빌딩 투자 실전서

‘꼬마빌딩’ 용어 창시자 임동권 박사의 역작,

건물 투자 기법 A부터 Z까지 총망라

우리나라에서 부동산 투자라고 하면 여전히 아파트를 먼저 떠올린다. 대출 가능 금액을 계산하고, 지역과 평형을 비교해 매물을 고르는 아파트의 방식은 비교적 단순하다. 하지만 시장의 흐름에 따라 오르내리는 가격 속에서 개인의 선택은 대세에 묻히기 쉽다. 그러나 꼬마빌딩을 비롯한 중소형빌딩 투자는 전혀 다른 결을 가진다. 건축과 공법, 법규와 인허가, 상권과 임대 구성, 그리고 리모델링이라는 변수가 복합적으로 얽혀 있어, 준비 없이 뛰어들 경우 원금 손실로 이어질 가능성도 적지 않다.

《빌딩 투자 실전서》는 바로 이 지점에서 출발한다. 이 책은 꼬마빌딩과 중소형빌딩 투자를 단순한 매입·매도의 문제가 아닌, 이론과 현장을 아우르는 종합적인 자산 운용의 영역으로 다룬다. 은퇴 후의 생활안전판이자 성공의 상징으로 여겨지는 ‘건물주’의 꿈 뒤에 숨겨진 현실을 직시하게 하며, 통계에 기반한 수요 분석부터 노후 건축물의 현황, 건물 성능을 좌우하는 구조·설비·단열의 핵심 요소까지 차근차근 짚어간다. 아파트 투자와 달리, 빌딩 투자는 왜 공부가 필수인지, 왜 ‘중박 이상의 안정적인 전략’이 중요한지를 설득력 있게 보여준다.

이 책은 꼬마빌딩을 비롯한 중소형빌딩 투자, 빌딩 리모델링과 신축 및 유지·관리 전반에 대해 이론과 현장을 아우르는 빌딩 재테크 교과서이기에, 묵묵히 일하며 자산을 모아온 직장인과 자영업자, 그리고 빌딩 투자를 통해 인생 2막을 준비하는 이들을 위한 현실적인 길잡이가 되어줄 것이다.

지은이 : 임동권

성균관대학교를 졸업한 후 대기업에서 11년간 해외영업맨으로 근무했다. 이후 무역회사를 설립해 6년간 운영했다. 인생 2막을 빌딩전문가로 정하고 중개업에 투신, 현재 DK빌딩연구소 대표로 활동 중이다. 연세대학교 행정대학원 졸업 후 강원대학교에서 부동산학 박사학위를 취득했다. ‘꼬마빌딩’이라는 용어를 창안하고 유행시켜 이를 보통명사로 만든 장본인이다. 빌딩중개와 리모델링 경험을 바탕으로 쓴 첫 책 《10년 안에 꼬마빌딩 한 채 갖기》는 2015년 종합베스트 셀러로 경제경영 부문 올해의 책에 오르며 전국적으로 ‘꼬마빌딩’ 투자 열풍을 일으킨 바 있다.

국내 중소형 빌딩 리모델링 분야 1호 박사로서, 이론과 실무를 겸비한 독보적인 빌딩 전문가로 활동하고 있다. 현재까지 18년간 빌딩 중개를 수행해왔으며, 리모델링 컨설팅은 물론 리모델링 및 신축 공사를 직접 수주해 프로젝트 매니저(PM) 역할도 맡고 있다. 입지분석에 걸맞은 건물 외관 디자인을 제시해주고, 최대 임대수익 창출을 위한 층별 임대계획을 구성해주며, 사전에 예상 공사비를 산출해준다. 완공 후의 예상 임대료와 건물 가치를 도출해줌으로써 건물주들에게 리모델링과 신축 의사결정을 돕는 컨설팅 업무도 본업으로 하고 있다. 축적된 실전 경험을 바탕으로 매경부동산아카데미, 건대미래지식교육원, 에듀윌부동산아카데미, 부동산멘토스쿨 등에서 꼬마빌딩 재테크를 강의하고 있다. 동국대학교 행정대학원에서 부동산학을 가르치고 있으며, 매일경제에서 리모델링 칼럼니스트로 활동 중이다.

100세 시대를 맞아 탄탄한 노후 준비가 우선인 5060세대뿐만 아니라, 차분히 미래를 대비하고 있는 3040세대까지 아우르며, 빌딩 중개·리모델링·신축·투자 자문·저술·강연 활동을 통해 실질적인 해법을 제시하는 희망 전도사로 활발히 활동하고 있다.

프롤로그 ·························································································4

Part 1. 꼬마빌딩 시장의 이해

1. 은퇴 후의 생활안전판, 꼬마빌딩···················································16

2. 통계로 본 꼬마빌딩 수요층은 늘고 있다·········································19

3. 시대 변천에 따른 빌딩 외관 트렌드···············································21

4. 꼬마빌딩 공급과 노후도 및 리모델링 실태·······································30

5. 철근콘크리트 건축물의 구조적 장점과 수명을 제대로 알자··················37

6. 1970~1990년대 상수도관과 현대와의 차이점 및 교체의 필요성··········44

7. 건물의 유지·보수·개수의 이해·····················································47

8. 빌딩 성능의 3요소 : 단열, 방수, 설비············································50

Part 2. 꼬마빌딩 투자의 기초

1. 대박 추구는 쪽박으로 가는 급행열차·············································56

2. 빌딩 투자는 중박을 목표로 하자···················································60

3. 내재 가치 보유 물건 식별하기······················································65

4. 상권 분석과 입지 분석에 따른 층별 MD 계획 수립하기······················76

5. 매입 전 실사 프로세스·······························································80

6. 매매계약서에 꼭 필요한 특약 달기················································96

7. 건축물현황도의 중요성과 확보 방법············································101

8. 세금 검토사항·······································································103

Part 3. 꼬마빌딩 투자 전략

1. 임대수익 극대화 전략······························································110

2. 자본이득 실현 전략·································································112

3. 레버리지 활용 전략·································································114

4. 투자 기간별 전략····································································115

Part 4. 빌딩의 가치를 올리는 꿀팁

1. 차별화가 살길이다··································································120

2. 빌딩 외관 개발의 주안점··························································123

3. 승강기를 설치하는 4가지 방식···················································129

4. 패러핏은 화룡점정··································································131

5. 거주 만족도를 높이는 옥상정원··················································133

6. 내관의 차별화·······································································134

7. 공실 퇴치의 특효약, 화장실 현대화·············································135

8. 지속적인 유지·관리·································································139

Part 5. 리모델링의 이해

1. 리모델링의 개념····································································144

2. 노후 건축물현황과 리모델링의 필요성·········································147

3. 꼬마빌딩 리모델링의 11가지 특성··············································149

4. 꼬마빌딩 리모델링과 아파트 리모델링의 차이점·····························154

5. 리모델링에 적합한 물건 고르기··················································158

Part 6. 리모델링 관련 법규 및 인허가 절차

1. 리모델링 제도의 변천과 동기·····················································166

2. 리모델링의 12가지 절차··························································169

3. 용도변경··············································································177

4. 리모델링 관련 공법·································································180

5. 소방시설법···········································································190

6. 장애인 등 편의법····································································194

Part 7. 리모델링 실전

1. 리모델링 사업계획 수립···························································202

2. 건축사·시공사 선정 및 도급계약·················································210

3. 철거 감리와 철거 시 주의사항····················································214

4, 리모델링의 주요 리스크와 대처 방안···········································217

5. 리모델링 공사비 규모와 외관에 따른 건물의 운명···························224

6. 리모델링 착공부터 완공까지 세부공정 체험하기·····························239

7. 리모델링 성공 사례·································································247

8. 리모델링 실패 사례·································································263

9. 메디컬빌딩으로 리모델링하는 건 어때?········································269

Part 8. 빌딩 신축 노하우

1. 용적률 구현에 유리한 경사지·····················································278

2. 매매계약 전 가설계는 필수······················································280

3. 신축과 리모델링의 근본적 차이점···············································284

4. 공사비가 건축 규모에 따라 고무줄인 이유·····································289

Part 9. 빌딩 관리의 모든 것

1. 임대료와 관리비····································································294

2. 공실 관리·············································································298

3. 외벽 관리·············································································301

4. 누수와 결로··········································································306