다가구 거처 구분과 빈집을 중심으로 본 (新)주택보급률 개선에 대한 연구

임미화 ( Lim Mi-hwa ) 한국부동산분석학회 2024 不動産學硏究 Vol.30 No.1

본 연구는 다가구 거처를 구분한 주택수를 일반가구수로 나눈 주택보급률에 있어 총주택수와 주택보급률에 사용 되는 다가구 거처 구분 주택수의 차이를 살펴보고, 이러한 차이에 영향을 주는 요인을 찾고자 하였다. 그 결과 다가구 거처를 구분한 주택수와 주택총계의 차이는 노후주택비율, 다가구주택비율 및 빈집비율과 유의한 관계가 있음을 알 수 있었다. 또한 군산시 주택 및 빈집실태조사자료를 이용하여 현재 다가구 거처 구분의 오차와 빈집등급 3,4 등급인 불량한 빈집, 철거해야할 빈집을 반영한 주택보급률에 있어 주택수 보정의 필요성을 제시하였다. 본 연구의 결과를 볼 때 빈집 발생이 많은 지역, 행정자료의 업데이트가 쉽지 않은 지역일수록 주택보급률의 오차 가 커질 수 있을 것으로 보인다. 이에 현황자료와 대장자료의 오차를 줄이는 방안 모색이 필요하다. 특히, 빈집이 향후 급속히 늘어갈 것으로 예상되는 지방중소도시에서 현황자료와 대장자료의 오차가 해소되지 않으면, 주택보급률이 지역주택 공급지표로서 기능을 할 수 없음을 실증하였다. 무엇보다 현재의 주택보급률이 주거의 질이나 주거환경을 고려하지 않은 단순 비율방식의 지표임을 볼 때 주거정 책의 지표로 적합하다고 보기 힘들다. 이에 주거정책 목표별 주택공급지표개발이 필요하다. This study examined the difference between the total number of houses and the number of multi-household houses used in the housing supply rate, which is calculated by dividing the number of houses classified into multi-family residences by the number of general households, and sought to find factors affecting this difference. As a result, it was found that the difference between the number of houses divided by multi-family residence and the total number of houses had a significant relationship with the ratio of old houses, the ratio of multi-family houses, and the ratio of empty houses. In addition, using Gunsan City housing and vacant house survey data, the need to correct the number of houses reflecting errors in multi-household classification, poor quality vacant houses, and vacant houses that need to be demolished was presented. According to the results of this study, it appears that the error in the housing supply rate may increase in areas where there are many vacant homes and where it is difficult to update administrative data.

湖西地域 百濟住居址의 地上化過程에 관하여

李建壹 호서고고학회 2011 호서고고학 Vol.0 No.24

Houses of Ungjin and Sabi periods of Baekje are structurally different from those of precedent periods. Until the Hanseong period of Baekje, floors of the houses were prepared underground; they were prepared above the surface of the earth in the Ungjin and Sabi periods. Previous studies have considered this change as being resulted from making firm walls and heating facility. This thesis examined and analyzed 16 settlement sites in order to investigate the changing process from underground houses to on ground houses. While the settlement sites consisting of only pit houses are sorted to α type, sites only consisting of pit houses and mixed houses (pit houses and on ground houses) are β type. In addition, these sites are classified into three phases to the date of houses: phase I (second half of Hanseong period), phase Ⅱ (Ungjin period), phase Ⅲ (Sabi period). Considered attributes are construction method, house size, postholes and their arrangement, wall-ditch, and cooking and/or heating facility. According to examination of the attributes, expansion of house size, increase of the number of wall-pillars, and improvement of heating facility played a role in the appearance of on ground house, respectively. This thesis attempted to do typological classification based on investigation of attributes of Baekje houses. Houses with inner-post have been transformed into houses with wall-posts, and improvement of heating facility played a role in the emergence of on ground house. In the Hoseo region, this process seems to be appeared later than in Seoul and Gyeonggi region than Hoseo region, but earlier than and Honam region. 백제 웅진·사비기의 주거지는 기존 수혈식의 방식을 벗어나 생활면이 구지표 이상인 지상식으로 조성되는 특징이 있다. 기존 연구자들은 이러한 지상화과정에 관하여 견고한 벽체의 형성과 난방시설의 발달을 그 요인으로 추정하였다. 본고에서는 수혈식주거지의 지상화과정을 고찰하고자 16개 유적의 주거지·건물지를 대상으로 수혈식만 단독으로 존재하는 유적을 α유형, 수혈식과 지상식이 혼재 또는 지상식만 단독으로 존재하는 유적을 β유형으로 분류하였고, 주거지의 존속시기에 따라 Ⅰ기(한성기 후반), Ⅱ기(웅진기), Ⅲ기(사비기)로 구분하여 분석을 진행하였다. 속성으로는 조성방법, 면적과 입지, 기둥(주공)과 기둥배치, 벽구, 취사·난방시설을 검토하였다. 속성의 검토결과 지상화의 과정에는 면적의 확장과 벽주수의 증가, 난방시설의 발달이라는 요인이 있음을 확인하였다. 속성검토를 통해 유형분류를 시도하였으며, 일반적인 수혈식이 벽주수혈식으로 전환되면서 난방시설의 발달과 상호작용을 통하여 지상식의 주거지가 등장한 것으로 보인다. 이러한 지상화과정은 서울·경기권이 호서지역보다는 좀 더 이른 시기에 진행되었을 것으로 보이며, 호남지역은 호서지역보다 다소 늦게 진행되었을 것으로 추정된다.

빈집정비법의 문제점과 개선방안 : 『빈집 및 소규모주택정비에 관한 특례법』 을 중심으로

이헌석(Lee, Heon-Seog) 한국토지공법학회 2021 土地公法硏究 Vol.93 No.-

서울 등 대도시에서는 주택이 부족하여 주택공급을 확대하자는 요구가 높아지는 반면, 지방은 가파르게 증가하는 빈집들 때문에 고심이 깊어 가고 있다. 특히 지금까지 빈집은 농산어촌의 문제였으나, 최근에는 국토의 88%를 차지하는 중소도시는 물론이고 심지어 서울과 대도시의 구도심에서도 빈집이 늘어나고 있어 심각성을 더하고 있다. 빈집이 증가하는 이유는 무엇보다 인구구조의 변화와 관련이 있다. 저출산 고령화에 따른 인구감소 또는 지역산업의 쇠퇴 및 주거환경 악화 등으로 인해 인구가 이동하면서, 노후된 도심지에는 빈집들이 생겨난다. 따라서 앞으로 인구감소와 가구감소가 가속화할 것이란 점에서 빈집은 더욱 심각한 사회문제가 될 것이다. 이에, 2000년 1월, 농어촌정비법 을 개정하여 농어촌지역 빈집 및 건축물의 철거 및정비를 위한 근거를 마련했고, 2016년 1월, 건축법 개정을 통해 공익상 유해한 도시의 빈 건축물의 정비근거를 명문화하기도 했다. 그러나 도시의 빈집문제를 해결하기에는 한계가 있다는 지적에 따라, 2017년 2월, 빈집 및 소규모주택정비에 관한 특례법 (이하 소규 모주택정비법)을 제정하고 시행한지 3년여의 시간이 경과했으나 그 성과는 미흡하다는 점에서 개선방안을 모색하고자 하였다. 첫째, 빈집정비와 관련하여 농어촌정비법 , 건축물관리법 및 소규모주택정비법을 통합하여 일원화 하여야 한다. 빈집은 그것이 농어촌에 있거나 아니면 도시에 있거나 동일한 속성을 가지고 있으며, 빈집에 대한 정비방법이나 지원내용도 차이가 없다면 동일한 법으로 규율하는 것이 타당하다. 둘째, 정비대상이 되는 빈집의 기준을 오로지 ‘1년 이상의 방치기간’으로 하기 보다는, 주택의 성능이나 내구력 및 미관 등을 종합적으로 빈집여부를 결정하도록 개선해야 한다. 이와 함께, 미분양아파트와 비어있는 준주택, 그리고 관리되지 않고 있는 별장 등도 빈집의 범위에 포함하도록 확대해야 한다. 셋째, 빈집정비의 실질적 주체는 지방자치단체라는 점에서 자치단체가 빈집정비를 추진 하는 과정에서 필요한 행정적 재정적 지원을 명시하여야 한다. 아울러 빈집의 관리 활용 측면에서 다양한 아이디어를 생산하는 민간영역을 활용하기 위해 민관협력 체계를 구축하고, 지역주민의 참여를 보장하기 위해 주민협의회 등을 필수적 제도로 법제화할 필요가 있다. 이 논문의 목적은 빈집 정비에 관한 특례법인 소규모주택정비법 등 빈집관련 법규의 문제점과 개선방안을 고찰하는 것이다. 그러나 여기서 논의한 내용이 이루어진다고 하더라도, 증가하는 빈집문제를 근본적으로 해결할 수는 없을 것이다. 다만 지방에 산재한 빈집 들을 잘 정비하여 궁극적으로 주거환경과 도시미관을 잘 정비한다면 정주여건이 좋아질 것이고 이를 통해 저출산 인구유출 등 근본적인 문제해결에도 어느 정도 긍정적인 기여할 것으로 기대한다. 따라서 빈집정비제도의 개선은 우리사회의 미래를 위한 중요한 과제 라고 할 것이다. Korean society is on the process of transform from rapid-growth society to low-growth society. And the housing supply rate has long reached 110%. The decreasing demand for houses and the dropping value of real estate due to these social and economic changes are major reasons for vacant houses. As for the causes of vacant houses by the area, they are caused by the deterioration of the old downtown and the postponement of vacant house maintenance projects in urban areas. In rural areas, their main causes are aging and a decrease in the population. There are various reasons for leaving house empty such as being for sale, for rent or are being repaired. Vacant houses create diverse problems for cities : they become breeding grounds for crime and generate a spiral of decline. Especially unoccupied house can lead to damp and pest and also anti-social behavior such as vandalism, arson or squatting. To cope with “Act on Special Cases Concerning Unoccupied House or Small Scale Housing Improvement(Unoccupied House Act)” was legislated in February of 2017. This Act stipulates requirements and special cases to ensure the efficient maintenance of neglected houses and activate the maintenance of small houses. However, there seems some problems and limits of the Act even though it has not operated in the field yet. So, this study reviews problems and improvements of the Unoccupied House Act. As a result, the “Agricultural and Fishing Villages Improvement Act”, the “Building Management Act”, and the “Unoccupied House Act” shall be integrated into one in connection with the maintenance of empty houses. This is because it is reasonable to apply empty houses under the same law because they have the same nature and content even if they are in farming and fishing villages or in cities, and the maintenance measures and other support are similar. In addition, the Acts shall be integrated into the Unoccupied House Act” to ensure that one competent department manages the policies in order to enhance the consistency, expertise, and efficiency of the policies. Local governments are also responsible for maintaining vacant houses. The State shall stipulate in the Act that local governments provide administrative and financial support necessary for the maintenance of empty houses. On the other hand, the private and public joint collaboration system should be strengthened to utilize the private sector that produces various ideas in terms of the management and utilization of empty houses.

일본의 공가 현황 및 발생원인에 관한 고찰

김준환(Kim, Joon Hwan) 대한부동산학회 2019 大韓不動産學會誌 Vol.37 No.3

일본은 인구감소와 초고령 사회로 진입하면서 지방중소도시 뿐만 아니라 대도시지역에서도 공가문제가 점점 심각해지고 있다. 본 연구는 이러한 일본의 공가발생 원인과 그 대책에 대해서 살펴보았다. 연구결과는 다음과 같다. 공가가 발생하는 주요 원인으로는 첫째, 공가 소유자의 고령화, 둘째, 주택의 노후화, 셋째, 고정자산세의 문제, 넷째, 신축주택을 선호하는 일본의 주택시장, 다섯째, 상속과 지권자의 문제를 들 수 있다. 일본은 이러한 공가문제와 발생 원인을 해결하기 위해서 첫째, 2015년 2월 「공가 등 대책의 추진에 관한 특별조치법」을 시행하고 있으며, 둘째, 공가특별조치법의 시행 이전부터 지자체의 조례를 제정하고 공가 철거비용을 보조하는 등 지자체가 주체가 되어 공가대책을 추진해 왔다. 또한 공가 뱅크를 설립하여 공가에 대한 매칭 서비스를 제공하고 있으며, 공가 관리서비스의 확대 및 민간단체 등에 의한 지원 등 폭넓은 대책을 추진하고 있다. The social problems of vacant houses in Japan are deepening not only in small/medium cities but also large cities as Japanese population has steadily decreased and had entered into super-aged society. Accordingly, this study has focused on the causes of such vacant houses and seeked for possible countermeasures. This study has revealed that major causes for vacant houses are as following: (1) the aging trend of house-owner, (2) deterioration of houses, (3) problems from fixed property tax, (4) Japanese housing market trend which prefers new housing, (5) problems from inheritance and land titles, etc. In response to problems of vacant houses, Japan has enforced the ｢Special Act on Countermeasures for Vacant Houses｣ while the municipal government had implemented diverse local supporting measures including the aid plans in destruction cost of vacant houses. In addition, Japan established the banks of vacant houses in order to provide the matching services for vacant houses, extended the vacant house management services, and supported on private organizations.

공동주택의 하자담보책임

전현철(Hyun Cheol Jun) 중앙법학회 2009 中央法學 Vol.11 No.1

Nowadays, multi-family houses such as apartments consist of large percentage of the types of housing. Disputes on the building defects in multi-family houses are increasing while multi-family houses become a universal housing measure. So, it is deemed necessary to protect dwellers of multi-family houses against the building defects. Civil Code, Act on Ownership & Management of Aggregate Buildings and Housing Act prescribes defects liability. The Civil Code provides contractor`s liability for the building defects in Article 667-672 and seller`s one in Article 579-584. The Act on Ownership & Management of Aggregate Buildings provides defects liability of supplier of aggregate buildings in Article 9. The Act on Ownership & Management of Aggregate Buildings applies to aggregate buildings prior over the Civil Code. The Housing Act provides defects liability of supplier and builder of multi-family houses in Article 46. The Housing Act applies to defects liability of multi-family houses prior over the Act on Ownership & Management of Aggregate Buildings by Housing Act Article 46 and Act on Ownership & Management of Aggregate Buildings`s supplementary provision Article 6. So, Housing Act Article 46 and its enforcement regulation should be legal basis on the liability for the building defects in multi-family houses. Housing Act Article 46 and its enforcement regulation provides that supplier and builder of multi-family houses has liability for removal of defects and damages. Also, supplier and builder of multi-family houses is required to deposit guarantee security in cash or surety bond to correct defects. The period of defects liability is prescribed according to parts of multi-family houses and types of construction work. The period of liability for removal of defects on the durable structure such as a pillar or a girder is within 5 years or 10 years according to parts of the durable structure, and the scope of defects on the durable structure is limited only to the case that multi-family houses collapsed or may be collapsing. The period of defects liability on the other parts of multi-family houses is within 1 year to 4 years according to types of construction work.

Configurational Analysis of Contemporary Korean-Style Houses Regarding the Expression of Their Koreanity

장동국,심재춘 대한건축학회 2011 Architectural research Vol.13 No.4

This research focuses on how the ‘Koreanity’ inherent in many traditional Korean houses of the upper class is expressed in contemporary 'Korean-style’ houses, and how aspects regarded as configurational characteristics of traditional houses are expressed in them. Three types of Korean house (traditional upper class, contemporary Korean-style and contemporary architect) are quantitatively analysed using the space syntax method to investigate of the spatial configuration and their syntactic properties. The research results show that the spatial configuration of traditional houses is more integrated than that of contemporary houses. Furthermore, contemporary Korean-style houses are similar to architect's houses in terms of their spatial configurations. The configurational analyses reveal that the way in which spatial configuration is expressed in contemporary Korean-style houses is significantly different from traditional Korean houses. This result is in direct contrast to the architects' claim that their houses maintain the configurational chracteristics of traditional Korean houses.

빈집의 가치 하락률 추정: 부동산 가치평가 전문가 조사를 중심으로

서광채,임미화 한국감정평가학회 2022 감정평가학논집 Vol.21 No.1

This study selected Gunsan-si, Jeollabuk-do as a case study and estimated the rate of decline in the value of vacant houses through expert surveys of appraisers who are experts in real estate valuation. First, the rate of decrease in value due to internal depreciation was the largest for single-family houses at 35.13%, followed by 32.79% for multi-family houses, 31.42% for multi-family houses, and 29.81% for houses in complex real estate. In collective buildings, the rate of decline in the value of multi-family houses was the largest at 28.76% based on the total value of land and buildings, followed by row houses with 28.11%, residential officetels (studio apartments) with 26.19%, and apartments with 25.79%. On the other hand, the poorer the condition of the vacant house, the greater the gap in the rate of decline in value. Next, the rate of decline in value due to external depreciation was the largest for single-family houses at 30.70%, followed by 29.52% for multi-family houses, 29.22% for multi-family houses, 31.42% for multi-family houses, and 28.29% for houses in complex real estate, based on the total land and building values. In collective buildings, the rate of decline in the value of row houses was the largest at 25.69% based on the total value of land and buildings, followed by multi-family houses at 25.49%, residential officetels at 25.06%, and apartments at 24.86%. On the other hand, it was confirmed that the value of vacant houses decreased as the grade of vacant houses increased and the density of vacant houses increased. 본 연구는 전라북도 군산시를 사례지역으로 선정하여 부동산 가치평가의 전문가인 감정평가사를 대상으로 전문가 조사를 통해 빈집의 가치 하락률을 추정하였다. 먼저 내부적 감가에 의한 가치 하락률은 일반건물에서 건물 가치 기준으로 단독주택이 35.13%로 가장 크고, 다중주택 32.79%, 다가구주택 31.42%, 복합부동산 내주택 29.81% 순으로 나타났다. 집합건물에서는 토지ㆍ건물 전체 가치 기준으로 다세대주택의 가치 하락률이 28.725%로 가장 크고, 연립주택 28.105%, 주거용오피스텔 26.19%, 아파트 25.79% 순으로 나타났다. 한편, 빈집의 상태가 불량할수록 가치 하락률의 격차가 크게 나타나 빈집의 등급이 올라갈수록 체증적으로 가치가 하락하는 현상을 확인할 수 있었다. 다음으로 외부적 감가에 의한 가치 하락률은 일반건물에서 토지ㆍ건물 전체 가치 기준으로 단독주택이 30.70%로 가장 크고, 다가구주택 29.52%, 다중주택 29.22%, 복합부동산 내 주택 28.29% 순으로 나타났다. 집합건물에서는 토지ㆍ건물 전체 가치 기준으로 연립주택의 가치 하락률이 25.69%로 가장 크고, 다세대주택 25.49%, 주거용오피스텔 25.06%, 아파트 24.86% 순으로 나타났다. 한편, 빈집의 등급이 올라갈수록, 빈집의 밀집도가 증가할수록 빈집의 가치가 하락하는 현상을 확인할 수 있었다.

Configurational Analysis of Contemporary Korean-Style Houses Regarding the Expression of Their Koreanity

Dongkuk Chang,Jaechoon Shim 대한건축학회 2011 Architectural research Vol.13 No.4

This research focuses on how the ‘Koreanity’ inherent in many traditional Korean houses of the upper class is expressed in contemporary "Korean-style’ houses, and how aspects regarded as configurational characteristics of traditional houses are expressed in them. Three types of Korean house (traditional upper class, contemporary Korean-style and contemporary architect) are quantitatively analysed using the space syntax method to investigate of the spatial configuration and their syntactic properties. The research results show that the spatial configuration of traditional houses is more integrated than that of contemporary houses. Furthermore, contemporary Korean-style houses are similar to architect"s houses in terms of their spatial configurations. The configurational analyses reveal that the way in which spatial configuration is expressed in contemporary Korean-style houses is significantly different from traditional Korean houses. This result is in direct contrast to the architects" claim that their houses maintain the configurational chracteristics of traditional Korean houses.

Configurational Analysis of Contemporary Korean-Style Houses Regarding the Expression of Their Koreanity

Chang, Dong-Kuk,Shim, Jae-Choon Architectural Institute of Korea 2011 Architectural research Vol.13 No.4

This research focuses on how the 'Koreanity' inherent in many traditional Korean houses of the upper class is expressed in contemporary 'Korean-style' houses, and how aspects regarded as configurational characteristics of traditional houses are expressed in them. Three types of Korean house (traditional upper class, contemporary Korean-style and contemporary architect) are quantitatively analysed using the space syntax method to investigate of the spatial configuration and their syntactic properties. The research results show that the spatial configuration of traditional houses is more integrated than that of contemporary houses. Furthermore, contemporary Korean-style houses are similar to architect's houses in terms of their spatial configurations. The configurational analyses reveal that the way in which spatial configuration is expressed in contemporary Korean-style houses is significantly different from traditional Korean houses. This result is in direct contrast to the architects' claim that their houses maintain the configurational chracteristics of traditional Korean houses.

商品房预售许可对商品房预售合同效力的影响(中国法)

김세성 제주대학교 법과정책연구원 2018 국제법무 Vol.10 No.2

The “Urban real estate administration law of the people’s republic of China” was promulgated on July 5, 1994. It marks the formal establishment of China’s Commodity houses advance sale system on the legal level. Since then, the advance sale of Commodity houses has been opened nationwide. From July 1994 to May 2017, China’s real estate advance sale market has experienced the most prosperous 23 years. As an important part of China’s Commodity houses advance sale system, the Commodity houses advance sale licensing regulations solve the problem of unbalanced supply and demand in China’s real estate market to a certain extent, and ensuring the stability of Commodity houses advance sale. “Interpretation of the supreme people’s court on the relevant issues concerning the application of law for trying cases on dispute over contract for the sale of commodity houses” was promulgated and entered into force on June 1, 2003. Article 2 of this judicial Interpretation provides that “A contract for advance sale of commodity houses which is concluded between a seller who has not obtained the certificate on permit of advance sale of commodity houses and a buyer shall be ascertained to be invalid, however, if the seller has obtained the certificate on permit of advance sale of commodity houses before litigation, the contract may be ascertained to be valid.” Chinese court cases in recent years show that, whether it is a non-fault party (buyer) or a fault party(real estate development enterprise) to file a lawsuit for determining that the contract for advance sale of commodity houses is invalid, Therefore, this paper will focus on how China’s commodity houses advance sale permit regulations affect the validity of commodity houses advance sale contract, and put forward suggestions for improvement. Key words : commodity houses advance sale system, commodity houses advance sale permit, validity of advance sale contract, invalid lawsuit 1994년 7월 5일 [중화인민공화국도시부동산관리법]의 공포는 중국의 부동산예매제도가 법률측면에서 확립된 것을 의미한다. 그로부터 중국전국범위 내에서 부동산예매를 하기 시작했다. 1994년 7월부터 2017년 5월까지 중국부동산예매시장은 가장 번창한 23년을 경험했다. 부동산예매허가규정은 중국부동산예매제도의 중요한 일환으로서 일정한 정도로 중국부동산시장의 수급 불균형난제를 해결하면서 선분양부동산거래의 안정성을 보장해왔다. 2003년 6월 1일부터 시행한 [최고인민법원 부동산매매계약분쟁사건 심리 관련 약간문제에 대한 해석] 제2조에 따르면 “매도인이 부동산예매허가증명을 취득하지 못한 경우, 매수인과 체결한 부동산매매계약은 무효로 인정해야한다. 단, 소송을 제기하기 전까지 부동산예매허가증명을 취득한 경우 유효로 인정할 수 있다.” 최근 몇 년 동안 중국법원사례로 알 수 있는 것은 과실이 없는 부동산매수인이든 과실이 있는 부동산개발기업이든 상관없이, 부동산예매계약무효 확인의 소를 제기한 경우 법원은 “해석” 제2조에 따라 계약무효로 판시하였다. 이것은 관련 법령의 입법취지와 현저히 어긋난다. 따라서 본문에서 중국부동산예매허가규정이 부동산예매계약효력에 미친 영향을 분석할 것이며 개선방안을 제기할 것이다.