The Need for Housing Policies for Non-condominium Residents

Suyeon Jung

President of the Real Estate Policy Research

Hansun Foundation

 Every member of the community, despite being in different economic and social circumstances, is equal as a sovereign voter in elections. However, most of the promises made in many past elections have been predominantly condominium -centric policies. As of 2020, in our country, out of a total of 20.93 million households, half, which is 10.78 million households, reside in condominiums. Despite the other half living in non-condominium dwellings, there have been almost no policies for non-apartment residents.

 Historically, policies have prioritized stabilizing condominium prices, multi-unit houses were seemingly only valued when redeveloped into condominiums. The overheating or slowdown of the real estate market in the metropolitan areas has been treated as a matter of national importance, but there has been relatively less attention on stabilizing the real estate market outside the capital region. Now, we need policies for the residents of non-metropolitan areas and non-condominium dwellings. We must not forget that there is the other half of the population that does not reside in condominiums.

Condominium-centered policies are arguably based on the mindset that non-condominium residential units, such as single-family houses or multi-unit houses, should ultimately be transformed into condominiums. It's natural for individuals to desire to live in comfortable, well-planned condominium complexes, and it's reasonable for policies to be developed to meet this demand. However, redevelopment of condos can take at least 10 years, and it's important to recognize that existing houses may take much longer to deteriorate to the point where condo redevelopment is considered.

 Residents of non-condominium dwellings envy the parking lots of condominium complexes as they weave through narrow alleys packed with cars, searching for a parking space late into the night. Playgrounds for children exist within condominium complexes, but are hard to find in areas densely populated with multi-unit houses.

 Each building in the condominium complex is equipped with secure entrances, providing a safe appearance; the well-lit street lamps within the complex seem to ensure safety even for late-night walks. The presence of a management office means that any issues, like inebriated individuals in dark corners, can be quickly addressed. The collection of maintenance fees for regular upkeep also adds to the attractive appearance of the condominium exteriors.

 However, with a little effort, non-condominium residences can also create a similar environment. It is necessary to request 'residential environment improvement policies' for non-condominium apartment residents from parliamentary candidates who are actively seeking the votes of constituents in areas dense with single-family homes and multi-unit houses.

 Therefore, it is important for policymakers to take into account the immediate and long-term needs of all residents, including non-apartment housing types. In particular, plans should be established, including appropriate housing, infrastructure support, maintenance, community development, and access to public services, so that these non-apartment residents are not left without support for several years before potential redevelopment proceeds. Sustainable and comprehensive housing policies are essential to improve the living conditions of the entire population and address inequality, regardless of where they live.

1. Initiating policies to enhance the residential comfort of non-condominiu-m areas.

  Firstly, areas dense with single-family homes, multi-family houses, and multi-unit houses should be uniformly segmented into designated units, named Unit Area 1, Unit Area 2, etc. Each unit area will be equipped with a library, community sports facilities, indoor playgrounds, outdoor playgrounds, and a management office.

  The 'enumeration district' used by Statistics Korea during the Population and Housing Census can serve as a basis when grouping non-apartment residences into unit areas. An enumeration district is a spatial unit created by combining basic units bounded by geographical features such as roads and rivers.

  The following image is of a region in Gyeyang-gu, Incheon, where purple buildings represent single-family and multi-family houses, and green buildings are condominium, multi-unit houses. The red lines indicate enumeration districts. By grouping the enumeration districts of non-condominium dense areas into unit areas and naming them, and then equipping each unit area with facilities corresponding to those found in condominium complexes?such as libraries, indoor playgrounds, sports facilities, parking lots, etc.?the residential comfort of non-condominium residents can be significantly increased.

< Picture > The Map of Houses’ Type in Gyeyang-gu, Incheon city

  Secondly, we will build parking-specific buildings in each densely populated non- condominium district. The parking structures will be designed with commercial facilities on the first and second floors, while the third floor and above will be used as parking lots. These projects will be funded by national and local government budgets, but to ensure financial sustainability, we will attract commercial tenants to the first and second floors, collect rent, and utilize these funds to cover the operational and maintenance costs of the parking facilities.

 Thirdly, in every densely populated non-condominium district, we will establish a neighborhood security warden system to enhance safety. In this system, we will actively engage the local elderly population to create job opportunities for seniors. The neighborhood security wardens will be responsible for ensuring the safety of residents, monitoring areas such as parking lots, playgrounds, and the common routes used by commuters and students returning home at night.

 Fourthly, to promote the maintenance of roads and walls in densely populated non-condominium districts, we will support landscaping projects within these units.

 Fifthly, we enhance safety facilities. We will increase the number of streetlights ensuring neighborhood safety in each district, and we will expand and enhance the secure parcel delivery service, which is currently being implemented in some local governments, to a nationwide scale.

2. Effects of Improvement for Residential Comport in Non-apartment Areas

 The hopes of residents who wish for stand-alone houses and multi-unit houses to one day become large condominium complexes are important. However, if it takes a long time for these hopes to materialize, and if there are residents who do not wish for redevelopment, there is a need for policies that can improve the residential comfort of those living in non-condominium dwellings now. Implementing policies for non-condominium residents quickly and showing tangible results can have the following effects.

 Firstly, it improves the quality of life for local residents living in non-condominium housing. This benefits not only homeowners but also tenants. Tenants' antipathy to focus on landlord-centered policies will also be eased.

 Secondly, when tenants enjoy improved residential comfort, it also increases the property value for the landlords. This can help to reduce the sense of deprivation the residents may feel from seeing condominium prices rise while policies focus primarily on condominium housing.

 Thirdly, it leads to a diversification of available housing options, breaking away from the condominium-centric living culture. If non-condominium dwellings can provide comfort comparable to condominiums, the demand that currently concentrates on condominiums could eventually disperse, leading to a more balanced housing market.

3. In the parliamentary elections, 'the lives of the residents' are more important than political representation.

 I recommend focusing policy attention on the other half of the nation's people, the residents of non-condominium homes, that have been overlooked for too long. More important than political ideology is the 'life of the residents.' In particular, the election of representatives for local constituencies in the National Assembly should focus on promises that will improve the lives of the residents more than anything else. Moreover, these promises should be tangible and substantive, making a real impact on the residents' lives.

 Voters must become more astute in choosing politicians who will bring about immediate changes to their lives starting tomorrow. For politicians to strive to create policies that change the lives of the residents, the concept of 'safe electoral seats' must disappear from elections. As we approach the elections on April 10, 2024, I hope that policies aimed at enhancing the living comfort of non-condominium residences will be proposed through politicians, enabling voters to select local representatives who compete with policies closely related to their daily lives.