주택재건축사업의 현황과 개선방안에 관한 연구

주택재건축사업의 현황과 제도 개선방안을 연구했다.

Reconstruction policy, in a word, refers to the policy to destroy antiquated or malfunctioning houses (which include ordinary houses, flats, and apartments). To be more precise, reconstruction policy takes place in such a way that the owner of an existing house independently forms a local housing cooperative and makes a partnership with a registered contractor in order to demolish the house and build a new one. Thus, reconstruction policy aims to provide new houses, improve residential environment, and facilitate the investment in real estate.

The apartment buildings, which had begun to be supplied since the late 1960s, became antiquated in terms of function and facilities in the course of subsequent 20 years, generating serious inconveniences to the residents. For this reason, reconstruction policy was implemented during the mid 1980s and stimulated public desire for replacing old houses with new ones, which, in turn, facilitated house reconstructions in urban areas.

In the process, the government instituted the regulations regarding the standard of collective housing and the formation process of housing cooperative, which were needed to conduct reconstruction on the basis of the urban redevelopment law and the law on the development of housing construction. These legal measures served to establish a foothold on which the owners of antiquated or malfunctioning houses might improve their residential condition with recourse to reconstruction. Afterwards, the residential atmosphere preservation law established in July, 2002, came to replace and abolish the urban redevelopment law.

This new law was intended to secure the public interests of housing reconstruction by enlarging the scope of the policy and making the process transparent. However, the rise of the market price of the apartments in the capital area, which was actualized after the year 2002, made more stringent the regulations of housing reconstruction: as a result, what is called the reconstruction facilitation law operated to rather suppress the activities for reconstruction. Real estate recession operated as a determining factor to the regime change in 2008, and the new government is expected to spur reconstruction policy as a way to stimulate the national economy.

The present housing reconstruction policy as a way of boosting the national economy has other positive effects such as the improvement of residential environment, the increase in the amount of housing supply, the efficient use of land, and the creation of economic values. On the other hand, however, some members of housing cooperatives have set about indiscriminate reconstruction ventures for personal profits, which prompted speculations in real estate. Furthermore, the over-construction of urban intra facilities and the destruction of local environment have come out as undesirable side effects of reconstruction.

Recently, the government carried out the deregulation of housing reconstruction for two times: the deregulatory measures are called the August 21 and the November 3 measure, respectively. The ethos of the two deregulation policies lies in the slogan "the faster, higher, and more construction of apartments." The temporary prohibition of the transference of the membership in housing cooperative was also dissolved. In addition, the deregulation abolished the requirement of building compact flat and apartments for rent. However, it is undeniable that such a sweeping deregulation may regenerate the profits of reconstruction under a range of conditions.

Moreover, problems are prone to arise in the processes of instituting and facilitating the reconstruction policy, and in the compatibility of housing reconstruction with surrounding environment. Therefore, it is desired for the government to seek changes in the reconstruction policy which fundamentally aims to improve housing and its surrounding environment by demolishing the old and bad housing. The reconstruction policy from now on should take into consideration the local characteristics and harmony with environment, rather than focusing on profitability and the supply of housing.

Moreover, although reconstruction differs from redevelopment in terms of the goal, what most affects the reconstruction seems to be housing market conditions. So it should be considered that the recession and economic downturn across the society make adverse effects on the reconstruction policy even when the policy itself is well under progress. Lastly, it is needed to employ the measure to control the market condition of housing reconstruction in response to the changes in housing market.