共同住宅管理制度 改善方案에 關한 硏究

다국어 초록 (Multilingual Abstract)

With rapid economic development and industrialization, the gravitation of the population into cities, expanded nuclear family, the absolute lack of housing land and the like have explosively increased demand for housing in the urban areas. Therefore, the supply of apartment housing have been accelerated. As of 2002, the proportion of apartment housing of the total houses in Korea accounted for 59.3%, and it can be said that Korea has entered the age of apartment housing on the full scale.
When apartment housing fails to serve its function, it comes to increase national economic and social costs, and the accompanying cost is passed on to people in the long run. To alleviate the burden of people on economic and social costs like this, it is necessary to introduce a new paradigm for ex post management of apartment housing. And it is necessary to make an innovative shift in policy and thinking from the construction and supply of housing to its maintenance and management.
This study presented the present situation and problem of the apartment housing management system for the comfortable residential environment and efficient maintenance management of apartment housing and the direction for improvement of the apartment housing management system corresponding to the newly changing environment along with the emergence of the importance of the ex post management of apartment housing. The findings could be summarized as follows:
First, it is necessary to unify the housing-related law and regulation system. It is necessary to unify the parent law for apartment housing management by founding on the Housing Law under the preliminary announcement of in the short run and enacting the Apartment. Housing Management Law in the long run with a focus on part of the Housing Construction Promotion Law and the Apartment Housing Management Ordinance provided as its sub-law. The matters relating to the reinforced management and remodelling of housing in stock should be included in it.
Second, it is necessary to expand the object of mandatory management. The object of mandatory housing management should be expanded in its range. But it is necessary to take measures to adjust the upper limit of joint management by the apartment housing management company or to introduce the concept of wide-area management so that the neighboring apartment complex may be jointly managed to prevent maintenance cost on the small-scale complex from rising. Especially, it is necessary to include the mixed-use building in the object of mandatory management.
Third, it is necessary to extend the obligatory placement system of certified housing manager. The current obligatory placement system is maintained till the competitiveness and speciality of the certified housing manager is secured, and further the certified housing manager is placed as auxiliary responsible person to the apartment housing complex of more than 1,000 households. In case the rental housing is managed on consignment pursuant to the Apartment Housing Management Ordinance, the criterion for placement like housing for installment sale is applied to it.
Fourth, it is necessary to set the composition of dynamics between stakeholders in management. The occupant should maximize the efforts of private autonomy and improve the conditions for occupants to participate through the activation of the community and coordinate the responsibility of the meeting of occupants' representatives corresponding to authority. The housing management company should make efforts to make a shift in paradigm of management, get away from management for management' sake and introduce the management mind through the development of the profit business in order to attempt its specialization. The certified housing manager needs measures such as the coordination of the modus operand, the expansion of their domains and the reinforcement of reorientation and the like.
Fifth, it is necessary to standardize and unify the Written breakdown of maintenance cost and management regulations. It is possible to construct the mutual trust between managers and occupants through the transparency of maintenance cost and the standard of the management regulation by drawing up the management-expense and apartment-housing management regulations.
Sixth, it is necessary to impose on the certified housing manager the obligation of drawing up the user's manual for apartment housing. Here, it is necessary to obligate the construction company to submit the material needed for diverse maintenance and repair management. such as design, repair cycle and repair and maintenance methods considering maintenance management from the time of construction of apartment housing. It is necessary realize the setting of proper special repair allowances based on the user's manual for apartment housing and the long-terms repair plan. Especially, the legal grounds for support of long-term repair and maintenance expenses by government for public rental housing should be enacted.
Seventh, it is necessary to reinforce the administrative power of central government and local government. Administrative agencies need to exercise the right to inspect the accounting and business of apartment housing management. Furthermore, it is necessary to take measures to reinforce the affairs of management service evaluation for each apartment complex and materialize all kinds of administrative guidelines. For this purpose, it is necessary to stipulate the support of maintenance cost for common-use facilities by local government in the Enforcement Ordinance of the Housing Law. And to raise management service quality, it is necessary to allow the management company to create the charter for standard management service and enact, notify and operate it in the Apartment Housing Management Ordinance.
Eighth, it is necessary to clarify the criterion for imposition of the value added tax on consignment maintenance cost. The revised provisions of the Tax Exception Restriction Law requires that the value added tax should be normally imposed on the consignment maintenance cost of housing. For this law to be normally enforced, it is worthwhile to consider introducing the concept of total- amount contract method, not the consignment management method based on the obscure criterion for imposition of the housing that exceeds the size of national housing.
Ninth, it is necessary to have the plan for knowledge & information system in apartment housing management. If the cyber apartment housing in which the Internet environment is constructed in apartment housing have recently popular, the near future-style housing can be thought to be the intelligent apartment as the near future-style housing considering home automation(AT) with the Internet environment. It is necessary to consider the plan to introduce and apply this science and technology to the living space.
Apartment housing management is not simply applicable to occupants, but management company, local government and furthermore government should make joint effort enhance economic efficiency by saving Occupants' expenses making efficient use of the maintenance cost. All the matters related to apartment housing management should be systematically and organically operated to achieve the objective of apartment housing management such as the effective use of national building resources through the longevity of apartment housing management resources, the improvement of residents's residential life environment, the securing of comfortable residential environment and the formation of the community culture and spirit and the like.

목차 (Table of Contents)

• 목차 = ⅰ
• 第1章 序論 = 1
• 第1節 硏究의 目的 = 1
• 第2節 硏究의 方法 및 範圍 = 4
• 第2章 共同住宅管理의 理論的 接近 = 5
• 第1節 共同住宅管理의 槪要 = 5
• 1. 共同住宅管理의 意義 및 必要性 = 5
• 2. 共同住宅管理의 類型 = 8
• 3. 共同住宅 管理業務의 內容 = 12
• 第2節 共同住宅管理의 現況 및 制度 = 15
• 1. 共同住宅의 時代別 特性 = 15
• 2. 共同住宅의 一般現況 = 19
• 3. 共同住宅의 管理制度 = 23
• 第3節 外國의 共同住宅管理制度와의 比較 = 32
• 1. 日本의 共同住宅管理 = 32
• 2. 싱가포르의 共同住宅管理 = 34
• 3. 英國의 共同住宅管理 = 37
• 4. 美國의 共同住宅管理 = 38
• 5. 비교분석 = 40
• 第3章 共同住宅管理 問題點 分析 = 43
• 第1節 共同住宅管理 制度上의 問題點 = 43
• 1. 法令體系上의 問題點 = 43
• 2. 住宅管理士와 住宅管理業體의 問題點 = 47
• 3. 監査·監督上의 問題點 = 52
• 4. 瑕疵補修制度의 問題點 = 54
• 第2節 共同住宅管理 運營上의 問題點 = 61
• 1. 共同住宅 管理方式의 問題點 = 61
• 2. 共同住宅管理의 專門化에 대한 問題點 = 64
• 第3節 共同住宅管理 財務會計上의 問題點 = 66
• 1. 管理費의 問題點 = 66
• 2. 附加價値稅의 問題點 = 72
• 第4章 共同住宅管理의 改善方案 = 81
• 第1節 共同住宅管理 制度上의 改善方案 = 81
• 1. 法令體系의 改善方案 = 81
• 2. 住宅管理士와 住宅管理業體의 改善方案 = 85
• 3. 監査·監督上의 改善方案 = 89
• 4. 瑕疵補修制度의 改善方案 = 92
• 第2節 共同住宅管理 運營上의 改善方案 = 98
• 1. 共同住宅管理方式의 改善方案 = 98
• 2. 共同住宅管理의 專門化에 대한 改善方案 = 100
• 第3節 共同住宅管理 財務會計上의 改善方案 = 103
• 1. 管理費의 改善方案 = 103
• 2. 附加價値稅의 改善方案 = 106
• 第5章 結論 = 112
• 參考文獻 = 116
• ABSTRACT = 119