대구시 부동산 중개업의 경영실태와 개선방안

대구 부동산중개업의 경영 실태와 개선방안을 분석했다.

This study has analyzed the management realities and problems of real estate brokerage business in Daegu. Then, based on this study, it tries to suggest the ways of improvement. The main data used for this study are from the result of surveying real estate brokerage business. The results of this study are as follows. The total number of Korean real estate brokerage licence acquisitors is 224,609 at the end of 2005. Though only 28% of this are opening business, they are doing an important role in real estate brokerage business.

With regard to the regional distribution of real estate brokerage business, compared with the early 1990s, Gyeongi province shows the highest rate of growth in the whole nation. Meanwhile, Seoul taking the largest portion in business, the rate has been dropped about 10% on the national level. However, the central market of Korean real estate brokerage is the region around the capital. Also, Chungnam, Daejeon, and Gangwon areas locating close by the capital shows a little bit higher rate of growth. They are being influenced from the exterior expansion of the region around the capital.

Similar to the national trend, the conditions and distribution of the real estate brokerage in Daegu City have been steadily increased except for the temporary decrease at the time of IMF crisis. In regard to the local distribution of real estate brokerage business among eight districts of Daegu, Susung-gu and Dalsuh-gu are taking 20 percent, Buk-gu and Dong-gu take 10 percent, and Seo-gu, Nam-gu, Joong-gu, and Dalsung-gun take less than 10 percent. In terms of the characteristics of business persons engaged in real estate brokerage in Daegu City, the college graduated males aged 40s take the highest rate.

Also, it was revealed that their former jobs were in order of independent businessmen, company employees, public officials, and students. About 80 percent of them has opened their real estate brokerage business for less than ten years. The objects of brokerage are mostly apartments, and then in oder of commercial buildings, single-family houses, estates, woodlands, and plants. Thus, most of Daegu real estate brokerage businesses are mainly simple brokerages. Half of Daegu real estate brokerage offices pay about 300.000~400,000 won for rent, and the highest rent areas are Joong-gu and Susung-gu.

In regard to their monthly income, one to two million won is taking half of the whole businesses, and most of them are getting a petty income with less than two million won a month. Finally, the job satisfaction with the real estate brokerage business is in oder of 'very satisfied,' 'satisfied', 'dissatisfied', and 'very dissatisfied'. Thus, most of them are satisfied with their job. In terms of the problems of Daegu real estate brokerage business, the first is that the business domain has been decreased owing to the excessive discharge of licensed real estate agents.

Also, by allowing the existing brokerage businessmen to keep on their business, there emerged a polarization of licensed real estate agent and brokerage businessmen, conflict of interests and divided opinions, and disbelief and discord among them. All of these are working as barriers to the sound development of real estate brokerage business. The system of brokerage fees is another problem. The unrealities of the low level of brokerage fees being controlled by one side alone is suggested as a big problem. As a result, more than 70 percent of Korean real estate business is done illegally to the extent that lots of unregistered and license lending offices are rambling.

The other problems are the unrealities of exclusive brokerage system, the insufficiency of client protection system, the inefficiency the business network, the weakness of business and brokerage contract system due to the complexity of deal process. The followings are ways to solve these problems. First, the government policy that had resulted in many new unemployeds due to over discharge of licensed real estate agents must be changed. Second, in order to promote the licensed real estate agents' status and to recover the trust of them, there must be an annual duty bound in-service training.

Third, in order to restrict the flooding of unregistered license lending offices, the registration system must be changed into the license system, and the real name of the representative must be used for the business name board. Fourth, the standard of the compensation system for damages must be firmly prescribed so that the real estate deal accidents can be stopped in advance, the organization that can deposit the transaction fee must be established according to the law, and its effectiveness must be enhanced not by the form of suggestion but by the rule of duty and enforcement.

Fifth, the brokerage fee must be readjust to a realistic level, so that the service quality can be upgraded, and by way of reorganizing the exclusive brokerage system, the responsibility and ethic of brokerage businessmen need to be strengthened. Sixth, in order to dissolve the habitual practices of composing double contract papers, all of the deals must be based on market-value pricing of real estate, and by way of preparing a change of tax system with unified standard of taxing, the system preventing tax evasion must be settled. Seventh, the advanced foreign systems must be introduced and appropriately systematized according to the law.

Finally, as revealed in the example of Daegu City, most of real estate brokerage business are petty with irregular income structure, and are suffering due to its monthly paid fee of operation and maintenance. Therefore, there must be prepared a legal equipment for the establishment of the industrialization of real estate brokerage business by way of developing a slot in the market after the business fluctuations, and securing professionality of personnels.