Benchmarking of operating costs: Experiences in the housing sector in Germany

Transcription

1 Benchmarking of operating costs: Experiences in the housing sector in Germany Siegfried Rehberg Verband Berlin-Brandenburgischer Wohnungsunternehmen e.v., Berlin Reinhard Zehl WohnCom GmbH, Berlin Weimar, June BBU 2006

2 Outline Problem Approach / Participants Implementation Results 2

3 Types of costs and shares in the total operating costs in Berlin in 2004 Real property tax 10% House electricity + light 2% Residual operating costs 8% Heating + hot water 35% Gardening 3% Caretaker 12% Street cleaning + snow removal 1% Refuse disposal service 6% Water + waste water 23% sum = 2.01 euros/m²*month 3

4 Cost reduction and general" increase in costs Changes in operating costs (1997 = 100) 117, , , , , Additional housing costs (ifs) Mean value BBU TOP 3 Benchmark General cost development and optimized operating costs Due to successful cost management, the Benchmarking users were able to counter the general trend by slowing down cost increases or even reducing costs effectively. 4

5 Development of energy prices and operating costs for heating/hot water of BBU member companies in Berlin Index (1995 =100) Index fuel oil Index natural gas Index long-distance heating Index operating costs (heating + hot water) Basis 1995 = Jahr 5

6 Index of water prices and operating costs for water / waste water / precipitation of BBU member companies in Berlin Price for water/waste water/precipitation Operating costs charged Basis 1995 = 100 6

7 Initiative Berlin-Brandenburg and summary of costs 1. II. Calculation regulation 2. BBU / WohnCom working group (1998) 3. Regional working groups of the associations to establish comparisons of operating costs Cost type 1 Cost type 2 Cost type 3 Company 3 Company 2 Company 1 Total average 4. Working group GdW head Prof. Bach 5. Geislinger Konvention (2001 to 2002) 7

8 Benchmarking - Concept (type classification and mean values) 8

9 Course of optimization Establishing transparency Structure Data collection Plausibility Benchmarking Internal and external comparisons Variance analysis Causal research Initiating measures Best practice History Documentation Reviewing success Target achievement / Target agreement 9

10 Participation and course of Benchmarking Analysis Cost data Export Client Plausibilisation Benchmarking Structural data Registration or compilation on the spot Client / WohnCom WohnCom Internet retrieval Client 10

11 Benchmarking - Concept (evaluation example) Analysis via internet Abfrage: Client: Data as of: Cost type caretaker, all (applicable) properties of the housing company, year 2001 Bench_demo Regional average of cost type caretaker, without further conditions Ordered by: Actual value labelling: View: Year: Cost type: Greatest deviation from average in EUR Deviation from average in EUR Average deviation 2001 Caretaker (All values in EUR/m²/month) Schnitt No. -0,084-0,063-0,042-0,021 0,021 0,042 0,063 0,084 Values Property 2993 ( 50 HU*, m²) 0, Property 3897 (200 HU, m²) 0, Property 2834 (144 HU, m²) 0, Property 2348 (90 HU, m²) 0, Property 2356 (100 HU, m²) 0, Property 2481 (240 HU, m²) , Deviation of the property in the cost type caretaker in EUR red: prop. above average green: : prop. below average 1 property of the company in comparison to 1101 properties in the region in the cost type caretaker *HU = housing unit 11

12 Benchmarking - Concept (evaluation examples) Analysis via internet Energy consumption and CO2 Evaluation examples from 12

13 Benchmarking - Concept Extention through Set of Measures Analysis of cost types Hot water 60% Hot water Refuse disposal service Refuse disposal service Fresh/waste water Fresh/waste water Light Light Heating Heating % 3% 0,206 0,178 0,189 0,467 0,409 0,043 0,041 0,509 0,621 25% 20% 12% 11% 27% 25% 35% Property 8373 Property 9378 Property 2725 Property 9373 Property 1273 Property 7256 Property 1022 Compiling property lists 126% 120% 94% 81% 77% 72% 65% Property % Property % Property % Selection of measures taken, scheduling and remarks Planning of measure & documentation of implementation Initiating measure Client: xyz Property/ WI: Cost year: Deviation: 126% Cost type: Hot water abs. deviation: 0,51 Selection criteria: Region Berlin, hot water, all (applicable) properties of the client, year New measure: Date: Comment Installation of priority circuit Information relating to the property and analysis Selected measure: Save! Speichern! 13

14 Average total operating costs of the housing stock (Basis: 190 Housing enterprises, flats; Annual statistics of the BBU and mean values of operating costs of housing companies - without lifts) 2,50 2,00 1,96 2,21 2,08 2,07 2,15 1,96 1,96 2,05 2,02 2,02 2,03 Euros/m 2 per month 1,50 1,00 1,82 1,67 1,62 1,67 1,80 1,77 1,85 1,79 0,50 Berlin Brandenburg 0,

15 Average warm operating costs of the housing stock (Basis: 190 Housing enterprises, flats; Annual statistics of the BBU and mean values of operating costs of housing companies - without lifts) 2,50 Berlin Brandenburg 2,00 Euros/m 2 per month 1,50 1,00 0,50 1,26 0,86 0,98 0,82 0,73 0,75 0,65 0,81 0,82 0,780,81 0,70 0,69 0,63 0,73 0,69 0,68 0,

16 Benchmarking Achievements of the competence pool Analysis Measures Implement. Result Causes Pool Document. Conclusion Best Practice The knowledge gained from the measures or their results will be automatically integrated in the measures pool and makes simple measures in rated form to bestpractice proposals. Know how in two areas: Firstly optimization approaches = which measures? (Professional competence) but secondly = how to implement in organisations? (Method competence) 16

17 Benchmarking Success of the competence pool List of properties / costs Set of measures Property data Planning History Competence pool Measures Solutions Procedures Selection of properties with cost deviation (Benchmarking) Management tool to plan and document measures Concrete proposals to reduce costs of successful participants, service providers and industry 17

18 Benchmarking - Concept Internet-based evaluation Anonymous data processing Integration in process courses Regional specifications Moderated working groups of users Work in associations 18