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위정환 ( Jeong Hwan Wee ),류강민 ( Kang Mim Ryu ),이창무 ( Chang Moo Lee ) 한국부동산분석학회 2014 不動産學硏究 Vol.20 No.3
Recently, the share of monthly-rent-variable-deposit(MRVD) contracts has been rising rapidly in Korean rental housing market. With the increasing share of MRVD, the prevailing practice of rent default by tenants in Korea is hindering from forming a stable MRVD market. The resulting social problem due to the practice is that a higher rent is required to overcome the risk in the Korean rental housing market. This paper investigates the determinants of rent default by the tenants. The survey results show that a significant number of tenants are depending on their parents or relatives to prepare the deposit for Chonsei or MRVD. Their probability of rent default is smaller than that of the tenants who borrow the deposit money from bank. Also, there are strong correlations between the probability of rent default and household income(more directly rent to income ratio. That is, as household income gets low(or rent to income ration gets high), rent default probability increases. These relationship is confirmed by the following regression analysis. In addition, the regression results show that age, number of family members, and stable job position reduce the rent default probability.
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지규현 ( Kyu Hyun Ji ),위정환 ( Jeong Hwan Wee ),이창무 ( Chang Moo Lee ) 한국부동산분석학회 2015 不動産學硏究 Vol.21 No.3
The current study analyzes the results of a survey of landlords regarding selection factors for different types of rental contracts. The results can be summarized through the following 3 observations. First, selection factors depend on landlords’ personal preferences. In Korea, rental contracts can be divided broadly into two types: Monthly Rent with Variable Deposit (MRVD) and Chonsei (multi-year rent paid up-front), which is a variant of MRVD. According to the survey results, most of the landlords who prefer MRVD are motivated by higher rental profits and a rental income stream that can cover living expenses. On the other hand, landlords who prefer Chonsei contracts are motivated by the leverage provided by sizable lump sums paid up-front by tenants. The second observation is that many landlords use the deposits from both MRVD and Chonsei to achieve financial leverage. The third observation is that many Chonsei landlords hope to convert their tenants to MRVD contracts, while almost all MRVD landlords want to increase the monthly rent and receiving a smaller up-front deposit. Some landlords, however, prefer Chonsei contracts because they don’t want to be exposed to tenant credit risk, i.e. overdue rent or non-payment. In logit analysis, older landlords tend to choose MRVD rental contracts and can be distinguished by their conspicuous preference for this rental type. In multiple regression analysis, other variables being held equal, MRVD landlords tend to lower required deposits and increase monthly rents as the difference between their yearly income and mortgage balance increases. Because this study does not use a sufficiently large sample size, these results cannot be extrapolated, however.
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