부동산중개수수료 제도의 문제점과 개선방안

부동산중개수수료 제도의 문제점과 개선방안을 연구했다.

The purpose of this study is to indicate a problem for closing costs system of licensed real estate agents as experts of real estate brokerage business, to establish healthy transactions in real estate through the system’s improvement plan, and to aim at the development of the real estate brokerage business. It can be said that the real estate brokerage system takes a large portion in the real estate market along with national economy’s growth. Although the real estate brokerage field takes a considerable range of national economy in scale and has close relationships with people’s lives, since the closing costs system has a lot of problems, it a sad reality.

Meanwhile, as nation’s economy has developed, the scale of the real estate market has become bigger and more diverse and the cost of transaction also has become higher. So, the transaction has come to need a reliable institutional strategy between transaction parties themselves or between transaction parties and real estate brokers. But, since our country’s real estate brokerage system is still insufficient in many parts, confusion and falling behind of the real estate market have been brought about, and today’s phenomenon is that legal real estate transactions are not made.

Accordingly, our government enacted Real Estate Brokerage Act, introduced the licensed real estate agent system, and reorganized the commission system several times to supplement imperfection. Nevertheless, public confidence of the real estate brokerage has not been better. Also, though 30 years have passed since the Real Estate Brokerage Act enforced, our country’s real estate brokerage market still not only falls behind compared with other similar types of businesses, but also amateur brokers are disturbing this market regardless of the enaction of the real estate brokerage system.

The real estate brokerage is prescribed in the first section of the second article of 「Real Estate Brokerage Agent’s Task and Real Estate Transactions’ Report Act」like this, “By the prescription of the third article of this Act, real estate brokerage means those kinds of aiding actions regarding gains/losses changes from sales, exchanging, rental, and other rights between transaction parties about the brokerage objects.” 「Real Estate Brokerage Agent’s Task and Real Estate Transactions’ Report Act」, the name itself makes an impression of a hurriedly made law like it burdens the real estate agents with the duty to report the real transaction prices which our government needs, rather than the Act makes real estate agents have status and pride, and in terms of its contents, it stipulates that the real estate agents are described as just dealers not experts.

The task range is too narrow for real estate brokerage to be raised as a specialized job. And, as the closing costs system falls behind, it is hard to its corporatizing as well as managing. Also, the brokerage contraction system and the real estate transaction network are not satisfactory, and there are several problems such as mass production of unlicensed brokers, lack of self-regulating rule of Association of Real Estate Brokers, and so on. Especially, the real estate market becomes diverse according to the change of time. However, the closing costs system is still in the structure of the past.

By analyzing the problem of the closing costs which can be said as the core of the real estate brokerage and studying the improvement plan, it is intended to provide the foundation for advancing of the real estate brokerage system. In this study, through theoretical consideration of the closing costs system, concept and legal nature were argued; transition process of the closing costs system was investigated. And, the closing costs were compared with other businesses parts’ commission system related with the real estate.

Also, from investigating present condition of closing costs rate’s regulation, thinking about matters to be referred in our laws, the calculating problem in the closing costs system, the maximum regression rate system, setting-up the limited amount of brokerage except houses, commission of goodwill value, and brokerage commission dispute problem were studied. The solution is that improvement through the revision of the Real Estate Brokerage Act, closing costs system’s improvement, brokerage payment’s liberalization and realization strategy, improvement of setting-up the limited amount of brokerage except houses, improvement of brokerage commission dispute’s settlement.

And, based on these, this study was conducted. 본 연구의 목적은 부동산중개업전문가인 공인중개사의 부동산중개수수료제도에 대한 문제점을 지적하고 그 개선방안을 통하여 건전한 부동산거래를 확립하고 부동산중개업의 발전을 기하고자 하는데 있다. 국가경제의 성장과 더불어 부동산중개업제도는 부동산시장에서 차지하는 비중이 매우 크다고 할 수 있다. 부동산중개분야가 규모면에서 국민경제에 차지하는 비중이 크고 일반 국민의 삶과 아주 밀접한 관계를 가지고 있음에도 불구하고 부동산중개수수료제도가 많은 문제점이 있어서 안타까운 현실이다. 한편, 국가경제가 발달함에 따라 부동산시장의 규모가 거대화․다양화되어 가고 있으며, 거래금액도 고액화 되어가고 있으므로 부동산거래는 거래당사자 간 또는 거래당사자와 부동산중개업자간에 신뢰할 수 있는 제도적 장치가 필요하게 되었다. 그러나 우리나라의 부동산중개제도는 아직 많은 부분 미흡하여 부동산거래시장의 혼란과 낙후성이 초래되고 있으며, 합법적인 부동산거래가 이루어지지 않고 있는 것이 오늘의 현상이다. 이에 따라 정부는 부동산중개업법을 제정하여 공인중개사제도를 도입하고 부동산중개제도의 운영상 나타난 미비점을 보완하고자 여러 차례에 걸쳐 수수료체계 등을 정비하였지만 아직도 부동산중개업의 공신력은 별로 나아진 것이 없다.

또한 부동산중개업법이 시행된 지 30여년 지났지만 우리나라의 부동산중개서비스시장은 아직도 다른 유사업종에 비교하여 낙후되어 있을 뿐만 아니라 공인중개사제도가 도입은 되어 있음에도 불구하고 비전문가들이 중개시장을 어지럽게 하고 있는 실정이다. 부동산중개란 「공인중개사의 업무 및 부동산 거래신고에 관한 법률」 제2조 제1호에 “이 법 제3조의 규정에 의한 중개대상물에 대하여 거래당사자간의 매매․교환․임대차 그 밖의 권리의 득실변경에 관한 행위를 알선하는 것을 말한다.”라고 규정하고 있다. 「공인중개사의 업무 및 부동산 거래신고에 관한 법률」은 그 명칭부터가 공인중개사로서의 위상 및 자긍심을 갖게 해주는 것보다는 정부가 필요로 하는 실거래가 신고의무를 공인중개사에게 부담시키려고 급조된 법률 같은 느낌을 주고 있고, 그 내용상으로도 전문직업인으로서 공인중개사가 아니라 업자로서 공인중개사로 규정되어 있는 법률이다. 중개업을 전문화된 직업으로 육성하기에는 업무범위가 너무 협소하고, 부동산중개수수료율체계가 낙후되어 있어서 경영압박은 물론 기업화도 어렵게 하고 있다. 또한 중개계약과 관련한 법령의 흠결, 부동산거래정보망의 미비, 무등록중개업자의 양산, 중개업협회의 자율적 규율성의 부족 등 여러 가지 문제점이 있다.

특히, 부동산시장은 시대의 변화에 따라서 다양화되어 가고 있는데 반해 부동산중개수수료제도는 아직도 과거의 틀을 벗어나지 못하고 있는 실정이다. 부동산중개업의 핵심이라 할 수 있는 부동산중개수수료에 대한 문제점을 분석하고 개선방안을 연구하여 부동산중개제도 선진화를 위한 기틀을 제공하고자 한다. 본 연구에서는 부동산중개수수료제도의 이론적 고찰을 통하여 그