[비즈한국] Facilities with confirmed structural and safety issues must be subject to appropriate safety measures. If the condition is critical, usage must be prohibited, and if there are structural defects, they must be repaired and reinforced. However, when Bizhankook visited Mapo Gongdeok Market in Seoul, an officetel in Changwon, South Gyeongsang Province, and the Gwangmyeong Tax Office in Gyeonggi Province to check their management status, we found that all three locations were continuing operations, residency, or business without implementing the key safety measures required by their safety grade ratings.
Despite defects in core facility areas… continued use without measures
Building A of Mapo Gongdeok Market in Mapo-gu, Seoul, received an E grade in a precision safety diagnosis last January. According to the Mapo-gu Office, the diagnosis confirmed structural safety issues including cracks, rusting, spalling, and aging. While the law mandates an immediate suspension of use, about 40 of the total 80 units are still being used as before. These occupied units include not only restaurants, marts, and shops, but also residential spaces such as goshiwon (small, low-cost rooms).
An official from the Mapo-gu Residents' Safety Division said, "Owners are supposed to voluntarily prohibit use and limit or stop occupancy until repairs are completed, but that hasn't happened. We decided it was difficult to delay any further, so we are currently undergoing the procedure for a district-level prohibition of use." Mapo-gu has conducted temporary reinforcement work, such as installing jack supports, since the diagnosis. An administrative order for emergency safety measures, including a prohibition on using the facility, is scheduled to be issued this coming September.
An officetel in Seongsan-gu, Changwon, South Gyeongsang Province, received a D grade in a precision safety inspection this March. The inspection revealed numerous cracks in the ceiling beams of the basement, and identified areas where rebar was exposed, corroded, or severed. The inspection agency determined that there are concerns regarding the reduction in the structure's bearing capacity, and that a precision safety diagnosis must be conducted to identify the cause and perform repairs or reinforcements. However, more than 300 units in the officetel are currently still in use without such measures.
An official from Seongsan-gu, Changwon, stated, "Repairs and reinforcements should be carried out based on the results of a precision safety diagnosis for the basement, but no plan has been submitted yet regarding when the diagnosis will take place. Since this is a collective building owned by multiple people, decisions must be made through a vote, and that part doesn't seem to be working well. We are continuing to provide guidance on the obligation to perform repairs and reinforcements."
The Gwangmyeong Tax Office in Gwangmyeong, Gyeonggi Province, received a D grade in a precision safety diagnosis in October 2022. Built about 30 years ago before current seismic standards were applied, the building was found to have vulnerabilities in seismic performance during the diagnosis. Although the frequency of regular safety inspections has increased since then, no reinforcement of the seismic performance—the cause of the D grade—has been carried out. Currently, 84 employees work at the Gwangmyeong Tax Office, and members of the public continue to use the building as usual.
Kim Ji-hoon, head of the Gwangmyeong Tax Office, said, "Because the D grade for seismic performance was not corrected, the overall grade could not be raised even if other items were C grade or higher. While I cannot say there are no structural problems in the event of an earthquake, it is not currently considered to be in danger of imminent collapse. Rather than reinforcing an aging building, we are pushing for the construction of a new one." The target for starting construction on the new Gwangmyeong Tax Office building is 2030.
'Cost' blocking safety measures… from reinforcement costs to livelihood issues
The problem of cost lies at the root of why necessary measures are not taken after a safety grade is assigned. Beyond the direct construction costs for repairing and reinforcing facilities, the economic burden manifests in various forms, such as lost business revenue, livelihood issues, and reduced real estate rental income when use is suspended. This acts as a realistic barrier that delays safety measures in both private and public facilities.
At Mapo Gongdeok Market, prohibiting use leads to livelihood issues. Jo Young-deok, head of the Mapo Gongdeok Market Redevelopment Association, said, "It's difficult for merchants to accept being told to stop doing business without any alternatives. They need to make a living, don't they? There are quite a few people who say they will move out once relocation expenses or compensation are provided." Although Mapo Gongdeok Market is pursuing redevelopment, project progress is slow after the contract with the previous construction company was terminated.
The Changwon officetel also has entangled economic interests. To pursue precision safety diagnosis and reinforcement, decisions must be made by the owners of the collective building, and it is reported that some are concerned about the impact of safety measures on their rental businesses. An representative for the officetel developer stated, "Most of the officetel units are small, and many of the owners are landlords. We are trying to take action, but some owners oppose it due to fears of suspended rentals, so a consensus is not being reached."
For the public Gwangmyeong Tax Office, reinforcement costs were the obstacle. Kim Ji-hoon, head of the Gwangmyeong Tax Office, explained, "Reinforcing the seismic performance completely would cost a significant amount, so we are pushing for a new building rather than reinforcing the old one." A National Tax Service official stated, "Just because a D grade is issued doesn't mean we can immediately build a new office. It takes time because it requires budget planning and deliberation by related ministries, and final passage by the National Assembly."
Facilities open as usual… citizens say "Didn't know it was dangerous"
Most of the citizens we met on-site were unaware of the risks of the facilities. A visitor in their 50s at Mapo Gongdeok Market said, "I just thought the building looked very run-down; I didn't know there were concerns about its safety." A visitor in their 30s added, "I occasionally use the mart or restaurants, but if I had known it was a dangerous facility, I would have been careful in the inner sections of the market." Currently, banners and notices notifying the public that the building is a structure with structural safety risks are posted at the Gongdeok Market.
Visitors to the Gwangmyeong Tax Office were also unaware of the D grade rating. Although there was a notice about the building being a dangerous facility outside, it was not clearly visible from the entrance. One visitor asked, "I didn't know the office building was a dangerous facility. Aren't the employees in more danger?" Another visitor noted, "Wouldn't people be unaware unless they specifically looked it up? There should be notices so that people coming and going can easily see them. If people knew, they would be more cautious and respond faster."