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도움말 닫기 글씨 확대 글씨 축소
'계약분쟁' 막는 기본 규칙
매물 의뢰까지 집주인이 직접해야
서울 동대문구 용두동의 한 다세대 주택에서 전세를 살았던 이모씨(28)는 최근 이사를 하면서 집주인과 한바탕 전쟁을 치렀다. 그가 처음 전세로 들어온 때는 2007년 8월.계약 기간은 2년이었다. 작년 8월 계약이 끝났지만 집주인도 이씨도 별다른 말 없이 그냥 넘어갔다.
그로부터 2개월 뒤 취업을 한 이씨는 곧바로 이사가겠다고 집주인에게 통보했다. 집주인 측은 전세금을 주려면 다른 사람이 또 들어와야 한다고 밝혀 집주인 대신 부동산중개업소에 전세를 내놓았다. 다행히 이사 며칠 전 가까스로 세입자는 구해졌지만 중개수수료가 문제가 됐다.
집주인은 작년에 전세 계약 만료 때 암묵적 합의로 계약이 2년간 자동 갱신됐으니 이씨에게 중개수수료를 낼 것을 요구했다. 이에 이씨는 이미 계약이 끝났는데 왜 중개수수료를 부담하냐고 따졌지만 집주인은 수수료(10만원) 때문에 수천만원에 달하는 전세금을 돌려주지 않을 기세였다. 일단 돈을 받아 빨리 이사를 해야 했던 이씨는 결국 울며 겨자먹기로 집주인의 뜻에 따를 수밖에 없었다. 과연 집주인의 처사가 옳은 걸까.
법적으로 따지면 이씨는 중개수수료를 낼 의무가 전혀 없다. 현행 법령(주택임대차보호법 · 공인중개사법 시행령)에 따르면 임대차 기간이 만료되기 1개월 전까지 집주인과 세입자 사이에 특별한 말 없이 계약 기간이 지나간 경우에는 '묵시적 갱신'이 된 것으로 간주해 2년간 전세계약이 연장된다.
이 경우 집주인은 세입자에게 2년간 집을 비우라고 할 수 없지만 세입자는 언제든지 집주인에게 계약 해지를 통보하고 나갈 수 있다. 해당 물건을 부동산중개업자에게 의뢰하는 것도 집주인이어서 중개수수료도 당연히 집주인이 내야 한다.
집주인이 세입자에게 계약 만료가 끝났으니 집을 비워달라고 하려면 최소 계약 만료일로부터 1개월 전에 말해야 한다. 만약 1개월 전까지 집주인이 아무런 통보를 하지 않으면 계약이 2년간 자동 연장된 것으로 본다.
서울시는 작년 한 해 동안 주택임대차상담실을 운영하면서 상담 신청이 많았던 주요 임대차 관련 민원 내용을 22일공개했다. 시는 주택임대차 과정에서 발생하는 당사자 간 분쟁에 대한 조언 및 사회적 약자인 임차인의 권리 보호와 주거안정 상담을 위해 1990년부터 주택임대차상담실을 설치,운영해 오고 있다.
상담실에 따르면 방이 빠지지 않아 보증금을 돌려받지 못한 채 이사하더라도 임차권 등기를 해놓으면 대항력과 우선변제권이 상실되지 않는다. 임차권 등기는 집주인이 협력해 주지 않더라도 세입자가 법원등기소에 가 단독으로 할 수 있다. 임차권 등기를 마칠 경우 이사를 가거나 주민등록을 옮기더라도 기존에 보유하고 있던 대항력과 우선변제권이 그대로 유지된다.
보일러나 세면대 등과 같은 기본적인 시설을 교체하거나 수선한 비용 등을 세입자가 부담했더라도 나중에 집주인에게 청구할 수 있다. 민법 제626조에는 '임차인이 임차목적물 보존에 관한 필요비를 지출한 때에는 임대인에 대하여 그 상환을 청구할 수 있다'고 규정하고 있다.
주민등록 전입이 불가능한 외국인이더라도 출입국관리법에 따른 체류지를 임차주택으로 해 놓으면 주택임대차보호법의 혜택을 받을 수 있다. 이를 위해서는 △임대차계약 및 실입주 △주민등록전입 △임대차 계약서상 확정일자 부여 등의 요건이 충족돼야 한다. 다만 외국인은 현행법상 외국인 등록 및 체류지 변경신고가 주민등록 전입을 대신하기 때문에 내국인처럼 별도의 주민등록 전입신고는 하지 않아도 된다.
임대차 계약을 맺은 뒤에 집주인이 인근 전셋값이 크게 올랐다며 전세금을 더 달라고 요구할 경우 보증금 증액은 5% 이내로 제한된다. 서울시 주택정책과 관계자는 "현행 주택임대차보호법에 따르면 보증금의 20분의 1 이내로 집주인이 보증금을 올려달라고 요구할 수 있다"며 "5%를 넘으면 위법"이라고 말했다.
그는 또 "증액을 할 경우 증액 시점에서 1년간은 추가적인 증액이 불가능하다"며 "다만 계약 만료 6개월부터 1개월 사이라면 새로운 계약 체결이 가능하므로 이때의 증액 요구는 한도 제한을 받지 않는다"고 밝혔다.
서울 강남 등 수도권을 중심으로 전세난이 계속되면서 주택임대차상담실 이용 건수도 매년 늘어나고 있다. 작년 이용 건수는 2만5182건으로 주말과 휴일을 제외하면 하루 평균 100명꼴로 임대차 관련 상담을 한 것으로 나타났다. 2007년 2만403명，2008년 2만2464명 등으로 매년 증가하는 추세다.
내용별로는 '묵시적 갱신 시 임대차 계약 사항'이 6296건(25％)으로 가장 많았고 다음으로 '보증금 증감 청구' 3777건(15％)'수선유지 의무' 3274건(13％)'보증금 반환' 2770건(11％) 등의 순이었다.
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