Housing in Vienna. Amsterdam Conference on Social Housing Strategies in Cities; June 2017

Transcription

1 Housing in Vienna Amsterdam Conference on Social Housing Strategies in Cities; June 2017 Eva Bauer/Österreichischer Verband gemeinnütziger Bauvereinigungen (Austrian Federation of Limited Profit Housing Associations)

2 A first glimps on housing in Vienna

3 A historical view on population increase and new construction Persons/Households/Dwelings Averages for periods Vienna: Population and New Construction Population Increase Household increase New Construction Population (right axis) inhabitants Boom periods of population increase + housing boom Long periods of moderate population increase + housing boom Reason: very bad housing conditions and need for improvement : 1,854 Mio inhabitants, dwellings, households

4 Housing in Vienna: Actors Institutions - Instruments Private Landlords (tenements) Since ever Rent Regulation (from 1920) (Limited Profit) Coops and Companies, from 1900 Housing Promotion and Limited Profit regulation (from 1910) Municipality (Public) Housing from 1920 Owner Occupation in Condominiums (from 1948) Private Landlords New Type (Letting of dwellings Housing Promotion Intensified from 1950

5 Viennese housing stock and different actors/institutions ( dwellings) Housing Stock Vienna 2015 by construction periode and provider/tenure Owner Occupation Private Rent Limited Profit Rent Municipality housing Rent limitations since 1917/1920, stepwise adapted v Limited Profit Hous. Ass.: Cost / regulated rent Vienna: average floor space and basic amenities 1917ff m2/dwelling % with inside tiolet % with central heating 37% privat rent (25% regulated) 25% municipality 17% limited profit rent 21% owner occpuation (part. with subsidies/provided by Limited prof. provider

6 Key features of subsidisation and functional interrelation in Austria/Vienna Social mix in housing estates High output of housing with high quality No income ceilings until 1968 Large target group, no or high income ceilings Income ceilings Vienna 2017 Monthly income net (after social insurance and taxes) 1 Person 3.190,-- 2 Personen 4.760,-- 3 Personen 5.380,-- 4 Personen 6.000,-- Bias on object related subsidies with auxiliary role of indiviual allowances Moderate rents Apply only at start of a lease Appr. 80% of households below ceilings Middle intensity of subsidisation

7 rent in Euro/m Private Vienna - Rent levels 2015 in different segments (rents + charges/utilities) Lim Prof Muicipality TOTAL + 16% Private + 10% Lim Prof Muicipality TOTAL Average rent 2015: 502 Private, before 1945 regulated Total Stock 2010 Total Stock 2015 Rent contract before 1994; 2015 New rent contract 2015 Private, after 1945 Lim Prof Muicipality TOTAL Private, before 1945 regulated Private, after 1945 Lim Prof + down payment = rent prepayment, depriciated by 1% by year, high payment => right to buy Muicipality TOTAL lim prof hous ass / 72m ; ; 18% Rented dwellings in Vienna 2015 private rent / 60m2 / 670; ; 64% muncipality rent / m2 / 450; ; 18% Only lim. prof. hous ass. provide affordable larger dwellings

8 Example of inner city brownfield development Wien Nordbahnhof dwellings until 2025; mix of providers, tenure, financing

9 Housing in Vienna: Challenges and solutions 1. Huge immigration and population increase: demand for affordable housing 2. General Building boom, but little increase in subsidised housing mis match (new housing construction: dwellings per inhabitants ,8; expected ,0) 3. Instead: diversification of promotion schemes models with less subsidies for higher incomes models with more subsidisation for urgent need 4. Bottle neck in the supply of land: old instruments do not work any longer new instruments needed 5. High quality high costs of construction => reducing quality?

10 Housing in Vienna: Big Housing Issues 1 1. Increase housing production despite non-increasing subsidies: + production of non-subsidised housing for higher income groups + lobby for additional financing (EIB; new investors.) 2. Finding land and instruments for the allocation of land for affordable housing Reactions to increasing migration and growing population: + Increasing housing production + Discussing optimal models of refugy-housing; e.g. model of non-permanent buildings has been refused by housing associations Affordability: at present housing policies rather rely on the price lowering effects of an increasing housing offer than on increasing the offer of subsidised housing

11 Housing in Vienna: Big Housing Issues 2 Inclusion Is a big challenge: since there is as margin in the rents within the social sector (municipality housing limited profit housing) low income groups concentrate in municipality housing - and also in older stock of housing associations; in the last years segeration increased according to recent studies Required changes in the city: Land policies and instruments Well working instruments: Limited Profit Housing associations in combination with housing promotion system providing housing for (nearly) all Mix of different associations (34 co-operatives; 23 companies; different background and shareholders; average size dwellings)