‘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.

[목 차]
  

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

[본 문]
  

▷ 월급쟁이나 자영업자가 평생 성실히 저축한다면 50대나 60대에 꼬마빌딩주, 나아가 중소형빌딩주를 꿈꿀 수 있을 것이다. 젊은 시절처럼 밤낮없이 돈벌이에 정진하기 어려운 나이가 되면 그동안 모은 종잣돈으로 지렛대를 활용해 자본이득과 임대수익을 동시에 얻을 수 있는 건물을 구입해서 자가 거주하며 건물을 관리하거나, 규모가 크다면 관리 인을 고용해 건물 관리를 맡기고 행복한 여생을 보낼 수 있다. 그러니 꼬마빌딩은 은퇴 후의 생활안전판이다.

-p. 16

▷ 모든 건축물은 준공 시점과 비교해 시간이 경과함에 따라 기능이 열화하기 마련이다. 건물 기능의 열화를 방지하고 성능을 향상시키기 위해서는 일정 기간마다 단계별로 적절한 건물 관리가 필요하다. 준공 후 10년 이내의 기간은 유지(維持) 관리 활동, 10~25년은 보수(補修) 활동, 25년 초과 시에는 개수(改修) 활동이 필요하다.

-p. 47

▷ 투자의 목적이 임대수익 및 자본이득의 획득이라면 2종 일반주거지 역, 3종 일반주거지역, 준주거지역, 준공업지역, 일반상업지역 등으로 가야 한다. 임대수익이나 자본이득에 초점을 두지 않고 조용하고 쾌적한 주거시설을 원한다면, 전용주거지역이나 1종 일반주거지역으로 가면 된다.

-p. 79

▷ 임대수익은 꼬마빌딩 투자의 기초 수익원으로, 안정적 현금흐름을 통해 금융비용과 운영비를 상쇄하고, 순현금흐름(Net Cash Flow)을 확보할 수 있다. 임대수익을 극대화하기 위한 주요 전략은 다음과 같다. 먼저, 철저한 입지 분석을 통한 층별 임대차(MD) 계획을 세우고, 중장기적으로 계획에 맞춰 임차인을 구성한다. MD(Merchandise Display) 구성은 임대차 포트폴리오의 다변화가 유리하므로, 사옥 용도나 병원 용도는 제외하고, 건물 전체를 단일 임차인에 의존하는 방식을 지양한다. 또한, MD 구성에 맞춰 층별 임차인 유치로 공실 위험을 분산시키는 것이 안전하다.

-p. 110

▷ 건물 재테크에서 토지가격은 절대적인 비중을 차지한다. 아무리 좋은 입지를 보유한 건물이라도 가격이 시세 이상이거나, 시세라고 하더라도 유명 상권처럼 과포장된 지역은 조심해야 한다. 그런 지역에 시세로 나온 건물을 매입해 리모델링하거나 신축한 후에 임대 시세에 맞춰 임대 완료 후 총투입비용 대비 임대수익률을 따져보면 적자인 경우가 많다.

-p. 158

▷ 리모델링은 신축 대비 가성비가 좋다. 공사비는 신축의 절반 정도에 불과하지만, 건물의 성능과 미관 개선 효과는 신축에 준한다. 그렇다고 해서 모든 노후 건물을 매입해서 리모델링한다고 수지가 맞는 것은 아니다. 수익성을 확보하기 위해서는 몇 가지 전제조건이 필요하다.

-p. 203

▷ 도장으로 외관을 칠하면 기존의 지저분한 모습을 덮어 깨끗한 이미지로 변신시켜 임대에 도움은 되겠지만, 건물의 기능 향상과는 무관하므로 임대료 인상 효과는 미미하다. 임대료를 인상하려면 상응하는 기능 향상이 수반되어야 한다. 단열 성능이 좋고 누수가 없으며 현대적 감성의 내·외관을 갖추고, 상하수도관을 비롯한 설비시설을 현대화하는 것이 기능 향상이다.

-p. 225

▷ 임대료 관리는 임차인에게 달려 있다. 월세가 밀리지 않고 매달 제때 착착 들어온다면 얼마나 좋겠냐마는 그게 쉽지가 않다. 임차인의 능력에 따라 체불이 있을 수 있고, 없을 수도 있다. 임차인을 들일 때마다 그의 월세 지급 능력을 검증하기 위해 점쟁이를 불러서 면접을 볼 수도 없는 노릇이다. 그저 직감과 운명에 맡겨야 한다. 다만 체불이 2개월 이상 지속되거나 이러한 상황이 반복된다면, 내용증명을 보내 경각심을 주고 그래도 개선되지 않으면 임차인 교체를 검토해야 한다.

-p. 295