Housing Memorandum 2000-2010 Housing Memorandum 2000-2010 1. New focus New focus on individual citizens on individual citizens 1. 2. Greater influence Greater influence and more and more choice for tenants choice for tenants and and owner owner 2. occupiersSocial occupiersSocial 3. Housing Associations to sell Housing Associations to sell 500,000 500,000 dwellings dwellings 3. 4. “ “responsibilities responsibilities of the of the associations associations as ‘ as ‘social social entrepreneurs’ entrepreneurs’ 4. should be expressed in the in the improvement improvement of of their their product, a product, a should be expressed moderate increase increase in in their rents their rents, and the promotion of , and the promotion of freedom freedom of of moderate choice for ( (potential potential) ) tenants tenants”. ”. choice for 5. Urban revitalisation 5. Urban revitalisation as a as a social challenge social challenge: : provision provision of of housing housing, , housing services, and services, and residential residential environments. environments. housing 20/03/2007 Claudio Acioly Jr. / IHS 38
Housing in the Netherlands (2004) Housing in the Netherlands (2004) • Ca 6,8 million dwellings Ca 6,8 million dwellings • • 54 % is owner 54 % is owner- -occupied occupied • • of which 10 % is an apartment of which 10 % is an apartment • • 46 % rented: 46 % rented: • • 37 % social housing • 37 % social housing • 9 % rented in the private sector • 9 % rented in the private sector • 29 % of the total housing stock is a multi family 29 % of the total housing stock is a multi family • dwelling dwelling • 6,7 % of Dutch housing is located in high 6,7 % of Dutch housing is located in high- -rise buildings rise buildings • Source: : Source 20/03/2007 Claudio Acioly Jr. / IHS 39
STATUS QUO _ 2005 STATUS QUO _ 2005 • 550 H 550 Housing ousing A Associations ssociations • • Balance total: Balance total: 90 billion 90 billion • • Solvency: 25% = 23 billion Solvency: 25% = 23 billion • • Equity: 10 billion to high? Equity: 10 billion to high? • Source: Eric Beijer, 2005 20/03/2007 Claudio Acioly Jr. / IHS 40
3. 3. Retrospective on Retrospective on Development Development Policies Policies 20/03/2007 Claudio Acioly Jr. / IHS 41
Government Policies: historical perspective Government Policies: historical perspective Government Policies: historical perspective 1945 - 1973 (reconstruction): 1901 - 1940 ( world wars ) • Centralization 1850 - 1901: • Quantity policies (Industrial revolution) • Rent control • THE HOUSING ACT !!! • Economic growth • Health Act • crisis • Immigration • World War I: stagnation • city walls torn down • Expansion housing • Liberal government associations • rapid urbanization intervention • Physical planning act • first housing associations • Quality housing policies (1962) (private initiatives) • Housing associations with • no state intervention public mandate • poverty, cholera, • World War II • housing shortage 20/03/2007 Claudio Acioly Jr. / IHS 42
Government Policies: historical perspective Government Policies: historical perspective Government Policies: historical perspective 1989 - today: (Restructuring) 1972 - 1990: • Decentralization • Liberalization (urban renewal) • Deregulation • Large Cities policy • Quality and diversity policies • Social Renewal • Oil Crisis • Market orientation • Squatter groups • Compact cities policies • Is Holland fully occupied? • Tenants’ mobilization • From building to dwelling • Building for the barrios • Sustainable building • Shifts in rent policies • Boosting Home ownership • Shifts in subsidy policies 20/03/2007 Claudio Acioly Jr. / IHS 43
4. 4. Housing Problems Housing Problems in the Turn of the in the Turn of the 19th Century 19th Century 20/03/2007 Claudio Acioly Jr. / IHS 44
Housing Conditions 1850-1900 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 45
Poor Housing Conditions in Amsterdam, 1900 & 1927 Poor Housing Conditions in Amsterdam, 1900 & 1927 20/03/2007 Claudio Acioly Jr. / IHS 46
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48 The cupboard bed dwellings ( 1877, Amsterdam ) Claudio Acioly Jr. / IHS 20/03/2007
5. 5. The Regulatory & The Regulatory & Statutory Statutory Frameworks: Frameworks: setting the rules setting the rules 20/03/2007 Claudio Acioly Jr. / IHS 49
Statutory & Regulatory Framework Statutory & Regulatory Framework The 1901 HOUSING ACT The 1901 HOUSING ACT Regularly amended (1965; 1992) Regularly amended (1965; 1992) Dutch Constitution: “promotion of Dutch Constitution: “promotion of sufficient housing opportunities is a sufficient housing opportunities is a matter of government concern” !!!!! matter of government concern” !!!!! 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 Entrusts Housing Associations with special function 5. 20/03/2007 Claudio Acioly Jr. / IHS 50
The 1901 HOUSING ACT The 1901 HOUSING ACT Regularly amended (1965; 1992) Regularly amended (1965; 1992) Municipalities Building Utilise Government Housing Control of Building Utilise Government Housing Control of Ordinance subsidies for slum codes construction via Ordinance subsidies for slum codes construction via clearance building permits clearance building permits Registration of Registration of Properties Properties Assist Municipalities and Condemn Properties for Powers to supervise Assist Municipalities and Condemn Properties for Powers to supervise HA in financing “Housing clearance & management & HA in financing “Housing clearance & management & Act Dwellings redevelopment operations of HA Act Dwellings redevelopment operations of HA 20/03/2007 Claudio Acioly Jr. / IHS 51
The 1901 HOUSING ACT The 1901 HOUSING ACT Regularly amended (1965; 1992) Regularly amended (1965; 1992) Municipalities Municipalities PRIMARY RESPONSIBILITY FOR HOUSING PRIMARY RESPONSIBILITY FOR HOUSING 1. Approval Annual Operation Budget HA 1. Approval Annual Operation Budget HA 2. Demand auditing of HA books 2. Demand auditing of HA books 3. Approval of amount on annual depreciation claimed on projects 3. Approval of amount on annual depreciation claimed on projects 4. City council appoints a person to supervise management of HA 4. City council appoints a person to supervise management of HA 5. Right to carry mortgage loan on properties of HA 5. Right to carry mortgage loan on properties of HA 20/03/2007 Claudio Acioly Jr. / IHS 52
The 1901 HOUSING ACT The 1901 HOUSING ACT Regularly amended (1965; 1992) Regularly amended (1965; 1992) Possible for private organisations - with government support - to build for the “general good” HOUSING ASSOCIATIONS HOUSING ASSOCIATIONS HOUSING ASSOCIATIONS “independent, private organisations, that build, rent and manage dwellings for “independent, private organisations, that build, rent and manage dwellings for those who have problems finding good, affordable housing on their own”. those who have problems finding good, affordable housing on their own”. Legally registered as “non- -profit” social housing organisations recognised profit” social housing organisations recognised Legally registered as “non by Municipal Governments by Municipal Governments Building Managing Selling Allocation Supplying Maintaining Building Managing Selling Allocation Supplying Maintaining housing housing housing of housing Services Barrios housing housing housing of housing Services Barrios 20/03/2007 Claudio Acioly Jr. / IHS 53
SOCIAL HOUSING ORGANIZATIONS SOCIAL HOUSING ORGANIZATIONS 2006 1. Private Organisations with a PUBLIC 1. Obliged to reinvest Obliged to reinvest 1. GOAL profits/reserves in /reserves in profits 2. Since 1901: Key role in public housing social housing social housing 3. 40% total housing stock (2.4 ml 2. Obliged to Obliged to 2. dwellings) maintain/ /upkeep upkeep the the maintain stock stock 4. Non-profit organisations • Non-profit organisations: 3. Obliged to 3. Obliged to keep part keep part 5. Earn some benefits: sub subsidies/tax of the stock of the stock benefits affordable affordable 6. Developed into full professional rental (contracts with contracts with ( estate-companies government) government ) 7. Benchmarking & Rating Systems 20/03/2007 Claudio Acioly Jr. / IHS 54
6. 6. Social Housing: Social Housing: yesterday and yesterday and today today 20/03/2007 Claudio Acioly Jr. / IHS 55
Brief History History Social Social H Housing ousing Associations Associations Brief 1850-1901 1901 1945-1973 1980-1993 1993 to date First housing Housing act; Mass production Government’s Increased associations; registered social (with subsidies national debt independence small-scale; no housing and loans from forced of housing government organizations: the government) cutbacks: associations relationship private decision not to due to organizations make or balancing out that build, rent guarantee and building and manage loans without dwellings with subsidies government support 20/03/2007 Claudio Acioly Jr. / IHS 56
Legal & Organisational Structure Legal & Organisational Structure Association x Foundation Association x 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 • Not- -for for- -profit institution profit institution • Members • Not • Greater saying of • Without members • Greater saying of • Without members members members 20/03/2007 Claudio Acioly Jr. / IHS 57
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Denominations, Meanings, Translations of Terms Housing Association- Housing Association -HA HA Owers Association Owers Association- -OA OA Housing Corporation- Housing Corporation -HC HC Homeowners Association Homeowners Association- -HOA HOA Condominium Association Condominium Association Condominium Condominium Community Community of of Owners Owners Privately Operated Privately Operated Cooperative Cooperative Foundation Foundation 20/03/2007 Claudio Acioly Jr. / IHS 59
Housing Association “Amsterdam Association for the Building of Workers’ Housing ” Roggerveenstraat/Dirk Hartoghstraat, 1884 20/03/2007 Claudio Acioly Jr. / IHS 60
Arnhem, Zuidstraat, 1854-55 Association for for the Acquisition of Adequate Housing for the Working Class 20/03/2007 Claudio Acioly Jr. / IHS 61
Housing Associations: a retrospective 21 February 1852 : First HA - “Association for the Benefit of the 21 February 1852 : First HA - “Association for the Benefit of the Working Class” founded in Amsterdam. Working Class” founded in Amsterdam. Voluntary fund raising movement of well-to-do citizens to build Voluntary fund raising movement of well-to-do citizens to build adequate working-class housing on a non-profit basis. adequate working-class housing on a non-profit basis. 1906: only 6 HA created before1901 applied f/ certification only 14 received certification Private developers and landlords dominating 1913: 301 HA approved. 1918-120: 743 HA approved. 1922: 1,341 HA established. 1999: 761 registered housing institutions 20/03/2007 Claudio Acioly Jr. / IHS 62
MUNICIPAL HOUSING:1945 :1945- -1967 1967 MUNICIPAL HOUSING Mayor& Aldermen City Council Municipal Municipality Houses Source: Eric Beijer, 2005 20/03/2007 Claudio Acioly Jr. / IHS 63
municipal company 64 company >municipal Houses Municipal Mayor& Aldermen ----------------------------------- ---> City Council 1990 --- -1990 Claudio Acioly Jr. / IHS Municipality :1967- MUNICIPAL HOUSING:1967 MUNICIPAL HOUSING Source: Eric Beijer, 2005 20/03/2007
MUNICIPAL HOUSING:1990 :1990- -1997 1997 ---- ----> > Externalisation Externalisation MUNICIPAL HOUSING Mayor& Aldermen City Council Municipality Municipal Houses Source: Eric Beijer, 2005 20/03/2007 Claudio Acioly Jr. / IHS 65
From Housing Act to Residential Act From Housing Act to Residential Act Residential Bill, 2002. • Residents in stronger position – – layout & management of the layout & management of the • Residents in stronger position neighbourhood residential environment; residential environment; neighbourhood • HA to draw up progressive multi- -year performance plans & linked year performance plans & linked • HA to draw up progressive multi to municipal housing mission statement; to municipal housing mission statement; • Expand social responsibility: vulnerable groups; effective • Expand social responsibility: vulnerable groups; effective investments; investments; • Central Housing Fund- -CFV CFV as supervisory organ (beyond financial as supervisory organ (beyond financial • Central Housing Fund supervision); supervision); • • HA can be obliged to meet its performance; HA can be obliged to meet its performance; • Municipalities to draw up housing mission statement; • Municipalities to draw up housing mission statement; • Every 5 years the State sets out national policy framework. • Every 5 years the State sets out national policy framework. 20/03/2007 Claudio Acioly Jr. / IHS 66
7. 7. Type and Size of a Type and Size of a Social Housing Unit Social Housing Unit 20/03/2007 Claudio Acioly Jr. / IHS 67
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38.7% 38.7% Multi- -family Buildings family Buildings Multi 20/03/2007 Claudio Acioly Jr. / IHS 69
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Postwar Housing by Housing by Postwar Housing Associations Housing Associations •Multifamily housing •Improvement in space •Better environmental conditions 20/03/2007 Claudio Acioly Jr. / IHS 72
Postwar Housing Stock Housing Stock Postwar Housing Association in Rotterdam Barrio Crosswijk 20/03/2007 Claudio Acioly Jr. / IHS 73
Urban Renewal Areas in Rotterdam Municipal housing improvement programs Crooswijk, early 1900’s 20/03/2007 Claudio Acioly Jr. / IHS 74
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Housing Renewal in Rotterdam Housing Renewal in Rotterdam •Prewar stock Housing Association •Barrio Crooswijk 20/03/2007 Claudio Acioly Jr. / IHS 77
Amsterdam Amsterdam Amsterdam North Amsterdam North Holendrecht- -west west Holendrecht Densification Densification 3000 units 3000 units 1970’s 1970’s 20/03/2007 Claudio Acioly Jr. / IHS 78
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