우리나라의 賃貸住宅에 관한 硏究 : 無住宅 低所得層의 住居安定을 中心으로

다국어 초록 (Multilingual Abstract)

The housing problem is a matter of public concern, since the shortage of house may form a social problem. The rate of supply of dwellings in Korea is on the decrease annually as 84.2% in 1960, 78.2% in 1971, 71.2% in 1980 and 69.9% in 1985. And 4,468 thousand households, which is 46.6% of 9,575 thousand of national total, live in a rented house and 3,121 thousand households equivalent to 70% of rented households make their home in an one bed-room house.
The primary factors in which such a housing shortage has been occurred can be classified as: (i) the rapid nuclear familiarizing and the gravitation of population toward cities, (ii) the shortage of housing site and the rise of costs in preparing housing site, (iii) the low investment in housing projects in contrast to GNP in Korea.
We have laid emphasis on the housing project since 1972. However, due to insufficient public or private investment at that time, the housing shortage and the speculation of real estate poses a big social problem in the latter half of 1970s. As real rental rise periodically under those circumstances, the homeless low-income housholds have had an experience of severe dwelling trouble from repeated house-moving, and the continuous rise of housing price have made weak their purchasing capability, hence they have felt a sense of alienation. On the other hand, such a housing famine may be a cause of the social problem. Moreover, the dwelling welfare level in Korea is very low, therefore we must have considered the housing problem as a matter of national importance in point of public welfare policy, and we have to stabilize the housing problem of homeless low-income groups.
The problems of the housing policy can be illustrated as: first, the investment in housing field has not been enough, second, due to the total volume policy, the quality of housing have been neglected, third, the public sector has made a small contibution to the housing field, and fourth, we have paid no special attention to the building of rented accommodation.
The financial problems in purchasing house are that: first, in the availabilty of funds, the financial support for purchasing house is deficient absolutely and the compulsory application of national housing bond is enforced, and the inducement of private investment in the housing market is insufficient. Second, in the supply of funds, the administration strategy of the Korea Housing Bank was inclined to some non-housing investments, and the interest on a loan of house purchase was not favorable to low-income households. Furthermore, the other housing problems of rented households can be arisen by the poor quality of rented accommodation or the frequent house moving through the periodical rise of rental or the lack of counterplot of the right of lease.
Though the requirements of the rental housing come from a cure for the above housing problems, there are other necessities of rented accommodation for changing the concept of the housing problem, stabilizing the house price, making for the national economic conditions, contributing the dwelling stabilty of homeless low-income groups, filling up the new demand for the house which is caused by industrialization in overcrowded urban areas, and dissolving partly the sense of alienation of low-income classes.
The undersupply of rented accommodation may have been occurred from various grounds, that is, the shortage of housing site, the low public investment, the hard procedure for a loan and the lack of positive construction plan in private sectors. On the other hand, the demand for rented accommodation may be hindered by the short term rent and the relative decrease of rental value comparing with owning real estate.
The supply of new rental houses during the last 5 years have been showed only 78 thousand households, especially a few supply from private sectors have been revealed. The reasons of the negative participation of private sectors in building rented accommodation can be explained as: first, there are some difficulties in the turnover ratio or the rate of return for private sectors, second, the subsidy for rental housing is insufficient, third, the tenant selection procedure is unreasonable, fourth, the rental housing is regarded as a symbol of low-income groups, fifth, it is difficult to borrow money in order to rent a house, sixth, in the long run, the rented house has not been an inflation proof asset, seventh, the housing policy has rather vague statutory responsibilities to housing needs.
The bibliographic study on the housing policy of developed countries shows that there are many points at which they meet on a common ground. The common factors are that there have been a welfare policy of financial support in the aim of providing cheap accommodation for lower income groups, the recipient priority of subsidy is fairly controlled by a close evaluation of income level, and they give a lot of favors to the selected applicants who are in need of the subsidy. Especially, the mortgage system in U.S.A., the assessment method of rental in West Germany, and the positive housing policy for rented accommodation in Singapore can be a good guideline for establishing the effective and rational rental housing policy.
In conclusion, the policy for escalating the supply of rental housing can be set up with the public and private sectors. In the public sector, it is desirable for the local autonomous entity and the Korea Housing Corporation to take charge of their role respectively. The former had better take charge of the rental housing for lowest-income groups and the latter had better take share in the rental housing for low and middle income classes. It would be helpful to stabilize the housing problem of homeless low income groups, if the religious body or the social work organization take part in the rental housing projects under the social housing concept. In the private sector, it is required that an environment for investment be produced, a cause of declining an asset value be removed and a plan of promoting profitability be devised. Moreover, for the dwelling stability of low income groups, We have to set the range of homeless class discreetly, and there is a necessity for rebuilding or reorganization of under-developed urban areas, but it is time that the reevalution of housing project is requird.
Through the reappraisal of above mentioned problems and under a comprehensive strategy of identifying the class which have to receive the subsidy, preparing the system of protecting damage of tenants, supporting the self-help housing enlargement, reorganizing the sale in lots policy in public sector, developing the financial aid and tax-relief for welfare recipients, the government housing policy should be formed progressively in order to achieve the dwelling stability of low-income classes.

목차 (Table of Contents)

• 目次
• 第1章 序論 = 1
• 第1節 硏究의 目的 = 1
• 第2節 硏究의 範圍 = 3
• 第3節 硏究의 方法 = 4
• 第2章 住宅에 대한 一般的 考察 = 5
• 第1節 住宅의 現況과 問題點 = 5
• 1. 住宅의 槪念 = 5
• 2. 人口 및 住宅實態 = 7
• 3. 住宅現況分析 = 13
• 第2節 住宅政策과 問題點 = 20
• 1. 經濟開發과 住宅政策 = 20
• 2. 住宅政策의 問題點 = 26
• 第3節 住宅金融과 問題點 = 27
• 1. 住宅金融의 現況 = 27
• 2. 住宅金融의 問題點 = 32
• 第3章 賃借家口의 現況과 賃貸住宅의 必要性 = 35
• 第1節 賃借家口의 現況 = 35
• 1. 賃借家口의 類形 = 35
• 2. 賃借家口의 數 = 36
• 第2節 賃借家口의 問題點 = 41
• 1. 賃借家口의 質的問題 = 41
• 2. 週期的인 賃貸料引上 = 44
• 3. 賃借家口의 잦은 移徒 = 45
• 4. 賃借人의 賃借權對抗力의 缺陷 = 47
• 第3節 賃貸住宅供給의 必要性 = 48
• 1. 槪觀 = 48
• 2. 賃貸住宅의 必要性 = 49
• 第4章 賃貸住宅의 現況과 問題點 = 55
• 第1節 賃貸住宅의 槪念 = 55
• 第2節 賃貸住宅의 現況 = 63
• 1. 賃貸住宅 供給의 實績 = 63
• 2. 賃貸住宅建設計劃 = 64
• 第3節 賃貸住宅의 問題點 = 67
• 1. 民間建設業體의 賃貸住宅 參與動機 = 68
• 2. 賃貸住宅에 대한 支援制度 = 69
• 3. 入住者의 選定 = 70
• 4. 住宅에 대한 認識의 問題 = 71
• 5. 資金調達의 問題 = 73
• 6. 收益性의 問題 = 73
• 7. 管理上의 問題 = 74
• 8. 住宅政策次元의 問題 = 74
• 第5章 先進諸國의 賃貸住宅制度 = 76
• 第1節 槪說 = 76
• 第2節 各國別 賃貸住宅政策 = 77
• 第6章 賃貸住宅供給擴大 方案 = 96
• 第1節 賃貸住宅投資의 特性 = 96
• 1. 投資資金의 回收期間의 長期性 = 96
• 2. 初期投資額의 多量所要 = 97
• 3. 各種의 規制 = 97
• 4. 管理問題의 困難 = 97
• 5. 賃貸借方式에 있어서의 傳貰制 = 97
• 第2節 賃貸住宅供給의 不振理由 = 98
• 1. 供給側面 = 99
• 2. 需要側面 = 100
• 第3節 賃貸住宅供給擴大 方案 = 101
• 1. 公共賃貸住宅의 擴大方案 = 101
• 2. 民間賃貸住宅의 擴大方案 = 103
• 第7章 無住宅低所得層의 住居安定方案 = 107
• 第1節 無住宅者에 따른 問題點 = 108
• 1. 無住宅者의 意味 = 108
• 2. 都市再開發上의 問題 = 109
• 第2節 無住宅低所得層의 住居安定方案 = 111
• 1. 受惠對象範圍의 明確한 設定 = 112
• 2. 賃借人의 保護裝置樹立 = 112
• 3. 自助住宅開發方法講究 = 113
• 4. 分讓爲主의 公共部門住宅政策 反省 = 113
• 5. 住宅金融 및 租稅의 發展 = 114
• 6. 宅地供給의 圓滑化 = 114
• 7. 住宅價格의 持續的安定 = 115
• 8. 其他 = 115
• 第8章 結論 = 116
• 參考文獻 = 118
• 英文抄錄 = 121