A study of factors influencing residential satisfaction of public rental housing residents : Focusing on comparisons between residents of public and private rental housing = 공공임대주택 거주자의 주거만족도 영향요인 연구: 공공임대주택 거주자와 민간임대주택 거주자 간 비교분석을 중심으로

다국어 초록 (Multilingual Abstract)

Over the years, the Korean government has been working to provide public rental housing, and the quantitative expansion of public rental housing has contributed greatly to the housing stability of the population. However, despite this quantitative expansion, it is unclear whether public rental housing policies have been effectively implemented from the perspective of residents living in public rental housing. Furthermore, there is a widespread perception in Korea that the quality of public rental housing is lower than that of private rental housing. In order to promote public housing policies that increase the quality of housing, not just the quantity, it is necessary to focus on the residential satisfaction of public housing residents.
In this study, the independent variables were composed of four factors that are expected to affect residential satisfaction among the questions of the housing survey: housing size, housing cost burden level, housing condition, and living environment factors. The dependent variable of this study is residential satisfaction. This study also includes demographic characteristics (gender, age, number of household members, education level) and housing characteristics as control variables. Lastly, the moderating variable is the type of rental housing (whether or not the household lives in public rental housing).
The empirical analysis utilized the 2022 Housing Survey microdata, and the variables were constructed based on the survey results for residents living in rental housing.
Analysis methods included independent samples t-test, multiple regression analysis, and hierarchical regression analysis. An independent sample t-test was conducted to verify whether there were differences in housing characteristics (housing size, level of housing cost burden, housing condition, and living environment) and residential satisfaction between private rental housing and public rental housing, and all five items showed statistically significant differences. The results of the multiple regression analysis of all rental housing residents showed that three factors had a significant impact on the residential satisfaction of rental housing residents, among which living environment, housing condition, and housing size had the highest standard regression coefficient (β) values. The results of the multiple regression analysis for public rental housing residents showed that living environment, housing condition and housing size have a strong impact on residential satisfaction in the same order as the analysis for general rental housing residents. In addition, the hierarchical regression analysis showed that the type of rental housing has a moderating effect on relationship between housing condition and residential satisfaction.
The main policy implications of the empirical findings on the determinants of residential satisfaction among public rental housing residents are as follows. First, the government should narrow the gap with private rental housing by selectively expanding housing size in response to residents’ demonstrated needs, rather than through uniform expansion. Second, as the living environment is the most influential factor affecting residential satisfaction, policy efforts should prioritize improvements in surrounding infrastructure, transportation accessibility, and neighborhood amenities. Third, housing conditions within public rental housing should be improved in a targeted and cost-effective manner. Finally, the government should explicitly balance rent affordability with fiscal constraints and long-term maintenance capacity, recognizing the trade-offs between low rents, housing quality, and the financial viability of public rental housing provision.

국문 초록 (Abstract)

지난 수년간 정부는 공공임대주택 공급을 위해 노력해왔으며 , 공공임대주택의 양적 확대는 국민의 주거 안정에 크게 기여해왔습니다 .
그러나 이러한 양적 확대에도 불구하고 공공임대주택에 거주하는 입주민의 입장에서 공공임대주택 정책이 효과적으로 시행되고 있는지는
불분명합니다 . 또한 국내에는 공공임대주택의 품질이 민간임대주택에 비해 낮다는 인식이 널리 퍼져 있습니다 . 양적인 측면뿐만 아니라
주거의 질을 높이는 공공임대주택 정책을 추진하기 위해서는 공공임대주택 거주자의 주거 만족도에 주목할 필요가 있습니다
본 연구의 종속변수는 주거만족도이며 , 주거실태조사의 문항 중 주거만족도에 영향을 미칠 것으로 예상되는 주택면적 , 주거비 부담 수준 ,
주택상태 , 주거환경 요인 등 4 가지 요인으로 독립변수를 구성하였습니다. 또한 본 연구에서는 인구통계학적 특성 성별 , 연령 , 가구원 수 , 교육
수 준 과 주택 특성을 통제 변수로 포함하였고 , 조절 변수로는 임대주택 유형 공공임대주택 거주 여부 을 포함하였습니다
실증 분석은 2022 년 주거실태조사 마이크로데이터를 활용했으며 , 임대주택 거주자를 대상으로 한 설문조사 결과를 바탕으로 변수를
구성했습니다.
분석방법으로는 독립표본 t 검정 , 다중회귀분석 , 위계적 회귀분석이 사용되었습니다 . 민간임대주택과 공공임대주택 간 주거특성 주택면적 ,
주거비 부담 수준 , 주택상태 , 주거환경 ) 및 주거만족도에 차이가 있는지 검증하기 위해 독립표본 t 검정을 실시한 결과 , 5 개 항목 모두
통계적으로 유의미한 차이가 있는 것으로 나타났습니다 . 전체 임대주택 거주자를 대상으로 다중회귀분석을 실시한 결과 , 임대주택 거주자의
주거만족도에 유의미한 영향을 미치는 요인은 주거환경 , 주택상태 , 주택면적 3 개로 나타났으며 , 그 중 표준화 계수 β ) 값이 가장 높은
요인은 주거환경으로 나타났습니 다 . 공공임대주택 거주자에 대한 다중회귀분석 결과에서도 일반 임대주택 거주자에 대한 분석과
마찬가지로 주거환경 , 주택상태 , 주택면적 순으로 주거만족도에 큰 영향을 미치는 것으로 나타났다 . 또한 위계적 회귀분석에서는 임대주택
유형이 주거환경과 주거만족도 간의 관계를 조절하는 효과가 있는 것으로 나타났습니다.
공공임대주택 거주자의 주거만족도 영향요인과 관련한 본 연구의 실증분석 결과의 주요 정책적 시사점은 다음과 같습니다 . 첫째 , 정부는
수요자의 요구에 맞춰 주택 면적을 확대함으로써 민간 임대주택과의 격차를 해소하기 위해 노력해야 합니다 . 둘째 , 공공임대주택 거주자의
주거 만족도에 가장 큰 영향을 미치는 요인은 주거 환경이므로 정부는 공공임대주택의 주거 환경을 개선하기 위한 정책을 마련해야 합니다 .
셋째 , 공공임대주택의 주거환경을 개선하기 위한 노력이 필요합니다 . 마지막으로 , 정부는 공공임대주택 임대료 정책과 양질의 공공임대주택
공급의 조화를 추구할 필요가 있습니다.

목차 (Table of Contents)

• Chapter 1. Introduction
• 1.1. Background of the study 1
• 1.2. Purpose of Study 5
• 1.3. Research Question 6
• 1.4. Scope of the Study 7
• 1.5. Research Methods 8
• Chapter 2. Theoretical Background and Literature Review 10
• 2.1. Theoretical Background 10
• 2.1.1 Rental housing 10
• 2.1.2 The concept of Residential Satisfaction 23
• 2.2. Literature Review 25
• 2.2.1 Prior research on rental housing 25
• 2.2.2 Prior research on Residential Satisfaction 26
• 2.3. Differentiation from prior research 34
• Chapter 3. Research Design 36
• 3.1. Data Source and Analysis Object 36
• 3.2. Variables and Operationalization 37
• 3.2.1 Independent Variable 37
• 3.2.2 Dependent Variable 40
• 3.2.3 Control Variable 40
• 3.2.4 Moderating Variable 41
• 3.3. Analytical Framework of the Study 43
• 3.4. Hypothesis 44
• 3.4.1 Differences in housing characteristics and residential satisfaction by rental housing type 44
• 3.4.2 Identification of Factors Affecting Residential Satisfaction 45
• 3.4.3 Verification of the Moderating Effect of Rental Housing Type 45
• 3.5. Data Analysis Method 46
• Chapter4 . Data Analysis and Result 47
• 4.1. Descriptive Analysis 47
• 4.1.1 Demographic Statistics of Respondents 47
• 4.1.2 General characteristics of the target home 48
• 4.2. Test for differences in housing characteristics and residential satisfaction by rental housing type 49
• 4.3. Validation of influential factors on residential satisfaction 53
• 4.3.1 Multiple Regression Analysis 53
• 4.3.2 Moderation Effect Analysis of Rental Housing Types 57
• Chapter 5.. Conclusion and Recommendation 61
• 5.1. Summary of findings 61
• 5.2. Policy Implication 62
• 5.3. Research Limitations and Recommendation 65
• Bibliography 67
• Abstract in Korean 71