Tuesday, November 30, 2021

Reconstruction safety diagnosis, “If it were OK, the head of the ruling party’s district office would protest.”

There is even an atmosphere that the head of the district in the ruling party does not believe in safety diagnosis standards. As the government has changed its safety diagnosis system to virtually block reconstruction, market complaints seem to be growing.

Gangdong-gu raised an objection to the National Land Safety Management Agency, a public institution that reviewed the results of the precision safety adequacy review (maintenance, C grade) of the reconstruction of the Godeok Jugong Complex 9 in Myeongil-dong on June 29. Lee Jung-hoon, head of Gangdong-gu District Office, is a member of the ruling Democratic Party of Korea.

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Godeokjugong Complex 9 was built in 1985 and has been reconstructed for more than 30 years. It is a large apartment with 1,320 households. As a result of the precision safety diagnosis of reconstruction in the second half of last year, it requested the National Safety Management Agency, a review agency, to review the appropriateness according to related laws, but received a final “Maintenance (C)” notice in June this year.

The safety diagnosis for reconstruction is rated according to the score of 100 points, and grades D (31-55) should be reviewed for adequacy by public institutions (Korea Institute of Construction Technology, National Institute of Land Safety). Grade E (less than 31 points) means that it will pass the safety diagnosis, and grades A to C (more than 55 points) means that it will not be reconstructed due to the maintenance decision.

The reason why Gangdong-gu protested is that the results of the adequacy review (62.70 points, Grade C) have risen by more than 10 points from the first safety diagnosis (51.29 points, Grade D). It is pointed out that there is a problem if the results of the evaluation according to the same safety diagnosis standards and the safety diagnosis manual of the reconstruction project are so different. An official at Godeokjugong Complex 9 said, “Although it is understandable that some of the scores are raised due to the first safety diagnosis service company’s miscalculated parts, how can the first and second rounds be more than 10 points apart?”

▶ Red light for reconstruction of Myeongil Quartet

The reason why the head of the district office of the ruling party responded so strongly is that there are many complexes ahead of reconstruction, which are called “The Four of Myeongil.” Myeongil’s four-member complex is a total of 3002 households including Godeok Jugong 9 Complex, Shin Dong-ah (1986, 570 households, appropriateness review request), Woo Sung (1986, 572 households, adequacy review preparation), and Hanyang (1986, 540 households, safety diagnosis preparation). As Godeokjugong Complex 9 slipped from the safety diagnosis, the rest of the complex also seems to have been red-lighted for reconstruction.

An official from Gangdong-gu said, “If the adequacy review closely examines the relevant data and confirms the wrong decision, we will actively respond by raising objections to the National Land Safety Management Agency again.”

The voices of easing safety diagnosis for reconstruction are similar in other autonomous districts. Kim Soo-young, head of Yangcheon-gu District Office, also called for easing regulations on reconstruction during a meeting with the Democratic Party’s special committee on real estate in May. The autonomous districts, including Gangnam-gu District Mayor Chung Soon-kyun, Nowon-gu District Mayor Oh Seung-rok, and Yeongdeungpo-gu District Mayor Chae Hyun-il, attended the event.

Inside Yangcheon-gu, there is a Mokdong New Town Apartment with 26,629 households. There are a total of 14 complexes, which are built below the floor area ratio limit, and when reconstructed, 50,000 households are almost doubled from the current households, making it a highly effective place for supply. Housing and education conditions are also good, which can meet the demand for high-end apartments that have recently been dry.

However, the reconstruction of Mok-dong does not seem to be speeding up as a complex that cannot cross the safety diagnosis wall has emerged. In June last year, Mokdong Complex 6 passed the safety diagnosis for the first time in 14 complexes, creating a trend of reconstruction.

However, Mokdong Complex 9 and 11 slipped after receiving a C grade, which is the maintenance grade, during the appropriateness review stage. All 14 complexes were built in the late 1980s, a similar period, but the results of the safety diagnosis showed different results, raising criticism that they could accept it.

A resident of a new town in Mok-dong said, “Does it make sense to eliminate the building because it looks strong?” “There are no fire trucks and sprinklers due to double and triple parking.”

Nowon-gu, which is only filled with 50,000 apartments in its 30th year of reconstruction, also has a high voice for easing safety diagnosis for reconstruction. There are 49,147 apartments in the 30th year of completion in Nowon-gu, and 16 are main industrial complexes that have been built as housing development projects. ▶ 26 out of 37 complexes in Nowon-gu are ready for reconstruction

Currently, 26 out of 37 complexes subject to reconstruction in Nowon-gu are preparing for reconstruction. Taereung Woosung Apartment in Gongreung-dong has been confirmed to be conditionally reconstructed after a precision safety diagnosis and is waiting for a review of its appropriateness.

Sanggye Jugong Complex 6 in Sanggye-dong is also subject to a conditional reconstruction decision, but it has been temporarily suspended. This is because the risk of carrying out the work has increased, with the failure of safety diagnosis at other reconstruction complexes.

The reason why safety diagnosis has become an obstacle to reconstruction is that the weight of structural safety has increased significantly among the evaluation items. Safety diagnosis evaluation items are divided into four categories: structural safety, facility aging, residential environment, and cost analysis. March 2018 Moon Jae-in, the government sharply raising to 50 percent from 20 percent when emphasis on structural safety. Weighted the same percentage of the former Roh Moo-hyun Government.

Experts saw the change in safety diagnosis standards as a stepping stone for suppressing reconstruction, not strengthening the safety of residents. This is because the current standards are more structural safety-oriented than those related to the real life of residents, such as the aging of residential environments and facilities, and are effectively blocking reconstruction. Kwon Dae-jung, a real estate professor at Myongji University, said, “The 50 percent weight of structural safety means that it cannot be rebuilt until the building collapses.” “It should be lowered to at least 30 percent to help rebuild old apartments.” Many advise that the government and Mayor Oh Se-hoon need to find a compromise as it is difficult to prevent the reconstruction of old apartments, which are getting worse and worse.

They say that the pipes should be rotten, making it difficult to produce rusts and bugs, and leaving apartments leaking due to cracks in walls, so it is necessary to open the doors for reconstruction.

Seo Jin-hyung, a professor at Kyungin Women’s University, the president of the Korean Real Estate Association, said, “We don’t need to wait until the building collapses, but need to ease safety diagnosis standards in line with changes in the residential environment and living standards.” Ko Jong-wan, head of the Korea Asset Management Institute, said, “As there is an institutional system to collect a certain portion of the reconstruction excess profit recovery system or the increasing volume ratio and transfer it to public sales or leasing, the government and Mayor Oh should come up with a solution.”

Seoul Mayor Oh Se-hoon has repeatedly asked for reconsideration of the safety diagnosis standards for reconstruction to meet the real life of the residents, but the Ministry of Land, Infrastructure and Transport’s response is “stubborn.” Immediately after taking office, Mayor Oh officially proposed to the Ministry of Land, Infrastructure and Transport to lower the current structural safety weight of 50 percent to 30 percent and increase the aging of residential environments and facilities by 15 percentage points and 5 percentage points, respectively. This is The median ratio 20 % and 40 percent consideration structural safety at the time Lee Myung-bak administration, and 40 percent.

The fact that it is difficult to mitigate safety diagnosis was also revealed at a housing policy cooperation meeting jointly held by the Seoul Metropolitan Government and the Ministry of Land, Infrastructure and Transport in June. “It is early to say that the Ministry of Land, Infrastructure and Transport agreed on the principle of easing safety diagnosis standards for reconstruction,” said Kim Sung-bo, head of the Seoul Housing and Architecture Headquarters. Kim Soo-sang, head of the Ministry of Land, Infrastructure and Transport, also explained, “Detailed timing and methods will be closely monitored and discussed.” However, no one explained the market stability, which is the standard for easing safety diagnosis for reconstruction, and critics say it is a press conference for “time-consuming.” ▶ Restriction on the transfer of the status of members of the complex through safety diagnosis

Some point out that the complex, which has passed the safety diagnosis in the future, could be restricted from transferring the status of union members, making it difficult to proceed with reconstruction itself. In June, the Seoul Metropolitan Government announced the “early transfer of status of members of the maintenance project” and allowed the standard date of transfer of status of members to be designated after passing the safety diagnosis after the establishment of the existing union. However, safety diagnosis is only an early stage of reconstruction, and many steps must be taken such as designation of maintenance zones, formation of promotion committees, establishment of unions, implementation of projects, and disposal of management.

In response, the Seoul Metropolitan Government was wary of an expanded interpretation, saying it would not advance the time limit on the transfer of union members’ status if the transaction is made at a reasonable price level. “This announcement is inevitable for the public interest of preventing the inflow of speculative demand,” the Seoul Metropolitan Government said in an explanatory document on the excessive regulation. “The city and provincial governor select areas for speculation and designate them limitedly after deliberation by the Urban Planning Committee.”

The Ministry of Land, Infrastructure and Transport is also continuing to say that the private sector should be used to mark the provision of housing, but it seems to be drawing a line on easing safety diagnosis. In an interview with KBS on the 11th, Land, Infrastructure and Transport Minister Roh Hyung-wook said, “As the word “heukmyobaekmyo” is said, the public can lead the development in places where the private sector is in charge of the business and the private sector is less profitable.”

The Black Myo White Myo Theory is an open economic policy pursued by Chinese leader Deng Xiaoping in the late 1970s, meaning that only mice need to be caught well, whether black or white cats. This means that the government will not only insist on the public but also make full use of the private sector for the purpose of providing housing in urban areas.

“We continue to operate working-level cooperation channels with the Seoul Metropolitan Government,” he said. “There is no disagreement that sufficient housing should be provided in the city center.” However, the Seoul Metropolitan Government’s demand for easing safety diagnosis requirements for reconstruction has been cautious, saying, “The market situation has not returned to a stable state at the moment.” ▶ The Ministry of Land, Infrastructure and Transport’s housing supply plan has been delayed.

Some observers say that the reason why the Ministry of Land, Infrastructure and Transport does not seek to mitigate safety diagnosis for reconstruction even though there is no land left in the city is to increase negotiation power with the city. The Ministry of Land, Infrastructure and Transport announced a plan to supply 10,000 public housing to Taereung Golf Club in Nowon, but recently Mayor Oh expressed his opinion of “re-examination” based on damage to nature and traffic problems. “We are discussing alternatives such as securing alternative sites on the premise that we will meet our housing supply goals,” Minister Roh said. Under these circumstances, the Ministry of Land, Infrastructure and Transport’s housing supply plan seems to be delayed continuously.

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