不動産仲介制度의 問題點과 改善方案 = On the issues and improvements of Korean real estate brokerage system

다국어 초록 (Multilingual Abstract)

The purpose of this study is to review issues included in the real estate brokerage system currently being introduced in Korea, laying stress on presenting ideas for improvement to contribute to the establishment of a sound real estate brokerage order, to settle the system of certified brokers whose qualifications are earned through public examination, and to develop the real estate business into a professional one.
This study is based on literature study, actual field experience as a certified broker, and interviews with field brokers, due to the characteristics involved in the study.
Chapter 1 deals with the purpose, scope and methodology of this study.
Additionally, a variety of issues found in the real estate brokerage system in Korea is presented, to find ways to improve the system.
Chapter 2 deals with describing the meaning and importance of real estate brokerage, along with the relationship between the activities of real estate brokers and the national economy. In particular, illegal broker activities are described in this chapter, along with the social effects resulting from such activities.
And this chapter deals with the characteristics and history of the real estate brokerage system in Korea. The history of brokerage system can be divided into 5 periods. Those are the pre-three-dynasties era, Koryo dynasty era, Chosun dynasty era, era of Japanese rule and the Republic of Korea era. In this chapter, the Purpose of the current Real Estate Brokerage Law are also described, explaining the important content of the Law and compared with brokerage laws in force prior to the enforcement of this Law.
Chapter 3 deals with the characteristics of the real estate brokerage systems in Japan, U.S.A., Taiwan and England. It was found that real estate brokerage systems in advanced countries are mostly operated under a licensing system, and the activities of real estate brokerage are carried out by expert professionals possessing specialized knowledge and qualifications.
Chapter 4 deals with issues found in current real estate brokerage system.
Issues are presented as follows:
① Unsettlement of certified broker system.
② Imperfect examination system for qualification of certified broker
③ Unclassification of real estate.
④ Imperfect control over brokers without licenses, and too heavy penalties for illegal broker activities.
⑤ Irrational brokerage commission and sealing system
⑥ Function of Society for Real Estate Brokers.
⑦ Sharing of informations concerning real estate.
⑧ Designation of too many land areas subject to transaction regulations, etc.
Chapter 5 deals with improvements for the real estate brokerage system. They are as follows:
① All-out enforcement of certified broker system, and supplements to qualification examination system
② Precise classification of real estate.
③ Reinforcement of strict control on brokers without license, and adjustment of penalties.
④ Improvement of real estate transactions market
⑤ Activation of Society for Real Estate Brokers.
⑥ Relaxation of real estate transaction regulations, etc.

목차 (Table of Contents)

• 第1章 序論 = 1
• 第1節 硏究의 目的 = 1
• 第2節 硏究의 範圍와 方法 = 2
• 第2章 不動産仲介의 理論的 背景 = 4
• 第1節 不動産仲介의 意義와 國民經濟와의 關係 = 4
• 1. 不動産仲介의 意義 = 4
• 2. 不動産의 諸特性 = 5
• 3. 不動産問題 發生과 不動産仲介 活動과의 關係 = 8
• 4. 不動産仲介活動이 國民經濟에 미치는 영향 = 11
• 第2節 韓國의 不動産仲介制度의 變遷過程 = 13
• 1. 三國時代 以前 = 13
• 2. 高麗時代 = 14
• 3. 朝鮮時代 = 15
• 4. 日政時代 = 16
• 5. 解放以後 = 17
• 第3節 不動産仲介業法의 制定目的과 主要內容 = 18
• 1. 法의 制定目的 = 18
• 2. 法의 制定 背景 = 19
• 3. 不動産仲介業法의 主要 內容 = 23
• 第4節 現行 不動産仲介業法의 特性 = 28
• 1. 仲介對象物의 範圍 制限 = 28
• 2. 不動産仲介業의 許可制 = 29
• 3. 仲介業者의 缺格事由 規定 = 30
• 4. 資格者인 公認仲介士制度와 非資格者인 仲介人制度의 倂存 = 30
• 5. 仲介業者의 種別에 따른 營業範圍의 區分 = 31
• 6. 仲介業者의 仲介物件確認·說明義務 規定 = 32
• 7. 損害賠償責任制度의 實施 = 33
• 8. 仲介業者의 資質向上을 위한 指導·監督 및 罰則 등 强化 = 34
• 第3章 外國의 不動産仲介制度 = 36
• 第1節 日本 = 36
• 1. 不動産去來 活動의 背景 = 36
• 2. 不動産去來制度 = 37
• 第2節 美國 = 38
• 1. 不動産仲介活動의 背景 = 39
• 2. 不動産仲介制度 = 39
• 第3節 臺灣 = 42
• 1. 不動産仲介活動의 背景 = 42
• 2. 不動産仲介制度 = 43
• 第4節 英國 = 43
• 1. 不動産仲介活動의 背景 = 43
• 2. 不動産仲介制度 = 43
• 第4章 現行 不動産仲介制度의 問題點 = 46
• 第1節 制度上의 問題點 = 46
• 1. 公認仲介士制度의 未定着 = 46
• 2. 公認仲介士資格試驗制度의 未備 = 48
• 3. 仲介對象物의 未區分 = 50
• 第2節 施行上의 問題點 = 52
• 1. 無許可仲介業者에 대한 團東 未洽 및 仲介業者의 罰則 過重 = 52
• 2. 不動産仲介手數料의 非現實性 = 54
• 3. 不動産仲介業 協會의 運營上의 問題點 = 57
• 4. 不動産仲介業의 情報共有化 問題 = 59
• 第3節 政策上의 問題點 = 59
• -. 土地去來申告制 및 許可制 = 59
• 第5章 不動産仲介制度의 改善方案 = 62
• 第1節 制度上의 改善方案 = 62
• 1. 公認仲介士制度의 全面的인 旅行과 資格試驗制度의 補完 = 62
• 2. 仲介對象物의 區分= 64
• 第2節 施行上의 改善方案 = 64
• 1. 無許可仲介業者에 대한 團束活動 强化와 仲介業者에 대한 罰則規定의 調整 및 補完 = 64
• 2. 不動産仲介手數料의 現實化와 流通市場의 改善 = 66
• 3. 不動産仲介業協會 運營의 活性化 = 70
• 第3節 政策上의 改善方案 = 71
• - 不動産 去來에 관한 不合理한 行政規制의 緩和 - = 71
• 第6章 結論 = 75
• 참고문헌 = 79
• ABSTRACT = 82