우리나라 부동산개발업의 제도개선에 관한 연구

다국어 초록 (Multilingual Abstract)

The environments of our real estate development business changed in the aftermath of 1997 financial crisis. Among them there are two which are conspicuous: the independence of developer of housing construction business and the registration of real estate development business.
By far, while the developer in the housing construction business should complete registration designated for them, the developer of the non-dwelling buildings such as one room flat and shopping store was not asked any managemental system.
Therefore, the act on the management and promotion of real estate development business was established and took effect on 18, 11, 2007.
In this study, in an effort to find improvements, the problems with the conditions of registration for the practitioner of housing construction and the developer of real estate development business are examined, of which former are designated in the housing act and latter are designated in the act on the management and promotion of real estate development business.
Like advanced countries, real estate development business should be supported by systems, in order to grow as specialized one and to be a total business including construction, finance, etc. Thus, in this study the obstructions on the road to the end were examined.
The elements adopted to the examination were: the size of capital, skillful human resource, business permission, the site of business, and project financing.
The registration conditions and the descriptions for worker employment were compared with practices which were applied on the spot, and compared with the cases of registrations already permitted, to find any irrational things.
And a list of the policies and operations draw from the cases of foreign businesses under operation in other countries such as Japan and American was made, which could be used as a reference.
In conclusion, the findings indicated that:
First of all, the developer should carry out the development appropriate for their ability, and should make every effort to increase their capability and technology.
Second, the descriptions for worker employment should be consistent with the type and size of the project.
Third, in the process of business permission, the practitioners who had not yet the right of land possession, should be provided with extraordinary permission by which their right of the project could be reduced to a certain point when they secure the right of land possession.
Forth, in case of public housing sites, small-size developer also should be provided with the right to participate in the bid. The differentiation based on the ability to carry out project could encourage small-size developer to participate in the bid to be provided with land on which they could put their foundation.
Fifth, in the project financing, the cash current should flow through project initiator, construction company, and financial company, and share the risk of the project.
Finally, it is recommended that the acts related to real estate development business should be converged into a mother act, and the specifications in each project should be controlled by the clauses in the mother act.

목차 (Table of Contents)

• 제1장. 서론 = 1
• 1-1. 연구의 배경 및 목적 = 1
• 1-2. 연구의 범위 및 방법 = 3
• 1-3. 선행연구 고찰 = 7
• 제2장. 부동산개발업의 이론적 고찰 = 11
• 2-1. 부동산개발업의 개념과 유형 = 11
• 2-1-1. 부동산개발업의 개념 = 11
• 2-1-2. 부동산개발의 유형 = 12
• 2-1-3. 부동산개발업의 특성 = 16
• 2-2. 관련법규 및 부동산개발업 등록제도 = 19
• 2-2-1. 사업유형별 관련법규 체계 = 19
• 2-2-2. 주택법 = 19
• 2-2-3. 부동산개발업의 관리 및 육성에 관한 법률 = 24
• 2-2-4. 부동산개발업 등록제도 = 26
• 제3장. 연구 및 분석의 틀 = 29
• 3-1. 부동산개발업 관련제도의 개선요인 = 29
• 3-2. 연구 및 분석의 틀 = 31
• 제4장. 부동산개발사업의 현황과 문제점 분석 = 34
• 4-1. 자본금 및 기술인력 기준 = 34
• 4-1-1. 부동산개발 사업자의 자본금 및 기술인력 현황 = 34
• 4-1-2. 등록요건상의 문제점 = 39
• 4-2. 사업계획승인 제도 = 42
• 4-2-1. 사업계획승인의 의의 = 42
• 4-2-2. 토지소유권 미확보 상태에서의 사업승인 문제점 = 43
• 4-3. 사업부지 확보 = 44
• 4-3-1. 민간택지 확보 및 공공택지 분양 현황 = 44
• 4-3-2. 공공택지 분양 방식의 문제점 = 48
• 4-4. 부동산개발금융 (PF) = 49
• 4-4-1. 부동산개발금융의 조달형태 = 49
• 4-4-2. 사업참여자간의 문제점 = 54
• 제5장 사례조사 = 55
• 5-1. 문제점에 대한 사례조사 = 55
• 5-1-1. 공동주택의 사업승인후 미착공 사례 = 55
• 5-1-2. 부도사업장의 자본금 대비 총사업비 규모 = 57
• 5-2. 우리나라 건설업의 시공능력 평가제도 = 60
• 5-3. 외국의 부동산개발 정책 및 운영사례 = 63
• 5-3-1. 일 본 = 63
• 5-3-2. 미 국 = 66
• 5-3-3. 시사점 = 67
• 제6장 부동산개발관련 제도의 개선방안 = 68
• 6-1. 제도적 측면에서의 개선방안 = 68
• 6-1-1. 등록요건 기준의 합리화 = 69
• 6-1-2. 사업계획승인 과정의 제도 개선 = 72
• 6-2. 시행자적 측면에서의 개선방안 = 74
• 6-2-1. 공공택지 공급 방식의 개선 = 74
• 6-2-2. 시행능력 평가에 따른 사업수행 = 74
• 6-3. 구조적 측면에서의 개선방안 = 76
• 6-4. 정책적 측면에서의 개선방안 = 78
• 제7장. 결론 및 제언 = 79
• 참고문헌 = 82
• Abstract = 85