Major Renovation Works on Rental Apartments and Flats: Impact on Residents and Tenants' Rights and Solutions
During major renovation works on rental properties, residents experience issues such as reduced sunlight, noise, and balcony use restrictions. This article explains tenants' rights during construction—including rent reduction negotiations and notification requirements—and offers practical solutions for daily living.
What Are Major Exterior and Roof Renovation Works?
Apartment buildings and rental flats conduct large-scale renovation works periodically—such as exterior wall repainting and roof waterproofing—to maintain the building in good condition over the long term. Generally, concrete buildings (reinforced concrete or steel-reinforced concrete) undergo such works every 12–15 years, while lightweight steel-frame or wooden buildings are renovated every 8–12 years.
The main scope of these renovation works includes repairing exterior wall cracks, replacing tiles, replacing waterproofing layers, waterproofing balconies, and replacing water and sewage pipes. Although these works are necessary to maintain the building's durability and asset value, they inevitably affect residents' daily life during construction.
Major Impacts Residents Experience During Construction
① Reduced Sunlight and Natural Light from Scaffolding Installation
During exterior wall work, scaffolding is installed around the building perimeter and covered with mesh netting. Over the construction period (typically 2–6 months), sunlight through windows is significantly blocked, and interiors darken. Lower floors and north-facing units are particularly affected.
② Work Noise, Vibration, and Odor
Scraping work on exterior walls (surface preparation) and soundness testing (tapping the exterior wall with a specialized hammer to detect voids) generate loud noise and vibration. Painting work may use coatings containing volatile organic compounds (VOCs), and temporary paint odors may enter units. Work typically occurs on weekdays from 8 a.m. to 5 p.m., but noise cannot always be avoided depending on the work phase.
③ Balcony Use Restrictions
During balcony waterproofing and exterior painting, entry to balconies, hanging laundry outdoors, and gardening are restricted. Building management will notify residents in advance of the "balcony closure period," requiring residents to switch to bathroom drying or indoor clotheslines.
④ Privacy Concerns
Although mesh netting is installed on the exterior of the scaffolding, it does not provide complete privacy. In particular, interior spaces may be visible through windows when workers pass on the scaffolding. It is recommended to use curtains or blinds to maintain privacy during the construction period.
Tenants' Rights – Can Residents Request Accommodations During Construction?
Under rental agreements, landlords have an obligation "to maintain the property in a condition suitable for comfortable use" by the tenant (landlord's repair obligation under Article 606 of the Civil Code). The large-scale renovation works themselves are part of this obligation, and tenants cannot refuse them.
However, for actual damages resulting from the works (such as reduced light, noise, and odors), tenants may request the following accommodations.
① Requesting Advance Notification of Construction Schedule
Requesting that the landlord provide written notification of the construction start and completion dates and a detailed schedule for each phase is reasonable. Tenants particularly want advance notice of balcony closure periods and phases with high noise levels.
② Is Rent Reduction Negotiable?
Article 611 of the Civil Code stipulates that "when part of the rental property becomes unusable due to loss or other causes, the rent is automatically reduced." If the construction results in significant light reduction or use restrictions, tenants may legally request a rent reduction based on this provision. However, actual negotiations require discussion with the building management or landlord, and approval is not guaranteed.
③ Filing Complaints About Inappropriate Worker Conduct
If workers engage in inappropriate behavior such as peering into units, file an immediate complaint with building management and request corrective action.
What to Verify Before Construction Begins
These are important points to verify when signing a new lease or if you are a long-term resident.
Checks When Moving In
•Verify when the most recent major renovation was conducted and when the next one is scheduled
•Confirm the status of the reserve fund for repairs (can be verified through building management)
•Review past renovation records (exterior walls, roof, water and sewage systems, etc.)
How to Respond When Receiving Construction Notification
Confirm the contractor name, scope of work, and duration in writing
Learn the specific dates when balconies will be off-limits
Identify phases with particularly high noise (scraping and soundness testing)
Prepare in advance for periods when outdoor laundry drying is not possible (bathroom drying, laundromats)
Coping Strategies During Construction
Laundry Solutions
During balcony closure periods, use bathroom drying systems, indoor drying stands, and collapsible indoor clotheslines. For large items like bedding and blankets, laundromat dryers are most efficient.
Noise and Vibration Management
Those working from home are particularly affected; consider using coworking spaces or libraries and adjusting work hours. Earmuffs and noise-canceling earpieces are also effective for reducing noise.
Dealing with Insufficient Natural Light
During periods of reduced sunlight, consider increasing LED brightness, moving plants away from windows, and reviewing UV protection routines.
Summary
Large-scale renovation works are essential for building safety and long-term use, but their impact on residents cannot be ignored. By obtaining adequate advance notice, preparing for balcony restrictions, and planning for noise, residents can minimize inconvenience during the construction period. If there are significant impacts, consider discussing with building management or negotiating rent, and exercising your rights as a tenant is a valid option. By reviewing the "repair plan" before moving in, you can choose properties with full awareness of potential future renovation situations.
