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주택임차인의 보증금 보호에 관한 연구 -A Research on the Protection of the Key

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Abstract
Following the continuous efforts on the part of the government to provide enough housing to the public, the rate of the distribution of the housing is getting better but there are still a considerable number of people who have to resort to renting houses. The easiest legal method they choose is the leasing agreement. The house leasing situation in Korea mostly consists of the traditional jeonsae system where there is a payment of a key money which the tenant gets back after the lease is over. With this unique lease system being defined under the property rights of the civil law, the rights of the tenant became stronger legally but in reality, the 'obligatory lease (unregistered jeonsae)' is being used far more widely than the property rights.
Realistically speaking, with the uncooperative nature of the leaser and the burdensome cost of dissolving the setting up of the jeonsae rights as well as the cancellation of the registration, the regulations related to jeonsae rights under civil law was not practical in protecting the tenant and most of the tenants have come to use the jeonsae rights that does not get registered rather than the registered ones. As it can be seen, the unregistered jeonsae rights which have no opposing power have come to be a serious social issue and as part of the solution, with the aim of stabilizing the residential situation of the public, the Housing Lease Protection Law was enacted on March 5th 1981.
The Housing Lease Protection Law which has several regulations has its premise in protecting the tenants. The core of the law states that the tenant can receive the key money without the registration of the lease rights under certain conditions at the end of the contract. In short, it is a system to secure the return of the key money to the tenant and offers strong protection against the leaser. This is because the characteristics of Korea's housing lease system is that there is the payment of an exorbitant amount of key money and the most important point that has been raised is to make sure that this high amount of money is rightfully returned to the owner.
The Housing Lease Protection Law which stipulates special rules regarding civil law has reformed the past problems that have occurred somewhat through the 10 revision process but, more parts that need to be supplemented are still appearing so there needs to be a more complex and continuous research in the future. The reforms that need to be made in the Housing Lease Protection Law might be summarized as follows.
First, there is the reform of the resident registration in terms of being able to obtain the opposing power. In order for resident registration to function as a proper official channel, when the tenant notifies the village office of the change of address, the public official working at the counter should record and keep the related details such as the amount of the key money and the rent in the tenant list directory.
Secondly, the problem has to do with the time the opposing power takes effect. It would be logical for the tenant to obtain the opposing power as soon as the housing has been handed over along with being equipped with the resident registration. In article number 3, clause 1 of the Housing Lease Protection Law, there is a whole paragraph about it and within that paragraph, the term 'the following day' should be changed to 'from that time on' in order for the opposing power to take better effect.
Thirdly, as a method to counteract the loss of the lease contract after the confirmation date, damages resulting from the aftermath can be prevented by keeping a copy after getting a confirmation date at the notarization date.
Fourthly, as for the problem about the public announcement regarding the security deposit, there is the method of registering the amount of the security deposit when notifying the village office of the change of address with the resident registration so that it gets recorded in the resident registration card. Also, it should be made mandatory to have a separate leasing registration directory other than the resident registration in all the village government offices so that all transactions pertaining to the key money and leasing agreement be recorded.
Fifthly, for the tenant to get their key money back as quickly as possible after the termination of the leasing contract, we could consider a way where the tenant is given the same right to request for the auction claim in the same way a jeonsae tenant can.
The reason behind such an emphasis on the necessity of specific reforms or legislative actions after looking through all the issues is because the housing leasing problems do not pertain to just one individual alone but is a problem and has the characteristics that needs to be resolved on a whole social basis. Therefore, only when the aforementioned reforms are carried out, can there be a more practical way of protecting the finances of the housing tenant.
Author(s)
고은숙
Issued Date
2011
Type
Dissertation
URI
http://dcoll.jejunu.ac.kr/jsp/common/DcLoOrgPer.jsp?sItemId=000000005294
Alternative Author(s)
Ko, Eun Sook
Affiliation
제주대학교
Department
대학원 법학과
Advisor
박규용
Table Of Contents
제1장 서론 1
제1절 연구의 목적 1
제2절 연구의 범위 및 방법 3

제2장 주택임대차보호법의 입법과정 및 법적성격 4
제1절 주택임대차보호법의 입법과정 4
1. 주택임대차보호법의 제정 4
2. 주택임대차보호법의 개정 5
제2절 주택임대차보호법의 법적성격 13
1. 민법에 대한 특별법 13
2. 임차권의 물권화 경향 14
3. 편면적 강행규정 16

제3장 임차인의 보증금 보호에 관한 주요내용 18
제1절 보증금 보호를 위한 주택임차인의 대항력 18
1. 대항력의 의의 18
2. 대항력의 취득요건 18
3. 대항력의 발생시기 30
4. 대항력의 존속 31
5. 대항력의 효력이 미치는 제3자의 범위 34
6. 검토 38
제2절 보증금 보호를 위한 우선변제권 38
1. 우선변제권의 의의 39
2. 우선변제권의 성립요건 41
3. 우선변제권의 순위 47
4. 소액임차인의 최우선변제권 49
5. 검토 54
제3절 임차권등기명령제도 55
1. 임차권등기명령의 의의 55
2. 임차권등기명령의 신청요건 56
3. 임차권등기명령의 진행절차 60
4. 임차권등기명령의 효력 63
5. 검토 66

제4장 임차인의 보증금 보호의 문제점 및 개선방안 67
제1절 문제점 67
1. 대항력의 문제점 67
(1) 공시방법으로서 주민등록의 불완전성 67
(2) 대항력 발생시기의 문제 68
(3) 확정일자 후 임대차계약서 분실시 우선변제권 소멸의 문제점 69
2. 우선변제권의 문제점 72
(1) 임차보증금의 대외적 공시에 관한 문제 72
(2) 소액보증금의 비현실화 73
3. 임차권등기명령제도의 문제점 73
(1) 임차권등기명령 후 타주택으로 이주의 문제점 73
(2) 등기가 불가능한 주택 74
(3) 임대인의 이의신청을 할 경우의 문제점 75
제2절 개선방안 76
1. 대항력 보완책 강구 76
(1) 대항력 취득요건상의 주민등록 절차개선 76
(2) 대항력 발생시기의 보완 76
(3) 확정일자부 개선과 임대차 계약서 사본 보관 77
2. 우선변제권의 개선 77
(1) 주택임차보증금 공시방안에 관한 개선 77
(2) 최우선변제권의 소액보증금 액수의 상향 조정 78
3. 임차권등기명령제도의 개선 78
(1) 임차권등기를 경료한 임차인에게 경매청구권 인정 방안 78
(2) 임대차보증금 반환보장보험의 가입 79
(3) 임대인의 이의신청 기간 명시 80

제5장 결론 82

참고문헌 85

ABSTRACT 89
Degree
Master
Publisher
제주대학교 대학원
Citation
고은숙. (2011). 주택임차인의 보증금 보호에 관한 연구 -A Research on the Protection of the Key
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General Graduate School > Law
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