“The future of Social Housing: enviromental and social
challenges and the way forward”
Session 1 present and future of social housing
in the UNECE region
National models of social housing in EU member States and effects of
the economic crisis on social housing
The social housing in Emilia Romagna region / province of Reggio Emilia
ACER-AZIENDA CASA EMILIA ROMAGNA
of REGGIO EMILIA
MARCO CORRADI
President Acer
Azienda Casa Emilia Romagna
of Reggio Emilia
Coordinator of Acer
Emilia Romagna
UNECE
Palais des Nations, Geneve
4_5 February 2014
EMILIA ROMAGNA REGION
Province: 9, Bologna administrative
centre
Municipality: 340
Demographic growth: 0,3%
Immigration: 12,3%
Population: 4.471.104
Area: 22.452,78 mq
Density: 198,67 ab/kmq
Agricultural area: 1.064.214 ha
GNP 2011: 140.942 Ml€
GNP/inhabitant 2011: 31.688 €
Employment rate 2012: 67,6%
BOLOGNA
men 73,9%
women 61,3%
Unemployment 2012: 7,1%
Enterprises: 382.186
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 2
SOCIAL AND DEMOGRAPHIC SITUATION
Growing population:
- Immigrant families recongiunction
- Immigration
- New births
Single person households growing:
- Elderly
- Young people
- Students
Growth in the average of life
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 3
ISSUES AT STAKE
Job and economic crisis
- manufacturing and agri-food sector
Decrease in purchasing power
Increase of poverty (medium class)
Growing of housing costs
Elder population growing
Weakening of family networks
High percentage of immigration
Sisma 2012
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 4
PROBLEM: “HIGHER HOUSING COSTS”
High level price of private dwellings (€ 2000/mq and more)
High level price of rent dwellings (€ 550-600/month)
Increase of the energy costs (more 1200 €/family/dwelling/year)
Increaseing of managment costs (400-800 €/year; 800-1000 €/year
elevator)
Old, energy consuming and ugly buildings
Buying, rent, management and maintainance costs are no longer bearable
for the population
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 5
HOUSING POLICIES IN EMILIA ROMAGNA
Law 24/2001 and subsequent amendments (13 December 2013)
Discipline government intervention in the field of Social Housing and the set of
related services, consistent with the definition of social housing under Community
legislation
It supports the increase in the availability of ERS housing, promoting urban renewal,
sustainable regeneration and the purchase of existing buildings and counteracts the
loss of land
Responds to the needs of poor families and vulnerable social groups (average social
rent € 130 / month calculated on the basis of household income)
Broadens the range of accommodation in permanent lease with controlled rent (350
€ / month) and limited rent (Rent to Buy) through the concurrence of private parties
and renting agencies
The Region provides a standard share of social housing in urban planning
implementing tools and volumetric rewarding
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 6
LAW 24/2001: OBJECTIVES AND
PRINCIPLES
Promotes maintenance, rehabilitation and upgrading of existing buildings in
compliance with the requirements set out by the EU in the field of energy
conservation, seismic safety, accessibility, rehabilitation and recovery and
use of existing buildings
Promotes high standards of environmental sustainability of the building stock
Supports the integration of health and social policies with building works in
the housing patrimony also through the promotion of integrated home care
projects for assignees of ERS housing, such as condominiums solidarity, cohousing, pacts and protocols anti-eviction, the right to study (college
students), work, immigration
Facilitate the purchase of a first home
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 7
TERRITORIAL GOVERNANCE
The Emilia Romagna Region exercises the legislative power of directing and
coordinating funding and grants
Regional Table: a tool for consultation with the participation of stakeholders:
Association of Municipalities , Association of Acer companies, industry
associations , unions , tenants' associations
Province is responsible for coordinating the province
Provincial Table: a tool for consultation with the participation of stakeholders:
municipalities, Acer, industry associations , unions , tenants' associations
The municipalities are the owners of housing policy and the owners of the
assets of public housing
Acer-Azienda Casa Emilia - Romagna is owned by the province and the
municipalities with which it enters into a contractual relationship for the asset
management and service development : is the tool of Municipalities for the
implementation of the housing policy
Conference Bodies: Acer deliberative body , is composed of the Province and
the municipalities that are members
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 8
INFORMATIVE TOOLS FOR HOUSING POLICY
SYSTEM TOOLS
Housing regional observatory
Housing provincial observatory
Specific research and analysis
TOOLS OF ACER ENTERPRISES
Dedicated informative system
Partial access and controlled by municipalities to databases Acer
Companies for verification of assets, expected shortly even for users
Customer satisfaction surveys
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 9
ACER COMPANIES IN EMILIA ROMAGNA
Acer companies manage around 60 thousand dwellings (mainly public)
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 10
ACER REGGIO EMILIA
Acer Azienda Casa Emilia
Romagna di Reggio Emilia is a
company property of the province
and municipalities
REGGIO EMILIA
Manage public asset
Manage people living inside
Promote and support initiatives to
support housing policies
Support people networks
Reggio Emilia Province
Population: 535.869 thousands
Area: 231,56 kmq
45 municipalities, administrative
centre of Reggio Emilia with
172.833 thousands inhabitants
The station Mediopadana
of Alta Velocità
and Calatrava bridges
Azienda Casa Emilia-Romagna di Reggio Emilia
Office Acer
Reggio Emilia
Pagina 11
SOCIAL AND DEMOGRAPHIC SITUATION
Elderly population growing
Immigrants families growing
Single person families
growing(39% in the administrative
centre)
Average age life growing
INCREASING OF DIFFICULTIES
Increasing of poverty
Increasing of cultural differences
Conflicts increasing
Social distress increasing
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 12
ENVIRONMENTAL AND ECONOMIC
SITUATION
Sustainable rents and/or
mortgages
Housing cost increase(incidence up
to 50% on the average monthly wage
of families)
Energy costs increasing
Management costs of apartments
block increasing
Increased energy poverty and
arrears on bills
HOUSING COSTS
UNBEARABLE
Asset building energy
consuming
The need for unplanned
maintenance, removal of
architectural barriers and
seismic retrofitting
Road improvements and
rationalization of green areas
Whole neighbourhoods to be
upgraded
INSUFFICIENT HOUSING
QUALITY
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 13
HOUSING ASSET SITUATION
RESIDENTS: RELATION
PROPERTY/RENT
PROVINCE
18,5
9,5
72
PROPRIETA'
AFFITTO
ALTRO TITOLO
RESIDENTS: RELATION
PROPERTY/RENT
MUNICIPALITY OF REGGIO EMILIA
23,4
8,1
68,5
PROPRIETA'
AFFITTO
ALTRO TITOLO
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 14
HOUSING ASSET SITUATION
SUBDIVISION OF RENTAL
ACCOMODATIONS
14%
TYPE OF RENTAL CONTRACT IN THE
PRIVATE MARKET
86%
22,2
6,0
71,8
PROPRIETA'
PUBBLICO
LIBERO
MERCATO
CONTRATTI
CONCORDATI
ALTRE FORME
TYPE OF RENTAL CONTRACT IN
PUBLIC HOUSING
14%
ERP
LOCAZIONE
PERMANENTE
86%
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 15
HOUSING NEEDS
SUBJECTS
Families in difficulties
Young couples
Elderly
Single
Disabled people
Students
Workers in mobility
Temporary workers
Single income families and
single peoples
NEEDS
Housing needs of medium / large
size for immigrant families
Social rent housing for low-income
families
Fixed rent accommodations
compared to the market prices for
low-income families
Reduction of energy costs
Reduction of management costs
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 16
OBJECTIVES: RIQUALIFICATION
URBAN
RIQUALIFICATION
Ordinary and extraordinary maintenance
Quality and research in the design
energy improvement
Improvement of infrastructure and roads
Technological and IT Networks
Reordering of spaces and green
Removal of architectural sensory and
perceptual barriers
Introduction of technological innovations
and home automation systems
Introduction of elements of comfort
Creating collective spaces
Optimization of management expenses
Azienda Casa Emilia-Romagna di Reggio Emilia
SOCIAL
RIQUALIFICATION
Maintenance, care and respect for the common
good
Security architecture that creates harmony and
balance
Social mix for the sustainability of apartment
buildings
Keep the roots of the people in the
neighborhood and in the territory
Optimize resources
Increase the process of awareness of the
potential of the individual, the building and the
Community
Encourage paths of solidarity and autonomy of
people
Promoting the relational welfare
Improving local governance and quality of life
Pagina 17
OBJECTIVE: REDUCE HOUSING COSTS
Set the highest incidence of the cost of the home to 20-30% of the
household’s average income
lower charges of at least 20-30% compared to the market
reduced operating costs and kept to a minimum (at least -40%)
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 18
OBJECTIVE: A NEW WELFARE
Acer meets the needs of people with new integrated services that optimize
resources and enhance people as active parts to build a company owned by an
ever-increasing degree of autonomy
From the
apartment to
the building
block
From the
From the
building
block to the
city to the
PERSON
neighborho
individual
od
From the
neighborh
ood to the
city
Our objective:
Improve life quality
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 19
ACER STRATEGIES
DIRECT ACTION ON THE MANAGED PUBLIC ASSET
INDIRECT ACTION ON THE PRIVATE ASSET
increase the housing supply social and controlled rent with public and
private housing
increase the supply of services for the home
initiate processes of urban, housing, social requalification
reduce the costs of running the house and in particular energy costs
create cohesive and supportive communities
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 20
TYPE OF PUBLIC HOUSING OFFER
Public housing in social housing (ERP) calculated according to the
economic situation, verified annually for low-income families (128 € /
month)
Controlled rent for low-income families who do not qualify for access to
housing for social rent and who can not bear the cost of rent of the free
market (350 € / month)
Emergency housing (evictions, homelessness, victims of violence,
refugees, etc.).
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 21
SOCIAL HOUSING RATES
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 22
OBJECTIVE: INCREASE HOUSING OFFER
HOW TO INCREASE THE OFFER OF HOUSING WITH CONTROLLED
AND SOCIAL RATE
Increase public asset:
through the implementation of planning instruments: 20% of the potential
of building social housing
with volume incentives aimed at building social housing
with regional contributions up to 70% of investment costs
through the fund at a subsidized rate of the Cassa of Deposits and Loans
real estate initiatives in the requalification projects of social housing
Encourage the replacement of asset at a social rate (turn over)
Usage of the vacant private asset: Rental agency (rent of private dwellings
at a controlled rate thanks to public garantee tools)
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 23
FIXED RATE
OFFER INCREASING
Public asset
Private asset
2010
2011
2012
2013
2014
expectatio
n
Duration
of
contacts
Real
averagedu
ration
contract/m
onths
172
192
209
209
239
3anni+2
84
Rental agency
private
57
134
190
200
230
3 anni
+2
18
Total of
dwellings with
fixed rate
229
326
399
409
469
permanent
renting
public
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 24
FIXED RATE: RENTING AGENCY
Retrieve vacant housing to private ownership in order to increase the
availability of housing to rent control
65 institutions have signed
a Memorandum of Understanding
It was set up a guarantee fund to provide concrete answers to the
housing problem in Reggio Emilia
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 25
ACTIVITIES AND OBJECTIVES
ACTIVITIES
Finding housing on the open market
mediation activities to promote the
meeting between owners and tenants,
between supply and demand
Facilitator for the positive solution of
the agreement leaving the ownership
on the conclusion of the contract
Management and technical consulting
and administrative management of
contracts with intermediary for monthly
payment of rent
Social mediation activities for the
management of conflicts arising from
the conduct of accommodation
Azienda Casa Emilia-Romagna di Reggio Emilia
OBJECTIVES
The accommodation at rents more
advantageous than those of the free
market
Offering accommodation with
sustainable rents with reference to the
income received for the benefit of the
population excluded from social
building but suffering economic pain
Tackling the problem of vacant
housing
Facilitate the matching of supply and
demand
Protect the owners from the risks of
default and damage the housing by
offering financial guarantees
Pagina 26
ADVANTAGES FOR OWNERS AND
TENANTS
TENANTS
Reduced rent compared to the free market
and sustainable compared to the income
Foreknowledge of service charges and all
costs relating to the conclusion of the
contract or to the administration of housing
Greater credibility and better relationship of
trust with the owner
Reduced mediation costs
Payment of one month's security deposit
Finding housing with features that meet your
needs
Discretion of the accommodation options
offered
Contrast the "ghetto areas"
Azienda Casa Emilia-Romagna di Reggio Emilia
OWNERS
Entitled to a share of the Guarantee Fund
up to a maximum amount of € 8,500 to
cover any damage resulting from nonpayment, unpaid condominium expenses,
legal expenses, evictions, damage to the
apartment
Facilitated the lease and the signing of the
contract
Security for the collection of rent
Reduce the cost of mediation
Support for any issues relating to the
conduct of accommodation
Any tax deductions and allowances
Pagina 27
RENTING AGENCIES COST AND TARIFS
CHARGES OF WARRANTY
Paid by the Government:
€ 500/year to finance the costs of warranty (instead of € 8000/year to
build a new public housing)
OPERATING COSTS
Paid by the owners:
€ 250 per contract (excluding VAT) for the mediation activities and the
signing of the contract
3% per month on the rent received (excluding VAT) for the
management of rent
Paid by the tenant:
50% of a monthly rent (excluding VAT) for the mediation activities and
the signing of the contract
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 28
TYPE OF TENANTS AND OWNERS
Applicants Average age: 42 years
Number of members: 3
Number of rooms required: 2
Average fee Sustainable € 330
Average annual income: €
18,000 total household
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 29
RESULTS OF THE ACTIVITY
MEDIUM SIZE of
ACCOMMODATION
Reggio city: 60 m
Province: 75 m
MEDIUM GENERAL RENT: € 359
Initial level of the Fund: € 250,000
Number of contracts: 250
Number of contracts in progress: 190
NUMBER CONTRACTS FOR YEAR
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 30
RENTAL AGENCY FOR THE EARTHQUAKE
The rental agency, even in an emergency situation like the earthquake, has
provided a concrete answer to the families who have found themselves
without their own homes through the collection of privately-owned and ​vacant
dwellings, drastically reducing the production of provisional prefabricated
housing
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 31
ACCOMODATIONS FOR UNIVERSITY STUDENTS
The majority of housing for college students is made a
​ vailable by the
institutions (Universities, Regional Agency for the Right to Higher
Education and Acer)
The Regional Agency for the Right to Higher Education provides
accommodation for social rent (from € 177 to € 193 including utilities)
The University and Acer provides student accommodation to a controlled
rent and lower rent than free market prices (from 235 € to 270 € including
utilities)
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 32
HOUSING POLICIES FOR ELDERS
Suitable accommodation dedicated
to the problems of the elderly
Adoption of technologies and
techniques to facilitate the usability
of housing and the sense of security
(barriers, home automation, alarm
systems in case of assistance
needed)
Experience of sheltered flats and
apartments with experience of
cohabitation
Relationship with the voluntary
services for sustainable living
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 33
HOUSING EMERGENCY
These solutions are temporary housing (housing and / or beds) available
to social services, voluntary associations and social cooperatives for:
Situations of eviction
Homelessness
Cold winter emergency
Prisoners at the end of imprisonment
Mothers who are victims of violence
Refugees
For the Roma population, the capital municipality has set up several
small fields equipped to accommodate the caravan
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 34
OBJECTIVE: REDUCTION of CONDOMINIUM
EXPENSES
Efficiency of condominium management (condominiums with
administrator in the mixed ones, self-management with Acer in 100%
public ones (water, electricity, elevators, cleaning) through interventions
and reviewing the arrangements for the management of services and
forms of self-management on the part of tenants
Good practices and training in the use of the house (the house owner's
manual)
Light services neighbourhood (in collaboration with other public and or
private and voluntary associations and social cooperatives (cleaning,
grocery shopping, meals, maintenance, small practices)
ACTIVITIES
Self-management by external students
Property 100% Municiaplity
180
Self-management by Acer
Propriety 100% Municipality
49
Condominiums managed by students
Mixed property
286
Condominiums managed by Acer
Mixed property
1
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 35
OBJECTIVE: ENERGY EFFICIENCY
It was carried out the analysis of the assets of social housing that from the point
of view of the plant comprises centralized systems with energy production,
centralized plants with district heating systems and plant with autonomous
heating for housing.
From a parametric analysis of a significant sample of construction type, year of
construction and the type of plant, the energy requirement ranges from 80 to
450 kWh/m2 per year equivalent to an average energy cost which ranges from
600 € to 2500 € per year.
The target for existing buildings is the building to almost zero consumption at
optimal cost according to EU directives (70kw/mq/year)
The Region of Emilia Romagna provided by law that the energy savings
resulting from energy efficiency measures can be used to repay the investment
(also through an increase in the rent)
Azienda Casa Emilia-Romagna di Reggio Emilia
36
Pagina 36
ENERGY COST FOR FLAT 70MQ
€ x flat/year
3000
2500
From 1200 € to 2400
for flat
2000
1500
600 € for flat
1000
250 € for flat
500
0
from 200 to
400kw/mq/y
POST
RETROFITTING
70/80 kw/mq/y
Azienda Casa Emilia-Romagna di Reggio Emilia
NEW 25
kw/mq/y
Pagina 37
AN EXAMPLE OF ENERGY SAVING:
FRESH PROJECT
Objective of the intervention: achive an annual energy saving of
50% with reference to previous years consumptions.
20% Saving to tenant
30% Saving to pay for investment
Consumptions
100% before energy
efficiency
50%
Consumptions after energy
efficiency
Tenants waive all of the savings to repay the investment made over the years (50% of total
savings to tenants remains 20%). The contract lasts 12 years and can be extended up to a
maximum of 15 years. Interventions are paid off excess energy saving which is recognized
to lenders, with a guarantee of the ESCO results of operations of the plant.
Azienda Casa Emilia-Romagna di Reggio Emilia
38
Pagina 38
UNIONS AND MUNICIPALITY AGREEMENT
Agreements have been reached
with unions in order to recover part
of the energy savings for
requalification investments
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 39
ECOABITA
It is a project of the Municipality of Reggio
Emilia, in the Province of Reggio Emilia
Romagna Region and ACER Reggio Emilia
for the dissemination of energy certification of
buildings. Founded as the testing of best
practices in energy conservation, has
promoted the building of a high quality market
and a culture of sustainability and a very high
attention to energy issues, allowing the
territory to grow according to the criteria of the
green economy
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 40
COMPARISON OF ANNUAL COSTS FOR AN APARTMENT
OF 70 SQUARE METRES
TOTAL COST
S.H. NEW 25KW/mq/Y
CONDOMINIUM
ENERGY
S.H. POST
RETROFITTING
80KW/mq/y
RENT
MARKET BUILD ANTE
1970/80 250KWMQY
MARKET ANTE 1960
400KWMQY
COST €
0
2000
4000
6000
Azienda Casa Emilia-Romagna di Reggio Emilia
8000
10000
12000
Pagina 41
SOCIAL HOUSING: DATA 2013
Single-parent families: 180 (a parent between the ages of 25 and 65
years old) on 4181 cores
Households with at least one elderly: 687 of 4181
Elderly people living alone: 806 of 4181
Elderly couple alone: 2
​ 72 of 4181
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 42
SOCIAL HOUSING: CITIZENSHIP OF USERS
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 43
BUILDING
COMMUNITIES
COSTRUIRE
COMUNITA’
Social mediation
Social Matrix and Mix
Exchange plan
being implemented
Multilingual guides and regulations
For proper use of the accommodation
and knowledge of the condominium rules
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 44
SOCIAL MEDIATION
NEIGHBOURS’ DAY
In 2013 we organized
more than 50
Neighours’ Day
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 46
SOCIAL SUSTAINABILITY MATRIX
The social matrix guarantees the social mix through targeted allocations of
housing in order to prevent conflicts, marginalization and ghettoization
assignments
Planning of
assignments
Mapping the territory
TERRITORIAL GOVERNANCE
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 47
THE MATRIX: THE OBJECTIVES
MATRIX
CONDOMINIUM
HIGHER
EQUILIBRIUM
HIGHER
GOVERNANCE
Azienda Casa Emilia-Romagna di Reggio Emilia
LOWER
CONFLICT
Pagina 48
RESPECT OF RULES
INOSSERVANZA DELLE REGOLE
Rumori
22%
14%
pregiudizi razziali
64%
usi impropri locali
The new regional law provides for sanctions against tenants who do
not respect the rules
Azienda Casa Emilia-Romagna di Reggio Emilia
Pagina 49
INTEGRATED SERVICES FOR
LE ATTIVITA’
DI
ATTIVITA’
DIACER
ACERREGGIO
REGGIOEMILIA
EMILIA
HOUSING
POLICIES
Telecare
Control of
consumption
s
Energy
requalification
Control ISE
And incomes
Domotics
Rental
agency
Community:
resources and
needs
Light
nighbourhood
services
Social
caretaking
Social
madiation
Condominiu
m
managment
Azienda Casa Emilia-Romagna di Reggio Emilia
Degradation
prevention
Pagina 50
THANK YOU FOR YOUR ATTENTION!
Marco Corradi
President Acer Reggio Emilia
Coordinator of Acer Emilia Romagna
Chair working Group Energy Network Cecodhas
Housing Europe
E-mail: marco.corradi@acer.re.it
www.acer.re.it
www.housingeurope.eu
www.federcasa.it
Azienda Casa Emilia-Romagna di Reggio Emilia
www.acer.re.it
Pagina 51