Housing Policies for a Growing City Dr. Jochen Lang Head ofdepartment -IV Housing, New Construction, Urban Renewal, Socially Integrated City Senate Department for Urban Development and the Environment WürttembergischeStraße6 10707 Berlin
Berlin - a polycentric city
Declaredgoal: Keep and strengthen the decentralised structure and the social mix
Population growth Thousand inhabitants 3.800 3.750 3.700 3.650 3.600 3.550 3.500 3.450 3.400 3.350 Realentwicklung development mittlere Medium Variante variant (Forecast (Basis 2011) obere High variant Variante (Forecast (Basis 2011) 2011) untere Low variant Variante (Forecast (Basis 2011) 2011) Bev.vorausschätzung New forecast (Basis 2013) 3.300 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 2024 2026 2028 2030 8.1.2015 Demand for new construction: About 10.000 new dwellings needed - per year for the next ten years (estimate based on medium variant). Real development (+ ca. 140.000 inhabitants in the last three years) already above high variant.
Population growth and pressure on the housing market Population growth 2004-2014 Development of rent offers 2004-2014 Inhabitants 3.562.166 net rent per m² 8,50 8,00 3.517.424 7,58 3.469.621 3.427.114 6,36 6,49 3.348.805 3.333.108 3.362.843 3.387.562 5,67 5,50 5,46 5,49 5,66 6,02 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Quelle: Einwohnerregisterstatistik, Amt f. Statistik Berlin-Brandenburg 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Quelle: IBB Wohnungsmarktbericht, jeweils Q III
Structure of the housing stock Rented / Owner-occupied units 15% Rented Owner-occupied 85% Total ca. 1.9 Mio. Ownership structure rental housing 70,7% 17,5% 11,8% Municipal Cooperatives Private Total ca. 1.6Mio. 68% 26% Ownership structure social housing 6% Municipal Cooperatives Total ca. 133.000 Private Source: IBB Housing Market Report 2014
113.368 110.818 107.776 105.620 104.218 Development of the social housing stock (Forecast) 160.000 140.000 142.151 136.928 125.997 120.616 120.000 100.000 100.246 95.345 91.016 80.000 60.000 40.000 20.000 0 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Berlin is using all instruments available in order to 1. expand supply through new construction 2. counteract the decline of the number of rent-controlled flats 3. adequately regulate the housing stock
Facilitate and support new construction Better coordination and faster permission processes: Central co-ordination office for new construction at the Senate Department for Urban Development for all actors of the housing market ( Wohnungsbauleitstelle ) Cooperation agreement with districts on quicker processing of building applications Alliance for new construction with the associations of the real estate and construction industry with the boroughs for more efficient permission processes New construction by municipal housing companies Provide buildable plots for (1) municipal housing companies (2) refugee housing (3) cooperatives (4) convincing concepts
New affordable housing Social housing subsidy programme Expansion from 1.000 to 3.000 flats per year planned for the next budget period Standardised agreements on the construction of social infrastructure and affordable housing in land-use planning processes ( Urban Development Contracts ) Building competition experimental cost-efficient construction 30 Mio. for 500 new flats
Construction and building permits 20.000 19.199 18.000 16.000 14.000 Dwellings completed Building permits issued 12.518 12.000 10.000 9.941 8.000 6.000 4.000 2.000 3.686 3.224 3.751 3.536 7.358 6.297 5.603 5.470 5.019 4.889 4.321 4.491 3.718 3.833 3.815 3.126 5.417 6.641 8.750 0 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
All regulatory instruments available are applied Law against inappropriate use of real estate assigned to housing for commercial use ("Zweckentfremdungsverbot ) Restricted termination of rental contracts for the private use of the new owner after flat is sold (10-year transition period) ( Kündigungsschutzklausel ) Transformation of rented flats into owner-occupied flats or extensive modernisation is subject to prior permission of the borough authorities in certain areas under social preservation statutes ( Erhaltungssatzung, Umwandlungsverordnung ) Decreased margin for rent increases within existing contracts ( Kappungsgrenze ) Fixed margin for rent increases for new contracts ( Mietpreisbremse ) Alliance for Social Housing Policies and Affordable Rents with the municipal housing companies on rents and tenant structure More flexibility with welfare payments for rents of the elderly and handicapped
Thank you for your attention! 13