The Seoul-type remodeling pilot project, introduced by the city in 2018, is in its eighth year, but it appears that Guro District's Sindo-rim Useong Phase 1 is effectively the only complex where the project has entered full swing. After Oh Se-hoon won a fifth term in the recent Seoul mayoral election, concerns have grown among remodeling complexes that business conditions could worsen.
According to the maintenance industry on the 8th, among the Seoul-type remodeling pilot complexes, Sindo-rim Useong Phase 1 is closest to the project plan approval stage. The Guro District Office is currently conducting a resident viewing process, and the industry expects project plan approval could come as early as August. Once the project plan is approved, the project can move into full-fledged procedures such as relocation and groundbreaking.
Seoul-type remodeling was pursued as an alternative amid stronger reconstruction regulations during the tenure of the late former Seoul Mayor Park Won-soon. At the time, the city selected seven complexes as pilot sites: Namsan Town in Jung District; Sindo-rim Useong Phases 1, 2, and 3 in Guro District; Munjeong Siyeong and Munjeong Geonyoung in Songpa District; and Gildong Useong Phase 2 in Gangdong District.
Most sites, however, remain in the early stages. Namsan Town, once cited as a flagship site, drifted for years due to a mixed structure of rental and for-sale housing before receiving conditional approval to establish an association in April. It came eight years after being designated as a pilot complex. Munjeong Siyeong has completed association formation and the first safety inspection and is undergoing architectural review and a vertical extension safety review, while Gildong Useong Phase 2 and Sindo-rim Useong Phases 2 and 3 remain at the design and safety review stages.
In particular, Sindo-rim Useong Phase 3 revised its project plan due to a legal interpretation issue over the piloti structure (an architectural design that leaves the first floor open with columns), delaying the schedule, and Sindo-rim Useong Phase 2 also has failed to gain momentum after an integrated push fell through.
Remodeling complexes closely watched the mayoral election results. On the 11th, the Seoul Remodeling Housing Association Council and the Seoul Urban Maintenance Association declared support for Democratic Party of Korea candidate Chong Won-o. It was seen as unusual for a maintenance-related group to publicly back a specific Seoul mayoral candidate.
They argue that while the city provides various support measures such as the fast-track integrated plan for reconstruction and redevelopment, it demands additional safety reviews and pre-reviews for remodeling projects. In particular, the second safety review conducted during vertical extension remodeling and the interpretation of piloti structures are cited as key reasons for delays. Some complexes are said to have faced yearslong delays due to additional review demands even after completing relocation.
An association head at a remodeling push complex said, "We publicly backed a specific candidate despite the political risk because we were that desperate," adding, "There are considerable concerns that the business environment could get tougher after Mayor Oh's fifth term."
The city, however, is drawing a line against claims that it is intentionally regulating remodeling. A Seoul city official said, "Because remodeling uses existing buildings, there is a greater need to closely verify structural safety," adding, "The additional review process is not to block projects but to ensure safety."
The maintenance industry also sees the recent easing of reconstruction regulations as another factor behind the contraction in remodeling projects. In the past, complexes with high floor area ratios that made reconstruction difficult chose remodeling, but more now are shifting toward reconstruction as its profitability improves.
A maintenance industry official said, "Remodeling entails long timelines and greater uncertainty, while reconstruction regulations are being eased," adding, "More complexes may abandon remodeling or consider switching to reconstruction going forward."