A source from a large construction company pointed to a lack of personnel for management and supervision as the reason for the defects occurring in newly built apartments. The explanation provided by this source was that as the construction company's personnel are limited, it becomes increasingly challenging to manage each business site carefully when multiple projects are being carried out simultaneously.
Criticism has emerged that 'excessive orders' beyond the construction company's production capacity is the reason defects continue to appear in newly constructed apartments that incorporate the latest construction technologies. With limited personnel managing multiple projects, the occurrence of defects in apartment complexes is 'inevitable.'
Additionally, with an increase in foreign personnel and a decrease in skilled workers, the likelihood of defects in apartments is expected to rise. There are reports on construction sites that say, 'We work using gestures instead of words.'
◇There is a shortage of personnel in the low-bid competition, but time is tight
Voices in the construction industry indicate that a major cause of defects is the shortage of personnel compared to the projects they have contracted. According to the '2025 mid-year occupational survey' results announced by the Ministry of Employment and Labor, the construction industry is short of 27,000 workers in the first quarter of this year. The shortage rate is 1.9%, with local workers at 2.0% and foreign workers at 0.9%.
The shortage of management personnel is particularly serious. In the past, quality control personnel were assigned to each building, but now, it is common for one person to manage about two buildings. Choi Myung-gi, a professor at the Korea Industrial Field Professors Group, stated, 'There is a lack of construction site management personnel, and the capabilities of the personnel are also declining.' He noted, 'In the early to mid-1990s, there was a dedicated management staff for each 15-floor apartment building, whereas now there is one person for every two buildings, and the height of one building is also 30 to 40 floors. One person is responsible for 300 to 400 households.'
The excessive responsibility for cost reduction and project completion is also affecting the occurrence of defects. It is necessary to shorten the construction period to reduce expenses, and the construction companies face excessive obligations regarding project completion, leading to neglect in quality management during the construction process. When the goal is rapid construction and low costs, the probability of defects inevitably increases.
A source from the construction industry noted, 'The main cause of defects is essentially related to scheduling issues. As the duration of the schedule lengthens, construction costs increase, leading to problems such as contractors not managing to secure the schedule appropriately.' They added, 'As the construction industry engages in low bids and faces limitations on project viability due to price ceilings, it can result in defects as they rush to meet tight schedules.'
The fierce price competition among construction companies to secure public and private orders is also a factor in defects. Contractors issue assignments based on the lowest bid, and the prime contractors repeatedly resort to subcontracting to meet low construction costs and tight schedules. There are also numerous issues related to illegal subcontracting. According to the results of a crackdown by the Ministry of Land, Infrastructure and Transport on 1,607 construction sites nationwide in the first half of the year, illegal subcontracting accounted for 37.9%. As subcontracting layers increase, the responsibility for safety management is diluted, and smaller subcontractors often conduct tight schedules under pressure to reduce expenses.
A source in the construction industry remarked, 'As we descend to the subcontractor level, management and supervision can become somewhat lax.' However, they also noted that 'Nowadays, quality safety equipment is provided, and training takes a significant amount of time, yet accidents due to workers' negligence occur frequently.'
◇Increasing foreign workers… Communication issues also affect construction
The quality of management has also declined. With the increasing proportion of foreign personnel on construction sites, issues like communication difficulties and a lack of skilled workers are influencing the rise in apartment defects. According to statistics from the Construction Workers Mutual Aid Association, in 2024, the number of foreign workers in the construction industry is around 225,000, representing 14.7% of the total.
A 40-year-old A, who works as a middle manager on site, said, 'By process, many workers in structural, rebar, and carpentry roles are of Chinese nationality, while panel work often involves Uzbekistan nationals, and other tasks see a lot of workers from Myanmar and Vietnam.' They added, 'Since we cannot communicate through words, we are working using gestures. Without foreign workers, construction sites cannot function.'
Foreign workers often face language and technical barriers, making it more difficult for them to fully understand work instructions compared to local workers. The training foreign workers receive before entering the country includes 38 hours of Korean language and 3 hours of industrial safety, totaling 47 hours, while post-entry training is only about 16 hours. There is a high possibility that they do not have sufficient safety or construction knowledge needed on site. This can result in discrepancies between the design of the apartments and the actual construction process. For example, plumbing or electrical wiring might not be installed correctly compared to the design, or issues could arise from mismatched wall and floor areas.
A source from a large construction company remarked, 'Not only are local workers often not proficient in foreign languages, but foreign workers also find Korean difficult. Communication among foreign workers of various nationalities is often challenging.' They added, 'In reality, language issues are frequently raised on site. It is also difficult for foreign workers to replace skilled positions, leaving a persistent shortage of skilled labor.'
Another factor contributing to defects is the lack of awareness among construction companies regarding their responsibilities for apartment defects. Professor Kim Han-soo of Sejong University stated, 'The problems of construction defects involve various causes, including costs, schedules, and a shortage of skilled workers on-site.' He noted, 'Cost and personnel shortage issues are intertwined with various interests, making them not something that can be resolved in a short time. First, from an ethical perspective, construction companies need to manage and supervise the projects they contract with a sense of responsibility and ethical awareness.'