Beyond Redevelopment: Long-Life Housing and Small Projects Offer Alternatives in South Korea

South Korean apartments, with an average lifespan of about 30 years, lag far behind those in countries like the US (55 years) and the UK (77 years). This disparity is not due to inferior building materials but rather construction designs that hinder repairs and internal renovations. The common "wall-bearing" structure in Korean apartments, where walls bear the building's load, makes internal modifications difficult, and embedded piping requires extensive work for replacement.

In response, the concept of 'long-life' housing has emerged. These homes are built with durable structural frames (columns and beams) intended for long-term use, while internal elements like piping and walls are designed for easy replacement. This approach, inspired by concepts like "open building" and "skeleton-infill" housing, allows residents to adapt their living spaces to changing family needs or lifestyles. South Korea introduced 'long-life' housing certification in 2014, offering incentives like relaxed building and floor area ratios for higher-rated buildings. However, the system has largely failed to gain traction, with nearly all certified buildings receiving the lowest "general" grade.

Despite the potential long-term cost savings and environmental benefits, such as reduced construction waste and greenhouse gas emissions, 'long-life' housing faces significant adoption hurdles. The initial construction costs are higher due to the use of more materials for column-based structures, and the number of units or floors achievable within a given height might decrease. Professor Kim Hyun-soo of Dankook University notes that these factors make it difficult for developer associations to choose 'long-life' housing when even conventional methods struggle with profitability.

An alternative gaining attention is small-scale redevelopment, exemplified by the "Garo-ju택" (block-type) housing projects. These projects, which bypass lengthy zoning and committee formation processes, can be completed much faster. The Dasung Isville project in Gangdong-gu, Seoul, where 66 existing households were able to move back into newly built units, demonstrates the success of this approach. The smaller scale allows for easier adjustments to plans based on residents' financial capabilities, prioritizing their re-occupancy over maximizing new sales.

As the challenges of private redevelopment persist, experts suggest a greater public role. This could involve establishing clear criteria for public acquisition of certain housing types and providing support for the repair of specific aging apartment complexes that may not be suitable for full redevelopment. This proactive approach is seen as crucial for managing the aging housing stock effectively.

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Even with the current methods, profitability is not achieved, so it is difficult for associations to choose long-life housing.