전세사고 예방을 위한 공인중개사 전문성 향상 방안 - 주거용 중개대상물 확인·설명서를 중심으로 -

This study comprehensively analyzed previous research on jeonse accidents and recent real estate market trends, revealing that jeonse accidents result from a complex interplay of policy, institutional, financial, legal, and practical factors. In particular, these phenomena became especially pronounced during the period of rapid increases in jeonse prices between 2017 and 2022. During this time, multiple factors collectively contributed to the escalation of risks, including the relaxation of HUG’s deposit return guarantee requirements, the introduction of the right to contract renewal and the rent increase cap, the persistent low-interest-rate environment, the expansion of jeonse loans, imbalances in jeonse supply and demand, legal limitations of the jeonse system, and the insufficient stability of the property disclosure and explanation document for residential brokerage transactions. As a result, high-risk jeonse arrangements became increasingly widespread, and jeonse accidents surged rapidly as housing prices declined following the rise in interest rates beginning in late 2021. These jeonse accidents occurred most severely among younger tenants in their 20s and 30s with deposits below 200 million KRW and those residing in non-apartment housing types. However, the ex-ante safeguards at the contract stage—such as the stability of the Explanation Manual for Verifying the Premises and the professional competence of licensed real estate agents—have been insufficient, failing to prevent high-risk jeonse transactions effectively. Therefore, this study proposes practical improvement measures to enhance the expertise of licensed real estate agents and increase the effectiveness of the Explanation Manual for Verifying Residential Premises to prevent jeonse accidents. Through these measures, the study seeks to help prevent the recurrence of jeonse accidents and jeonse fraud, thereby improving the stability and reliability of jeonse lease transactions.