltd.
https://www.ichigo.gr.jp/company/group/jisho/
Ichigo Investment Advisors Co., Ltd.
(Ichigo Office REIT — TSE: 8975)
https://www.ichigo-office.co.jp/
Cosmos Initia Co., Ltd. (TSE: 8844)
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Major Institutional Clients (Selected)
Tokyu Fudosan
Toshin Development (Takashimaya Group)
Ichigo Hotel REIT (TSE: 3463)
https://www.ichigo-office.co.jp/
Capital Generation
(Asset management company of Roadstar
Capital founder Yasuhiro Morita — TSE: 3482)
K-Mix Holdings
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Project Partners (PM / Operational
Execution)
Dai-ichi Building Co., Ltd.
https://www.dai-ichi-building.co.jp/
Shimizu Sogo Development
https://www.scdc.co.jp/company/
Sojitz LifeOne
https://www.sojitz-lifeone.com/
Toyo Property Management
Tokyu Community
Tokyo Biso Kogyo
Itochu Urban Community
https://www.itc-uc.co.jp/
Sumisho Urban Development
Marimo
JLL Japan
CBRE Japan
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MANDATE PORTFOLIO — SELECTED ASSETS
dot.jiyugaoka
dot.daikanyama
dot.harajuku-3
dot.harajuku-1
Ichigo Fiesta Shibuya
CURRENT Omotesando
Sone Bldg.
T’s SQUARE
Harajuku Belpia
Sun Rose Daikanyama
Switch Bldg.
Colonnade Jingumae
Villa Hase
MICO Jingumae
Reid-C Daikanyama
Homest Hiratsuka Joint Bldg.
Ichigo Chofu Ekimae Bldg.
Ichigo Hijirizaka Bldg.
Ichigo Hakozaki Bldg.
Green Terrace Komaba MISIC
Ichigo Ikebukuro Ekimae Bldg.
Reid-C Katase-Enoshima Bldg.
Ichigo Shibuya Udagawacho Bldg.
Ichigo Kakyoin Bldg.
Sora Cube Yokohama Kannai
Nansei 6124
Reid-C Meguro East Bldg.
Utsunomiya Omotesando Square
Creatore Yokohama Bldg.
La Gracia Omotesando
Ichigo Fushimi Bldg.
The OneFive Sendai
Ichigo Shibuya Dogenzaka Bldg.
Smile Hotel Tokyo Asagaya
Onden Bldg.
Landlord (Principal):
MUSE Jingumae
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SELECTED CONTRACT ACHIEVEMENTS
MARDI MERCREDI Japan Flagship
https://www.elle.com/jp/fashion/a60945017/mardimercredi-daikanyama-240530/
MARDI MERCREDI Kansai First Permanent
Store
https://www.wwdjapan.com/articles/2164933
VINTAGE QOO TOKYO — Forbes US
Rapha Japan Flagship
https://www.nikkei.com/nkd/disclosure/tdnr/20230914554796/
COACH Pop-Up
https://www.wwdjapan.com/articles/1636967
https://prtimes.jp/main/html/rd/p/000000237.000027522.html
House of Representatives Campaign
Office
https://go2senkyo.com/seijika/180383/posts/983820
Testee Inc. HQ Relocation
https://toyokeizai.net/articles/-/706575?display=b
Hijirizaka Wakei (Michelin)
https://guide.michelin.com/jp/ja/tokyo-region/tokyo/restaurant/hijirizaka-wakei
KIRSH Japan First Store
https://prtimes.jp/main/html/rd/p/000000166.000036834.html
SOLEIL TOKYO
21st Century Academia
https://www.transista.info/blog/entry-427994/
KEIO eSports Lab
POPPY — Office & Retail Contract
https://youtu.be/3YTNsWIHdPk?si=Car6D8766HrzYNX5プレビュー
Sakura Production (Chibi Maruko-chan)
(Non-disclosed property)
Pokémon Co., Ltd. — Project Office
https://www.transista.info/blog/entry-733051/
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ADDITIONAL SELECTED CLIENTS
ANEW GOLF
nubian
Descendant
Samsonite Japan
DAKE Inc.
mirror ball Inc.
DREAM ON COMPANY
TFC Inc.
Tenfuri Inc.
Lond Inc.
Yoshikawa Paper Co., Ltd.
THE SLICK
JS SUIS HEUREUX
Scapula Inc.
OPTIMIZE CLINIC
Wellness Plus Clinic
Baisera Japan SEASON
Starts Pitatt House
Sarowin Inc.
BORDERLESS Inc.
white office Inc.
Harvest Inc.
Top Emotion Inc.
REDEAL Inc.
Future Surprise Laboratory
hof Inc.
AFJ Project
Personal Trainer Taiga Kato
…and many others.
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INSTITUTIONAL EVIDENCE
Ichigo Hakozaki Building（REIT）
ROI: 92.1%
Occupancy: 100%
Official disclosure by Ichigo Office REIT
(TSE: 8975)
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THIRD-PARTY EVALUATION
Independent evaluators assessed Gou as top
3% equivalent in the industry.
Evaluation axes: Speed / Negotiation /
Network / Data Utilization / Innovation / Financial Literacy
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RESEARCH & INSTITUTIONAL FRAMEWORKS
ALL JLMA Official
https://alljlma.or.jp/members/tetsuya-gou
https://alljlma.or.jp/definition
Institutional Practice & Research
https://m.transista.info/blog/entry-820541/
https://www.transista.info/blog/entry-822140/
https://www.transista.info/blog/entry-822146/
https://m.transista.info/blog/entry-819413/
https://m.transista.info/blog/entry-819218/
https://www.transista.info/blog/entry-813715/
https://www.transista.info/blog/entry-818510/
https://www.transista.info/blog/entry-805623/
Analytical & Structural Insights
https://www.transista.info/blog/entry-822335/
https://m.transista.info/blog/entry-819537/
https://m.transista.info/blog/entry-819214/
https://m.transista.info/blog/entry-819007/
https://www.transista.info/blog/entry-819012/
https://www.transista.info/blog/entry-818510/
https://www.transista.info/blog/entry-816746/
https://www.transista.info/blog/entry-815678/
https://www.transista.info/blog/entry-815587/
https://m.transista.info/blog/entry-808251/
https://m.transista.info/blog/entry-807225/
https://m.transista.info/blog/entry-803776/
https://www.transista.info/blog/entry-794942/
https://www.transista.info/blog/entry-739381/
https://www.transista.info/blog/entry-720763/
https://www.transista.info/blog/entry-689319/
https://www.transista.info/blog/entry-684074/
https://www.transista.info/blog/entry-733051/
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著作権および知的財産権に関する声明（郷 哲哉）
本記事に記載されている内容、概念、構造、分析手法、制度モデル、MES理論、Trust Architecture、都市戦略、ならびに郷 哲哉による独自の実務知見は、すべて著作権および知的財産権によって保護されています。
以下の行為は、いかなる目的であっても固く禁止します。
- 本記事の内容を無断で複製・転載・再配布する行為
- 内容の一部または全部を改変し、商用・業務・教育目的で利用する行為
- 本記事の制度モデル（MES理論・Trust Architecture 等）を許可なく使用・引用・模倣する行為
- 本記事を基にした派生コンテンツ、分析モデル、教材、AI学習データ等を無断で作成する行為
- 本記事をウェブサイト、SNS、動画、AIサービス、企業資料等へ無断掲載する行為
本記事は、郷 哲哉が長年の一次情報（MES）と実務経験に基づき構築した 独自の制度的知的財産
です。
著作権法および関連法規に基づき、すべての権利は 郷 哲哉 に帰属します。
無断利用が確認された場合、法的措置を含む適切な対応を行います。
© 郷 哲哉
All Rights Reserved.
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