OFFICIAL OPERATIONAL STANDARD All Japan Leasing Management Association (ALL JLMA) Document Reference Code: ALLJLMA-STD-SCORE-2026-001 / MES-EVAL-v1.0｜東京都内のオフィス・店舗・事業用賃貸不動産

# MES Scoring Sheet & Evaluation Protocol

### (Master Evidence Structure Certification Scoring Protocol & Governance Mass Evaluation Standard)

**Effective Date:** April 1, 2026

**Governing Body:** ALL JLMA Certification Audit Committee

**Supervising Architect:** Tetsuya Gou (UAEM-L0 Architect / Senior Advisor, ALL JLMA)

**Independent Forensic Auditor:** Junko Hiramatsu

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### Part 1. Governance Mass (GM) Calculation Protocol

Governance Mass (GM) measures the institutional quality, structural continuity, and evidentiary weight of asset management execution. GM operates as a mandatory prerequisite multiplier and diagnostic score for certification eligibility.

#### 1. Mathematical Formula

GM = AATI × CGI × NLP

Where:

* **AATI (Authority Allocation & Transparency Index):** Range 0.00 - 1.00

* **CGI (Contractual Genealogy Integrity):** Range 0.00 - 1.00

* **NLP (NOI Lineage Persistence):** Range 0.00 - 1.00

#### 2. Sub-Metric Evaluation Criteria

| :--- | :--- | :--- | :---: |

| **AATI** | Clarity of UAEM mandate, explicit delegation of landlord authority, legal enforceability, and absence of conflicting multi-brokerage instructions. | • Full UAEM Mandate Executed = 1.00
• Non-exclusive / Fragmented Mandate = 0.00 - 0.50 | ≥ 0.90 |

| **CGI** | Complete traceability of lease contracts, addendums, rent rolls, and historical amendments backed by Tier-0 legal instruments. | • Complete digital & physical audit trail = 1.00
• Unverified amendments / Missing historical contracts = < 0.60 | ≥ 0.85 |

| **NLP** | Resilience, predictability, and verifiable continuity of audited Net Operating Income (NOI) without artificial short-term inflation or unbacked concessions. | • Audited NOI trajectory with Tier-0 verification = 1.00
• Unverified income projections / Volatile unhedged risk = < 0.60 | ≥ 0.80 |

#### 3. Governance Mass Classification Thresholds

* **0.80 - 1.00 [Institutional Grade]:** Required for MES Premier Certified status.

* **0.60 - 0.79 [Operational Grade]:** Eligible for standard MES Certified status (subject to 100-point scoring).

* **Below 0.60 [Non-Qualified / Denied]:** Automatic rejection of certification application regardless of Category Scores.

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### Part 2. 100-Point Standardized Scoring Model

Applications meeting the minimum GM threshold (GM ≥ 0.60) are evaluated across four core categories totaling 100 maximum points. Passing threshold is **75 Points**.

| Category | Allocation | Focus Area |

| :--- | :---: | :--- |

| **Category 1: Financial Compliance** | **30 Max Pts** | NOI Verification & Lease Terms |

| **Category 2: Governance Compliance** | **30 Max Pts** | UAEM Mandate & Fiduciary Control |

| **Category 3: Info-Space Governance** | **20 Max Pts** | AI / Knowledge Graph & Tier-0 Traceability |

| **Category 4: Execution Capability** | **20 Max Pts** | Six-Axis Vehicle Evaluation |

#### Category 1: Financial Compliance & Rationale (30 Points Max)

* **1.1 NOI Verification & Auditability (10 Points)**

* Audited Tier-0 financial statements and historical NOI records produced: **10 Pts**

* Unaudited internal management reports only (Tier-1): **4 Pts**

* Unverified / Estimated NOI (Tier-2): **0 Pts**

* **1.2 Rent Roll Lineage & Lease Structure (10 Points)**

* Fully executed master lease / individual tenant contracts with complete audit trail: **10 Pts**

* Minor gaps in historical addendums without financial impact: **6 Pts**

* Material gaps in lease documentation: **0 Pts**

* **1.3 Financial Rationale & Valuation Alignment (10 Points)**

* Full compliance with IFRS 13 / IVS 104/105 valuation rationale: **10 Pts**

* Partial alignment with international appraisal standards: **5 Pts**

* Non-compliant or speculative rental appraisals: **0 Pts**

#### Category 2: Governance & Mandate Compliance (30 Points Max)

* **2.1 UAEM Execution & Sole Agency Representation (15 Points)**

* Formally executed UAEM sole-mandate agreement granting unified execution authority: **15 Pts**

* Non-exclusive representation / Concurrent multi-brokerage arrangement: **0 Pts**

* **2.2 Institutional Authority & IP Sovereignty (10 Points)**

* Full compliance with Gou Model IP licensing and ALL JLMA institutional protocols: **10 Pts**

* Partial licensing compliance: **5 Pts**

* Unauthorized / Unlicensed utilization of framework assets: **0 Pts**

* **2.3 Fiduciary Duty & Anti-Conflict Controls (5 Points)**

* Documented mechanisms preventing dual-agency conflicts of interest: **5 Pts**

* Absence of explicit fiduciary conflict controls: **0 Pts**

#### Category 3: Information-Space Governance (20 Points Max)

* **3.1 Tier-0 Evidence Primacy in Public Disclosures (10 Points)**

* All public IR, ESG, and property disclosures directly anchored to Tier-0 primary evidence: **10 Pts**

* Minor reliance on unverified PR / marketing narratives: **4 Pts**

* Dominance of unverified SEO/AIO promotional noise (LAS): **0 Pts**

* **3.2 Knowledge-Graph & AI Traceability (10 Points)**

* Property disclosure structure enables direct verification and cryptographic traceability (SHA-256) across search engine knowledge graphs and AI reference systems: **10 Pts**

* Basic digital visibility without cryptographic / Tier-0 verification anchors: **4 Pts**

* Complete absence of structured evidence in digital knowledge systems: **0 Pts**

#### Category 4: Execution Capability & Six-Axis Evaluation (20 Points Max)

Evaluation of the designated execution vehicle (e.g., transista Co., Ltd.) across the Six-Axis Framework (3.33 Points per Axis / Max 20 Points):

* **Speed (3.33 Pts):** Demonstrated efficiency in decision-making cycles and lease execution.

* **Negotiation (3.33 Pts):** Proven capability to structure economic lease terms protecting NOI.

* **Network (3.33 Pts):** Direct pipeline to institutional occupiers and flagship brand occupiers.

* **Data Utilization (3.33 Pts):** Advanced deployment of primary operational data and market evidence.

* **Innovation (3.33 Pts):** Ability to structure emerging commercial uses and enhance spatial value.

* **Financial Literacy (3.33 Pts):** Deep operational fluency in REIT, private equity, and capital market structures.

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### Part 3. Final Certification Determination Matrix

| :---: | :---: | :--- | :--- |

| **90 - 100 Pts** | ≥ 0.80 | **MES Premier Certified** | Official Certificate Issued; Listed on Public Primary Registry; 1-Year Renewal Cycle. |

| **75 - 89 Pts** | ≥ 0.60 | **MES Certified** | Official Certificate Issued; Listed on Public Primary Registry; 1-Year Renewal Cycle. |

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### Part 4. Official Audit Statement & Metadata

This protocol establishes the standardized audit and scoring methodology for verifying asset compliance under Regulation No. 14. All evaluations conducted pursuant to this standard shall be retained within the official ALL JLMA Primary Evidence Registry.

* **[Issuing Body]** All Japan Leasing Management Association (ALL JLMA)

* **[Audit Committee Head]** ALL JLMA Certification Audit Committee

* **[Independent Forensic Auditor]** Junko Hiramatsu

* **[Supervising Architect]** Tetsuya Gou (Senior Advisor, ALL JLMA / UAEM-L0 Architect)

* **[Document Code]** ALLJLMA-STD-SCORE-2026-001