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荷蘭住宅法人制度脈絡轉變：以阿姆斯特丹為例
1. 講題：荷蘭住宅法人制度脈絡之轉變：
以阿姆斯特丹為例
The changing institutional context of housing
associations in The Netherlands: Amsterdam
as example
Dr. Jeroen van der Veer
荷蘭阿姆斯特丹住宅協會聯盟政策顧問與副會長
Policy Advisor and Vice Director
荷蘭住宅法人機制與運作國際論壇
International Forum on the Steering Mechanisms
of Dutch Housing Associations, July 22, 2012
2.
3. Taiwan Netherlands
Population (2010) 23,128,559 16,586,902
Dwellings (2010) 8,074,391 7,043,212
Persons per dwelling 2.9 2.4
Land area (km2) 36,188 33,783
Population density 639 491
Social Housing 6,541 2,400000
9. Role of social housing in The Netherlands
荷蘭社會住宅的角色
• Reform of the welfare state
福利國家的改革
• In many countries social housing only for the poorest
社會住宅在許多國家只為最貧窮者提供
• Often concentrated in impoverished neighbourhoods
通常集中在貧困地區
• Different in The Netherlands: larger sector,
more income mix
在荷蘭是不同的: 更大部門, 更多不同收入住戶的混合
10. Housing Associations 住宅協會
Almost all social rental dwellings in the Netherlands are owned
by private non profit Housing Associations (HA’s)
在荷蘭幾乎所有的出租社會住宅都是屬於私立的非營利住宅協會
(HA’s)
HA’s are financially independent entrepeneurs with a social
objective.
住宅協會(HA’s)是財務獨立,但有著社會目標的企業.
They own 2.4 million rental dwellings (75% of rental stock and
32% of total housing stock in The Netherlands)
擁有兩百四十萬的出租住宅 (佔荷蘭出租的75% , 佔全部住宅的
32%)
11. 19 juli 2017 11
1/1/2011 figures Dutch HAs
• 401 Housing Associations; 28,368 fte staff
• 2.4 million social rental dwellings (32%)
• Turn-over rate: 7.9% (= 12.7 year stay)
• Vacancy rate: 1.4%
• New built for rent: 28,600 (av. 182,000 euro/dwelling)
• New built for owner-occupation: 7,900
• Sales of existing dwellings: 15,500 (of which 23% to sitting
tenants)
• Demolished: 13,100; Improved: 132,300
• Average property value of dwelling 157,000 euro (2010)
• Average rent 422 euro (2010)
13. Population and housing statistics,
Taipei and Amsterdam, 2010
Taipei Municipality Amsterdam Municipality
Population 2,655,570 756,347
Dwellings 948,613 389,230
Persons per dwelling 2.8 1.9
Land area (km2) 272 165
Population density 10,157 4,581
Social Housing 5,914 190,000
14. Ownership of the housing stock in Amsterdam and The
Netherlands (2011)
0
10
20
30
40
50
60
70
Housing Associations Private Rental Owner Occupied
%
Nederland
Amsterdam
阿姆斯特丹：有半數以上的住
宅是住宅協會
所有
18. Housing Law 1901
• Financial support (Loans) for housing associations the so-called
“authorised institutions”. Through the years broadening of support.
• Obligation for municipalities to have a building ordinance with rules and
regulation for new construction, especially housing
• Moratorium on any new construction or renovation without a building
permit.
• Obligation for owners to carry out improvements. Local governemnt
could declare a dwelling unsuitable for living. Expropriation if an owner
did not carry out the improvements.
• Obligation of municipality to make zoning plans and extension plans
and change them every 10 years.
28. 1990s: changes in the role of HA’s
Before 1990s After 1990s
Subsidies
Construction subsidy for
social housing
No construction subsidy,
rental subsidy
Finance
Loans and subsidies from
national govenrment
Loans from capital market,
guaranteed by mutual fund
Income Subsidies, rents
Revolving fund model:
Rents, Sales, owner
occupied development,
market rental
Tasks
Construction and
maintenance of social rental
dwellings
Construction of social and
market dwellings, urban
renewal, livability, housing
and care, social cohesion,
employment projects, energy
companies etc
31. Role of National government
• National government sets the legal framework
• Maintains financial and material supervision over the HA’s
• Regulates rents (national rent setting system) and annual rent
increases for both private and social rental dwellings
• Provides low income households with rental subsidy
• Owners receive complete tax deduction of mortgage interest
rate
• Prescribes minimum standards for construction of dwellings
(Bouwbesluit)
32. Rent setting system I
• All rental dwellings in The Netherlands receive points on the
basis of a national system
• The points represent the quality of the dwelling, however
location is not taken into account.
• The number of points determines the maximum rent.
• If the dwelling has more than 142 points the rent can be
liberalized and the rent will be determined on the free market.
• 142 points corresponds with the maximum rent for rental
subsidy.
33. Rent setting system II
• 1 point per square meter
• dwelling type between 1 and 17 points
• Availability of garden or balcony, max 15 points
• Energylabel, maximum 40 points
• Kitchen, toilet etc
• Areas with high demand 25 points or 15 points extra
• 142 points = 664 euro = max social rent
34. Rental subsidy
• Rental subsidy only applies to a dwelling with a rent between
• € 210 and € 664 euro, (€ 361 euro for young people < 23)
• Rental subsidy applies to social and private rental dwellings
• The maximum amount of rental subsidy is about € 300 per
month
• There is a maximum income limit of roughly € 21,625 per year
before tax for singles and € 29,125 for couples or families.
• Without rental subsidy low income households will not be able to
pay for a new social rental dwelling.
• In 2010 1.1 million households received and average €170 of
rental subsidy. Cost for the national government 2.3 billion
euro’s. (tax deduction of mortgage interest rate 11 billion euro.
36. Role of European Union
• Especially in the area of economic
competition
• Organizational separation of market activities
from non-market activities
• Maximum income limit for social housing from
2011 (34,000 euro).
37. Who is eligible fo social housing?
• The Netherlands has a broad sector. Social housing
is accesible for lower and middle income households.
• In 2011 for the first time maximum income limit of
34,000. But still very broad (41% of Dutch
households)
• On the local or regional level is decided which groups
have priority.
• In Amsterdam there is special priority for urban
renewal candidates, people with physical or mental
dissabilities and large families.
38. Role of local government
• Local government formulates housing policy and makes
performance agreements with HA’s
• Local government is responsible for spatial planning (land use
plans) and building permits
• Local government is responsible for public space
• Municipal Land Company important by buying and selling land
and preparing land for construction
• Municipality in Amsterdam owns most of the land
(leaseholdsystem)
41. Land lease in Amsterdam
• Since1896, Amsterdam has only issued land on a leasehold basis
• Land owned by private individuals is primarily located in the old city
centre (where most houses were built before 1896).
47. Financial challenges for HAs
• Independent social entrepreneurs
• No subsidies: revolving funds
• Regular exploitation: break even
• Improvement and new construction of social housing: loss
• Sales of existing and new stock: profits (decrease in sales)
64. Tenants rights during urban
regeneration
• Residents who are forced to move as a result
of demolition or renovation are entitled a
suitable and affordable home in the wider
area.
• In addition they receive the standard 5,396
euro to cover the cost of relocation.
68. How solid is the Dutch model?
• Economic crisis
• Reduced revenues from sales and new development
• European guidelines
• Separation between social and market activities
• Financial problems of Housing Associations
• Financial mismanagement
• Negative influence on investments and new
construction
• Negative image
• Questions about control and accountability.
69. Sale of existing rental dwellings of HA's in Amsterdam: 1998-2011
0
500
1.000
1.500
2.000
2.500
3.000
98 99 00 '01 '02 '03 '04 '05 '06 '07 '08 '09 '10 '11
70. After 2008: Economic crisis and changes in policy
After 1990s After 2008 and crisis
Subsidies
No construction subsidy,
rental subsidy
HA’s have to pay rental
subsidy for lower income
households
Finance
Loans from capital market,
guaranteed by mutual fund
More difficult to get loans,
because of financial
problems HA’s
Income
Revolving fund model:
Rents, Sales, owner
occupied development,
market rental
Decrease in sales, market
development does not make
a profit anymore.
Tasks
Construction of social and
market dwellings, livability,
housing and care, social
cohesion, etc
Due to financial problems
some HA’s return to their
core activities
71. Future of social housing in The Netherlands
• More market oriented rents
(25 points extra)
• Keep rental subsidy for low incomes – affordability
• Higher rents for higher income people in social housing
• HA’s have to pay for rental subsidy
• Limit target group of social housing (< 34.000)
• End of the revolving fund model?
• Separation of market from social activities
• Right to buy?
72. Is the Dutch model for social housing applicable to other countries?
荷蘭的社會住宅模式適用於其他國家嗎?
• Dutch model for social housing cannot be exported just as it is
荷蘭的社會住宅模式不能全盤複製
• Fruit of 150 years of development
是經過150年的發展成果
• Financial (guarantee)structure is important
財務(保證) 結構是很重要的
• Revolving fund
週轉基金
• Don’t think in large scale solutions, differentiation is the key
