자율주택정비사업 개선방안 연구

자율주택정비사업의 현황과 제도 개선 방안을 연구한다.

Since the implementation of the Special Act on Vacant and Small House Maintenance (hereinafter referred to as the Small House Maintenance Act) in February 2018, the autonomous housing renewal projects has been implemented to resolve issues such as the existence of neglected old and defective housings, the decreasing self-residence rate of former habitants, and the lacking supply of rental housings in urban areas, and to maintain local community.

Compared to complex, long-term, large-scale redevelopment and reconstruction maintenance projects, the autonomous housing renewal projects doesn’t require processes such as basic maintenance planning, getting approvals of union establishment, and of management and disposal plan. Once the project implementation plan is approved, new housing can be built, allowing project results to be achieved in a short period of time with an average project period of 1 to 2 years.

However, since its initial implementation the number of completed projects nationwide is mere 66 (as of the third quarter of the year 2022), due to reasons such as the lack of understanding and promotion of projects, the challenges of reaching agreement among residents, the problems in operating the integratesupport system as the collaboration model among public organizations, and delays in the project period, signifying that more vitalization of the project is needed.

Therefore, in the time of aging housing as an emerging social problem, this study aims to analyze the cause of sluggish state in revitalization of the autonomous housing renewal projects, and to present improvement measures for the project. In order to analyze the importance of problems and derive improvement measures, case analysis was made on completing, propelling, and stopping of projects in Seoul, Busan, Daejeon, Gyeonggi-do area.

Also, the in-depth interviews were made with 26 experts from 10 different fields: representatives of residents’ association, public officials, employees in the public sector, architects, construction company executives, the executives in the management companies specializing on maintenance business, appraisers, real estate agents, university professors, research directors. To the derived improvement measures, Analytic Hierarchic Process (AHP) and Fuzzy Confidence Index using Fuzzy-AHP targeting 56 experts were applied in weight analysis to decide the importance ranking of each improvement measure.

And the improvement measures can be suggested as follows in the order of importance: The number one priority is the need for the advancement of integrated support for residents’ associations. The collaboration model was established among public organizations but its help cannot go beyond consultation, business analysis to provide actual help to customers solving problems such as financing business costs, purchasing rental housings. On top of those, it takes rather long to finance the business cost while the process and requirements can be demanding. And with the abolition of the pre-purchase system, the risk of unsold units increased.

In addition, in local governments, the project period is delayed due to differences in interpretation of laws related to project implementation plan approval and unfamiliarity with the work.Therefore, through the amendment of relevant laws and transfer and integration of work and functions the establishment of a dedicated agency or an inter-organizational task-force team that actually provides integrated support for the projects covering from consultation, business analysis, project implementation plan approvals, to fund financing, Purchase agreement and clearing.

The dedicated agency or task force team needs to provide integrated involvement in the entire project, one organization should be able to handle multiple tasks in one stop at a same location, providing more detailed support for each task. The second priority is the expansion of business incentives.

As an exceptional allowance, the floor area ratios were allowed to increase additionally and the rights to use parking lots were secured to give incentives to projects, however it didn’t prove to be efficient enough because of the different application of laws among communities, and the operation of the architectural committee and the local city planning committee was another hinderance to the incentives. In order to revitalize business, it is necessary to expand incentives by expanding discretion when applying local ordinances and active deliberation by the committee. One-person business operation should be permitted in areas with high concentrations of old and defective housings.

A discount and reduction policy should be applied when real estate acquisition and registration taxes and capital gain taxes are payed. It’s also necessary to expand the range of increase in upgrading the types or the floor area ratios of the residential area. In addition, in cases where the floor area ratio incentive benefit cannot be received due to reasons such as restrictions on sunlight access, relaxation of bare land requirements also needs to be reviewed. Third, the pre-purchase commitment system needs to be reimplemented and the purchase amount should be realized.

With the abolition of the pre-purchase commitment system, it is required to apply for purchasing a house according to the new housing purchase commitment system. However, the application is possible only when the number of households in the area is over a certainamount and the number differs from region to region. (In case of Gyeonggi-do area, it’s regulated to be over 20 households.) Mostly, two people comprise a residents’ association and the associations with less than 20 households are not eligible to apply for purchasing and it’s obvious that complaints are increasing.

Therefore, it’s necessary to reimplement the abolished pre-purchase commitment system, to expand the scope of rental housing purchase agency to each local government. When a dedicated agency is es