dutch housing associations and futura
DESCRIPTION
Social housing in The Netherlands history and actual figures. Futura, partnership of social housing associations in BrabantTRANSCRIPT
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Dutch housing market and Futura
Similar histories in European social
housing with different solutions
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Futura, partnership of social housing
associations in Brabant
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Who ?
5 participants, 5 associates
Managing around 130.000
dwellings
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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
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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.
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Three Challenges
Platform:
Exchange knowledge and support
organisational development
Projects: work on joint projects, from
detailed to abstract and vice versa
Strong voice: external networks
Influence / Debate / Procurement
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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
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Composition Dutch housing
market
Facts and figures
History
Actual discussions
Future
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Facts and figures Dutch housing stock with a focus on housing
companies
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32%
11%
57%
Social housing
Private rental
Owner occupied
Structure of the Dutch housing market
2008
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The housing sector in 2011
401 social housing associations
28.368 full time equivalents staff
2,4 Mio. dwellings
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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
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In 2011
Housing 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)
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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
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In 2011
Investments
€ 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
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History
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Community
Public
Housing associations and its context
Hybrid and social responsibility
Private
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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
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Regulation and qualifications for
registered social housing organisations
(now known as BBSH)
A framework
From a regulated registration until reporting and
checks on results
Qualitative and quantitative
With obligations on the following subjects:
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BBSH
1. Housing quality
2. Percentage of dwellings rented to
lower income households
3. Financial continuity
4. Housing situation in the region/quality
of life
5. Participation and involvement of
tenants
6. Housing and care
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Registered housing organisations
Depending on political decisions
Public responsibility but privately
organised
Cheap loans
Tax regulations
But …
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Future 1
European decision
New housing act
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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
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Future 2
Work in a fast changing housing
framework
Politically
Economic
Demographic
Housing market
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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
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Economic trends
Low growth figures
Fears for the future
Fear to consume
Persistent devaluating prices
Division of society: not only materially
but also socially
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Demographic trends
Ageing society and depopulation
Smaller households
New eastern European immigrants
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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
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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?
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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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