South Korea-Japan Comparative Study on Effect on Service life of housing and residential quality by the mechanism of assessment existing house

本研究阐明了急于促进商品化和市场扩张的经济政策对住宅现代化进程的影响，并从历史和空间上分析了其转变的因素。日韩住宅的特殊性是由以下因素决定的：（1）社会的自由度;（2）居住环境规划与社区的互动;（3）居住阶层意识的形成;（4）居民的成熟和独立性。韩国过去受到儒家思想的控制比日本更严格，社会自由度低，缺乏培养独立于体制之外的生活观念的因素。因此，在当今的韩国，房屋的评估由渴望促进开发和商业化的市场主导，从而激起了居民的投资热。也就是说，在韩国，房屋的评估是由市场价值而不是居住的舒适度来引导的。将房屋商品化并将其评估交给市场意味着认可生命价值的波动，并形成一个否认基础形成的社会。在日本，地震保护的关注导致使用寿命预测较短，这在将现有住房转变为流动住房（住房开工）方面造成了主要障碍。例如，现有住房一旦进入市场，其抗震等级就很低，与其他类型的住房相比，对剩余使用寿命的预测极低。与此同时，有积极的迹象表明，人们越来越期望制定客观的市场评估标准，不仅评估住房本身，而且评估周围社区。因此，人们也越来越期待这一点会反映在市场上。

This study clarifies the influence of economic policy that is eager to promote commercialization and market expansion on the process of housing modernization, and analyzes historically and spatially the factors for its transformation.Peculiarity in housing in Japan and Korea is determined by : (1) degree of freedom in society, (2) interaction between living environment plan and the community (3) formation of the sense of social stratum in living, and (4) maturity and independence of dwellers.Korea used to be under stricter control of Confucianism than in Japan and was low in the degree of freedom in society, lacking factors to foster conception of life that is independent of the establishment. As a result, in the present-day Korea, assessment of houses is dominated by the market that is eager to promote development and commercialization, thus dwellers' investment fever is stirred up. That is, house assessment in Korea is induced rather by market value than by comfortableness to live in.To commercialize housing and leave its assessment to the market means to approve of fluctuation in the value of life, and to form a society that denies formation of foundation.In Japan, Earthquake protection concerns result in shorter service life projections, which create a major obstacle in turning existing housing into flow (housing starts). For instance, existing housing is ranked low on the earthquake protection scale once it is made available on the market, and the forecast for the number of years of service life remaining is extremely low compared with other types of housing. At the same time, there are positive signs and growing expectations towards setting objective market evaluation standards that would assess not only the housing itself but also the surrounding community. As a result, expectations are also rising that this will be reflected in the market.