Property management, reverse-engineered from the structures that protect quality.
Onboarding is capped at 30 units per month. Each staff member manages up to 150 units. 24/7/365 call center, 100% paperless information sharing, and zero owner-initiated cancellations in our first 5 years of operation.
In property management, people determine quality. So NOCOS built — as a deliberate constraint on its own business — the structures that keep staff from burning out, so we can give every owner the time and attention they deserve.
We don't chase numbers. To go deep with each owner, we've imposed an intake ceiling on ourselves — a business decision to live by "the selection of a meaningful few projects."
A management workload that doesn't overflow. Each staff handles only as many units as they can actually attend to. Faster replies, clearer explanations, room to address chemistry issues — all of it traces back to this cap.
See the structure →First-line tenant calls — leaks at midnight, lockouts on holidays — are handled by dedicated operators around the clock. Account managers stay focused on what they should be doing.
Contracts, renewal documents, repair history, financial reports — all in the cloud. Owners can review anything, anytime, anywhere. We answer "I don't really understand the report" with transparency.
Since launching in 2020, no owner has chosen to leave us — for 5 straight years. Our depth-first structure shows up in client retention. Excludes cancellations due to property sales.
── NOCOS chose to keep raising the bar on service quality, without limits.
That's why we want to dedicate our limited human capital only to the owners who genuinely value what NOCOS is.
We don't chase unit counts. Our time and quality go into each property, one at a time.
The result of putting quality maintenance — not revenue maximization — at the center of our business.
See how a rent-decoupled flat rate changes your annual cost. Just unit count and average rent — 5 seconds.
| Current | NOCOS | |
|---|---|---|
| Monthly | ¥75,000 | ¥10,000 |
| Annual | ¥900,000 | ¥120,000 |
| Difference (yr) | ¥780,000 | |
We'll walk you through the rate structure and assumptions during the consultation.
See full details (free) →Also try our free fair-rent diagnosis →
Estimate based on the industry-standard 5% management fee. Actual savings will vary with your property.
NOCOS fixes all of it.
Fair-rent pricing: AI valuation on 10B+ records cross-checked by staff with deep listed-real-estate and renovation experience. Distribution: published to REINS and ATBB inter-broker networks plus the major portals — SUUMO, HOME'S, AtHome. Presentation: professional photography and in-house designers crafting custom listing sheets that showcase the property at its best.
Our construction-coordination fee is a fixed percentage of the invoice. No hidden markups between you and the contractor — just transparent transactions.
24/7 call center. When trouble hits, our standardized first response captures the situation accurately, and frequent progress updates keep you in the loop.
Contracts, quotes, repair history, inspection reports, property photos, monthly remittance statements, reports, and notices — all in the cloud. Check anything anytime, anywhere via web and email. Every record persists, so you can revisit any past transaction or interaction at will.
We don't hoard listings to capture both-side commission. Properties are published widely to REINS and ATBB inter-broker networks and major portals — SUUMO, HOME'S, AtHome — maximizing tenant reach and shortening time-to-lease.
One table makes the answer obvious.
| National brands | Local firms | NOCOS | |
|---|---|---|---|
| Fee structure | % of rent (~5%) | % of rent (3–5%) | Flat per unit (¥0–¥2,000/unit) |
| Listing distribution Inter-broker networks + major portals |
△ Tends to prioritize their own pipeline | △ Local-focused | ✓ REINS, ATBB, SUUMO, HOME'S, AtHome — published widely, no hoarding |
| Cloud-managed records Statements, reports, notices, inquiries |
✓ Sometimes via a dedicated app | △ Paper still in the mix | ✓ 100% paperless via web + email ／ unified remittance statements and reports |
| 24-hour call center | ✓ | △ Business hours only in most cases | ✓ Standard |
| Reporting | △ Templated monthly reports | △ Ad hoc | ✓ Real-time updates per event (with photos and chronological logs) |
| Rent guarantee Arrears, restoration, penalty fees |
△ Varies by guarantor — caps differ | △ Optional — caps differ | ✓ Every unit enrolled — up to 24 months of rent ／ restoration, penalty, and renewal fees covered too (combined up to 3 months of rent) |
| Fire-insurance premium guarantee Risk of uncollectable losses when coverage lapses |
△ Plan-dependent (some plans cover it) | △ Plan-dependent | ✓ When the tenant uses our introduced fire insurance, the guarantor makes a subrogated payment ／ keeps coverage active throughout the tenancy Tenants are free to choose their own insurer. |
| Tenant-side coverage Contents and liability |
△ Enroll separately — coverage varies | △ Enroll separately | ✓ Covered by the tenant's fire insurance |
| Contract fee (at signing) Varies by manager |
△ May apply | △ May apply | ✓ None |
| Cancellation freedom | △ Early-termination penalty may apply | △ May apply | ✓ Cancel anytime — no penalty |
| Listing hoarding | △ Tends to prioritize their own pipeline | △ Can happen | ✓ None (inter-broker + all major portals) |
| Occupancy rate Methodology varies — reference value |
— | — | 99.1% (NOCOS in-house) |
The biggest NOCOS difference is the fee structure: flat per unit, not a percentage of rent. The higher your rent, the bigger the savings.
A rent-guarantee + fire-insurance package that structurally prevents the three things that hurt rental businesses: uncollected rent, no coverage, and incidents.
Both protections are bundled in the partner scheme we run by default.
Every unit is enrolled with a guarantor as a rule. If a tenant defaults, rent is paid into your account anyway. Restoration costs, penalties, and renewal fees (combined up to 3 months of rent at move-out) and eviction-suit costs are also covered.
Tenants carry fire insurance. When they choose our introduced policy, the designated guarantor makes a subrogated payment if a premium goes unpaid, keeping coverage active throughout the tenancy.Tenants are free to choose their own insurer. See each insurer's product materials for full coverage details.
The NOCOS 24/7/365 call center handles intake, emergency advice, contractor dispatch, and real-time updates as a first response. Standardized procedures capture the situation accurately, minimizing the burden on both tenants and owners.
NOCOS partners with multiple guarantor companies. Our main designated guarantor collects fire-insurance premiums together with rent. When the tenant chooses our introduced fire insurance, the guarantor collects the premium and remits it to the insurer.
If the premium goes unpaid, the guarantor makes a subrogated payment, keeping the policy active throughout the tenancy.
Tenants are free to choose their own insurer. If they pick a different one, they enroll separately.
Squeezing all three of these in at a low cost turned out to be surprisingly hard — it took us two years to line up the right partners.editor's note
A small sample of NOCOS-managed properties in Tokyo.
Every photo is shot by our in-house professional photographer. Showing a property at its best directly shortens time-to-lease and supports fair-rent pricing.
Many more properties under management across Tokyo, Kanagawa, and the Kansai region.
All three of these are fully occupied as of today.
Properties without good photos tend to stay vacant longer, so we're a bit obsessive about photography.editor's note
PM fees down from JPY 160,000 to JPY 30,000, alongside building-maintenance savings — total management cost optimized end to end, lifting the owner's take significantly.
An older RC building emptied by a corporate tenant move-out, strategically renovated to capture remote-work demand. Applications came in before construction was even finished.
From acquiring a tenanted unit through management, repairs, and eventual sale — all handled in one place. Roughly three years of ownership, rental income and sale gains both maximized.
"My previous manager charged JPY 75,000/month. With NOCOS it's JPY 11,000. I'm putting the JPY 700,000 saved each year into a reserve for exterior repainting."
"They took on my three condo units at the flat rate without hesitation. Every report email comes with photos, so even living far away I'm at ease."
"My previous manager hoarded listings and units stayed vacant for ages. NOCOS published to every portal, and the building was fully occupied two weeks after switching."
"I had just inherited the property and knew nothing about managing rentals, but the 24-hour call center and real-time updates after every interaction mean I never feel uneasy about the operation."
Streamlining rent collection is the heart of our cost reduction.
Rent collection is one of the most labor-intensive functions at a traditional manager. Now that almost every lease uses a guarantor company, there's actually less reason for the manager to sit in the middle.
Yet most managers still collect the rent, deduct fees and repair costs, and then remit the rest.
NOCOS broke that old convention. We adopted a direct-remittance model: guarantor pays the owner directly. By deliberately not handling collection, we drove our internal costs down and pass every yen of that savings back to owners.
The monthly rent remittance statement is issued directly by the guarantor, itemized by property and line item. Use it as-is for your tax filing — no extra spreadsheet work needed.
And of course, if collection ever needs to escalate, NOCOS handles it.
Tenant pays rent
Guarantor collects the rent
Remitted directly to the owner
No manager in the middle = no middleman cost. NOCOS still handles management and collection escalation.
All you do is notify your current manager.
We handle the handover end to end.
We provide a termination notice template. Review it and send it to your current manager — that's it.
→We coordinate directly with your current manager on the rent roll, contracts, insurance certificates, and everything else.
→We send a manager-change notice to each tenant. We also handle updating the guarantor's remittance destination.
→Sign the management agreement electronically. The 24-hour call center and cloud-managed records go live the same day.
Is 5% of rent really fair?
That question is where NOCOS started.
For years I'd been listening to property owners on the ground, and one industry convention always nagged at me: rent-linked management fees. The higher the rent, the more the manager automatically takes — even though the actual workload barely changes.
But our real goal isn't simply to lower the fee.
INA&Associates's mission is to "build a society where every person is fairly recognized and rewarded, through a fusion of human creativity and technology." Rent-linked fees obscure the contribution of the people who are actually creating value on the ground. So we wanted to change that — starting with our own industry.
To get there, we hand off the back-office work — collections, transfers, that sort of thing — to technology and trusted partners. Our staff focuses on the work only humans can do.
We call this stance "choosing a small number of meaningful projects." Our cap on new assignments is 30 units per month. Better to engage deeply than take on too much. That was our decision.
The result: a management plan starting at JPY 0/month, with risk hedging that includes even fire insurance. Our pricing is a consequence of the structure. We didn't set out to make it cheap — we designed a shape that lets us go deep with our clients, and this price is what that shape produced.
NOCOS is a first step toward our vision — "to become a platform that maximizes the happiness of every stakeholder" — made real in the everyday work of property management.
We want to stand alongside each owner "always as a principal, never a bystander." That's the promise we don't change.
We want to dedicate our limited human capital only to the owners who genuinely value what NOCOS is. This isn't a compromise — it's the stance we've chosen, deliberately, to protect quality.
NOCOS is how INA&Associates Inc. — our parent company — brings the principles below to life in the everyday reality of property management.
INA&Associates Inc. ／ Founded 2020
Difference between the Standard Plan (¥1,000/unit per month) and the industry-standard 5%.
| Avg. rent | Industry standard ／ mo. | NOCOS ／ mo. | Savings per unit ／ yr. |
|---|---|---|---|
| ¥80,000 | ¥4,000 | ¥1,000 | ¥36,000 |
| ¥120,000 | ¥6,000 | ¥1,000 | ¥60,000 |
| ¥150,000 | ¥7,500 | ¥1,000 | ¥78,000 |
| ¥200,000 | ¥10,000 | ¥1,000 | ¥108,000 |
Per-unit estimate. For a 10-unit portfolio, that's ¥360,000 to ¥1,080,000 saved each year.
For owners who want to maximize monthly cash flow. A simple plan where you handle collection yourself.
For owners prioritizing total long-term return. Best balance overall, with discounted lease-execution fees.
Standard with rent-collection added — full-service. Hand everything to us.
| Typical manager | Smart | Standard | Premium | |
|---|---|---|---|---|
| Gross rent (5 yrs) | ¥12.4M | ¥12.4M | ¥12.4M | ¥12.4M |
| PM fee | −¥600k | ¥0 | −¥60k | −¥120k |
| Lease-execution fees | −¥400k | −¥600k | −¥300k | −¥300k |
| Owner income (5 yrs) | ¥11.4M | ¥11.8M | ¥12.04M | ¥11.98M |
Assumptions: JPY 200,000/month total rent; standard 2-year lease; 1-month renewal fee; tenant stays 5 years from the start of the management contract.
TV Asahi, Yomiuri Online, The Japan Times, and more have covered NOCOS.
Yes. Tenant rent is remitted directly from the guarantor company to your account, so we don't sit in the middle handling collection and remittance. We pass those savings back to you as a JPY 0 monthly fee. Even on the Smart Plan, tenant leasing, contracts, trouble response, the 24-hour call center, and move-out settlement are all included as standard.
The Smart Plan is JPY 0/month, so there's nothing to pay during vacancies. The Standard and Premium plans are also flat per unit, so the fee never moves with rent.
For 10 units at JPY 150,000 rent each, you'd save JPY 780,000 a year — JPY 3,900,000 over five years — compared with the industry-standard 5% management fee. Try the simulator for an estimate on your own property.
We focus on Greater Tokyo (Tokyo, Kanagawa, Chiba, Saitama) and the Kansai region (Osaka, Kyoto, Hyogo). For other areas we're flexible — reach out and we'll talk.
All you need to do is notify your current manager that you're terminating. We provide a termination notice template and handle the entire handover ourselves. Switching can be complete in as little as two weeks.
Our setup fee is JPY 0. Depending on your current management agreement there may be a notice period or termination penalty, so please check your existing contract (we'll review it with you if you're not sure).
Every unit is enrolled with a guarantor company as a rule, so even if a tenant defaults, the guarantor remits the rent to you. We handle tenant communication and status checks, and work with the guarantor on collection. If legal action becomes necessary, we'll introduce a partner attorney; the owner proceeds with the suit directly (under Japan's Attorney Act, we cannot litigate on your behalf).
For rent guarantee we use our main designated guarantor company (other guarantors may be used depending on the property). We introduce a fire-insurance option, but tenants are free to choose their own insurer. When the tenant chooses our introduced insurance, the designated guarantor collects the premium together with rent and remits it to the insurer; if unpaid, the guarantor makes a subrogated payment, keeping the policy in force throughout the tenancy. See the partner guarantee & insurance scheme page for details.
Tenants carry fire insurance that covers contents, tenant liability, repair costs, and more. Please see each insurer's product materials for full coverage details.
When trouble strikes, the NOCOS 24/7/365 call center provides first-response intake, emergency advice, and dispatch of repair contractors.
At a typical manager, an unpaid premium leaves the unit uninsured, and you risk being unable to recover repair costs after a leak or fire. With NOCOS, when the tenant has chosen our introduced fire insurance, the designated guarantor makes a subrogated payment on unpaid premiums, keeping coverage active throughout the tenancy and securing recovery in an incident.Tenants are free to choose their own insurer. If they pick a different policy, they enroll separately.
Yes — we accept assignments from a single unit at the flat per-unit rate. Condo units, whole apartment buildings, smaller apartments, and single-family homes are all welcome.
Yes. Our 24-hour call center provides first response on nights and holidays, and we share the situation with owners in real time.
Yes — you can change plans at any time during the contract. We'll adjust flexibly to fit the property and your situation.
Unreachable. Unclear. Mismatched. Inexperienced.
But these are rarely the individual's fault — they're symptoms of the structure that surrounds them.
We can walk you through each piece of the structure we built to protect quality. Whether it's a fit for you — that's entirely your call.
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If you live in a NOCOS-managed property, please reach our 24-hour dedicated tenant line (external).
Tenant contact center →For co-brokerage, property introductions, and inter-broker matters, please use the dedicated form on our corporate site.
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