'Pilotis' as a Remodeling Obstacle... "The Second Safety Inspection Is Too Much"

Seoul City Remodeling Housing Association Meeting on the 12th
"Project Delays Inevitable... Alternatives Needed Such as Integrated Review"
"Seoul City Should Differentiate Between Reconstruction and Remodeling"

"Remodeling is all about speed. But now, if piloti is considered vertical extension and additional safety inspections are required, the project period will be extended by at least two years. This ultimately leads to an increase in members' contributions, putting some associations in a difficult situation." (Hwang Sun-young, Chairman of the Munjeong Siyeong Remodeling Association, Songpa-gu, Seoul)

The Seoul Remodeling Housing Association (Seorihyeop) held a press conference on the 12th in Mapo-gu, Seoul, demanding integrated review of remodeling projects and simplification of approval procedures.

On the 12th, Seo Jeong-tae, chairman of the Seoul Remodeling Housing Association Council, demanded the simplification of procedures such as integrated remodeling review at a press conference.

Recently, as Seoul continues its policy of easing reconstruction regulations while tightening remodeling regulations, Mayor Oh Se-hoon's so-called 'remodeling neglect theory' has surfaced. In particular, after Seoul defined the piloti (an empty first-floor space) design as a vertical extension rather than a horizontal extension for one floor increase, remodeling projects have been under pressure. Vertical extension requires an additional complicated secondary safety inspection. As a result, out of 76 apartment complexes pursuing remodeling in Seoul, 22 are reportedly required to change their project plans or undergo additional safety reviews.

Seoul's tightening of remodeling regulations is due to recent collapse accidents at new apartment construction sites. In response, Mayor Oh is fundamentally questioning the safety of remodeling projects and strengthening regulations.

Seorihyeop has requested Seoul to simplify procedures through integrated reviews instead of secondary safety inspections like those required for vertical extensions when extending piloti floors.

Seo Jeong-tae, president of Seorihyeop, said, "Most remodeling complexes in Seoul proceed with remodeling by converting the first floor into a piloti structure and performing horizontal extensions. Since additional safety inspections and reviews inevitably delay projects, we will continuously communicate with Seoul to institutionalize integrated reviews and simplified approval procedures while ensuring safety."

The remodeling association chairpersons voiced practical difficulties due to tightened regulations. Cha Joo-hwan, chairman of the Ichon Hangaram Remodeling Association in Yongsan-gu, Seoul, said, "Choosing horizontal extension means giving up vertical extension, which requires secondary safety inspections. Under the new regulations, there are not many complexes that can pursue remodeling," he said.

At the conference, Seorihyeop also requested Seoul to step in to resolve the dilemmas faced by complexes wavering between reconstruction and remodeling.

According to the '2030 Seoul Metropolitan Housing Remodeling Basic Plan,' among 4,217 apartment complexes in Seoul, 878 are eligible for reconstruction, 898 for remodeling with increased units, 2,198 for customized remodeling, and 243 for general maintenance.

Lee Geun-soo, chairman of the Ichon Hyundai Remodeling Association in Yongsan-gu, Seoul, said, "If about 3,000 complexes excluding those eligible for reconstruction need remodeling, it is Seoul's role to devise an exit strategy. First, by easing regulations to induce reconstruction-eligible complexes, remodeling-eligible complexes with extensions, and major repair remodeling-eligible complexes, Seoul can minimize trial and error and reduce national waste caused by long-term remodeling projects that eventually dissolve," he said.

On the 27th of last month, the Seoul Remodeling Housing Association and Seoul city officials held a remodeling meeting.

Meanwhile, Seorihyeop presented its plans and goals for 2024, including △management plans for remodeling projects △promotion and expansion of public support for remodeling projects △establishment of remodeling project guidelines.

First, Seorihyeop plans to prepare management and support measures so that apartment complexes built before the subdivision of floor area ratio standards can smoothly proceed with projects by supplementing remodeling demand forecasts and analyses. Also, since remodeling involves reusing existing buildings, they plan to actively communicate with Seoul and the government to establish separate standards for projects within the urban management system.

By including management plans for remodeling projects in the guidelines, they aim to enhance understanding of the projects among associations and public officials responsible for approvals, and actively participate to promote efficient project implementation. They will also pursue simplification of remodeling project approvals and unification of reviews. A Seorihyeop official said, "Through integrated reviews of architecture, urban planning, and landscape, it is expected that negative impacts on the complexes and surrounding areas due to eased building regulations, including floor area ratio, can be minimized."