Building administration
Preliminary review and preparation of application documents for legalization and rectification of illegal buildings
The Act on Special Measures for the Arrangement of Specific Buildings will be in force for 18 months from December 17, 2026. It is not a system that legalizes every illegal building. It gives a time-limited opportunity for approval for use to buildings such as residential buildings of a certain size or smaller that were effectively completed as of December 31, 2023. Rather than whether an application can be filed, first judge whether the building can actually reach approval for use.
Procedure
- Permit Difficulty High
A procedure that allows a business, activity or stay that the law generally restricts, after review; licenses fall into this type. The authority reviews facility standards, location and consultation with other agencies, and a permit can be refused if the standards are not met.
We review options for correcting unauthorized buildings and prepare correction plans, completion reports, written opinions and application documents. The special act on specified buildings takes effect on 17 December 2026. Before that date, our service covers eligibility review and document preparation. Statutory filing is a separate procedure, subject to the actual filing requirements after the act takes effect.
Scope & fee
- Preliminary assessment
- We will review the status of 1 building, completion date, and technical data for possible maintenance and application of special laws, and issue the results of consultations with related organizations. It does not include filing of court applications, architectural design, or technical diagnosis. 1 office visit is included.
- Preparation of violation building correction implementation plan and deadline extension request form
- We will review 25 pages of status, process, and technical data for 1 building and 1 municipal notice and prepare a 3-page implementation plan and 1-page request for period adjustment. Acceptance of the request is determined by the management office and does not include design, safety diagnosis, or construction. It does not include in-office submissions.
- Official fee source ↗
- Report on completion of correction of violations and request for organization of building register markings
- We will review 20 pages of completed photos, technical confirmation, and drawing materials for 1 building building and prepare a 2-page completion report and 1 type of request for clearing violation marks. The government office confirms and decides whether corrections have been completed and the ledger is organized, and technical confirmation, construction, and field inspection are separate. It does not include in-office submissions.
- Official fee source ↗
- Preparation of opinions on corrective orders and enforcement fines in advance
- We will review 30 pages of violation facts, area, period, and imposition data for 1 building and 1 prior notice and prepare 5 pages of opinion and submission materials. administrative appeal after technical judgment, appraisal, field investigation, and disposition is separate. It does not include in-office submissions.
- Official fee source ↗
1. Check the current status
Check the violation marking in the building register, the corrective order and the notice of the charge for compelling compliance, and the area, use and structure of the part in violation. With only the address, the notices and site photographs, the likely route can be sorted out first.
2. Classify the route for resolving the violation
Determine which route fits: legalization under the Special Act, a permit or report for extension or change of use under the Building Act, approval after partial demolition or reinforcement, or restoration to the original state. Non-residential uses, such as a rooftop storage room on a commercial building or factory, may not fit the structure of the Special Act.
3. Gather evidence of the time of completion
Prove that the building was effectively completed as of December 31, 2023 with aerial photographs, records of charges for compelling compliance imposed, corrective orders, construction contracts, lease contracts, electricity and water usage records and similar materials.
4. Prepare the design documents and field survey report, and file the report
A report under the Special Act requires, as statutory attachments, design documents and a field survey report prepared by a certified architect. With these, file a specific building report with the competent city, county or district (si/gun/gu) office.
5. Approval for use after review and supplementation
If the building committee review requires supplementation for structural safety, evacuation, fire prevention, parking and the like, supplementary construction work is carried out. If the standards are met, a certificate of approval for use is issued.
Required documents
- Specified building report form (statutory form)
- Building register and land ledger
- Corrective order, written warning or imposition notice of the charge for compelling compliance
- Design documents and field survey report prepared by a certified architect
- Proof of ownership of the site or of consent to its use (for a condominium building, proof of a resolution of the management body)
- Materials showing completion and use on or before December 31, 2023
Fees
Costs are divided into the charge for compelling compliance (if none has been imposed, an administrative fine equivalent to 5 impositions), certified architect costs (measurement, drawings, field survey report, structural review), the administrative agency service fee, supplementary construction costs, and actual expenses for surveying and certificates. Architect costs are separate. Our office fee starts from the amount shown above; we will give you an exact quote after reviewing your documents.
Legal basis and review date
- Act on Special Measures for the Arrangement of Specific Buildings, Article 3
- Act on Special Measures for the Arrangement of Specific Buildings, Article 4
- Act on Special Measures for the Arrangement of Specific Buildings, Article 6
- Act on Special Measures for the Arrangement of Specific Buildings, Article 9
- Act on Special Measures for the Arrangement of Specific Buildings, Addenda, Article 1
- Act on Special Measures for the Arrangement of Specific Buildings, Addenda, Article 2
Check these first
- Organizing the differences between the building register and the actual state, the time of the extension and the structure before the enforcement date will speed up preparation of the report.
Frequently asked questions
From when can applications be filed under the special act for legalizing illegal buildings?
Are all illegal buildings legalized?
Is a rooftop room also eligible for legalization?
What happens to charges for compelling compliance already paid?
Is a certified architect required for a legalization application?
Contact us
Hwang Yunsang Administrative Office in Songdo, Incheon prepares and submits administrative documents and explains the procedure. If your situation is similar, send us a message.
📍 2697, 26F POSCO Tower-Songdo, 165 Convensia-daero, Yeonsu-gu, Incheon, Republic of Korea · 📞 010-3374-2687 · 🌐 hwangadmin.com
This guide is general information based on public sources. Requirements, documents and deadlines differ by case and by the competent agency, so please confirm them before you proceed.