부동산광고에 관한 고찰

방경식 건국대학교 1984 論文集 Vol.18 No.1

Like the advertising of other businesses, advertising of the real estste business plays an very important role in real estate market, too. However, significant progress have not been achieved in the field of real estate ads theories and techniques in korea. This study focuses upon the real estate advertising ads media and effective advertising method. Summary of this study is presented as followings: 1. Real estate adverting is different from other good advegtising. Because, real estate advertising attracts both buyers and sellers. Therefore, it may be presented that "the real estate advertising should be defined as one of the pursuation processes which identified sponsor assists customer in his real estate decision making." 2. Real estate advertising program includes classified ads, which are the least expensive but most effective way of advertising houses, display advertising and certain institutional advertisements that build the right image and anvance the firm's reputation. In Korea, however, classified advertsing is too narrow in its space, compared with other countries, to be capable of functioning advertising. Owing to the regulation of government, Fair Transaction Act, etc. , display advertising also has not been developed. 3. Although practices vary widely, establishing the advertising budget is not a casual undertaking. The advertising buget, which may be based on a percent of gross sales, follows a planned program. Advertising as a percent of gross sales varies according to the size of the firm and the skill of the sales sfaff. The best procedure allows for budget flexibility based on advanced planning, that is, the budget should be earmarked monthly and allocated to institutional, displary, classified and other advertising to reach a projected sales velum. In order to effective advertising, it is also a good way to prepare ad mix. 不動産廣告は不動産業經營の重要な構成要素のひとつであるoしガしながら,わが國の不動産廣告の兩容は初步的段にとどまっている.しカ·も,不動産學のらち,不動産廣告理論も發展とげなか.ったo筆はわが國の不動産廣告の實と理論を檢討し,つきのよらないくつガの事項を指摘したo他の問題についてほ次の機含にゆずりたいo 1.筆を;t不動産廣告が一般商品廣告とちがら特性を持つ默を指摘し,つぎのよらに不動産廣告の定義を提起したo卵ち,"不動産廣告とは明示された廣告主が議客の不動産決定(意思決定)な助サ課得程のひとつであるo" 2.新聞の案前廣告(classifiedadvertising)は外國と比べると廣告紙面が小さくて(2行)その機龍發することができない,また展示廣告(disがayadvertising)も'獨占規制び公正R引に開すT,法律'とく住宅供給にする規則'により表示承認を得なければならないのでぃわ:める公告形式を聯る公告式廣告にすぎない初步的投にとどまっていることを指據したe 3.おわりに,果的な不動産廣告のか法に對して趙べたo廣告豫辯の需成方法は前年度上高基準法が果的な方法たと思われるoまた麗告媒護擇におな1てはアド·ミ,』クス(ad.mix)を入ることが果的な方法といらものも思ちれる.

부동산(不動産) 평가방식(評價方式) 적용(適用)의 재고(再考)

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2008 감정평가학논집 Vol.7 No.2

Korean economy has highly developed since 1960’s. During the period of development the steady increase of demand and price for land allows appraisers to use the sales comparison method. Recently, the sales comparison method is used being recognized as an effective method. However, the diversification of appraisal demand and a valuation method has been required based on the environmental change ininstitutes, finance, economy and society. Therefore, appraisers have to develop and master a new valuation method as specialists, and must deal with their clients. However, it seems that they are not able to adapt to the new circumstances. What their clients want the most is the value which is resonable and objective. Therefore, appraisers’ final goal is to estimate the value with the purpose of its being reasonable and objective. However, there is a criticism that an indicated value by the sales comparison method is not reasonable and not proper these days. Therefore, the reason why the value has been decided must be explained in objective ways as an evaluation result. In terms of objectiveness, it is considered that evaluation reports cannot be persuasive without describing all the process in detail, and that it is necessary to include reporting of using appropriate methods. Moreover, appraisers have to report in various ways of estimating as well as in objective ways of explanations, and that it is necessary to reconciliation of indicated values. Considering these point of views, the hypothetical development method, regression model, appraisal method of land ecological security, long-term trend method and CVM was introduced as the application methods.

논 문 : 감정평가(鑑定評價) 규칙(規則)의 재고(再考)

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2010 감정평가학논집 Vol.9 No.1

30 years have passed since the standards of property appraisal practice(SPAP) enacted new, as an conduct rules. However, despite of government`s revised several times, it was criticized for function failure by appraisers and researcher for a long time. Because it does not revised properly changed in the environment. So, faith of appraisal has been evaluated lowly and an appraiser has not properly controlled by government. The purpose of this paper is to suggest some ideas about the revise of SPAP. The direction of SPAP`s revision was proposed as follows ; First, all articles of SPAP must be revised to suit the times and the environment. Second, the status of SPAP and appraisal manual should be establish by adjustment for the function of SPAP and appraisal manual. Furthermore, to revise the SPAP assumes that several alternatives were suggested as follows; Fist, itshould be clarify the value concept. Market value should be the standard, and should be include non-market values. Second, a variety of approach methods should be defined. DCF method, residual method and land datum value method should be include in addition to three approach ; cost approach, sales comparison approach and income approach. Third, appraisal purposes of variety should be include. For example, the liquidation value appraisal, tax value appraisal, and insurance value appraisal should be include. Because, these appraisal differs from the market value appraisal. Forth, real estate, personal property, tangible assets, securities, right of chose in action, conditional rights, assets of settlement of mortgage etc : all the property should be include. Fifth, principle of highest and best use suggested that it is useful to describe the results of appraisal. Sixth, contents of ethics should be strengthened. For, Appraisal results depends on the appraiser`s conduct rules. Seventh, appraisal reports should be able to improve the quality. Because, appraisal report on the clients`s faith is low. To maintain the highest level of conduct rules, rethinking of the new SPAP should be needed. The SPAP whether the amendment is entirely accountable for the government.

불동산평가(不動産評價) 적산법(積算法)의 기초가격(基礎價格) 산정(算定) 일고찰(一考察)

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2009 감정평가학논집 Vol.8 No.1

During the past 40years, real estate appraisal business has greatly increased in terms of market size and human resources. Compared to this trend, however, it is considered that the theory and practices of appraisal as well as appraiser`s expertise have not advanced. Such imbalance has brought the conflict between government and appraisers. This article analyzes a specific appraisal example of the cost approach which is in conflict. Many articles and books have discussed the cost approach that estimates reproduction cost new of the land and buildings. However, it is rare to find the report which analyzes the conflict between the government and the appraisals in terms of applying the estimate value to specific appraisals. In this sense, this article discusses the reproduction cost new in cost approach of the land and buildings. Consequently, the following ideas have been suggested ; Firstly, an estimate of entrepreneurial incentive or developer`s profit needs to be included in reproduction cost new. Secondly, the cost approach can be used effectively as a tool of the appraisal of special-purpose buildings. In addition, several ways of improvements in the field of appraisal are suggested as follows; Firstly, the both academic and business field need to make an effort for developing appraisal theories. Secondly, it is necessary for business field to develop an appraisal standard as well as to apply it to the appraisal regulations. Thirdly, appraisers should regard their professional ethics as the most significant responsibility for their works. Fourthly, appraisers are responsible for the duty of ``True und Glauben`` in their business. Fifthly, appraisers need to explain the procedure and reasons for estimating a value in their appraisal reports. Sixth, appraisers should learn a new theories and improve their specialties. Lastly, the government should be careful in punishing the appraisers.

논문 : 감정평가 업계의 환경변화와 대응방안

방경식 ( Kyung Sik Bang ),장희순 ( Hee Son Jang ) 한국감정평가학회 2004 감정평가학논집 Vol.3 No.-

토지평가(土地評價)의 가격형성요인(價格形成要因) 일고찰

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2008 감정평가학논집 Vol.7 No.1

The forces to affect land value has natural environments and humanities environment. This is called forces influencing value in real estate valuation. Appraiser analyzes this and estimates a land value. korea uses this forces influencing value in land valuation standards. However, it is old, and this cannot reflect environment change of the long time after having established it. Therefore, there is necessity to reflect such a change in this standard. Author discussed to foreign real estate valuation theory and what kind of forces must add. As a result, suggested a basic course as follows ; first, it must reflect a change of ‘world situation’. The ‘international politics’, ‘economy’ and ‘cultural phenomena’ are influence on each country. Second, it must reflect an environmental change. ‘Air pollution’ and ‘soil pollution’ attracts attention for a new forces to affect a real estate value greatly. Third, it must reflect the influence of the ‘technology development’. Technology development and the influence of spreading are because it has an influence on a real estate value. On the other hand, it suggested the content that it must add as follows to be concrete. It is the ‘world situation’, ‘society psychological condition’, and ‘politics stability situation’ to add for a general forces. It is the ‘information and communication base’, ‘pollution outbreak excitement’ to add for a neighborhood forces. And then, the item which must add in site forces ‘use possibility of the information and communication infrastructure’, ‘deposit cultural assets presence or not’, ‘pollution outbreak or not’, ‘danger of the disaster’ and ‘accessability’.

부동산가격공시법의 적정가격 성격과 그 함의

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2005 감정평가학논집 Vol.4 No.-

We, now are throw into confusion of real estate valuation law``s term. This was draw a sharp line between market value and ‘just value’ characterizing for the ‘Public Notice to Values and Appraisal of Lands, etc. Act’(PNVA). PNVA``s just value doesn``t correspond with the theoretical conditions of market value, and it is quite much different from the fair market value in many cases. Accordingly, the just value on the regulations is not same as the market value, having different characteristics. Just value is statutory value by the PNVA, which is absolutely different from market value that is determined by the transactions among the market participants. It should be the value that is accepted by the community residents in the neighborhood area. Only after that, distribution of real estate can become fair and community goodness can be realized. It is desirable to clearly stipulate the just value and the market value, considering different characteristics of both, which means that PNVA``s just value should be regarded as a creative term of pricing for our community.

부동산평가업계의 공정경쟁 룰 확립

방경식 ( Kyung Sik Bang ),홍길성 ( Gil Soung Hong ) 한국감정평가학회 2006 감정평가학논집 Vol.5 No.1

Recently, real estate appraisers have increased on a large scale. According to this environment, the number of unfair competition examples has been greatly increasing. Such as this unfair competition makes to lose reputation from his clients and the public. How can appraiser recover his credit on this circumstances? This paper discusses appraiser under unfair competition to overcome some of the problem they are faced with. This paper suggested some alternatives as followings ; First, Korea Association of Property Appraisal(KAPA) has to publicize the safety of a appraisal market to appraisers, in order to alleviate competition psychology. Second, an appraisal company has to become larger for it will reduce to unfair competition. Third, an appraisal company has to take the performance-based pay system for accounting clearness. Fourth, the government has to strengthen appraisal market management and an appraiser has to protect appraisal ethics autonomously as an expert, for appraiser who acts rationally with the sense of balance.

한 부모 가족 주거복지 정책에 대한 공무원의 행정행태

방경식 ( Kyung Sik Bang ),임병연 ( Byeong Yeon Iem ) 한국감정평가학회 2007 감정평가학논집 Vol.6 No.2

Divorce rates have been increasing with the social and economic transformations and the number of single parent families has also been increasing. These single parent families have found that raising their children and overcoming economic difficulties at the same time to be hard, and therefore, in many cases, they are economic minorities. Since housing policies for single parent families are a part of social welfare programs, the research focused on that government officials execute these housing policies properly. This has been analyzed by the degree of administrative behavior. The hypothesis of the research was that government officials would deal with the policies lethargically in terms of self-limiting behavior rather than in a diligent fashion. The result of the questionnaire was analyzed by statistical methods ; for data processing, along with a test for reliability in the measuring tools and correlation analysis, chi-square test, crosstabulation analysis and regression analysis ; analyses were all tested at the p<.05 significance level. The research found that government officials have been dealing with the policies in a passive way, which complies with the hypothesis. It has shown that government officials dealing with these kinds of tasks have been continuous in being both inert and passive. Government officials evaluated the effect of the policies for single parent families as ‘not bad’ and rated the importance as also ‘not bad’. They, however, indicated that they might need the knowledge or training for implementing the tasks. The recipients of the policies are ignorant of the policies themselves. The recipients thought that the housing supply for rental to buy and the government fund for housing are not enough. The recipients have shown that the job creation for the single parent families is not satisfied, but is not so bad.

감정평가산업의 현황과 전망

방경식 ( Kyung Sik Bang ) 한국감정평가학회 2002 감정평가학논집 Vol.1 No.-