Human settlement was the beginning of his urbanization. To the extent that this growth of urbanization has created many social, economic and political issues in recent decades. One of these problems is the dilapidated urban structures, whose renovation and improvement has attracted the attention of urban planners and managers in recent decades. In such a situation, it is necessary to revive these tissues by using appropriate policies such as reconstruction, restoration, renovation, improvement, redevelopment and finally regeneration. Renovation and improvement does not happen once and for all, but is a continuous thing. This is not instantaneous and fast, but a sensitive and complex process that requires the design of targeted short-term, medium-term and long-term programs and to achieve organization and revival. To be successful, a detailed understanding of the old context and the entire system of the city and the regional system is needed. Therefore, in the present research, an attempt has been made to address the issue of improvement in the dilapidated fabric of Karaj city through the formulation of strategies. The results show that the factors of creating suitable institutional and legal frameworks for the purpose of integrated urban management, empowerment and capacity building in the municipalities and Islamic councils of the city are considered to be the most effective strategies for the regeneration of the worn-out fabric of Karaj city. Also, the effective factors on renovation policies are: "simplifying the processes and action steps for the renovation of buildings in run-down neighborhoods" and "supporting the establishment of neighborhood renovation service offices". In addition, "the use of non-governmental organizations in worn-out areas and neighborhoods" were identified as influencing factors on the issue of renovation.