도심 노후 중소형 오피스 빌딩 개선을 위한 FM 전략적 접근 방안

초록

The paradigm of modern urban regeneration is shifting from demolition and reconstruction towards sustainable revitalization that extends the lifespan of existing resources. Despite their prime locations, these assets are undervalued in the market due to physical aging and the absence of professional management. Unlike single-owner assets, these buildings face structural limitations where large-scale renovations or reconstruction are often unfeasible due to the difficulty of reaching a consensus among multiple owners and budget constraints. To address this structural dilemma, this study proposes a ‘FM-based Incremental Improvement Strategy’, as a case. Drawing on Omara’s (1999) strategic approach, this research advocates for 'Incrementalism'—a step-by-step improvement method—over radical standardization or value-based renovation. The field diagnosis revealed that despite Building A's high floor area ratio (757%) and proximity to a major transit hub, it suffers from a vacancy rate double the market average. The primary causes were identified as "Killer Factors": the obsolescence of mechanical parking systems incompatible with modern vehicles, poor exterior management, and deteriorated common areas. Consequently, this study establishes a three-stage execution based on Incrementalizm approach. This study argues that such strategic, incremental FM interventions can effectively reduce vacancy rates and recover asset value even under budget and ownership constraints, offering a practical model for the sustainable regeneration of aging urban office stock.

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