부동산의 전속중개계약 및 거래정보망 합리화 방안 : 서울지역 중개업자 신뢰성과 고객만족의 실증분석

부동산 전속중개계약과 거래정보망의 합리화 방안을 연구했다.

With economic growth, the size of the real estate market is becoming large and diverse. The amount of real estate transactions is becoming large. Accordingly, the real estate market should equip itself with the institutional foundation well-suited to advanced society such as securing the trustworthiness of brokers, groping the transparent and dependable transactional method, and the like. But the Korean real estate transaction method still lags behind compared to advanced countries. To improve this, the exclusive agency listing system and the real estate transaction information system were introduced in 1993 but failed to take root for several reasons such as its deficiency.

Both systems have been universalized in advanced foreign countries and it is a matter of common knowledge that they have been rooted in the US, Europe, Japan and the like and are actively used. If trials and errors are prevented from occurring repeatedly as in the past, it is necessary to complement their institutional inertia and raise their trustworthiness and efficiency. What is more important among other things is to make both systems properly understood to brokers and people. Therefore, this study assumed that the real estate transaction market is the domain of typical market failure leading to the inefficiency of real estate transactions and social costs due to information asymmetry.

Accordingly, government is required to make a proper intervention in it. It should perform a role as the coordinator which is assumed to maximize the revitalization of the system to minimize the social cost. For this purpose, this study attempted to analyze the cause for failure of exclusive agency listingㆍtransaction information network system using the behavior-science approach and the statistical approach and sought to grope their rationalization scheme based on it. The findings of this study were comprehensively summarized. If the function of exclusive agency listing and transaction information network systems work properly, the efficiency of real estate transactions can be enhanced.

Accordingly, the solution to the problem is to foster the conditions for this function to work properly. But since the infrastructure such as market conditions and the like and the superstructure such as the practice and consciousness of transactions have not still been constructed in Korea, there are many challenges in raising the efficiency of the system for restrictions on the market. They are acting as the heavy burden compared to advanced countries.

Moreover, efficient resource allocation is impaired by market failure appearing as the information asymmetry inherent the real estate transaction market and the resultant unfairness and obscurity of the information system, the increase of transactional costs and the like. Under this understanding, a new role of government should be set. The existing general role of government makes a mistake in the following respects: First, government has underestimated the importance and function of the exclusive agency listingㆍtransaction information network system in the real estate transaction system.

Government does not so much make efforts to increase the efficiency of both systems, but rather it leaves them untouched. In the current inefficient and obscure real estate transaction structure, the exclusive agency listing and transaction information network systems should be understood as the optimum alternative to resolve the problem of information asymmetry arising from the constraints of transaction information and reduce transactional costs. Second, government has underestimated the importance of reorganization of the microscopial scheme of those systems.

For those systems to be successful, they should have the efficiency and satisfaction of detailed scheme to induce consumers to have an interest in them and to approach it easily. But the current systems lack the element of inducement that can satisfy both brokers and customers who are consumers. To resolve this, it is important that government should reorganize the system to raise the interests of brokers and customers and make a shift in its negative understanding of the brokerage business into its reasonable understanding.

The result of analysis revealed that the exclusive agency listingㆍtransaction information network systems were the important factors that might the efficiency of real estate transactions and the trustworthiness of brokers. But it was evaluated that the Korean system did not almost accomplish the function of raising the efficiency of real estate transactions, and accordingly it was found that institutional readjustment would be needed. It was found that the current exclusive agency listing system had a negative effect on the efficiency of real estate transactions. This suggests that the current system is unreasonably operated, and so it needs to be improved.

The transaction information network system has a slightly positive effect on the efficiency of real estate transactions but needs to be complemented for the purpose of its revitalization. On the one hand, empirical analysis revealed that the exclusive agency listing system and the transaction information network system had a mutually positive effect on each other.

Its detailed investigation pointed out that in relation to the exclusive agency listing system, the poor contents of the clause of the exclusive agency listing contract, the lack of guarantee of the broker's goodwill or right of business system, the lack of recognition, and the like are the principal factors derogating from its revitalization. The practical use of the transaction information network was found to be low, and its was pointed out that its impedimental factors included the lowered use rate, the lowered usability of information, the lack of confidence in information and the like.

But in case these impedimental factors are improved, the efficiency of real estate transactions are raised by the mutual complementa