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

本研究明确了急于推动商品化和市场扩张的经济政策对住房现代化进程的影响，并从历史和空间上分析了其转变的因素。日韩住房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相互作用；(3)居住社会阶层感的形成；(4)居民的成熟和独立。与日本相比，韩国的儒家思想更为严格，社会自由程度较低，缺乏培养独立于体制之外的生活观念的因素。因此，在今天的韩国，住宅评估被急于促进开发和商业化的市场所主导，从而激起了居民的投资热。也就是说，比起居住的舒适程度，韩国的房屋评估更倾向于市场价值。将住房商品化，让市场来评估，意味着认可生命价值的波动，意味着形成一个否定基础形成的社会。在日本，对地震防护的担忧导致了较短的使用寿命预测，这对将现有住房转化为流动（新开工）造成了重大障碍。例如，现有住房一旦上市，其防震等级就很低，与其他类型的住房相比，其剩余使用寿命的预测极低。与此同时，对于制定客观的市场评估标准，不仅对房屋本身进行评估，而且对周围社区进行评估，也出现了积极的迹象和日益增长的期望。因此，人们对这将反映在市场上的预期也在上升。

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.