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