상가임대차 분쟁실태와 조정성립 결정요인 분석 : 서울특별시 분쟁사례를 중심으로 = Analysis of the actual state of commercial building dispute and determinants of conciliation resolution : focused on the case of dispute in Seoul
저자
발행사항
전주 : 전주대학교 일반대학원, 2022
학위논문사항
학위논문(박사) -- 전주대학교 일반대학원 부동산학과 2022. 8
발행연도
2022
작성언어
한국어
주제어
KDC
365.4453 판사항(5)
발행국(도시)
전북특별자치도
형태사항
vi, 132 p. : 삽화, 표 ; 26cm
일반주기명
지도교수: 김종진
부록: 1. 상가건물 임대차 표준계약서 양식 -- 2. 상가건물임대차 분쟁조정신청서 및 조정서
참고문헌: p. 115-119
UCI식별코드
I804:45016-200000648329
소장기관
The Seoul Metropolitan Government enacted the Seoul Metropolitan Government Ordinance on the Protection of Commercial Tenants on January 7, 2016, and established the "Commercial Building Dispute Conciliation Committees " for the first time in local governments on May 2016.
The Seoul Commercial Building Dispute Conciliation Committees, established with the aim of stabilizing commercial leases, surged 4.2 times to 185 in 2021, compared to 44 in 2016, and the number of consultations at the Seoul Commercial Lease Counseling Center reached 15,043. As such, commercial lease disputes are constantly increasing and are very close to our real life, so it is necessary to resolve them as soon as possible by reducing wasteful emotional waste and time through clear interpretation of related law regulations.
Therefore, in this study, the determinants of commercial lease disputes and mediation were analyzed for cases received and processed by ‘The Seoul Commercial Building Dispute Conciliation Committees'. The data used for the analysis were from January 1, 2019 to December 31, 2021, and only data after the establishment of the mediation committee were used as analysis data due to the revision of the Commercial Lease Protection Act in 2018.
According to the analysis of commercial lease disputes, the proportion of deposits under 10 million won and monthly rent under 1 million won was high, and the area of commercial leases under 60㎡ was 36.3%, indicating that the smaller the deposit and monthly rent, the higher the rate of dispute settlement application. By location, 20.5% in the city center, 23.2% in the southeast region, 22.0% in the northeast region, and 21.0% in the southwest region, but the northwest region was the lowest with 13.3%. By industry, restaurants/food shops were 32.7%, medicine/clinical/beauty/sales shops 20.3%, institutes/accommodations 16.2%, pubs/non-alcoholic beverages 15.5%, and other service industries included laundry, photography, and computer repair
According to the deposit and monthly rent status and the type of commercial rental industry, the proportion of more than 100 million won was higher than that of other industries, with 15.2% for pharmaceutical/clinical/hospital/hairdress/storey businesses showing high monthly taxes of 21.4% and 16.5% for private institutes.
Looking at the relationship between the type of commercial rental industry and the area and location, the area of less than 60㎡ accounted for the highest proportion in the rest of the industries except for private institutes/accommodations, while the area of more than 300㎡ accounted for 33.0%. Restaurants/food stores are 24.2% in the southeast, bars/non-alcoholic beverages are 29.1% in the southwest, 27.7% in the downtown area, and 33.7% in the northeast area, indicating that there is a difference in applications for adjustment by industry except for academies and lodging.
The number of dispute settlements by reason for mediation was 26.1% for rent increase, 19.8% for maintenance, 11.7% for premium return, 6.5% for deposit return, 5.8% for contract renewal, 5.6% for contract termination, 5.2% for eviction compensation, 3.2% for damages, 2.3% for overdue rent and excess rent, and 1.3% for time difference. As a result of the mediation, 30.6% of the mediation was established, 19.1% of the reconciliation was terminated, 7.9% of the non-establishment, and 42.4% of the dismissal.
Dispute mediation was categorized and named 'implementation complex', 'profit-seeking', 'contract liquidation', and 'business maintenance'. The "implementation complex type" has the highest dismissal rate because the respondent did not comply with the adjustment, and the "profit-seeking type" has a high establishment rate due to its strong purpose of pursuing its own interests. The "contract liquidation type" is a type of reconciliation that wants to eliminate and conclude the cause of the dispute as soon as possible, and the business maintenance type has a high ratio of establishment and settlement termination with the will of tenants and landlords seeking business stability. According to the analysis of the determinants of mediation establishment, six of the 14 variables of human factors, contract factors, physical factors, and dispute factors, including the respondent's age and gender, urban area, processing period, rent increase or decrease, and contract renewal, were found to affect the mediation establishment decision.
Finally, if we derive implications, the rate of mediation application was high in the order of disputes related to maintenance and repair following the increase or decrease in rent, so disputes related to maintenance can be prevented in advance and on-site mediation or insurance using expert members considering the urgency. In order to reduce the dismissal rate for each type of mediation case and increase the mediation establishment rate, it is necessary to find a pilot introduction of mediation preposition by specifying mediation cases, and the use of face-to-face meetings using the advantages of mediation is expected to play a positive role in mediation.
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