Ritorno all'abitare / Back to housing - INTRO #4

RITORNO ALL’ABITARE / back to housing * SITE, The Highrise of Homes, Traveling Exhibition, 1981 to 2005

5 meetings to compare projects and propose new housing models for Milan (with a detour in Europe)

SCIENTIFIC COORDINATION AND ORGANIZATION: Raffaele Pugliese Anna Delera Chiara Quinzii e Diego Terna

Scuola di Architettura e Società via Ampere 2 Milano

11 DECEMBER 2013, POLITECNICO MILANO

A RESEARCH, A PROJECT, A BOOK ...

THE HOUSING ISSUE

?

IN MILAN

1200 1000 800 600 400 200 0 CANONE MEDIO SEAO

CANONE MEDIO ALER

SPESA MEDIA PER LA CASA DI PROPRIETA’ IN ITALIA

CANONE DI MERCATO MEDIO A MILANO

SPESA MEDIA PER LA CASA CON MUTUO A MILANO

195 €/mese

222 €/mese

270 €/mese

900 €/mese

1.070 €/mese

Fonti: Sunia, Federcasa, Istat

THE HOUSING ISSUE IN MILAN

REDDITO MEDIO DI UN NUCLEO FAMILIARE IN ITALIA

CIBO

BOLLETTE

ALTRO (abbigliamento, spese mediche, trasporti ...)

SPESA MAX PER LA CASA

477 €/mese

150 €/mese

1142 €/mese

957 €/mese

326 €/mese

113 €/mese

709 €/mese

352 €/mese

293 €/mese

103 €/mese

699 €/mese

- 34 €/mese

320 €/mese

110 €/mese

455 €/mese

115 €/mese

2.726 €/mese

REDDITO MEDIO DI UN SINGLE IN ITALIA 1.500 €/mese

REDDITO MEDIO DI UN SINGLE UNDER 35 IN ITALIA 1.061 €/mese

REDDITO MEDIO DI UN SINGLE OVER 65 IN ITALIA 1.000 €/mese

Fonti: Istat (censimento 2011)

THE HOUSING ISSUE IN ITALY

REDDITO MEDIO DI UN SINGLE IN ITALIA 1.500 €/mese

7 mln single in Italia (13.6%) [51%

REDDITO MEDIO DI UN UNDER 35 IN ITALIA 1.061 €/mese

REDDITO MEDIO DI UN OVER 65 IN ITALIA 1.000 €/mese

]

dei nuclei é composto da 1a persona a Milano

12 mln

(20.3%)

11 mln

(18.7%) Fonti: Istat (censimento 2011), Censis, Anagrafe Milano

THE HOUSING ISSUE MILAN - ITALY - EUROPE

ITALIA

MILANO

0.15 % 4%

0.5% 5% 14.85%

EUROPA ?%

11,4%

19.5% 17,8%

81%

75%

70,7%

PRIVATE SOCIAL RENT PUBLIC SOCIAL RENT MARKET RENT OWNER-OCCUPED OTHER

Fonti: Sunia, Federcasa, Istat, Eurostat, Cecodhas

SEMINAR #4 EUROPEAN ACTORS: PUBLIC/PRIVATE

THE EU HOUSING ISSUE % OF SOCIAL HOUSING IN EU 28

0%-1% 2%-4% 5%-10% 11%-18% >=19% Source: Cecodh as, Housing Europe Review 2012

THE EU HOUSING ISSUE THE HOUSING OFFER

HIGHEST OWNOCCUPED

HIGHEST SOCIAL RENT

HIGHEST PRIVATE RENT

MOST MIX

60

80

100

COOPERATIVES

EU27

Estonia Romania Bulgaria Hungary Slovakia Lithuania Slovenia Spain Latvia Ireland Malta Portugal Greece Luxembourg Italy Cyprus Belgium United Kingdom Finland Poland Netherlands France Austria Czech Republic Denmark Germany Sweden

0

20

40

OTHER COOPERATIVES SOCIAL RENTAL PRIVATE RENT OWNER-OCCUPED

Source: Housing statistics in the European Union 2010, updated by national correspondents

SOCIAL HOUSING MODELS

THE NETHERLAND

FRANCE 4% 33%

57%

SPAIN

57% 10%

2% 2%

17% (9,3+7,7)

GREECE 6%

11%

20%

85%

74%

22%

PRIVATE SOCIAL RENT PUBLIC SOCIAL RENT MARKET RENT OWNER-OCCUPED OTHER

Fonti: INSEE, Istat, Eurostat, Cecodhas

SOCIAL HOUSING NOT A COMMON DEFINITION

The term ‘social housing’ is often used as a kind of shortcut for different types of housing provision which responds to administrative procedures as opposed to market mechanisms.

‘Affordable housing’ refers to both social rented and intermediate housing, provided to specified eligible households whose needs are not met by the market.

Social housing in Finland consists of dwellings subsidised with loans with interest subsidies from the Housing Finance and Development Centre of Finland (ARA), rented at cost-based rents, to tenants selected on the basis of social and financial needs. The right to housing is established by the Constitution.

In Denmark social housing (or, more specifically, not for profit housing) consists of housing for rent provided at cost prices by nonprofit housing associations. A specific feature of the Danish social housing model is the principle of tenants’ democracy, which is basically a way to organise the running of each housing estate based on the central role played by residents.

Social housing provision in France is housing provided by ‘HLM’ organisations, which are specific actors entrusted by the state to fulfil a mission of general interest. The provision of social housing includes construction, development, allocation, and management of rented social housing as well as of dwellings for social home ownership.

There is no official common definition of social housing in the Czech Republic, except for VAT purposes.

Social housing consists mainly of dwellings rented on a permanent basis, but also dwellings built or rehabilitated through public and private contribution or the use of public funding, rented for at least eight years and also sold at affordable price, with the goal of achieving social mix.

SOCIAL HOUSING A EU DEFINITION

“In order to combat social exclusion and poverty, the Union recognises and respects the right to social and housing assistance so as to ensure a decent existence for all those who lack sufficient resources, in accordance with the rules laid down

by Community law and national laws and practices.”

ART. 34.3 CHARTER OF FUNDAMENTAL RIGHT - 2000

SOCIAL HOUSING COMMON EUROPEAN FEATURES

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AFFORDABILITY RULES FOR THE ALLOCATION OF DWELLINGS STRONG LINK WITH PUBLIC POLICIES AT LOCAL LEVEL SECURITY OF TENURE

ok

complying with increasingly high quality standards involvement of the benefiting households

WHO PROVIDES SOCIAL HOUSING? DIFFERENT ACTORS

ONLY PRIVATE NONPROFIT SECTOR PREVALENT PRIVATE NONPROFIT SECTOR PREVALENT PUBLIC SECTOR ALMOST ONLY PUBLIC SECTOR

SOURCE: Cecodhas

FINANCIAL SOURCES DIFFERENT MODELS

STANDARD BANK LOANS (MORTGAGES)

PRIVATE FUNDS BY HOUSING ORGANIZATIONS

PUBLIC GRANTS/LOANS TAXES REDUCTIONS

TENANTS’ CONTRIBUTIONS MIX PUBLIC/PRIVATE FUNDS

LANDS AT DISCOUNTED PRICES

SH SOURCE: Cecodhas

WHO CAN ACCESS TO SH?

NO INCOME CEILINGS

WHO IS MEANT TO BE LOW INCOME?

HIGH INCOME CEILINGS LOW INCOME CEILINGS

DE

IT

NL

SE

FR AT

UK

Source: Cecodh as, Housing Europe Review 2012

20

1100

0

600 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

OVERALL HICP HOUSING, WATER, ELECTRICITY, GAS AND OTHER FUEL

BELGIUM DENMARK GREECE SPAIN FRANCE

2010

1600

2009

40

2008

2100

2006

60

2005

2600

2004

80

2003

3100

2002

100

2001

3600

2000

120

1999

4100

1998

140

1997

TRENDS IN NOMINAL HOUSE PRICES IN SOME EU COUNTRIES

1996

HARMONIZED INDEXES OF CONSUMER PRICES, OVERALL INDEX AND HOUSING, EU 27

2007

THE CRISIS!

IRELAND NETHERLANDS SWEDEN UK GERMANY

Source: Eurostat, HICP [teicp000] and [teicp040] / European Mortgage Federation, HYPOSTAT

THE CRISIS! EU NUMBERS

22,9% housing costs on total income 26% of europeans own a house with an

outstanding mortgage (over-indebtedness)

23,1% population at risk of poverty or exclusion 17,8% overburden dwellings 6% population with severe housing deprivation 2 mln families with mortgage problems 18 mln of people evicted 3 mln homeless

TRENDS

WHAT IS HAPPENING IN THE SOCIAL HOUSING MARKET?

INCREASING OF HOME OWNERSHIP from mid â&#x20AC;&#x2DC;90 especially in the east countries

INCREASING OF HOUSING NEEDS +75% people in the social housing lists in Ireland in 4 years +80% in England from 1997 to 2011 increase of middle class families in the lists

PUBLIC RESOURCES DECREASING OR CUT

<

SH

England - 63%, Poland - 40%, Austria -20%, Greece -100% only Belgium - 0%

REDUCED ACCESS TO BANK CREDIT Both for investors and middle class buyers

SELLING OF SOCIAL HOUSING STOCK 1 mln in The Netherlands, Germany sold the biggest SH stock to an American fund

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TRENDS

SOCIAL HOUSING AS % OF NEW COMPLETIONS

2000

2005

2009

DENMARK

40 %

21 %

22 %

AUSTRIA

30 %

30 %

27 %

NETHERLANDS

14 %

16 %

19 %

FRANCE

13 %

9%

12 %

SPAIN

13 %

10 %

16 %

ITALY

2%

/

/

GERMANY

3%

9%

15 %

GREECE

1%

0%

1%

SLOVENIA

28 %

14 %

12 %

MODEL 1 THE NETHERLANDS

The Dutch constitution doesnâ&#x20AC;&#x2122;t recognise the right to housing but The Netherlands is the country in EU with more Social housing stock From the mid â&#x20AC;&#x2DC;90 there was a definitive disengagement of government from SH activities.

The municipal housing companies became associations or sold to housing associations.

33%

57% 10%

425 WONINGCORPORATIES (private nonprofit organizations, associations/foundations) with a legal task to give priority to households on lower income (only from 2010).

They are registered and supervised by the national government but they are independent.

They not only build, maintain, sell or rent dwellings but they also provide facilities.

A 3 levels security structure: 1. the central fund of SH (an independent public body as supervisor) 2. the guarantee fund of SH (a solidarity fund created by the H.A. themselves and guarantees for favourable rates) 3. STATE+LOCAL AUTHORITIES

MODEL 2 FRANCE

The main SH’ providers are the HLM (Habitation a Loyer Moderé) who are nonprofit organizations under the control of the Ministry of housing and finance. There is also a good number of private actors such as social enterprises, coop, foundations, etc.)

Rents are based on the net construction cost, which is lowered by public subsidies and tax incentives. Access to social housing is limited by quite high income ceilings to allow a certain degree of socioeconomic mix.

Law on the right to housing introduced in 2007 4%

17% (9,3+7,7)

57% 22%

A new business model: 76% CDC (Caisse des depots et consignation) 10% equity capital 8% local authorities subsidies 3% state subsidies 2,5% employers’ grants or discounted loans +guarantees from local authorities or HLM guarantee fund

MODEL 3 SPAIN

The biggest part of the Spanish SH (Vivienda de proteciòn official) is subsidized dwellings sold at discounted prices to people on low income. Over 80% of households virtually have access to spanish social housing.

In the last 10 years renting sector is increased (+3%).

The Government finances different types of actors (Coop constructed 6% of the housing stock) 2% 2%

85%

11%

22% decline of the housing value (the largest in EU) 51,8% fall of SH production from 2008 to 2011 while the price of houses on market decreased of 14,44%, the price of the VPO increased (+2.3%) 750.000 vacant dwellings 500.000 people that will loose their house by 2015 for crisis a new type of SH is risen: CLOUDHOUSING. It implies a strong household involvement.

EUROPEAN ACTORS: PUBLIC/PRIVATE 11.12.2013 time: 14:30 - 17:30_place: aula GAMMA

Dominique Marrec ECDM Architectes FR NĂŠstor Montenegro DosMasUno Arquitectos ES Helena Casanova Casanova + Hernandez Architects NL