Housing in the Netherlands Housing in the Netherlands A closer look - - PowerPoint PPT Presentation
Housing in the Netherlands Housing in the Netherlands A closer look at the Social A closer look at the Social Housing Sector and the role of Housing Sector and the role of Housing Associations - - HA HA Housing Associations Claudio Acioly
20/03/2007 Claudio Acioly Jr. / IHS 1
Claudio Acioly Jr. c. c.acioly acioly@ihs. @ihs.nl nl
20/03/2007 Claudio Acioly Jr. / IHS 2
Housing Policies in The Netherlands? Housing Policies in The Netherlands?
20/03/2007 Claudio Acioly Jr. / IHS 3
20/03/2007 Claudio Acioly Jr. / IHS 4
Parliamentary Monarchy Population: >16 Million Area ~ 41,000 km2 Density: >450 persons/km2 Housing stock ~ 6,4 million dwellings 3/4 built after the World War II. Housing Production: State expecting 925,000 dwellings for the period 1995-2005
(including replacement of houses demolished
and accommodation for asylum-seekers)
Some Facts & Figures Some Facts & Figures
20/03/2007 Claudio Acioly Jr. / IHS 5
Amsterdam Amsterdam The Hague The Hague Rotterdam Rotterdam Maastricht Maastricht The Netherlands
20/03/2007 Claudio Acioly Jr. / IHS 6
20/03/2007 Claudio Acioly Jr. / IHS 7
20/03/2007 Claudio Acioly Jr. / IHS 8
20/03/2007 Claudio Acioly Jr. / IHS 9
20/03/2007 Claudio Acioly Jr. / IHS 10
20/03/2007 Claudio Acioly Jr. / IHS 11
20/03/2007 Claudio Acioly Jr. / IHS 12
20/03/2007 Claudio Acioly Jr. / IHS 13
Government Framework in The Netherlands Government Framework in The Netherlands
The King The King The Cabinet Prime Minister & Sector Ministers The Cabinet Prime Minister & Sector Ministers The Parliament The Parliament 2nd Chamber 150 members 2nd Chamber 150 members 1st Chamber 75 members 1st Chamber 75 members Electorate Electorate Provincial Provincial Councils Councils
Government Government Legislation Legislation
20/03/2007 Claudio Acioly Jr. / IHS 14
Local Government in The Netherlands Local Government in The Netherlands
Electorate Electorate Municipal Council Municipal Council Board of Mayor and Aldermen Board of Mayor and Aldermen Municipal Departments Municipal Departments Municipal council for 4 years Municipal council for 4 years Mayor appointed by Crown for 6 years. Aldermen appointed gy municipql council for 4 years.
20/03/2007 Claudio Acioly Jr. / IHS 15
Election Nomination Actor Nominating Ministers Queen Second Chamber First Chamber Provincial Councils Queen’s Commissioner Crown (Queen + Ministers) Provincial Council Provincial Executive Provincial Council Mayor Crown with QC’s advice Municipal Council Aldermen Municipal Council Water Boards Daily Board Representatives of target groups
20/03/2007 Claudio Acioly Jr. / IHS 16
20/03/2007 Claudio Acioly Jr. / IHS 17
20/03/2007 Claudio Acioly Jr. / IHS 18
20/03/2007 Claudio Acioly Jr. / IHS 19
Year Population Households Persons per household
1900 1930 1960 1980 1997 1998 5,104 7,832 11,417 14,091 15,567 15,654 1,113 1,958 3,171 5,006 6,407 6,692 4.51 4.00 3.56 2.97 2.41 2.34
Prediction:
2010 16,470 7,414 2.22
Trends: understanding the Housing Sector in Holland Trends: understanding the Housing Sector in Holland
Decreasing number of persons per household
Source: CSO/VROM/AEDES, 1999
20/03/2007 Claudio Acioly Jr. / IHS 20
Sectors 1990 1993 1997 Home Ownership 45% 47% 50% Private rented 18% 15% 13% Social rented 32% 35% 37% Total (x1000) 5,802 6,044 6,366
Trends: Understanding the Housing Sector in Holland Trends: Understanding the Housing Sector in Holland
Increasing Home Ownership
Source: CSO/VROM/AEDES, 1999
20/03/2007 Claudio Acioly Jr. / IHS 21
20 40 60 80 2005 2010 2015 2020 Year Percentage 55 years and older all households
Source: CSO/VROM/AEDES, 1999
Increasing Demand for Housing for the Elderly
Trends: Understanding the Housing Sector in Holland Trends: Understanding the Housing Sector in Holland
20/03/2007 Claudio Acioly Jr. / IHS 22
Trends: Understanding the Housing Sector in Holland Trends: Understanding the Housing Sector in Holland
Decreasing household income in Social Rented Stock
20/03/2007 Claudio Acioly Jr. / IHS 23
TRENDS: Conurbation Internationalisation TRENDS: Conurbation Internationalisation
20/03/2007 Claudio Acioly Jr. / IHS 24
CITY REGION: Rotterdam as heart of the South Wing of the Randstad metropolitan region - connurbation
20/03/2007 Claudio Acioly Jr. / IHS 25
Conurbacion Randstad
20/03/2007 Claudio Acioly Jr. / IHS 26
1.
Housing Associations as developers 2.
High population mobility 3.
Internationalisation 4.
Increased demand for housing 5.
immigration 6.
unlimited income tax deduction 7.
People living alone: small households 8.
Old people staying long independent
20/03/2007 Claudio Acioly Jr. / IHS 27
1.
Subject subsidy (individual rent allowance) allowance) 2.
More quality 3.
More diversity 4.
Ethnic heterogeneity 5.
Tenants’ participation 6.
Improving Residential Environment 7.
Landlords selling out 8.
Ageing of Dutch population 9.
Compact Cities Policies 10. 10.Greening cities Greening cities
20/03/2007 Claudio Acioly Jr. / IHS 28
20/03/2007 Claudio Acioly Jr. / IHS 29
20/03/2007 Claudio Acioly Jr. / IHS 30
20/03/2007 Claudio Acioly Jr. / IHS 31
20/03/2007 Claudio Acioly Jr. / IHS 32
Vinex Locations (1990)
government
per Hectare
Fourth Memoramdum Special: VINEX (1990)
20/03/2007 Claudio Acioly Jr. / IHS 33
Fifth National Policy Document on Spatial Fifth National Policy Document on Spatial Planning 2000 Planning 2000-
2020 (issued on 1999)
Source: VROM, June 2001.
Qualitative focus (1999) Qualitative focus (1999) Seven Criteria Spatial Quality Seven Criteria Spatial Quality
1) Spatial Diversity 2) Economic and Social Functionalities 3) Cultural Diversity 4) Social Equality 5) Sustainability 6) Attractiveness 7) Human Scales
20/03/2007 Claudio Acioly Jr. / IHS 34
Project built under the Fifth National Policy Project built under the Fifth National Policy
Vinex Vinex Location at the South of Rotterdam Location at the South of Rotterdam
20/03/2007 Claudio Acioly Jr. / IHS 35
Urban Rectangle Water Fringes Rural Triangle
Industrial Area Lake
C A R N I S S E L A N D E M A S T E R P L A N C A R N I S S E L A N D E M A S T E R P L A N
Green Area
10,000 Houses in 3 different living areas (330 ha) 10,000 Houses in 3 different living areas (330 ha)
20/03/2007 Claudio Acioly Jr. / IHS 36
Diversity in: price, size, typology, location
20/03/2007 Claudio Acioly Jr. / IHS 37
Fifth National Policy Document on Spatial Planning 2000-2020 (issued on 1999)
Housing Needs
Source: VROM, June 2001.
20/03/2007 Claudio Acioly Jr. / IHS 38
Housing Memorandum 2000-2010 Housing Memorandum 2000-2010
1.
New focus on individual citizens
2.
Greater influence and more and more choice for tenants choice for tenants and and owner
3.
Housing Associations to sell 500,000 500,000 dwellings dwellings 4.
“responsibilities responsibilities of the
associations as ‘ as ‘social social entrepreneurs’ entrepreneurs’ should be expressed should be expressed in the in the improvement improvement of
their product, a product, a moderate moderate increase increase in in their rents their rents, and the promotion of , and the promotion of freedom freedom of
choice for choice for ( (potential potential) ) tenants tenants”. ”. 5.
Urban revitalisation as a as a social challenge social challenge: : provision provision of
housing, , housing housing services, and services, and residential residential environments. environments.
20/03/2007 Claudio Acioly Jr. / IHS 39
Ca 6,8 million dwellings
54 % is owner-
46 % rented:
37 % social housing
9 % rented in the private sector
29 % of the total housing stock is a multi family dwelling dwelling
6,7 % of Dutch housing is located in high-
rise buildings
Source Source: :
20/03/2007 Claudio Acioly Jr. / IHS 40
550 Housing
Associations ssociations
Balance total: 90 billion 90 billion
Solvency: 25% = 23 billion
Equity: 10 billion to high?
Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 41
20/03/2007 Claudio Acioly Jr. / IHS 42
Government Policies: historical perspective Government Policies: historical perspective Government Policies: historical perspective 1850 - 1901:
(Industrial revolution)
(private initiatives)
1901 - 1940
(world wars)
intervention
public mandate
1945 - 1973
(reconstruction):
associations
(1962)
20/03/2007 Claudio Acioly Jr. / IHS 43
1972 - 1990:
(urban renewal)
1989 - today:
(Restructuring)
Government Policies: historical perspective Government Policies: historical perspective Government Policies: historical perspective
20/03/2007 Claudio Acioly Jr. / IHS 44
20/03/2007 Claudio Acioly Jr. / IHS 45
Overcrowding and housing congestion Overcrowding and housing congestion Public health problems: cholera epidemics Public health problems: cholera epidemics (1830, 1855) (1830, 1855) Poor and overpopulated neighbourhoods Poor and overpopulated neighbourhoods Demand for housing nearby industrial Demand for housing nearby industrial plants plants Housing generated by industrialists Housing generated by industrialists
20/03/2007 Claudio Acioly Jr. / IHS 46
Poor Housing Conditions in Amsterdam, 1900 & 1927 Poor Housing Conditions in Amsterdam, 1900 & 1927
20/03/2007 Claudio Acioly Jr. / IHS 47
20/03/2007 Claudio Acioly Jr. / IHS 48
The cupboard bed dwellings (1877, Amsterdam)
20/03/2007 Claudio Acioly Jr. / IHS 49
20/03/2007 Claudio Acioly Jr. / IHS 50
Regularly amended (1965; 1992) Regularly amended (1965; 1992)
1. Sets duties and responsibilities of various parties concerned with housing 2. Provides the State with formal powers to subsidise the construction of houses 3. Indicates eligibility for State subsidy : financial frameworks 4. Allocates specific tasks to municipalities 5. Entrusts Housing Associations with special function
20/03/2007 Claudio Acioly Jr. / IHS 51
Regularly amended (1965; 1992) Regularly amended (1965; 1992)
Building Ordinance Building Ordinance Housing codes Housing codes Condemn Properties for clearance & redevelopment Condemn Properties for clearance & redevelopment Registration of Properties Registration of Properties Utilise Government subsidies for slum clearance Utilise Government subsidies for slum clearance Control of construction via building permits Control of construction via building permits
Municipalities
Assist Municipalities and HA in financing “Housing Act Dwellings Assist Municipalities and HA in financing “Housing Act Dwellings Powers to supervise management &
Powers to supervise management &
20/03/2007 Claudio Acioly Jr. / IHS 52
Regularly amended (1965; 1992) Regularly amended (1965; 1992)
PRIMARY RESPONSIBILITY FOR HOUSING
PRIMARY RESPONSIBILITY FOR HOUSING
Municipalities Municipalities
20/03/2007 Claudio Acioly Jr. / IHS 53
Possible for private organisations - with government support
Regularly amended (1965; 1992) Regularly amended (1965; 1992) HOUSING ASSOCIATIONS
“independent, private organisations, that build, rent and manage dwellings for those who have problems finding good, affordable housing on their own”.
HOUSING ASSOCIATIONS HOUSING ASSOCIATIONS
“independent, private organisations, that build, rent and manage dwellings for those who have problems finding good, affordable housing on their own”. Legally registered as “non Legally registered as “non-
profit” social housing organisations recognised by Municipal Governments by Municipal Governments Building housing Building housing Managing housing Managing housing Allocation
Allocation
Selling housing Selling housing Supplying Services Supplying Services Maintaining Barrios Maintaining Barrios
20/03/2007 Claudio Acioly Jr. / IHS 54
GOAL
dwellings)
benefits
estate-companies
1.
Obliged to reinvest profits profits/reserves in /reserves in social housing social housing 2.
Obliged to maintain maintain/ /upkeep upkeep the the stock stock 3.
Obliged to keep part keep part
affordable affordable ( (contracts with contracts with government government) )
2006
20/03/2007 Claudio Acioly Jr. / IHS 55
20/03/2007 Claudio Acioly Jr. / IHS 56
Brief Brief History History Social Social H Housing
Associations
1850-1901
First housing associations; small-scale; no government relationship
1901
Housing act; registered social housing
private
that build, rent and manage dwellings with government support
1945-1973
Mass production (with subsidies and loans from the government)
1980-1993
Government’s national debt forced cutbacks: decision not to make or guarantee loans
1993 to date
Increased independence
associations due to balancing out and building without subsidies
20/03/2007 Claudio Acioly Jr. / IHS 57
Association Association x x Foundation Foundation
Operates exclusively in the interest of public housing! No profits accruing from construction and renting of dwellings may be distributed to other people or institutions!
Members
Greater saying of members members
Not-
for-
profit institution
Without members
20/03/2007 Claudio Acioly Jr. / IHS 58
20/03/2007 Claudio Acioly Jr. / IHS 59
Denominations, Meanings, Translations of Terms
Owers Association Owers Association-
OA Homeowners Association Homeowners Association-
HOA Condominium Condominium Association Association Condominium Condominium Community Community of
Owners Housing Association Housing Association-
HA Housing Corporation Housing Corporation-
HC Cooperative Cooperative Privately Operated Privately Operated Foundation Foundation
20/03/2007 Claudio Acioly Jr. / IHS 60
Housing Association
“Amsterdam Association for the Building of Workers’ Housing”
Roggerveenstraat/Dirk Hartoghstraat, 1884
20/03/2007 Claudio Acioly Jr. / IHS 61
Arnhem, Zuidstraat, 1854-55
Association for for the Acquisition of Adequate Housing for the Working Class
20/03/2007 Claudio Acioly Jr. / IHS 62
Housing Associations: a retrospective
1906:
Private developers and landlords dominating 1913: 301 HA approved. 1918-120: 743 HA approved. 1922: 1,341 HA established.
1999: 761 registered housing institutions
21 February 1852: First HA - “Association for the Benefit of the Working Class” founded in Amsterdam. Voluntary fund raising movement of well-to-do citizens to build adequate working-class housing on a non-profit basis. 21 February 1852: First HA - “Association for the Benefit of the Working Class” founded in Amsterdam. Voluntary fund raising movement of well-to-do citizens to build adequate working-class housing on a non-profit basis.
20/03/2007 Claudio Acioly Jr. / IHS 63
MUNICIPAL HOUSING MUNICIPAL HOUSING:1945 :1945-
1967
Mayor& Aldermen City Council Municipality Municipal Houses
Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 64
MUNICIPAL HOUSING MUNICIPAL HOUSING:1967 :1967-
1990 ---
>municipal municipal company company Mayor& Aldermen City Council Municipality Municipal Houses
20/03/2007 Claudio Acioly Jr. / IHS 65
MUNICIPAL HOUSING MUNICIPAL HOUSING:1990 :1990-
1997 ----
> Externalisation Externalisation Mayor& Aldermen City Council Municipality Municipal Houses
Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 66
Residential Bill, 2002.
Residents in stronger position – – layout & management of the layout & management of the neighbourhood neighbourhood residential environment; residential environment;
HA to draw up progressive multi-
year performance plans & linked to municipal housing mission statement; to municipal housing mission statement;
Expand social responsibility: vulnerable groups; effective investments; investments;
Central Housing Fund-
CFV as supervisory organ (beyond financial as supervisory organ (beyond financial supervision); supervision);
HA can be obliged to meet its performance;
Municipalities to draw up housing mission statement;
Every 5 years the State sets out national policy framework.
20/03/2007 Claudio Acioly Jr. / IHS 67
20/03/2007 Claudio Acioly Jr. / IHS 68
20/03/2007 Claudio Acioly Jr. / IHS 69
38.7% 38.7% Multi Multi-
family Buildings
20/03/2007 Claudio Acioly Jr. / IHS 70
20/03/2007 Claudio Acioly Jr. / IHS 71
20/03/2007 Claudio Acioly Jr. / IHS 72
Postwar Postwar Housing by Housing by Housing Associations Housing Associations
conditions
20/03/2007 Claudio Acioly Jr. / IHS 73
Postwar Postwar Housing Stock Housing Stock
Housing Association in Rotterdam Barrio Crosswijk
20/03/2007 Claudio Acioly Jr. / IHS 74
Urban Renewal Areas in Rotterdam
Municipal housing improvement programs Crooswijk, early 1900’s
20/03/2007 Claudio Acioly Jr. / IHS 75
20/03/2007 Claudio Acioly Jr. / IHS 76
20/03/2007 Claudio Acioly Jr. / IHS 77
Housing Renewal in Rotterdam Housing Renewal in Rotterdam
20/03/2007 Claudio Acioly Jr. / IHS 78
Amsterdam Amsterdam Holendrecht Holendrecht-
west 3000 units 3000 units 1970’s 1970’s Amsterdam North Amsterdam North Densification Densification
20/03/2007 Claudio Acioly Jr. / IHS 79
20/03/2007 Claudio Acioly Jr. / IHS 80
20/03/2007 Claudio Acioly Jr. / IHS 81
20/03/2007 Claudio Acioly Jr. / IHS 82
20/03/2007 Claudio Acioly Jr. / IHS 83
20/03/2007 Claudio Acioly Jr. / IHS 84
20/03/2007 Claudio Acioly Jr. / IHS 85
20/03/2007 Claudio Acioly Jr. / IHS 86
20/03/2007 Claudio Acioly Jr. / IHS 87
20/03/2007 Claudio Acioly Jr. / IHS 88
20/03/2007 Claudio Acioly Jr. / IHS 89
20/03/2007 Claudio Acioly Jr. / IHS 90
20/03/2007 Claudio Acioly Jr. / IHS 91
20/03/2007 Claudio Acioly Jr. / IHS 92
20/03/2007 Claudio Acioly Jr. / IHS 93
20/03/2007 Claudio Acioly Jr. / IHS 94
20/03/2007 Claudio Acioly Jr. / IHS 95
20/03/2007 Claudio Acioly Jr. / IHS 96
20/03/2007 Claudio Acioly Jr. / IHS 97
20/03/2007 Claudio Acioly Jr. / IHS 98
20/03/2007 Claudio Acioly Jr. / IHS 99
20/03/2007 Claudio Acioly Jr. / IHS 100
20/03/2007 Claudio Acioly Jr. / IHS 101
Freehold Housing
Search for: innovation, environmental and architectural quality, sustainable building.
20/03/2007 Claudio Acioly Jr. / IHS 102
20/03/2007 Claudio Acioly Jr. / IHS 103
Dutch Dutch Housing Housing Sector Sector
Knowledge Knowledge, , Development Development and Research and Research Land Land Information Information and Market and Market Transparency Transparency Stakeholders Stakeholders Participation Participation
4 5 6
Enabling Financial Instruments Institutional & Regulatory Frameworks
Well-functioning Building Materials and Construction Sectors
20/03/2007 Claudio Acioly Jr. / IHS 104
Government Policies Government Policies Housing Sector Housing Sector
Social Rented Sector Social Rented Sector Private Rented Sector Private Rented Sector Ownership Sector Ownership Sector
Social Housing Associations HA’s Municipalities LG Private Individual Landlords Institutional Investors
(Pension Funds, Insurance Companies)
Government Policies Government Policies
20/03/2007 Claudio Acioly Jr. / IHS 105
Policy Formulation Objectives Setting Development Programme & Project Design Municipal Land Allocation Project Finance & Subsidy Land Use Ordinances & Spatial Planning Project Bidding and Construction Process Project Announcement Subscription of Beneficiaries and Housing Allocation
Housing Stock Management
20/03/2007 Claudio Acioly Jr. / IHS 106
Property Management Property Management Companies Companies
Social Rented Sector Social Rented Sector Private Rented Sector Private Rented Sector Ownership Sector Ownership Ownership Sector Sector
Social Landlords in charge of maintenance and management. Social Landlords in Social Landlords in charge of charge of maintenance and maintenance and management. management. Private, institutional and Commercial Landlords in charge
Management. Private, institutional Private, institutional and Commercial and Commercial Landlords in charge Landlords in charge
Management. Management. Legislated by the Legislated by the 1901 Housing Act
1901 Housing Act and legislation enacted throughout more
and legislation enacted throughout more than 100 years than 100 years
Owners Associations – OA in charge of maintenance and management of the multi-family buildings. Owners Associations Owners Associations – – OA in charge of OA in charge of maintenance and maintenance and management of the management of the multi multi-
family buildings.
Housing Associations Housing Associations & Property Management
& Property Management Companies Companies
20/03/2007 Claudio Acioly Jr. / IHS 107
People with lower incomes Young people Elderly Disabled Caravan dwellers Minorities Asylum seekers People with lower incomes Young people Elderly Disabled Caravan dwellers Minorities Asylum seekers
HOUSING POLICY
20/03/2007 Claudio Acioly Jr. / IHS 108
KEY PLAYERS IN THE DUTCH HOUSING MARKET 2001 KEY PLAYERS IN THE DUTCH HOUSING MARKET 2001
HOUSING POLICY
Tenants-Landlords Committees Notarial Offices Central Government Ministry VROM Housing Directorate General RAVO-Council for Housing 12 Provinces Provincial Planning Department 504 Municipalities Municipal Housing Agencies Physical Planning Departments Housing Associations 761 Federation of Housing Associations AEDES WSH:Social Rental Sector Guarantee Fund Central Fund Construction Actors Builders Industry Developers & Brokers Cadastre Agency Netherlands Residential Federation Residents/Tenants Mortgage & Financial Institutions Owners Associations
Consensus Consensus & & Active Active Government Government Role Role
20/03/2007 Claudio Acioly Jr. / IHS 109
manner
approach
manner
approach
Central Government: Central Government: Ministry VROM Ministry VROM Directorate Housing Directorate Housing
20/03/2007 Claudio Acioly Jr. / IHS 110
by Province binding spatial planning & housing development
distribution of living space
(1996: 63) being privatised
municipal co-operation agreements via “Regional Housing Commissions-RCC” to distribute subsidy for new construction
20/03/2007 Claudio Acioly Jr. / IHS 111
Size of Housing Stock of Dutch Housing Associations in 1/1/1991 0-599 units 600-1,799 1,800-3,999 4,000-10,000 10,000 + TOTAL Units 207 291 225 117 24 864 HA
Housing Stock of Housing Associations in 1999: ~39% or 2,5 million units Housing Stock of Housing Associations in 1999: ~39% or 2,5 million units
20/03/2007 Claudio Acioly Jr. / IHS 112
Tasks HA
1) to assure good quality in all dwellings 2) to guarantee the financial continuity of enterprise 3) to rent on a priority basis to the “special attention groups intended in policy” 4) to involve tenants in the policy and management of the organization 5) to make a contribution to the quality of life in neighborhoods and districts
20/03/2007 Claudio Acioly Jr. / IHS 113
notaries) is interwoven with the:
developers, construction companies, building material industry, etc.);
municipalities, Cadastre Agency, agrarians etc.);
funds, banks, insurance companies);
design, IT etc.)
notaries) is interwoven with the:
developers, construction companies, building material industry, etc.);
municipalities, Cadastre Agency, agrarians etc.);
funds, banks, insurance companies);
design, IT etc.)
20/03/2007 Claudio Acioly Jr. / IHS 114
20/03/2007 Claudio Acioly Jr. / IHS 115
20/03/2007 Claudio Acioly Jr. / IHS 116
20/03/2007 Claudio Acioly Jr. / IHS 117
average social rental dwelling
Costs Construction Land Additional costs TOTAL Amount in NLG 125,000 28,000 17,000 170,000 NLG per m2 1,667 373 227 2,267 NLG per m3 455 102 62 618
140 m2 plot, 75 m2 floor space and volume of 275 m3 140 m2 plot, 75 m2 floor space and volume of 275 m3
20/03/2007 Claudio Acioly Jr. / IHS 118
management and operation of a NLG170,000 social rental dwelling
Interest: 6 % Variable costs: 1.4 % Extra risk balance: 0.6 % Inflation: 2.0 % Rent development: 3.8 % (3.0% after 10 years) Major maintenance (in 25th year): NLG 17,500.00 (price 1995) Cost-covering starting rent per month: NLG 875.00 interest and repayments during first year: NLG 10,800.00 Variable costs: NLG 2,400.00 Extra risk balance: NLG 1,000.00 Total costs (COST RENT): NLG 14,200.00 Rent income (CHARGED RENT): NLG 10,500.00 Deficit during first year: NLG 3,700.00
20/03/2007 Claudio Acioly Jr. / IHS 119
20/03/2007 Claudio Acioly Jr. / IHS 120
20/03/2007 Claudio Acioly Jr. / IHS 121
20/03/2007 Claudio Acioly Jr. / IHS 122
Social Housing Organization
(since 1901) (affordable housing) (good basic quality)
Financial Financial structure structure Dutch Dutch public public housing housing sector 1: sector 1:
1901 1901-
1983
Central government
(1901 (1901 -
1988)
tenants Local government
rent (soft) loans Objectsubsidies Running cost subs. Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 123
Housing Association
(since 1901)
Financial Financial structure structure Dutch Dutch public public housing housing sector sector 1983 1983-
1988
Social Housing Guarantee Fund
(W.S.W.; est. 1983)
Central government
(1983 (1983 -
1988)
tenants Local government
Objectsubsidies
Rent allowance rent (soft) loans (construction) funding guarantee loans
Bank
( (since since 1983) 1983) (reconstruction) Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 124
Bank
( (since since 1988) 1988)
Primary security Central Housing Fund (rating system!)
(C.F.V.; est. 1988)
Social Housing Organisation
(since 1901)
Financial Financial structure structure Dutch Dutch public public housing housing sector 2: sector 2:
After After ‘Brutering’: 1994 ‘Brutering’: 1994 to to date (2006) date (2006)
Secundary security Social Housing Guarantee Fund
(W.S.W.; est. 1983)
Tertiary security Central government tenants Local government
guarantee Investmentbudget for urban regeneration Rent allowance rent Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 125
20/03/2007 Claudio Acioly Jr. / IHS 126
Investment Budget for Urban Regeneration
20/03/2007 Claudio Acioly Jr. / IHS 127
FINANCIAL STRUCTURE FINANCIAL STRUCTURE 3: 3: Conclusions Conclusions
Strong support support system system
Diversification of
risks
Credit monitoring monitoring
Risk assessment assessment mechanisms mechanisms
Secured guarantees guarantees
Adaquate capital capital (int. (int. Capitalmarket Capitalmarket) )
Long term loans loans (30+) (30+)
Lowest interest interest rate rate possible possible. .
Rentlevel can can be be 5 5-
10% lower lower
Source: Eric Beijer, 2005
20/03/2007 Claudio Acioly Jr. / IHS 128
could sustain social housing production
construction and 75 years for land acquisition with interests set 4%
Strong Central Government Financing: a review
20/03/2007 Claudio Acioly Jr. / IHS 129
20/03/2007 Claudio Acioly Jr. / IHS 130
20/03/2007 Claudio Acioly Jr. / IHS 131
SUBJECT SUBSIDY or
Rent Subsidies individual rent allowance
SUBJECT SUBSIDY or
Rent Subsidies individual rent allowance
OBJECT SUBSIDY
Capital Subsidies housing + operational aspects
OBJECT SUBSIDY OBJECT SUBSIDY
Capital Subsidies housing + operational aspects
20/03/2007 Claudio Acioly Jr. / IHS 132
20/03/2007 Claudio Acioly Jr. / IHS 133
Individual Rent Allowance Individual Rent Allowance
Condition Condition:
Renter & occupant of the house
Type of Households Type of Households:
(A) 1 person: single < 65 years (B) More 1 person: highest income earner (C) One person elderly: single 65 > (D) More 1 person elderly: highest income earner 65 >
Income to Determine the Rent set by Norm Income to Determine the Rent set by Norm
Sum of all income of residents after corrections from standard deduction (children, etc.)
Total taxable income Total taxable income:
TA: 12% on salary (minimum € 119.00 & maximum € 1605.00 NTA: unemployment benefit: € 487.00 TA & NTA: 12%, minimum € 487.00 & maximum € 1605.00
20/03/2007 Claudio Acioly Jr. / IHS 134
Calculation Models (30/6/2004) Calculation Models (30/6/2004)
JOINT INCOME renters & members of household
(A) Single household<65y = € 19,875.00 (B) > 1person household <65 y = € 36,292.00 (C) Single household >65y = € 34,000.00 (D) > 1 person household >65 y = € 47,075.00
Calculation of Rent Calculation of Rent
Clean rent ceiling + service cost components minus office space Clean rent ceiling + service cost components minus office space & garage & garage (A) € 176.43 (B) € 176.43 (C) € 174.61 (D) € 172.80 Maximum Ceiling: € 585.24 Ceiling youth quality discount: € 317.03 (above this 75% subsidy)
20/03/2007 Claudio Acioly Jr. / IHS 135
MINIMUM INCOME: MINIMUM INCOME:
Single household (23-64 y) = € 720.26 / month (€ 12,225.00) Single (21-22 y) = € 597.34 / month Single parent + kid = € 977.47 / month Family (2 kids) 21 – 64 y = € 1,086.08 / month
EXAMPLE: EXAMPLE: 1 single person household < 65, minimum income € 12,225.00
Rent value: Rent value: € 350.00 Quality Rent limit: € 317.00 (above this limit, right for 75% rent allowance) € € 33.00 33.00 € 33.00 x 75% = € € 25.00 25.00 € 176.00 is the rent everyone should be able to pay € 317.00 - € 176.00 = € € 141.00 141.00 (100% subsidy) € 25.00 + € 141.00 =
€ € 166.00 166.00
Conclusion: Rent (350) – IHS (166) = 184 Income (760): Rent (350) = 46% But with IHS Income (760): Rent (186) = 24%
www. www.vrom vrom. .nl nl www. www.huursubsidie huursubsidie. .nl nl
20/03/2007 Claudio Acioly Jr. / IHS 136
with the State. Both parties receive in one lump sum what they
with the State. Both parties receive in one lump sum what they
(NWR, NCIV, VNG and State agreement to settle debts of HA to the State: law 1995).
20/03/2007 Claudio Acioly Jr. / IHS 137
is abolished!
locations Utilise Reserves Utilise Reserves Sell Housing Stock Sell Housing Stock Mixed Projects (high +
low income)
Mixed Projects (high +
low income)
Use rent increase
(change tenants)
Use rent increase
(change tenants)
20/03/2007 Claudio Acioly Jr. / IHS 138
20/03/2007 Claudio Acioly Jr. / IHS 139
Central Social Housing Fund
Centraal Fonds Volkshuisvesting - CFV
Annual contribution HA’s (1998): NLG 118,067,000) A public corporation (levy = NLG 50 per dwelling
Central Social Housing Fund
Centraal Fonds Volkshuisvesting - CFV
Annual contribution HA’s (1998): NLG 118,067,000) A public corporation (levy = NLG 50 per dwelling
Social Housing Guarantee Fund
Waarborgfonds Sociale Woningbouw-WSW
664 participants (90% of HA’s) Secured capital (1998): NLG 100.4 billion Secured capital (2000)~ NLG123 billion Calamity capital (1997:NLG410 million) Guaranteed capital (1998:NLG466 million) WSW: guarantee capital
Social Housing Guarantee Fund
Waarborgfonds Sociale Woningbouw-WSW
664 participants (90% of HA’s) Secured capital (1998): NLG 100.4 billion Secured capital (2000)~ NLG123 billion Calamity capital (1997:NLG410 million) Guaranteed capital (1998:NLG466 million) WSW: guarantee capital
Equity & annual returns of HA’s
(1997: NLG14.8 Billion plus NLG9.3 billion available for maintenance projects.
Equity & annual returns of HA’s
(1997: NLG14.8 Billion plus NLG9.3 billion available for maintenance projects. Municipality Guarantee Municipal Loan (decreasing) Municipality Guarantee Municipal Loan (decreasing)
Financing by Colleagues
HA to HA at friendly (lower) interest rates
Financing by Colleagues
HA to HA at friendly (lower) interest rates
20/03/2007 Claudio Acioly Jr. / IHS 140
Financing and Guarantee Structure in 2001 Financing and Guarantee Structure in 2001
Primary Security: Primary Security:
Secondary Security: Secondary Security:
Tertiary Security: Tertiary Security:
gurantees
20/03/2007 Claudio Acioly Jr. / IHS 141
LOANS FROM CAPITAL MARKET:
guarantee
20/03/2007 Claudio Acioly Jr. / IHS 142
20/03/2007 Claudio Acioly Jr. / IHS 143
1999 - 2015
Source: AEDES, 1999.
Construction of 217,000 new dwellings Demand investment of NLG 32.4 billion
NLG 74 Billion
Improvement of 825,000 dwellings of existing stock Demand investment of NLG 22.3 billion DILEMMA: 1/3 unprofitable = no rent or subsidy to balance
20/03/2007 Claudio Acioly Jr. / IHS 144
20/03/2007 Claudio Acioly Jr. / IHS 145
AEDES-Vereniging van Woningcorporaties (1999). “Dutch Social Housing in a Nutshell”. AEDES International Relations, Hilversum, The Netherlands, August 1999, Mimeo, pp. 27. Grinberg, Donald I. (1982). “Housing in The Netherlands 1900-1940”, Delft University Press, The Netherlands,
Hetzel, Otto J. (1983). “A Perspective on Governmental Housing Policies in The Netherlands”. VROM-Ministry
Larkin, Andrew and Lawson, Julie (1998). “Financing Arrangements for Social Housing in England, The Netherlands, Denmark and Germany”. Report Summary for the National Community Housing Forum. February 1998. Mimeo. pp. 149. VROM-Ministry of Housing, Spatial Planning and the Environment (1994). “Housing in The Netherlands. Country Monograph”, VROM, The Netherlands, pp. 48. VROM-Ministry of Housing, Spatial Planning and the Environment (2001). “Fifth National Policy Document on Spatial Planning 2000/2020”. Summary:making space, sharing space. National Spatial Planning Agency, VROM, The Netherlands, June 2001, pp. 48. Weesep, J. van (1982). “Production and Allocation of Housing: the case of The Netherlands”, Geografische en Planologische Notities no. 11, Free University of Amsterdam, Amsterdam, The Netherlands. Pp. 63.