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주택 임대료 규제의 법 정책적 검토

Legal and Policy Review of Residential Rent Regulation

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법학연구소 (The Institute of Legal Studies Konkuk University)|2023.11|일감부동산법학 (Ilkam Real Estate Law Review)|제27호|pp. 41-79|DOI 10.35148/ilsire.2023..27.41

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참고문헌

키워드

주택정책주택임대차보호법housing policyHousing lease protection act주택 차임 규제서민주거안정임대 시장Housing rent regulationresidential stability for low-income peoplerental market
주제분류법학

초록

주택 임대료를 규제하는 법은 추상적인 법이념에서 비롯된 것이라기보다는 전쟁, 천재지변 등 각종 재난이나 경제 공황으로 그 입법이 강요된것이다. 임대료 규제를 지지하는 사람들은 임대료 규제로 인한 분배 효과가 경제적 효율성 비용보다 더 크다고 주장한다. 그러나 경제적 효율성과분배 효과의 차이는 특정 지역 또는 특정 시기에 따라 다르므로 일률적으로 판단하기 어렵다. 임대료 규제가 임차인의 임대료 절감에 매우 효과적인 것으로 보이지만 이동성 저하 및 주택 건설의 위축과 같은 부정적인 결과도 발생시킨다. 이러한 부정적인 효과는 긍정적인 효과를 상쇄하여 임대료 규제의 정책적 역할을 감소시킨다. 따라서 임대료 규제정책이 사회복지에 미치는 전반적인 영향은 명확하지 않다. 더욱이 이러한 정책이 독립적으로 실시되지 않으므로 그 실증적 효과는 명확하게 말하기 어렵다. 다만 전쟁이나 천재지변으로 정상적인 상황이 아닌 경우에는 서민의주거권 보장이 강조되어야 할 것이다. 그러나 임대료에 대한 규제는 전쟁이나 전염병 확산 등으로 정상적인 시장 질서가 왜곡될 때 시장 질서가 회복될 때까지 단기 처방이 될 수 있으나, 시장 질서가 정상적으로 작동될때 장기적으로 행사하는 것은 오히려 시장 질서를 왜곡시켜 득보다 실이큰 정책이 될 수도 있다. 임대료 규제의 목적은 궁극적으로 임차권을 보장하기 위한 것이다. 임차권 보장은 궁극적으로 원하지 않는 퇴거로부터 자유로울 권리, 즉 임차인의 주거권을 보장하기 위한 것이다. 임대료 인상이 제한되더라도 임대인이 정당한 이유 없이 퇴거권을 가지는 한, 임차인은 퇴거에 대한 두려움때문에 이러한 주장을 할 수가 없다. 대부분 국가에서는 임차권의 존속이기본적으로 보장되므로, 임대료 인상에 대한 규제만 논란이 된다. 대부분국가와 달리 우리는 임차권의 존속 보장이 한정되어 있으므로 임대료 규제에 관한 규정이 있더라도 그 효력이 반감될 수밖에 없다. 임대료 규제와 동시에 퇴거로부터 임차인 보호, 주택 건설 등 다른 주택정책도 함께 고려하여야 한다. 또한 은행, 기후 및 재정 정책도 임대료 규제에 영향을 미칠 수 있다. 정책 입안자들이 정부 정책을 설계할 때 이러한다양한 효과와 상호 작용을 고려하여야 하여 임대료 규제의 시기와 지역을 결정하여 주도면밀하게 정책을 추진하여야 할 것이다.

Abstract

Rather than originating from an abstract legal ideology, the law regulating housing rents was forced by various disasters such as war, natural disaster, or economic depression. Supporters of rent control argue that the distributional effects of rent control outweigh the economic efficiency costs. However, differences in economic efficiency and distribution effects vary depending on specific regions or specific periods, so it is difficult to judge them uniformly. Although rent control appears to be very effective in reducing rents for tenants, it also produces negative consequences such as reduced mobility and a decline in housing construction. These negative effects offset the positive effects, reducing the policy role of rent control. Therefore, the overall impact of rent control policies on social welfare is not clear. Moreover, because these policies are not implemented independently, their empirical effects are difficult to say with certainty. However, in non-normal situations such as war or natural disaster, the guarantee of housing rights for the common people should be emphasized. However, rent regulations can be a short-term measure until the market order is restored when the normal market order is distorted due to war or the spread of infectious diseases, but exercising it long-term when the market order is operating normally will actually distort the market order. This could end up being a policy that causes more harm than good. The purpose of rent control is ultimately to guarantee rental rights. Guaranteeing the right to rent is ultimately intended to guarantee the tenant’s right to freedom from unwanted eviction, that is, the tenant’s right to housing. Even if rent increases are limited, as long as the landlord has the right to evict without just cause, the tenant cannot make this claim out of fear of eviction. In most countries, the continuation of the right to lease is basically guaranteed, so only regulations on rent increases are controversial. Unlike most countries, our guarantee of the continuation of rental rights is limited, so even if there are regulations on rent control, their effectiveness is bound to be halved. At the same time as rent regulation, other housing policies such as protection of tenants from eviction and housing construction must also be considered. Banking, climate and fiscal policies can also affect rent control. When policymakers design government policies, they must consider these various effects and interactions, determine the timing and region of rent regulation, and carefully pursue policies.

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