재개발사업의 주거세입자 보상제도 개선 방안 연구

재개발사업에서 주거세입자 보상제도의 개선방안을 연구했다.

In the 1970s, the concentration of urban population due to industrialization led to a shortage of housing demand. In order to solve these problems, the private sector and the Korea National Housing Corporation were to construct large numbers of houses, and in the era of rapid growth, housing construction caused many problems such as supply-oriented reckless development, lack of maintenance infrastructure, transportation problems caused by insufficient traffic processing plans, and a decline in the quality of residents' lives. In particular, redevelopment projects were actively carried out in the 1990s as demand for housing improvements exploded.

The "City and Housing Environment Improvement Act" has been amended several times since its enactment, and has been fully amended on February 8, 2017 and is currently in effect and operation. However, the Yongsan disaster took place in 2009, social issues concerning the protection and compensation of tenants in redevelopment zones were publicly discussed, and the need for protection policies for tenants who must be forcibly moved by the implementation of readjustment projects was achieved to some extent.

Therefore, the government enforced a strengthened policy for protecting tenants in redevelopment zones, including an increase in compensation amount and a plan for measures against tenants for business license, but the practical alternative is still insufficient. On the other hand, unions in redevelopment zones contribute much to the public, such as building rental houses, receiving donations for maintenance infrastructure, paying for free attribution and installation costs, and paying for housing relocation for tenants, and there are virtually no development gains except for some redevelopment cooperatives in the metro area.

In particular, due to the nature of redevelopment zones that improve old and underdeveloped areas, Redevelopment Union Members often give up resettlement because they are mostly low-income people and have failed to pay a hefty levy. In this study, to study the improvement plan of the residential tenant compensation system of the redevelopment project, the "City and Housing Environment Improvement Act", "Act on the Acquisition and Compensation of Land, etc. for Public Utilities", related precedents, Considering. And 2019.5.1.

- 2019.5.10 A questionnaire survey was conducted for the redevelopment union members, redevelopment tenants, related civil servants, relevant experts (professors, researchers, etc.), professional management companies for maintenance business, construction companies, And the improvement plan. According to the analysis, 58.9 percent of the survey respondents suggested that the system related to the compensation of redevelopment tenants needs improvement due to problems.

Specifically, the government has no role and management of the public (63.6 percent), no migration plan such as the establishment of temporary facilities (46.4 percent), low compensation amount (39.2 percent), and no business-related information (31.9 percent).

As for the improvement of redevelopment tenants system for redevelopment projects, 108 (63.1 percent) said the need to increase the role of the public was needed, followed by "preparation of relocation measures such as temporary facilities (46.8 percent), "increasing the compensation amount (39 percent), "expansion of opportunities for business participation of taxees (35.4 percent)" and "strengthening the information of the public information" (32.7 percent). In particular, regarding the increase of the compensation amount, the increase and the burden of the residence transfer of the tenant should be increased from 5 million won to 10 million won (74.0%).

and that the burden of the funds should be borne by redevelopment union and the public institutios by 50% each. This shows that the current redevelopment taxor needs an increase in housing relocation costs, and that the amount is most appropriate between 5 million won and 10 million won, and that the burden should be improved in a way that is shared by redevelopment union and the government.

In conclusion, the empirical analysis on the compensation of redevelopment tenants for redevelopment projects concluded that the government needs to increase the government's role in the compensation of redevelopment tenants for redevelopment projects, expand the information disclosure and business participation opportunities to tenants of redevelopment projects, increase the compensation amount to realistic amounts, and improve the system so that the redevelopment union and the government can jointly share the funds, use the city maintenance fund. 1970년대 산업화에 따른 도시의 인구집중 현상으로 주택수요가 부족하게 되었다.

이러한 문제를 해결하고자, 민간과 주택공사 등이 대량으로 주택을 건설하게 되었고, 급속한 성장시대의 주택건설은 공급자 위주의 난개발과 정비기반시설 부족, 교통처리계획 미흡으로 인한 교통문제, 거주자 삶의 질 저하 등 많은 문제점이 발생하게 되었다. 특히, 1990년대 들어서 주택개량에 대한 수요가 폭발하면서 재개발 재건축이 활발히 진행되었다. 그러나 제도의 미흡으로 주택재개발 재건축은 각종 비리, 정보공개부족, 조합의 전문성 결여, 건설 시공자 중심의 사업시행 등 많은 문제점이 발생하였고, 이를 개선하고자 2003년 「도시 및 주거환경정비법」이 제정되었다. 「도시 및 주거환경정비법」은 제정 이후 여러 차례 개정하게 되었고, 2017년 2월 8일 전면 개정(법률제14567호 전부개정, 2018.02.09.시행)하여 현재 시행 운용하고 있다. 그러나 2009년 용산 참사가 발생하였고, 재개발구역의 세입자 보호 및 보상에 관한 사회문제가 공론화되었고, 약자 보호 차원에서 정비사업의 시행으로 강제 이주를 해야 하는 세입자에 대한 보호 정책의 필요성은 어느 정도 사회적 합의를 이루었다. 이에 정부는 보상금액을 증액하고, 사업시행인가시 세입자 대책에 관한 계획을 세우도록 하는 등 재개발구역의 세입자 보호 정책을 강화 시행하였으나, 아직 현실적 대안은 미흡한 상황이다.

반면, 재개발 구역 내 조합은 임대주택건립, 정비기반시설 기부채납, 무상귀속 및 설치비용 부담, 세입자 주거이전비 지급 등 많은 부분을 공공에 기여하고 있고, 역세권 도심의 일부 재개발조합을 제외하고, 개발이익이 사실상 거의 없는 상황이다. 특히 노후 되고 낙후된 지역을 개량하는 재개발구역의 특성상 재개발조합원의 경우, 저소득층 영세민들이 대부분이고, 막대한 부담금을 내지 못하여, 재정착을 포기하는 경우가 많다. 이에 본 연구에서는 재개발사업의 주거세입자 보상제도 개선방안을 연구하기 위하여 「도시 및 주거환경정비법」, 「공익사업을 위한 토지 등의 취득 및 보상에 관한 법률」, 관련 판례, 선행연구 등을 심도 있게 고찰하고, 2019.5.1. – 2019.5.10.간 재개발 조합원, 재개발세입자, 관련 공무원, 관련 전문가(교수, 연구원 등), 정비사업전문관리업자·시공자·설계자 등 협력업체 등을 대상으로 설문조사를 하여 현행 재개발 주거세입자 보상에 대한 문제점과 그 개선방안을 도출하였다. 분석 결과, 설문조사 응답자의 58.9%가 재개발세입자 보상 관련 제도가 문제점이 있어 개선이 필요하다는 의견을 제시하였고, 구체적으로 ‘공공의 역할 및 관리 부재(63.6%)’, ‘임시시설 설치 등 이주대