Transcript of "Dutch housing associations and futura"
Dutch housing market and FuturaSimilar histories in European socialhousing with different solutions
Futura, partnership of social housingassociations in Brabant
Who ?5 participants, 5 associatesManaging around 130.000dwellings
Why? Faster, better, more sophisticated and/or cheaper Prepared to react quickly and swiftly to new developments in housing Combine the economy of scales with local presence
Mission To support participants and associates in their organisational development. With the joint objective to improve housing. Be innovative and inspiring. In changed circumstances find the new answers for sometimes old questions Because we care about the quality of housing and the quality of life of our tenants. From a housing perspective. From a social perspective and a social engagement.
Three ChallengesPlatform:Exchange knowledge and supportorganisational developmentProjects: work on joint projects, fromdetailed to abstract and vice versaStrong voice: external networksInfluence / Debate / Procurement
How? All together: with staff of the participating and associated housing associations With a small and compact Futura team More and more externally oriented Cooperation is difficult, it is a challenge Use the strengths of internal and external networks Tension between internal and external orientation, or: - between innovation and efficiency
Composition Dutch housingmarketFacts and figuresHistoryActual discussionsFuture
Facts and figuresDutch housing stock with a focus on housingcompanies
Structure of the Dutch housing market 2008 32% Social housing Private rental Owner occupied 57% 11%
The housing sector in 2011 401 social housing associations 28.368 full time equivalents staff 2,4 Mio. dwellings
In 2011 36.500 new dwellings were built by housing associations 28.600 of these were rental dwellings 7.900 of these were for sale
In 2011Housing Stock € 422 Euro average monthly rent On an average 72% of the regulated maximum rentprice is charged by the housing associations (point system) 1,6% was the average rent appraisal (in 2010) (> € 653 = limit for housing benefits)
In 2011 23,2% of the stock is cheap (until € 361 per month) 67,1% of the stock is affordable (€ 362 - € 517) 7,2% of the stock is affordable plus (€ 518 - € 652) 2,4% free market rents outside the boundaries of the social housing system
In 2011Investments € 9,40 billion total investments € 6,85 billion invested in new built homes € 1,40 billion Euro investments in renovation and upgrading € 472 million buys of existing stock € 290 million quality of housing and quality of life and environment € 396 million socially owned assets (social services)Maintenance € 3,1 billion total maintenance
Hybrid and social responsibility Public Community PrivateHousing associations and its context
History in a nutshell 19th century: poor housing conditions and low life standard of labour people 1901 Housing act Private initiatives supported with public subsidies After 1945 until 1990: quantitative housing need, high investments in public/social housing System of capital grants and individual housing benefits 1993 End of capital grants and the housing associations were privatized
Regulation and qualifications forregistered social housing organisations(now known as BBSH)A frameworkFrom a regulated registration until reporting andchecks on resultsQualitative and quantitativeWith obligations on the following subjects:
BBSH1. Housing quality2. Percentage of dwellings rented to lower income households3. Financial continuity4. Housing situation in the region/quality of life5. Participation and involvement of tenants6. Housing and care
Registered housing organisations Depending on political decisions Public responsibility but privately organised Cheap loans Tax regulationsBut …
90% of the rented dwellings must be let to households with an income <€ 33.000 Cheap loans will be reduced Regulations and procedures are currently under review New funding products from the private sector Important discussions about the use and protection of free equity
Future 2Work in a fast changing housingframework Politically Economic Demographic Housing market
National housing politics Annually, housing associations must contribute 600 mio. as a contribution to the housing benefits (rent appraisals influence the inflation figures) Income related rents > € 43.000 Inflation + 5,5% Right to buy
Economic trends Low growth figures Fears for the future Fear to consume Persistent devaluating prices Division of society: not only materially but also socially
Demographic trends Ageing society and depopulation Smaller households New eastern European immigrants
Housing market Unbalanced No free market rents available Division between the rental and owner occupied housing sector Entrance on the housing market is for middle income class almost impossible Discussions about the deduction of interest paid over mortgages for income tax have not ended stagnating market
The future of housing associations More influence from institutional investors Efficiency criteria Focus on the regeneration of old buildings Criteria for continuity under pressure Sector will be reduced More market oriented Orientation towards new sources of funding How can we be social in a more market oriented environment?
Socially Changing landscape Self supported organisations Mistrust (towards public institutions) Back to the civilian and back to the municipality The future as a network Tension between the market and the community
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