Hongje Hanyang Seeks Consent for Reconstruction Safety Inspection Application
Switching to Reconstruction Due to Deregulation of Floor Area Ratio in Station Areas
Seoul City Also Influenced by Strengthened Remodeling Regulations
In Seoul, complexes that initially pursued remodeling are increasingly switching to reconstruction. While Seoul's remodeling regulations are becoming more stringent, the government has eased various reconstruction regulations, creating a preference for 'rebuilding' rather than 'repairing and reusing.'
According to the real estate industry on the 21st, Hongje Hanyang Apartment (998 households) in Seodaemun-gu, Seoul, began collecting consent forms for reconstruction safety inspections from residents on the 15th. Completed in 1993, this apartment complex is the second largest in Hongje-dong and had been pursuing remodeling rather than reconstruction until early this year. However, following a survey in July, 87% of landowners expressed a preference for integrated reconstruction with nearby detached houses or standalone reconstruction, prompting a change in project direction. The remodeling promotion committee was disbanded, and a reconstruction promotion preparation committee was formed in September.
The shift to reconstruction at Hongje Hanyang Apartment was made possible by regulatory relaxations that improved project feasibility. With a floor area ratio of 229%, the complex had pursued remodeling since 2021 due to feasibility concerns. However, following the amendment of the Urban and Residential Environment Improvement Act in June, from next year, floor area ratios for station-area redevelopment projects will be relaxed up to 1.2 times the legal limit, and Seoul's lifting of height restrictions near Bukhansan Mountain has further enhanced project viability.
Moreover, as Seoul is strengthening remodeling-related regulations, residents' preferences shifted. According to the recently announced '2030 Seoul Metropolitan City Apartment Remodeling Basic Plan,' horizontal extensions, which previously required only a first safety inspection, will now require a second safety inspection similar to vertical extensions. Additionally, to prevent obstruction of views and inconvenience caused by remodeling extensions, public infrastructure must be improved, and facilities opened to the public to enhance public interest.
An official from the maintenance industry said, "Hongje Hanyang was a complex where voices for reconstruction were raised even during remodeling efforts," adding, "Since the floor area ratio is high, how to improve project feasibility will determine the speed of reconstruction."
Along with Hongje Hanyang, other complexes such as Sindorim Hyundai Apartment (450 households) in Guro-gu have also changed their project approach amid the trend of easing reconstruction regulations and tightening remodeling regulations. Although the remodeling association establishment was actively pursued since last year, it is now undergoing dissolution procedures and forming a reconstruction promotion preparation committee. Eungbong Daerim 1st Complex (855 households) in Seongdong-gu also shifted from remodeling to reconstruction and recently passed the safety inspection with a D grade.
Some argue that Seoul should move away from a remodeling-only regulatory approach for complexes where reconstruction is practically difficult due to high floor area ratios. On the 14th, Seoul Metropolitan Council member Choi Jaeran stated at the Housing Space Committee administrative audit, "If remodeling safety is an issue, measures to complement regulations should be prepared rather than only strengthening them," adding, "We need to explore various residential environment improvement methods considering aging mid-rise complexes with no options other than remodeling."
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