The study of the urbanization system in Iran shows the disproportion between urbanization growth and urban development, and this imbalance is the cause of various urban problems, including dilapidated fabric. Despite the long-term intervention in recent years, the problems of these areas are still strong, and in order to create a positive change, it is necessary to change the attitude of the residents by identifying the way of thinking of the residents and urban management and deep living in the area. This importance is usually ignored in the process of preparing plans. The method of the current research is descriptive-analytical, which was identified by using MaxQDA software and Delphi technique, and by using Mabak decision-making technique, the localities targeted for regeneration in the sixth region were evaluated and ranked. The results of the research indicate that the five drivers of urban planning and management, immigration of nationals, participation of activists in urban decisions , social security and the development of inefficient contexts have a key and essential role in the regeneration of the region's context. The results of the Mabak technique indicate that the indicators of actors' participation in urban decisions , economic self-organization (economic spheres) and urban planning and management methods (institutional-management spheres) respectively, with an average gi=46.81, gi= 42.83 and gi = 40.82 are effective in the regeneration process of worn tissues. In addition, the localities of Amirabad, Arvand, and Shahid-e-magool are ranked first to third in terms of priority from the point of view of the presence of key drivers effective on the regeneration process, which facilitate this process, with the impact value of the criteria and indicators of Si=3.06, Si=3.05, and Si=2.98.