Transforming aging residential areas and apartments into new housing is commonly referred to as reconstruction and redevelopment, but the scope extends far beyond these terms. For smaller-scale projects, urban regeneration projects, street housing improvement projects, and small-scale redevelopment or reconstruction programs are available. For aging planned cities exceeding 1 million square meters, including first-generation new towns, the Special Act on Aging Planned Cities applies separately. While these projects appear similar at first glance, significant differences emerge in details such as whether development plans are required and resident consent rate requirements. Projects are also categorized by implementing entity into association-led, trust-led, or public-led approaches. Despite the substantial impact on individual property rights, the content remains excessively complex and extensive for the general public to comprehend.
This is precisely why Jeon Yeon-gyu, CEO of Girin Law Firm, published "30 Years of Redevelopment and Reconstruction: Five Laws That Changed Established Urban Areas" (co-authored with Jeong Jae-won and Kim Young-mi, published by Urban Development News). Association members and representatives must accurately understand the characteristics and issues of redevelopment systems relevant to their areas to accelerate progress and secure project viability.
The author is an expert who has participated in large-scale redevelopment projects in Seoul's Gangnam, Seocho, and Songpa districts for 27 years since 1999. Notable projects include One Bailey in Seocho-gu (formerly Sinbanpo 3rd and Banpo Kyungnam), Dunchon Jugong Apartment in Gangdong-gu, and Gaepo District 1 in Gangnam-gu. He currently advises on the Apgujeong District 3 reconstruction and Gaepo Districts 6 and 7 integrated reconstruction projects in Gangnam-gu.
The book compares and analyzes five laws applicable to urban improvement: the Urban Improvement Act, the Urban Redevelopment Promotion Act, the Urban Regeneration Act, the Vacant Housing Act, and the Special Act on Aging Planned Cities, while providing practical commentary. It thoroughly covers procedures and issues in early project stages, from establishing basic development plans to forming promotion committees and obtaining association establishment approval.
For example, when obtaining consent from landowners in redevelopment projects where surface rights are established on land, one representative of the surface rights holders can be designated as the landowner. In reconstruction projects, however, only landowner consent is required even when surface rights are established on sectional ownership, without needing consent from the surface rights representative.
The author also introduces regulations on redevelopment projects in regulated areas (speculative overheating districts and adjustment target areas) that became more complex following the October 15 measures announced last year. In regulated areas, housing supply per reconstruction association member is limited to one unit. In speculative overheating districts, transfer of reconstruction association membership is restricted after association establishment approval, while for redevelopment, transfers are restricted after disposition plan approval. Notably, those selected for general or association member sales in redevelopment projects within speculative overheating districts cannot apply for sales in other redevelopment projects within such districts for five years.
For this reason, extreme caution is required when purchasing properties in speculative overheating districts to avoid sales application restrictions. Above all, the author advises that association members must carefully examine each stage to ensure nothing is overlooked for successful project execution.
The book is priced at 48,000 won.