Einwohner_innenfragestunde
An article from the renter Wednesday, August 20, 2008
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echofor classification of the overall plan for urban housing associations: The "Policy Framework for the municipal housing companies can be "many questions remain
Andrej Holm
As with the municipal housing companies? This question is not just the renters of Berlin, but also the competent departments of the Senate Department for Urban Development. Particularly in relation to the massive privatization processes of the past years, tenants of the Berlin community and other tenant organizations demanded again and again to develop a long-term vision for the municipal housing companies. Middle of last year, the Senate decided a long overdue "master plan for urban housing associations. But many questions remain unanswered.
On 3 July 2007, the Senate of Berlin, a so-called "global approach to urban housing associations. Purely formal, this is a significant step, because so far the country had Berlin as owner of the municipal housing company is no uniform Strategy for the current six state-owned housing companies. A comprehensive strategy for the housing association, which about 260,000 homes still account for a share of almost 15% of the total housing stock was not only required by tenant organizations, but also by the consulting firm Ernst & Young. This had given an opinion in 2003 in relation to the housing company launched the privatization wave in the course of the GSW was privatized. 
Berlin Municipal housing companies - Degewo German Society for the Promotion of housing, non-profit corporation
- Gesobau AG
- Gewobag-Profit Housing Corporation, Berlin 
- HOWOGE housing mbH
- Köwoge Köpenicker Housing Association - HOWOGE housing mbH - city and country-residential buildings mbH The overall concept is obviously very different expectations connected. While the particular tenant organizations long-term strategy for social rents promise to seek the thoughts of management consulting more on the economic success of Berlin's housing policy. That social objectives of housing provision of the economic benefit orientations, but most likely to preclude, including in the home Junge-Reyer be known - even more astonishing is the ultimately adopted a compromise solution. Instead of a clear political priorities of the objectives of an equality is clear. Thus, no housing policy guidelines are formulated to meet these needs an economic strategy and be notified no economic objectives in order to represent the corresponding social restrictions open. Thus, the overall concept remains vague at all the places to start would find a political debate.
Social rhetoric ...
The "global approach to urban housing associations" identifies a number of housing policy objectives. It is described as useful to maintain a "sufficient strategic housing stock in the public sector to the housing market in the interests of renters and to help shape" address particular social problems "to contribute. What extent such a "strategic stock" should have is not discussed. With a reference to the average for metropolitan areas of the market share of about 15% of today's existing housing stock is considered "strategic" defined and fixed. "Sales of homes are therefore to be restricted to the self-assurance and inventory rounding absolutely necessary." In particular, larger sales - it provides the overall concept - must in future be coordinated with the Senate. Only the sale of individual homes or small residential units to home ownership are still allowed. That is also reduced by such small sales of the supposedly "strategic stock" is not discussed further. ... but no segregation avoid
International is associated with social or public housing stock worth reiterating the responsibility for balanced urban spatial development. To counteract segregation, ie the concentration of disadvantaged households in some neighborhoods, are öffentliche Wohnungen genau dort angeboten, wo ärmere Haushalte sich die Miete sonst kaum leisten können. Solche Überlegungen spielen im Gesamtkonzept der Senatsverwaltung jedoch nur eine untergeordnete Rolle. Statt eines preiswerten Angebots zur Kompensation von Benachteiligungen bestehe die Aufgabe der Wohnungsunternehmen vielmehr darin, „auch in Zukunft ein breit gefächertes, nachfragegerechtes und attraktives Wohnungsangebot“ zu sichern. Ein attraktives Wohnungsangebot sei dabei als Standortfaktor wichtig und trage so zur „Eindämmung der Stadt-Umland-Wanderung und zur sozialen Stabilität in der Stadt“ bei. Mit anderen Worten: Die beste Medizin für soziale Problemgebiete ist die Förderung von Mittelklasse-Haushalten, because then the poverty is at least in a mixed neighborhood at home. Consistent with this strategy is the concept of a "stabilization by tenants privatization" tells stories. The property acquisition was "particularly in the areas where most people live in difficult social situations and in large settlements stabilizing effects on the social environment", as "owners of flats (...) in a special way for the residential environment" involved. The housing associations are expected to open their renters in this stock right opportunities.
rent index also applies to housing associations
a "certain Potential of low cost housing "should be preserved - because it" is assessed, and an "economy of the increasingly positive factor weighed and mediating Rental Policy" to the housing association a "make a decisive contribution to integration". How this will happen precisely whom or what is "balanced" and the identity of causal chains here are intended to remain open, unfortunately. Past practices, such as rental housing in urban and rural society, the penalty virtually in the same neighborhoods stop an influx of non-German households (see
renter echo
No. 285), can not, at least only good things behind this formulation expect.
Under the heading "Social urban development" is to the company statutes, and treaties of the municipal housing company, remembers where the "adequate supply of suitable housing for large sections of the population" is established as a task of the housing companies. In particular, the keep of housing for low-income and disadvantaged households should be regarded as a contribution to urban social development. To ensure this, is to Mietgestaltung the municipal housing companies to be socially acceptable. Specifically, states that as a result the housing companies to rent increases von Modernisierungen an der ortsüblichen Vergleichsmiete zu orientieren haben. Dieses Deckeln der modernisierungsbedingten Mieterhöhungen soll übermäßige Mietsteigerungen verhindern, insbesondere wenn bei stark renovierungsbedürftigem Wohnraum höhere Investitionen getätigt werden müssen. Auch bei allgemeinen Mieterhöhungen sollen sich die Wohnungsbaugesellschaften am jeweiligen Mietspiegel orientieren – auch, um die „allgemeine Akzeptanz und Befriedungswirkung des jeweiligen Berliner Mietspiegels dadurch zusätzlich zu stärken“. Immerhin, bei Mieterhöhungen „sollen die Gesellschaften darauf achten, auch weiterhin Wohnungen für Haushalte mit niedrigem Einkommen in ihrem Bestand zu halten“. How many should be held to be and on what terms this low price segment is not further described.
on home thumbscrews
appear essential clarified the statements of the overall approach to the residential real estate aspects of corporate strategies. The task of the municipal housing company is to "the relevant company (...) to a dividend-oriented company" further. In particular, between 2002 and 2010, the borrowings are reduced by 25%. These were 2002, 8.6 billion euros and will be reduced by about 2.25 billion euros. As this amount is significantly higher than the sum of the expected annual profits of 100 million € and it is also still dividend payments to the state of Berlin is expected, the economic strategies depend largely on the 'obtaining favorable financing. In particular, in a joint market presence of public housing companies a chance to be seen, make existing lines of credit cheaper. In addition, is set to the classic elements of an economic efficiency orientation: the yields are increased and costs reduced. So shall "the income from rent (...) increased continuously. Besides the reduction of vacancy and other reasons for Ertragsschmälerungen sollen zusätzliche Erträge insbesondere durch die „Anpassung des Mietniveaus an gesteigerte bauliche Qualität von Wohnraum oder Wohnumfeld“ erfolgen. Daneben sollen energetische Verbesserungen zu einer Erhöhung der Nettokaltmieten genutzt werden, aber so, dass sich aufgrund sinkender Betriebskosten für die Mieter/innen keine Mehrbelastung ergibt.
Schwarze Zahlen seit 2007
Im vergangenen Jahr haben alle sechs städtischen Wohnungsbauunternehmen positive Jahresergebnisse erzielt. Insgesamt betragen die Überschüsse 116,6 Millionen Euro (Vorjahr 91,4 Millionen Euro). Der BBU meldete: „Der Schuldenstand sei um mehr als 500 Millionen Euro auf zuletzt gut seven billion euros have been reduced. The enterprise value amounted to 5.1 billion € Sarrazin, an increase of 13.3% over the previous year. "
keyword to reduce costs, in particular, led the administrative and personnel costs. It is the overall concept deemed a success, that the number of employees of the municipal housing companies between 2003 and 2006 by 4235 to 3696 of 12.7% could be reduced. The resulting savings in costs are shown with over two million euros. Under "specific targets" will be consistent for four of the six housing societies, the "reduction of personnel and material costs" and the "Agreement an appropriate measure of the redundancy set.
At the level of organization of the municipal housing companies, the concept relies on the introduction and development of a single controlling. In addition, the supervisory board, which so far have for the subsidiary of the Housing Company, be reduced to one per company. This is the role of a member - that is, the state of Berlin - to be strengthened. As the existing Companies Act restricts the transfer powers of the shareholder, the three housing companies organized as limited liability companies (Degewo, Gesobau, Gewobag) also transferred to the company form a limited liability company be.
toothless paper tiger
fail An assessment of the overall approach to public housing companies in Berlin "must necessarily skeptical. Although we started with the concept a long overdue debate on the future strategy of the municipal housing companies, but especially the housing policy statements remain vague and mostly tame. However, welcome though it is that profile the housing associations such as a carrier of "innovative forms of housing for senior citizens" and take in the implementation of energy policy measures, a "pioneering role" do vague, the answers remain the questions of a social rent and urban development. Thus, no such rate shall be the responsibility of housing associations for the adequate supply of housing needs of about 300,000 Communities for ALG II or maintain affordable housing opportunities in the urban areas of improvement after the lifting of the redevelopment statutes. On the contrary, responsibility for a socially balanced urban development is seen primarily in the promotion of home ownership and the targeted improvement of their own stocks. So therefore, in measures that do not conflict with the economic reform policy. A social housing policy, however, the actual responsibility for the wants to take care of the marginalized and the apartment is to secure a rental price-damping effect of some 260,000 local homes for the total urban housing market, with the efficiency requirements of the revenue improvements and cost reductions are not compatible. This concept is based largely on instead of the expected housing market and reduce social housing policy on emergency assistance for so-called 'special budget' protected market segment. reduction to business view
Possible potential to counteract a privately supported housing markets are not developed and are in the overall concept and not provided. The value of public housing companies will be shortened to business aspects. From a housing policy perspective, this concept not a solution but a problem. The Senate seems to be aware of it, because by far the more defensive view of the overall concept is the Senator Ingeborg Junge-Reyer so far avoided a debate about the future of the municipal housing companies successful. But by the next sale or talk the next rent index data issues to the tasks and perspectives of a local housing industry will again be on the agenda. And this concept is no satisfactory Antworten.
Überblicksartikel zur Geschichte der Wohnungsbaugesellschaften in Berlin.
Die Destruktion der kommunalen Wohnungswirtschaft in Berlin - von Joachim Oellerich, MieterEcho 310/Juni 2005.
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