공공 건설임대주택 단지의 공가 발생 원인과 특성 분석
Causes and Incidences of Long-term Vacancies in Public Rental Housing
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본 논문은 공공임대주택 단지의 장기 공가의 발생 원인과 특성을 규명하는 것이다. 중점연구 대상은 단지 형태로 보급된 건설형 3가지 임대주택(영구, 국민, 행복주택)이다. 기초자료는 한국토지주택공사(이하 LH)가 1990년에서 2018년까지 공급한 800개 단지 자료이며, 실태 조사는 이들 단지 중 장기공가가 2% 이상인 83개 단지에 대하여 정성적, 정량적으로 실시하였다. 정성적 조사에서 파악된 장기 공가의 원인은 과잉 공급, 저수요, 선호 차별성, 정부의 칸막이식 규제와 행정 절차로 나타났다. 정량적 실태 조사에서는 지역의 수급여건과 임대 유형에 따라 주요 원인은 다소 차이가 있으나, 대체적으로 과잉공급, 높은 순환율, 교통 및 주편 생활 인프라 부족이 공통적인 원인으로 나타났다. 현재 장기공가율은1.1%로 심각한 수준은 아니나 특정 지역과 특정 단지에 쏠림 현상이 있다. 공공임대주택이많이 보급되었지만 인구가 감소하는 지역에 입지한 단지의 경우 구조적인 고착화의 우려도있다. 장기 공가 원인이 매우 다양하고 복합적이라는 점에서 처방도 다양한 차원에서 이루어져야 한다. 향후에 배분 방식, 절차 간소화와 같은 전반적인 공급 체계 뿐 아니라 품질및 이미지 개선이 필요하며, 재고 관리도 수요자 니즈를 반영하여 점차 강화되어 나가야할 것이다.
Abstract
This paper aims to examine the causes and characteristics of vacancies in the public rental housing sector. The basic data used information from 800 complexes supplied by the Korea Land and Housing Corporation (LH) from 1990 to 2018. The survey was conducted qualitatively and quantitatively on 83 complexes with a long-term public vacancy rate of 2% or more. Causes of long-term vacancies identified in the qualitative survey are oversupply, low demand, preference differentiation, partitioned regulations and bureaucratic procedures. The quantitative surveys show that the main causes vary somewhat depending on the supply and demand conditions and three types of rental housing complexes, but oversupply, high rate of exit, and lack of transportation and amenities are the common causes. Current long-term vacancy rate is 1.1 percent, which is not alarming, but there is a strong tendency toward certain areas and complexes. Complexes located in areas where public rental housing has been widely distributed and population is declining are feared to become entrenched in structural long-term public housing. These site-specific problems relate not only to supply-demand conditions in the local level but also to very hard proceedings for allocation and negative images. Given that the causes of long-term public offerings are very diverse and complex, solutions for them should be made at multilateral levels. In the future, overall supply systems such as allocation methods and streamlining administrative procedures as well as quality and image should be improved. Stock management will also have to be enhanced to match consumer needs.
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