장기전세주택 주거만족도의 영향요인에 관한 연구

Abstract

임대주택 수혜계층의 확대와 장기적인 정주공간의 마련을 위해 시행된 제도인 장기전세주택은 최초 공급 후 5년이 경과한 현재 시점에서 그간의 공급정책에 대한 정책효과 검증이 필요한 시기가 도래하였다. 이에 본 연구에서는 정책효과 검증을 위한 지표로 “주거만족도”를 선정하고 주거만족도에 영향을 주는 요인을 현황검토 및 설문 분석을 통해 실증적으로 제시하고자 하였다. 나아가 “공급자 개선가능 항목”과 ”외부요인 항목“으로 구분하여 각각의 개선방안을 제언하고자 하였다. 분석은 크게 두 단계로 나누어 첫째, 실수요계층인 입주자 및 입주희망자에 대한 빈도분석, 둘째, 종속변수를 주거만족도로 한 회귀분석을 실시하였다. 회귀분석에서는 장기전세주택 공급유형을 5개로 분류하여 유형별 결과를 도출하였다. 주요 분석결과를 요약하면 다음과 같다. TYPE-1(건설형, 전용면적 60㎡이하)의 경우 주거만족도의 영향요인은 면적, 전세보증금, 보안 및 안전시설, 놀이체육시설, 생활편의시설, 실내구조의 순으로 분석되었다. 모든 영향요인이 공급자 개선가능 항목에 속해 있어 향후 공급자인 서울시 및 SH공사의 노력에 따라 주거만족도의 개선이 이루어 질 수 있을 것으로 예상된다. TYPE-2(건설형, 전용면적 60㎡초과 85㎡이하)의 경우 주거만족도의 영향요인은 면적, 전세보증금, 대중교통, 월소득, 실내구조, 거주층수, 휴게시설, 주차 및 공공공간, 학력, 도로소음, 월저축(-)의 순으로 나타났다. 공급자 개선가능 항목이 차지하는 비중이 전반적으로 높으나, 대중교통, 학력, 월소득, 월저축 등 외부요인 항목 또한 영향을 미치는 것으로 나타났다. TYPE-3(건설형, 전용면적 85㎡초과)의 경우 영향요인은 실내구조, 방 수, 주방, 도로소음의 순으로 나타났다. 앞선 두가지 유형과는 달리 주택규모에 대한 불만 또는 개선의견은 없는 것으로 조사되었다. 모든 요인이 공급자 개선가능 항목이었으며, 외부요인 항목의 영향은 없는 것으로 나타났다. TYPE-4(매입형, 전용면적 60㎡이하)의 경우 주거만족도의 영향요인은 실내구조, 방 증가 여부, 공공시설 편의성, 도로소음, 면적 증가 여부의 순으로 나타난다. 공급자 개선가능 항목 중 단지계획요소인 주동내부 환경요소 및 외부공간 환경요소의 유의성이 별로 없는 것으로 나타났으며, 상대적으로 외부효과 항목의 유의성이 높게 나타났다. TYPE-5(매입형, 전용면적 60㎡초과 85㎡이하)의 경우 주거만족도에 영향을 미치는 유의미한 독립변수, 즉 영향요인은 없는 것으로 분석되었다. 단지별 특성(입지, 건설사 브랜드 등)이 다양하여 일관된 응답유형이 도출되지 않은 것으로 파악할 수 있었다.

본 연구에서는 향후 장기전세주택 공급에 있어서의 정책적 함의를 이끌어 내기 위해 공급유형을 5개로 구분하였으며, 독립변수 또한 “공급자 개선가능 항목”과 “외부요인 항목”으로 구분한 바 있다. 따라서 본 연구의 결과를 활용하여 “공급자 개선가능 항목”의 경우 그 동안 입주자 주거만족도가 낮았던 부분에 대해서는 유형별 영향요인의 우선순위대로 향후 장기전세주택의 계획 및 공급 시 우선 반영 할 필요가 있다. 이를 통해 입주자의 주거만족도를 향상시킬 수 있을 것이다. 또한 “외부요인 항목”의 경우 SH공사에 의한 직접적인 개선에는 한계가 있으나, 서울시의 행정적인 권능을 활용하여 부정적 외부효과 최소화를 통한 주거만족도 제고를 도모할 수 있을 것이다.|Long term rental house system, which was enforced to extend beneficiary classes and to provide long term residential space, has been in place for 5 years since its initial supply, and now is the time to verify the effectiveness of the policy. This is an empirical study that is intended to present the factors for residential satisfaction through status analysis and questionnaire survey by selecting "residential satisfaction" as the index for verifying the effectiveness of policy. In addition, we intended to propose improvements for each case of "Supplier Improvement Items" and "External Factors". Analysis is mainly divided into 2 stages. First, we carried out frequency analysis for residents and resident applicants who are actual end users. Second, regression analysis was carried out with residential satisfaction as a dependent variable. For regression analysis, long term rental houses are divided into 5 supply types, and their results by types are derived. Followings are the major analysis result summary. For TYPE-1 (construction type, less than 60㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as area, security deposit for rental, security and safety facilities, play and sports facilities, convenient facilities and indoor structure according to its importance. All influence factors belong to supplier improvement items, and it is expected that residential satisfaction can be improved in the future with the efforts by Seoul City and SH Corp. who are the suppliers. For TYPE-2 (construction type, between 60㎡~85㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as area, security deposit for rental, public transportation, monthly income, indoor structure, floor of residence, rest areas, parking and public space, educational background, traffic noise, monthly saving(-) according to its importance. There are more of supplier improvement items in general, however, some external factors are also influenced such as public transportation, educational background, monthly income, monthly saving, etc. For TYPE-3 (construction type, above 85㎡ of exclusive use space area), influence factors are analyzed as indoor structure, number of rooms, kitchen, traffic noise according to its importance. Different from 2 previous types, it was found that there is no dissatisfaction or opinion for improvement. All factors are supplier improvement items, and there is no external influence factors. For TYPE-4 (purchase type, less than 60㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as indoor structure, room extension ability, public facility convenience, traffic noise, area extension ability according to their importance. It was found that there is little significance for main building environment and external space environment factors which are supplier's improvement items, while there is relatively higher significance for external influence items. For TYPE-5 (purchase type, between 60㎡~85㎡ of exclusive use space area), it was analyzed that there is no significant independent variables, i.e. influence factors that affects residential satisfaction. It was found that consistent response types are not derived due to variety characteristics for each complex (location, construction company brand, etc.).

In this study, 5 supply types are classified to derive political implication for future long-term rental house supply, and its independent variables are divided into "Supplier improvable items" and "External factor items". Therefore, it will be able to improve residential satisfaction for residents by reflecting the influencing factor according to their priorities by types for future planning and supply of long-term rental houses. Also, for "External factor items", there may be limitation to improve directly by SH alone, but it will be able to enhance residential satisfaction by minimizing negative external factors by utilizing Seoul City's administrative influence.; Long term rental house system, which was enforced to extend beneficiary classes and to provide long term residential space, has been in place for 5 years since its initial supply, and now is the time to verify the effectiveness of the policy. This is an empirical study that is intended to present the factors for residential satisfaction through status analysis and questionnaire survey by selecting "residential satisfaction" as the index for verifying the effectiveness of policy. In addition, we intended to propose improvements for each case of "Supplier Improvement Items" and "External Factors". Analysis is mainly divided into 2 stages. First, we carried out frequency analysis for residents and resident applicants who are actual end users. Second, regression analysis was carried out with residential satisfaction as a dependent variable. For regression analysis, long term rental houses are divided into 5 supply types, and their results by types are derived. Followings are the major analysis result summary. For TYPE-1 (construction type, less than 60㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as area, security deposit for rental, security and safety facilities, play and sports facilities, convenient facilities and indoor structure according to its importance. All influence factors belong to supplier improvement items, and it is expected that residential satisfaction can be improved in the future with the efforts by Seoul City and SH Corp. who are the suppliers. For TYPE-2 (construction type, between 60㎡~85㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as area, security deposit for rental, public transportation, monthly income, indoor structure, floor of residence, rest areas, parking and public space, educational background, traffic noise, monthly saving(-) according to its importance. There are more of supplier improvement items in general, however, some external factors are also influenced such as public transportation, educational background, monthly income, monthly saving, etc. For TYPE-3 (construction type, above 85㎡ of exclusive use space area), influence factors are analyzed as indoor structure, number of rooms, kitchen, traffic noise according to its importance. Different from 2 previous types, it was found that there is no dissatisfaction or opinion for improvement. All factors are supplier improvement items, and there is no external influence factors. For TYPE-4 (purchase type, less than 60㎡ of exclusive use space area), influence factors for residential satisfaction are analyzed as indoor structure, room extension ability, public facility convenience, traffic noise, area extension ability according to their importance. It was found that there is little significance for main building environment and external space environment factors which are supplier's improvement items, while there is relatively higher significance for external influence items. For TYPE-5 (purchase type, between 60㎡~85㎡ of exclusive use space area), it was analyzed that there is no significant independent variables, i.e. influence factors that affects residential satisfaction. It was found that consistent response types are not derived due to variety characteristics for each complex (location, construction company brand, etc.).

In this study, 5 supply types are classified to derive political implication for future long-term rental house supply, and its independent variables are divided into "Supplier improvable items" and "External factor items". Therefore, it will be able to improve residential satisfaction for residents by reflecting the influencing factor according to their priorities by types for future planning and supply of long-term rental houses. Also, for "External factor items", there may be limitation to improve directly by SH alone, but it will be able to enhance residential satisfaction by minimizing negative external factors by utilizing Seoul City's administrative influence.