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

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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.