소규모주택정비사업의 사업성 제고 방안 : 수도권 가로주택정비사업, 소규모 재건축사업을 중심으로

소규모주택정비사업의 사업성 제고 방안을 연구했다.

With the enactment of the Special Act on the Maintenance of Empty and Small Houses on February 9, 2018, it has allowed the government to attempt to revitalize small-scale housing improvement projects thanks to various government support policies, but the support policy did not lead to the revitalization of actual projects. The biggest reason is that the participation of land owners and private businesses has been continuing passively due to the lack of business feasibility of small-scale housing maintenance projects.

Although there are some lack of empirical studies on the profitability of the project because it is still in the early stage of policy enforcement, there have been many cases in which small private businesses execute the project and carry out the project without investigating the profitability in advance. The purpose of this study is to analyze project feasibility by deriving proportional ratios through the analysis of project costs, sale prices, etc. as well as construction costs, etc. for small housing improvement project sites in Seoul and Incheon.

It is also to find measures to enhance business feasibility by finding and improving the factors that affect the improvement of business feasibility through the analysis of proportional ratios. The reason why street housing improvement projects in Seoul and small reconstruction sites in Incheon were selected as the object of this study was that they were promoted as reconstruction projects under the Urban and Residential Environment Improvement Act.

But as the Special Act on the Improvement of Empty and Small Houses was enacted on February 9, 2018 amidst sluggish reconstruction projects, the two sites were converted their project sites for application of the Special Act on the Maintenance of Empty Houses and Small Houses and for promotion as street housing improvement projects and small-scale reconstruction projects. Three ranges were set for this study. First, it's a time range. The time range was set to be small-scale housing refurbishment projects in Seoul and Incheon promoted from 2003 to 2020. Second, it is a spatial range.

As the Special Act on the Maintenance of Empty House and Small House was enacted on February 9, 2018,, the Street Housing Improvement Project Zone in Jungnang-gu, Seoul, and the Michuhol-gu, Incheon Metropolitan City were converted into project sites for its application and promoted as the street housing improvement project and small-scale reconstruction project. So they were selected as the cases for this study. Third, it is a content range.

This study attempted to analyze business feasibility through the project cost, construction cost, sale price, and proportionality ratio for the target projects of Seoul and Incheon, find influencers on business feasibility and seek ways to improve the business feasibility of small-scale housing refurbishment projects. Based on these three ranges of research, this study selected the proportionality ratio of the major factors affecting business feasibility of the sites in Seoul and Incheon promoting small-scale housing improvement projects and analyzed their business feasibility. Based on the results, the following conclusions were presented.

First, sale prices and construction costs should be optimized. Business feasibility of both project sites in Seoul and Incheon may be affected by the sale guarantee of the Housing and Urban Guarantee Corporation (HUG) in connection with the sale price, the business conditions of the sale, and the situation of the transaction. In particular, in the review process of HUG's sales guarantee, sale prices have been limited to within 5% of the surrounding market price, which has the same effect as the sale price limit system is applied, which is an obstacle to the project itself.

In order to enhance the business feasibility of the project site, it is necessary to remove restrictions on the general sale price or ease the sale price to within 20% of the surrounding market price. Second, there is a need to minimize the variation in construction costs by selecting the constructor after the project implementation approval. Step-by-step design changes, such as planning and design for the establishment of the association, architectural deliberation and design, and project implementation approval and design, lead to an increase in project costs, including construction costs, which may lead to the suspension of the project itself.

In order to optimize construction costs and sales prices and prevent design changes that are unnecessary, it was analyzed that selecting a constructor after the design is finalized after the project implementation approval can make it possible to minimize the changes in construction costs, including the conflict between landowners and others, and to reduces project costs. Third, there is a need to reduce the project cost through the curtailment of the project period by applying the project cost management system in a systematic way. As the project period increases, the project costs, including construction costs, and the resulting financial costs will also increase.

Therefore, the project period should be shortened by securing a project cost management system. From the initial stage when the direction of project cost operation is determined, there is a need to review the project plan, analyze the cases similar to the construction cost and examine the method and details of the contract.

In addition, the project period should be shortened through project cost management by controlling the project cost through the examination of the validity of design changes occurring over the course of construction and follow-up management, conducting construction cost management, construction cost performance data analysis, construction cost execution performance management, and cyclical design change review and cyclical settlement detail review and complying with the set budget. Fourth, it is necessary to improve business feasibility