Flood Barriers Are Essential for Safety, but Landlords Turn a Blind Eye [Inside the Semi-Basement] ③

No Flood Barriers, But Low Rent Draws Tenants to Semi-Basement Homes
A Total of 15,683 Flood Barriers Installed in Seoul
Many Homes Remain Unprotected Due to Landlord Indifference

The entrance of a semi-basement house in Daerim-dong, Yeongdeungpo-gu, Seoul. No flood barrier equipment was installed. Photo by Lee Jungyoon

"I asked the landlord to install a flood barrier, but there still isn't one. I'm really worried," he said.

Mr. Jang (45), who lives in a semi-basement house in Daerim-dong, Yeongdeungpo-gu, Seoul, told a reporter this on April 15. The boundary between Jang's house and the street is separated by a low curb. The front door of the house is much lower than the street. He explained that with heavy localized downpours, water would quickly rise over the curb, and he feels "at a loss" about how to get through the summer this year.

Unlike tenants like Jang, landlords are not keen on installing flood barriers. If a house is labeled as "flooded," they have to lower the rent even further. Experts have pointed out that legal requirements should be established so that tenants can have flood barriers installed even if landlords object.

"Afraid of the stigma of a 'flooded house,' we don't apply for flood barriers"

There are still a significant number of semi-basement households in Seoul without flood barriers, just like Jang's. According to the Seoul Metropolitan Government, as of the end of last year, a cumulative total of 15,683 flood barriers had been installed across the city's 25 districts. Considering that there are about 200,000 underground and semi-basement homes in Seoul, only about 8% are equipped with flood barriers. Compared to the 28,537 semi-basement homes that the city identified as needing flood prevention facilities in 2023, only about 55% are actually protected with flood barriers.

Among these, Yeongdeungpo-gu had the highest number of flood barriers installed. By district, the numbers were: Yeongdeungpo-gu with 2,006, Gwanak-gu with 1,880, Dongjak-gu with 1,262, Geumcheon-gu with 1,133, and Guro-gu with 990. The district with the fewest installations was Jung-gu with 7, followed by Yongsan-gu with 49, Jongno-gu with 77, and Seodaemun-gu with 140.

Although the figures show that Yeongdeungpo-gu and Gwanak-gu have the most flood barriers installed, the reporter found that many homes in Daerim-dong and Sillim-dong still remain without any protection. These are areas that suffered significant damage from localized torrential rains in August 2022.

Semi-basement homes are highly vulnerable to flooding, making flood barriers an essential feature. For this reason, if a landlord applies, the city will install flood barriers free of charge. The city allocates a budget, and the district office installs flood barriers in homes that apply.

However, from the landlord's perspective, flood barriers are unwelcome. Having such equipment installed marks the house as prone to flooding, making it harder to find tenants. There is also a perception that flood barriers are ineffective at preventing flood damage. Some landlords even believe that it is better to pump out water after a flood rather than install a barrier in advance.

An agent at a real estate office near Daerim-dong said, "Landlords are afraid that having a flood barrier will create the perception that flooding happens frequently in the house. Some find the application process bothersome, and others think, 'Surely there won't be another flood.'"

"We just look for cheap homes. We can't consider flood barriers."

Tenants can also apply to have flood barriers installed, but the landlord's consent is required. However, for tenants searching for semi-basement homes mainly to find affordable rent, flood barriers are not considered an essential requirement for living.

In particular, many Chinese nationals who come to live in Korea look for semi-basement homes in areas like Sillim-dong and Daerim-dong, but many are not even aware of the existence of flood barriers. Another real estate agent said, "Many Chinese tenants do not plan to stay in semi-basement homes for long, so they only care about the low price. They do not consider flood barriers at all."

Experts say that flood barriers are essential devices that not only prevent flooding but also buy time for evacuation, thus preventing disasters. Therefore, they point out that a legal framework should be established to allow tenants to have flood barriers installed even without the landlord's consent. Lee Youngju, a professor in the Department of Fire and Disaster Prevention at Kyungil University, said, "Pumps are a post-flood measure, but to prepare in advance, it is necessary to install flood barriers or backflow prevention devices. There is a practical problem in that installation is difficult without the landlord's consent, but there needs to be a change so that installation can be done at the request of the actual resident."

Gong Hasung, a professor in the Department of Fire and Disaster Prevention at Woosuk University, said, "Flood barriers should give people the sense that they are safe even if it rains. With abnormal weather and localized downpours, unexpected amounts of rain can fall, making installation even more necessary." He also emphasized, "During the rainy season, drains should be cleaned and kept open frequently. Chinese nationals living here also pay taxes, so they should receive the same benefits and be protected from flood damage."