Open Decision Ledger · Rehabilitation & bankruptcy
No need to show likely harm before appointing an interim manager
Supreme Court, Aug. 19, 2024, 2024Ma6239 (ruling)
Case name: 임시관리인선임[집합건물의 임시관리인 선임 청구의 요건이 문제된 사건]
Official text on the National Law Information Center
Question
Where no manager has been appointed under Article 24(3) of the Act on the Ownership and Management of Collective Buildings, may a unit owner, an occupier of a unit with the owner's consent, a developer or another interested person petition the court for the appointment of an interim manager under Article 24-2(1), and must there separately be circumstances in which harm is likely if no interim manager is appointed at once?
Holding
Yes, unless there are special circumstances. Article 24-2(1) makes the absence of a manager appointed under Article 24(3) the requirement, and the new provision did not make the risk of harm from the manager's absence a further requirement, as Article 63 of the Civil Act, applied by analogy before the amendment of 4 February 2020, did. The duty the Act puts on an interim manager to convene the assembly or management committee within six months to appoint a manager, and the limit on the interim term, show that the post is temporary.
Summary of the holding, verbatim
집합건물법 제24조 제3항에 따라 선임된 관리인이 없는 경우 특별한 사정이 없는 한 구분소유자, 그의 승낙을 받아 전유부분을 점유하는 자, 분양자 등 이해관계인은 집합건물법 제24조의2 제1항에 의하여 법원에 임시관리인의 선임을 청구할 수 있고, 이와 별도로 곧바로 임시관리인을 선임하지 아니하면 손해가 생길 염려가 있다는 사정이 요구되는 것은 아니다.
Unofficial English translation
Where no manager has been appointed pursuant to Article 24 (3) of the Condominium Buildings Act, absent special circumstances, an interested party such as a unit owner, a person occupying an exclusive section with the unit owner's consent, or a seller may petition the court for the appointment of a temporary manager pursuant to Article 24-2 (1) of the Condominium Buildings Act, and it is not required, separately from this, that there be circumstances giving rise to a risk of damage unless a temporary manager is appointed immediately.
Disposition
Reversed and remanded Stated in the decision
원심결정을 파기하고, 사건을 수원고등법원에 환송한다.
Unofficial English translation
The order of the court below is reversed, and the case is remanded to the Suwon High Court.
Form of the test
Elements stated Stated in the decision
신설된 집합건물법 제24조의2는 ‘선임된 관리인이 없는 경우’만 임시관리인 선임 청구의 요건으로 정할 뿐 선임된 관리인의 부존재로 인한 손해 발생 염려를 요건으로 정하지 않았다.
Unofficial English translation
The newly established Article 24-2 of the Condominium Buildings Act only prescribes 'a case where no manager has been appointed' as a requirement for a petition for the appointment of a temporary manager, and does not prescribe a risk of damage arising from the absence of an appointed manager as a requirement.
Factors
- 임시관리인은 선임된 날부터 6개월 이내에 제24조 제3항에 따른 관리인 선임을 위한 관리단집회 또는 관리위원회를 소집하여야 하고
- 임시관리인의 임기는 선임된 날부터 제24조 제3항에 따라 관리인이 선임될 때까지로 하되 제24조 제2항에 따라 규약으로 정한 임기를 초과할 수 없다
- ‘선임된 관리인이 없는 경우’만 임시관리인 선임 청구의 요건으로 정할 뿐 선임된 관리인의 부존재로 인한 손해 발생 염려를 요건으로 정하지 않았다
- 관리인이 없는 경우에 발생할 수 있는 집합건물의 관리공백이나 관리인 선임을 둘러싼 분쟁을 예방하는 데 그 입법 취지가 있다
Unofficial English translation
• A temporary manager must convene a meeting of the management association or the management committee for the appointment of a manager under Article 24 (3) within six months from the date of appointment, and
• The term of office of a temporary manager shall run from the date of appointment until a manager is appointed pursuant to Article 24 (3), provided that it may not exceed the term set forth in the bylaws under Article 24 (2)
• It only prescribes 'a case where no manager has been appointed' as a requirement for a petition for the appointment of a temporary manager, and does not prescribe a risk of damage arising from the absence of an appointed manager as a requirement
• Its legislative purpose lies in preventing a vacuum in the management of the condominium building that may arise where there is no manager, or disputes surrounding the appointment of a manager
Relation to precedent
States a new standard Read from the decision
이처럼 집합건물법은 임시관리인이 선임된 경우 그에게 관리인의 조속한 선임을 위한 관리단집회 등 소집 의무를 부과하고 그의 임기도 위와 같이 제한함으로써 임시관리인의 지위가 임시적인 것임을 분명히 하고 있다.
Unofficial English translation
In this way, the Condominium Buildings Act, where a temporary manager has been appointed, imposes upon that person the duty to convene a meeting of the management association, etc. for the prompt appointment of a manager and limits that person's term of office as described above, thereby making clear that the status of a temporary manager is temporary.
Decisions referred to
대법원 2009. 11. 19. 자 2008마699 전원합의체 결정(공2010상, 1)
Burden of proof
Not addressed Not in the decision
Open question and revisit condition
What special circumstances, none of them created by the text of Article 24-2 itself, can still prevent a unit owner from petitioning for the appointment of an interim manager?
The judgment the Suwon High Court gives on remand in case 2023Ra10381 will show what those special circumstances are in practice. An amendment to Article 24-2 of the Act, or a later Supreme Court decision defining them, would require this entry to be read again.
Cross-family AI independent reading & axis check
8 of 8 axes matched GPT-6 Astra (OpenAI, codex CLI) · 2026-10-25
A reader from another model family (GPT-6 Astra), given the official text but not the primary reading, agreed on all 8 axes.
Raw responses and comparison record: Protocol · Blind readings (JSONL) · Axis comparison (JSONL) · SHA-256 (JSON)
Lower-court contrast & scope of application
Lower-court reading vs. Supreme Court holding
Lower-court context: The Suwon High Court, in its ruling of 22 April 2024 (2023Ra10381), kept the first-instance ruling that had dismissed the applicant's petition. It read Article 24-2 of the Act as allowing a petition for an interim manager only where appointment by the ordinary procedure is extremely difficult and there are special circumstances in which harm is likely if no interim manager is appointed at once, and it found that the papers the applicant filed did not show such circumstances.
Supreme Court standard: The Supreme Court held that the applicant, a unit owner of a building with no appointed manager, could petition the court for the appointment of an interim manager. The court below had misapprehended the law on the appointment of an interim manager under the Act, and that error affected its ruling, so the ruling was reversed and the case sent back to the Suwon High Court on the unanimous view of the Justices concerned.
Distinguishing conditions
- A building in which a manager has already been appointed by resolution of the general meeting of the assembly or, under the articles, by resolution of the management committee under Article 24(3).
- An applicant who is not a unit owner, an occupier of a unit with the owner's consent, a developer or another interested person within Article 24-2(1).
- A case in which special circumstances stand against the petition, since the Court allowed it unless there are such circumstances.
Record verification notes
Set the file against Article 24(3) first, to see whether a manager was in fact appointed by resolution of the general meeting of the assembly or, under the articles, of the management committee, since the petition exists only where none was appointed. Confirm that the applicant is a unit owner of a collective building established under Article 23(1) and falls within the categories in Article 24-2(1), and check which version of the Act applies, as Article 24-2 was newly added by Act No. 16919 of 4 February 2020. This decision does not define the special circumstances that can still bar the petition, so the record made on remand matters.
From the official text
Points at issue
집합건물의 소유 및 관리에 관한 법률 제24조 제3항에 따라 선임된 관리인이 없는 경우, 구분소유자, 그의 승낙을 받아 전유부분을 점유하는 자, 분양자 등 이해관계인이 같은 법 제24조의2 제1항에 의하여 법원에 임시관리인의 선임을 청구할 수 있는지 여부(원칙적 적극) 및 이와 별도로 곧바로 임시관리인을 선임하지 아니하면 손해가 생길 염려가 있다는 사정이 요구되는지 여부(소극)
Unofficial English translation
Whether, where no manager has been appointed pursuant to Article 24 (3) of the Act on the Ownership and Management of Condominium Buildings, an interested party such as a unit owner, a person occupying an exclusive section with the unit owner's consent, or a seller may petition the court for the appointment of a temporary manager pursuant to Article 24-2 (1) of the same Act (affirmative in principle), and whether, separately from this, it is required that there be circumstances giving rise to a risk of damage unless a temporary manager is appointed immediately (negative)
Summary of the holding
집합건물의 소유 및 관리에 관한 법률(이하 ‘집합건물법’이라 한다) 제24조 제3항은 "관리인은 관리단집회의 결의로 선임되거나 해임된다. 다만 규약으로 제26조의3에 따른 관리위원회의 결의로 선임되거나 해임되도록 정한 경우에는 그에 따른다."라고 규정하고, 제24조의2 제1항은 "구분소유자, 그의 승낙을 받아 전유부분을 점유하는 자, 분양자 등 이해관계인은 제24조 제3항에 따라 선임된 관리인이 없는 경우에는 법원에 임시관리인의 선임을 청구할 수 있다."라고 규정한다. 이는 관리인이 없는 경우에 발생할 수 있는 집합건물의 관리공백이나 관리인 선임을 둘러싼 분쟁을 예방하는 데 그 입법 취지가 있다. 임시관리인 선임에 관한 집합건물법 제24조의2는 집합건물법이 2020. 2. 4. 법률 제16919호로 일부 개정되면서 신설되었는데, 그 이전에는 이사의 부존재나 결원으로 인하여 손해가 생길 염려가 있는 때에 이해관계인이나 검사의 청구로 법원이 임시이사를 선임할 수 있도록 규정한 민법 제63조를 유추적용하여 임시관리인을 선임할 수 있었다. 그런데 신설된 집합건물법 제24조의2는 ‘선임된 관리인이 없는 경우’만 임시관리인 선임 청구의 요건으로 정할 뿐 선임된 관리인의 부존재로 인한 손해 발생 염려를 요건으로 정하지 않았다. 집합건물법에 따르면 임시관리인은 선임된 날부터 6개월 이내에 제24조 제3항에 따른 관리인 선임을 위한 관리단집회 또는 관리위원회를 소집하여야 하고(제24조의2 제2항), 임시관리인의 임기는 선임된 날부터 제24조 제3항에 따라 관리인이 선임될 때까지로 하되 제24조 제2항에 따라 규약으로 정한 임기를 초과할 수 없다(제24조의2 제3항). 이처럼 집합건물법은 임시관리인이 선임된 경우 그에게 관리인의 조속한 선임을 위한 관리단집회 등 소집 의무를 부과하고 그의 임기도 위와 같이 제한함으로써 임시관리인의 지위가 임시적인 것임을 분명히 하고 있다. 위와 같은 집합건물법의 문언, 입법 취지, 임시관리인의 의무 및 임기 등에 비추어 보면, 집합건물법 제24조 제3항에 따라 선임된 관리인이 없는 경우 특별한 사정이 없는 한 구분소유자, 그의 승낙을 받아 전유부분을 점유하는 자, 분양자 등 이해관계인은 집합건물법 제24조의2 제1항에 의하여 법원에 임시관리인의 선임을 청구할 수 있고, 이와 별도로 곧바로 임시관리인을 선임하지 아니하면 손해가 생길 염려가 있다는 사정이 요구되는 것은 아니다.
Order
원심결정을 파기하고, 사건을 수원고등법원에 환송한다.
Unofficial English translation
The order of the court below is reversed, and the case is remanded to the Suwon High Court.
Provisions referred to
집합건물의 소유 및 관리에 관한 법률 제23조 제1항, 제24조 제3항, 제24조의2, 민법 제63조
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