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Ebook Management of privatised housing present the content: developments and challenges in former communist countries; developments and challenges in western Europe and Australia; the Australian housing context; privatisation of housing in Australia; the French housing context; privatisation of housing in France; the dutch housing context; privatisation of housing in the netherlands...
Management of Privatised Housing Management of Privatised Housing International Policies & Practice Edited by Vincent Gruis Department of Real Estate and Housing Delft University of Technology The Netherlands Sasha Tsenkova Faculty of Environmental Design University of Calgary Canada Nico Nieboer OTB Research Institute for Housing Urban and Mobility Studies Delft University of Technology The Netherlands This edition first published 2009 © 2009 by Blackwell Publishing Ltd Blackwell Publishing was acquired by John Wiley & Sons in February 2007 Blackwell’s publishing programme has been merged with Wiley’s global Scientific, Technical, and Medical business to form Wiley-Blackwell Registered office John Wiley & Sons Ltd, The Atrium, Southern Gate, Chichester, West Sussex, PO19 8SQ, United Kingdom Editorial offices 9600 Garsington Road, Oxford, OX4 2DQ, United Kingdom 2121 State Avenue, Ames, Iowa 50014-8300, USA For details of our global editorial offices, for customer services and for information about how to apply for permission to reuse the copyright material in this book please see our website at www.wiley.com/wiley-blackwell The right of the author to be identified as the author of this work has been asserted in accordance with the Copyright, Designs and Patents Act 1988 All rights reserved No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, except as permitted by the UK Copyright, Designs and Patents Act 1988, without the prior permission of the publisher Wiley also publishes its books in a variety of electronic formats Some content that appears in print may not be available in electronic books Designations used by companies to distinguish their products are often claimed as trademarks All brand names and product names used in this book are trade names, service marks, trademarks or registered trademarks of their respective owners The publisher is not associated with any product or vendor mentioned in this book This publication is designed to provide accurate and authoritative information in regard to the subject matter covered It is sold on the understanding that the publisher is not engaged in rendering professional services If professional advice or other expert assistance is required, the services of a competent professional should be sought Library of Congress Cataloging-in-Publication Data Management of privatised housing: international policies & practice / edited by Vincent Gruis, Sasha Tsenkova, Nico Nieboer p cm Includes bibliographical references and index ISBN 978-1-4051-8188-4 (hardback : alk paper) Public housing Privatization Housing management Housing policy I Gruis, Vincent II Tsenkova, S III Nieboer, Nico HD7288.77.M35 2009 363.5068—dc22 2008039853 A catalogue record for this book is available from the British Library Set in 10/13pt TrumpMediaeval by Newgen Imaging Systems (P) Ltd, Chennai Printed in Malaysia 2009 Books in the series Greenfields, Brownfields & Housing Development Adams & Watkins 978 632 0063871 Planning, Public Policy & Property Markets Edited by Adams, Watkins & White 9781405124300 Housing & Welfare in Southern Europe Allen, Barlow, Léal, Maloutas & Padovani 9781405103077 Markets and Institutions in Real Estate & Construction Ball 978140510990 Neighbourhood Renewal and Housing Markets Edited by Beider 9781405134101 Real Estate & the New Economy Dixon, McAllister, Marston & Snow 9781405117784 Economics & Land Use Planning Evans 9781405118613 Economics, Real Estate & the Supply of Land Evans 9781405118620 Development & Developers Guy & Henneberry 9780632058426 The Right to Buy Jones & Murie 9781405131971 Economics of the Mortgage Market Leece 9781405114615 Mortgage Markets Worldwide Ben-Shahar, Leung & Ong 9781405132107 Housing Economics & Public Policy O’Sullivan & Gibb 9780632064618 The Cost of Land Use Decisions Buitelaar 9781405151238 Mortgage Markets Worldwide Ben-Shahar, Ong & Leung 9781405132107 Urban Regeneration in Europe Couch, Fraser & Percy 9780632058412 International Real Estate Seabrooke, Kent & How 9781405103084 Urban Sprawl Couch, Leontidou & Petschel-Held 9781405151238 British Housebuilders Wellings 9781405149181 Forthcoming Building Cycles & Urban Development Barras 9781405130011 Affordable Housing & the Property Market Monk & Whitehead 9781405147149 Transforming the Private Landlord Crook & Kemp 9781405184151 Property Investment & Finance Newell & Sieracki 9781405151283 Housing Markets & Planning Policy Jones & Watkins 9781405175203 Housing Stock Transfer Taylor 9781405170321 Towers of Capital: office markets & International financial services Lizieri 9781405156721 Real Estate Finance in the New Economic World Tiwari & White 9781405158718 Contents Preface Contributors xi xiii Introduction Vincent Gruis, Sasha Tsenkova and Nico Nieboer Scope and aim of the book Developments and challenges in former communist countries Developments and challenges in Western Europe and Australia Approach of the book Notes References 13 16 16 Australia Vivienne Milligan and Bill Randolph The Australian housing context Privatisation of housing in Australia Case study Conclusion Notes References 19 France Frédéric Bougrain The French housing context Privatisation of housing in France Case study Conclusion Notes References 44 The Netherlands Jos Smeets, Patrick Dogge, Rob Soeterboek and Sasha Tsenkova The Dutch housing context Privatisation of housing in The Netherlands Case study Conclusion Acknowledgement Notes References 19 25 29 38 40 41 44 48 52 55 57 58 60 60 64 68 78 80 80 80 viii Contents United Kingdom Alan Murie and David Ousby The UK housing context Privatisation of housing in the UK Case study Conclusion Notes References 83 86 98 103 105 106 Switzerland Joris E van Wezemael The Swiss housing context Privatisation of housing in Switzerland Case study Conclusion Acknowledgement Notes References 107 China Chen Limei The Chinese housing context Privatisation of housing in China Case study Conclusion Notes References 130 The Czech Republic Martin Lux The Czech housing context Privatisation of housing in the Czech Republic Case study Conclusion References 149 Moldova Sasha Tsenkova The Moldovan housing context Privatization of housing in Moldova Case study Conclusion Notes References 83 107 111 117 124 126 127 127 130 132 138 143 146 146 149 157 164 169 172 173 173 178 182 187 191 191 276 Quality of privatised housing Country Main features Problems and challenges Australia Privatisation occurs in the context of a strongly residualised public housing stock that consists mostly of single-family dwellings in low rise, often suburban, estates Privatisation now encompasses redevelopment of estates, including private investment, leading to a restructuring of tenure The main question relating to housing quality is if longer term maintenance and repair funding requirements will be met by a negotiated fee Furthermore, the effectiveness of the new social mix and place-based approach to community building has yet to be proven in practice France The housing quality in the social rented sector is generally of a better quality than competing segments of the private or owneroccupied market Landlords are reluctant to create mixedtenure blocks and sell dwellings in estates that are in need of refurbishment Maintenance in mixed tenure estates is mainly curative rather than preventative The Netherlands The housing stock is generally in a healthy (technical) state Furthermore, housing associations are reluctant to sell dwellings in estates that need major repairs There are initial signs that housing associations have begun to buy back dwellings they sold in the past to facilitate urban restructuring or refurbishment United Kingdom Generally, the better properties have been sold more rapidly Now, sometimes the privately owned properties are less wellmaintained than the publicly owned A backlog of repair existed because of restricted local authority budgets Remedying this means high charges to leaseholders Switzerland Housing is generally of adequate quality Smaller co-operations often get trapped in a low-cost spiral China The privatised estates are declining on the housing market due to their small size, deteriorated structural quality and disordered environment Major repairs and maintenance are urgently needed in most of the privatised housing while little has been done Management of Privatised Housing Table 13.10 In many cases major repairs and modernisations are urgent The stimulation of adequate management requires a comprehensive policy aimed at increasing the financial means, human resources and adequate legislation and influencing the maintenance culture among municipalities and homeowners Moldova Quality and standards have been problematic in multi-family buildings for some time, particularly in large scale panel housing In the new market reality, reinforcement of rules and responsibilities has proven to be challenging as well as the coordination of financial contributions of so many owners A backlog of repair existed in older buildings because of previous disinvestments and inadequate contributions for current and capital repairs since privatisation Many buildings are structurally unsafe with obsolete engineering systems, high water and heating losses and leaking roofs Russia The housing stock can be divided into ‘socialist’ housing stock of a low quality, new municipal housing of a medium quality and high quality (luxurious) housing in the upper segments of the market There is no comprehensive mechanism to provide for long term maintenance and renovation, endangering the sustainability of a large part of the housing stock Serbia The quality of structures is generally at satisfactory levels, but installations and especially equipment (elevators) in buildings older than 30 years need major repairs Vital parts of buildings are often at the stage of needing major repair, but since there are no spare funds available, an accelerated decay of buildings is inevitable Nevertheless, due to the solid level of construction, property values could be recovered with adequate investments Slovenia Dwellings in privatised (multi-family) housing estates are of a relatively poor building quality and generally small Delays in the execution of necessary maintenance and renewal work may lead to the degradation of the physical characteristics of housing and residential buildings and, eventually, to dilapidation Conclusion Czech Republic 277 278 Management of Privatised Housing The situation is often becoming worse in large scale projects with multifamily buildings In a number of post-socialist countries (Moldova, Russia and Slovenia), a backlog of repair existed in older buildings because of previous disinvestments and inadequate contributions for current and capital repairs Many buildings are structurally unsafe with obsolete engineering systems, high water and heating losses and leaking roofs In many cases major repairs and modernisations are urgent, particularly in the panel housing estates in the Czech Republic There are relatively fewer problems related to the quality of privatised housing in western countries This is partly due to the fact that, often, better properties have been sold Furthermore, many of the properties that have been privatised in western countries are single-family dwellings This does not lead to the problems of management of joint facilities associated with apartment blocks Nevertheless, concerns are also raised in Western European countries about repairs due to a lack of funds and the limited possibilities of renewal in the future owing to mixed-ownership Implications for policy The case studies in this project have emphasised the importance of common themes in housing policies in different countries such as: privatisation to increase homeownership, the greater role of the private sector in the management and financing of housing; the shift to demand-based subsidies and incentives to encourage privatisation, and the selectivity of intervention The studies show a fundamental shift away from comprehensive housing policies to selective intervention and experimentation It is interesting to note that the privatisation and other corresponding changes in housing policies have a different impact on the management of housing and housing quality The case studies emphasise the diversity of responses to emerging challenges In particular, nationally specific strategies and policies pertaining to legislation, organisational structures, financial and human resources of housing management in privatised housing map a diverging experience across countries This is particularly evident in countries where governments have adopted a cautious approach to privatisation (The Netherlands, France), compared to those where privatisation polices have been the flagship of change in the last decade (Moldova, Serbia and Slovenia) In the first group of countries, privatisation has taken place with little adjustment to management structures and financial arrangements, while in the latter,the policy framework has transferred these responsibilities to the new owners – albeit with limited success It also appears that in countries where the share of social (non-market) housing is relatively large, the privatisation of housing is perceived as a tool to manage the existing portfolio (France, The Czech Conclusion 279 Republic), while in countries with a relatively small social housing share, privatisation policies simply continue to cut back on government funding in the sector, shifting the burden of housing maintenance and renewal to often low income households (Australia, Serbia) Thus, our study seems to confirm the varied experience with housing privatisation according to a relative emphasis on one of the three elements noted by Jones and Murie (2006, pp 204–205): • The achievement of homeownership and the political and electoral advantages associated with homeownership; • An agenda associated with maintenance and repair and increasing costs of maintenance and repair; • An agenda associated with circulation and with maintaining a substantial public sector investment programme The case studies demonstrate that there has not generally been a systematic attempt within the (national) housing policies so far to address the issue of housing management in privatised housing However, in the UK, where the policy has been implemented for an extended period of time there are clear legal obligations for freeholders and leaseholders The issues arising there are about the costs and quality of services and their affordability to leaseholders In the other countries under review, incremental policies through ‘trial and error’ continue to reshape the legal framework and organisational structures for housing management, focusing on problems to be remedied rather than strategic options In the spirit of incrementalism, the policy evolution outlined in the comparative case studies does not imply fundamentally new approaches to the way housing management is financed and/or the way resources for major repairs and renewal are mobilised It also points to the growing challenges of mixed ownership in housing estates where technical, organisational, financial and social problems place competing demands on housing management Notwithstanding the diversity of responses, the case studies suggest that the choice of policy responses is shaped by a variety of contextual factors, governments’ past experiences, and the responses by affected social groups – tenants and new owners In post-socialist Europe and China, the country specific studies demonstrate that wide political and economic restructuring as well as the new financial and institutional arrangements have ensured less government involvement in housing A harsher public expenditure regime has led to less investment in social housing, a move to demand-based subsidies and government support that favours access to homeownership The direction of change is no doubt the same as in Western Europe and Australia, and the underlying elements are similar However, changes in the housing systems in Eastern Europe have been much more dramatic, at least in the 280 Management of Privatised Housing early 1990s, which has wide repercussions for the way housing management operates in the privatisation aftermath The ‘sensible politics’ of incremental adjustment described in these case studies need to be placed in the context of an overall system transformation where extensive government intervention with generous and comprehensive housing subsidies was eliminated and wholesale approaches to privatisation implemented Although privatisation is mostly associated with less government intervention and less regulation, the case studies show that governmental retreat in favour of market forces also makes new regulations necessary, particularly in order to attain an adequate functioning of the market As for the transfer of homeownership from public bodies to individual households, this means that a legal framework is necessary to provide a structure for decision-making, to promote investments, to provide instruments for opposing arrears and forms of ‘free rider’ behaviour, and eventually to impose decisions upon passive minorities Nevertheless, the case studies indicate that even a well-developed legal framework that meets the above-mentioned criteria is not enough to overcome problems in the management and maintenance of privatised housing For instance, in most countries homeowners’ associations are mandatory in buildings with several homeowners The most serious management problems, however, are not related to the creation of these associations, but to the low level of responsibility of its members in taking over the management of housing and the immediate surroundings The results are a lack of willingness to pay for necessary investments and problems with the use of semi-private space like corridors and staircases This lack of responsibility is emphasised as being problematic in China, Russia, Moldova and Slovenia Because this management problem has a strong cultural nature, it is extremely difficult to regulate We return to the policy implications of this later in this section Another serious problem that is more or less common in the countries under review is the lack of knowledge and experience of homeowners in housing management and maintenance issues In some post socialist countries, homeowners have to fall back on former (public) organisations for the technical management of their homes and buildings (Russia, Serbia, China) In a way, it seems a step back towards public management and a restoration of communist power (especially in China) At the same time, the existence of professional organisations offering support and developing the capacity of the new homeowner’s associations is very much needed In fact, a similar phenomenon can be seen in Western European countries (the Netherlands, United Kingdom, and France), where the public or social landlords work to improve the knowledge and understanding of new homeowners and encourage their involvement in management arrangements Taking into account the differences in the approaches towards privatisation and the national contexts, it is of course impossible to formulate clear-cut Conclusion 281 recommendations for policies and practices for the various countries Nevertheless, we are able to discern some general trends and outcomes from our comparative analysis First, the study clearly indicates a lack of central government policy Outside the area of legislation, very few countries have developed policies to stimulate adequate management of the privatised housing stock Second, our comparative analysis indicates that successful stimulation of management cannot be achieved only through adequate legislation and/or some financial support Rather, it seems to require a comprehensive policy containing actions related to legislation, organisation, financial resources, institutional capacity and quality standards These correspond to the main elements of our analytical framework applied to the individual country reviews Insights from the case studies point to the following recommendations in each area: • Legislation: In many countries, clearer guidelines have to be developed • • • • for the management responsibilities of the common areas Furthermore, mechanisms for enforcing the legislation need to be more efficiently implemented; Organisation: The (formal) establishment of homeowners’ assemblies is not the same as the establishment of functioning assemblies The results of our study indicate that targeted policies are needed to strengthen these new institutional entities through training and capacity building efforts by appropriate organisations and centres run by local authorities or social landlords; Financial resources: Financial problems can be alleviated by introducing means-tested grants to homeowners, or introducing earmarked credits for repair and renewal of privatised housing with some financial incentives to encourage investment (e.g energy efficient retrofits, reversed mortgages) In many cases it is not merely a lack of financial resources in itself, but rather the motivating of owners to invest in their dwellings This seems to be particularly the case in less mature markets, in which people are not aware of the potential value of their dwelling Tackling this problem might prove to be difficult, since in some cases it will require the development and implementation of comprehensive policies targeted at the functioning of the housing market (and beyond); Culture: New homeowners in many countries still have a tenant mentality Addressing this issue will be a matter of time, requiring training and the creation of a financial interest in the common areas with explicit links to the market value of individual dwellings Along the same lines, former landlords will have to develop a new management culture of participatory decision-making and client satisfaction, particularly in cases of mixed ownership; Human resources: The lack of adequate human resources is a main constraint for the efficient operation of homeowners’ assemblies, which is 282 Management of Privatised Housing a reccurring problem in all post socialist countries under review However, a number of case studies also point out the need for readjustment of former landlords, particularly in the development of new competences and organisational structures for the management of mixed-tenure estates In some cases, this includes setting up separate units for the management of privatised housing (e.g The Netherlands), or landlords developing specialised expertise in mixed-tenure management (e.g France) Exchange of practices at the level of landlords might facilitate this process; • Housing quality: Maintaining the quality of housing is the main objective of housing management The quality of housing (age, size of developments, materials, building installations, etc.) influences the possibilities of adequate management as well The experiences in the UK and Australia demonstrate that privatised single family dwellings are relatively easy to manage due to a simpler process of allocating costs and responsibilities As Jones and Murie (2006) have pointed out earlier, blocks of flats built in the public sector were designed to be managed on a collective basis, and are particularly sensitive to management problems if occupied by lower income households The main lesson to be learned seems to be to ‘think before you act’ and consider halting the privatisation of multi-family dwellings with a concentration of poorer households Concluding remarks The understanding of differences and similarities in housing policies and practice following the privatisation of housing in the East and the West compels a deeper exploration of the housing reform path and the emerging challenges This research project contributes to this process in two particular ways First, it demonstrates that in different cultural settings similar processes and policy interventions can have quite different outcomes and implications in the area of housing management Second, it broadens the focus of current debates beyond a predominant occupation with privatisation, subsidies and housing inequalities This is achieved through explicit emphasis on housing management and the relationship between housing policies, organisational structures, human and financial resources and housing quality The emerging view is that housing management in privatised housing is embedded in the specific institutional and cultural contexts, and operates in distinctive ways to influence housing quality The link between housing policy intervention and housing management in the conceptual framework for this comparative research establishes a good basis for policy comparisons, learning and diffusion of good practices In addition to these insights in comparative perspective, the research project identifies several key factors/determinants of the evolution of Conclusion 283 housing management systems in privatised housing It also emphasises the importance of interrelated outcomes: the resultant legal and institutional framework, the adequacy of financial and human resources, the specifics of culture and cultural norms influencing the operational aspects of housing management, and the overall housing quality achieved through the operation/implementation of integrated aspects of a housing management system Finally, this research is only a step toward a greater understanding of the diffusion of good practice in the management of privatised housing Future research is needed to: a test, compare and evaluate the framework against empirical findings; b examine the transformation/adaptation/adjustment of the housing management systems to emerging challenges and c explore innovations (models for) practices-, and methods implemented to meet diverse local needs Note This comparison draws heavily on the information in the tables in the concluding section of each chapter The initial tables filled out by the authors have been edited to increase consistency with the analytical framework and international comparability The edited tables have been checked by the authors to secure the reliability of their contents References Gerheuser F (2004) Housing Supply and Living Conditions Development 1990–2000 Analysis of the 2000 Census Office fédéral de la statistique, Neuchâtel Jones C and A Murie (2006) The Right to Buy; Analysis & Evaluation of a Housing Policy Blackwell Publishing, Oxford Ministère de l’Equipement (2005) Division of Housing Stock by Tenure, 2005 Ministre des Transports, de l’Equipement, du Tourisme et de la Mer, Paris Les Entreprises Sociales pour l’Habitat (2005) Analyses et statistiques – Assemblée Générale 2005 [Private Social Housing Companies, Analyses and Statistics – General Assembly] Les Offices de l’Habitat (2005) Les offices d’HLM en 2003 – Activité, statistiques financières et données sociales [Municipal Housing Companies in 2003 – Activities, Financial Statistics and Social Data] VROM (2004) Cijfers over wonen [Figures about Housing] Ministerie van Volkshuisvesting, Ruimtelijke Ordening en Milieubeheer, The Hague Index Ailleret, B., 48 Amzallag, M., 49 analytical framework, 15 asset management, 11–12, 51 Atkinson, R., 11 Australia, 19–43 Bonnyrigg Living Communities Project, 32–6 finance, 21–2 governance, 22–3 housing prices, 24 Kensington Management Company, 29–32 management and maintenance, 27–8 privatisation policy, 25–6 public housing, 19–21 tenure, 20 Ball, M., 247 Berry, M., 22, 34, 35 Blasius, J., 11 Bougrain, F., 50 Briane, J., 46, 51 Brophy, P., 11 Buck, N., 11 Burri, K., 110 Carrez, G., 48, 50 Cirman, A., 247 Chen, J., 137 China culture, 137–8 finance, 138 legislation, 135–7 management and maintenance, 133–5 M New Estate Shanghai, 138–43 privatisation policy, 132–3, 157–60 tenure, 130 Clapham, D., 2, Cole, I., 253 Conijn, J., 68 Cooper, C., 253 culture, 137–8, 271–3 Czech Republic finance, 154–7 Homeowners association Prague, 164–9 legislation, 160–64 management and maintenance, 160–64 privatisation policy, 151–4 tenure, 153–4 Damoiseaux, K., 70 Depagneux, M., 46 Dimitrovska Andrews, K., 229 diversification, 11 Djalovic´, M., 219 Dogataru, S., 175 Dogge, P., 62 Donner, Ch., 151 Dubel, A., 3, Elsinga, M., 60, 63, 66 English, L., 34, 36 Esping-Anderson, G., 108 Farago, P., 124 finance, 7–8, 21–2, 47–8, 63, 96, 109–11, 138, 154–7, 181, 197, 220, 240, 268–71 Flint, J., 253 Flood, J., 12 former communist countries, 3–8 286 Index Forrest, R., 1, 2, 9, 231 France Coopération et Famille, 52–5 finance, 47–8 housing market, 46–7 management and maintenance, 53–5 privatisation policy, 48–52 social landlords 45–6 tenure, 44–5 Friedrichs, J., 11 Gabriel, M., 23 Galster, G., 11 Gao, F., 134 Gerheuser, F., 112, 113 governance, 22–3 Groves, R., 96 Grubnic, R., 36 Gruis, V., 9, 12, 13, 62, 65 Hall, J., 22, 34 Hamel, G., 116 Harsman, B., 231 Hawtin, M., 253 Hayward, D., 25 Hegedüs, J., 4, Henry, M., 31, 32, 36 Hickman, P., 253 Hodges, R., 36 Hoekstra, J., 11 housing quality, 6, 271, 276–7 Huang, S., 134 Hulse, K., 21 human resources, 271, 274–5 Jones, C., 2, 3, 13, 14, 85, 279, 282 Kemeny, J., 60, 108, 247 Kemp, P., 12 Kerr, M., 12 Kintrea, K., 11 Kleinhans, R., 11 Lampietti, J., 175 Larkin, A., 2, 12 Lau, K., 132, 133 Lawson, J., 63 Lazic´, S., 218 Lee, J., 1, legislation, 5–6, 49–50, 61–2, 94–5, 109–10, 113–14, 135–7, 160–64, 174–5, 198, 218–19, 238, 263–5 Létard, V., 52 Liu, Z., 131, 133, 138 Lowe, S., 2, 151 Ludwig, J., 11 Lux, M., 1, 7, 149, 151, 152, 153 Malpass, P., 85, 253 management and maintenance, 6, 12, 27–8, 53–5, 70–72, 89–93, 114–16, 133–5, 160–64, 180–82, 198–202, 212–13, 238–40 Mandic´, S., 230, 247 Matznetter, W., 109 McNelis, S., 23 Meegan, R., 11 Merret, S., 83 Merril, S., Meyer, A., 175 Mikhailenko, P., 206 Milic´evic´, G., 217 Milligan, V., 21, 22, 23, 25 Mitchell, A., 11 Moldova Chisinau, 182–7 finance, 181 legislation, 174–5 management and maintenance, 180–82 privatisation policy, 178–80 tenure, 173 Muir, J., 253 Mullins, D., 83, 85 Murie, A., 2, 3, 9, 12, 13, 14, 83, 130, 132, 231, 279, 282 Index Nedovic-Budic, Z., Netherlands Client’s Choice Programme, 69–70 finance, 63 legislation, 71–2 management and maintenance, 70–72 privatisation policy, 64–5 Slimmer Kopen, 74–7 social landlords, 61–2 tenure, 60, 65–7 Nieboer, N., 9, 12, 62 Olechnowicz, A., 85 Oostrum, M., 65 organization, 73, 265–8 Peters, T., 15 Petovar, K., 217 Petrovic´, M., 215, 217 Piore, M., 115 Prahalad, C., 116 Priemus, H., 11, 60, 61, 62 privatisation policy, 3–4, 8–12, 25–8, 48–52, 64–5, 86–9, 111–13, 132–3, 151–4, 157–60, 178–80, 195–8, 215–17, 236–7, 258–62 Provoost, M., 63 public housing, 19–21 Quigley, J., 231 Randolph, B., 26, 27, 28 Right to Buy, 9–10, 89–96 Russia finance, 197 Konnekt, 205–6 legislation, 198 management and maintenance, 198–202 privatisation policy, 195–8 tenure, 195 287 Sabel, C., 115 Sankey, S., 96 Saunders, P., 247 Schweitzer, M., 68 Sendi, R., 229, 231, 232, 237, 240 Serbia finance, 220 legislation, 218–19 management and maintenance, 212–13 Pariske Komune Street, 220–22 privatisation policy, 215–17 tenure, 211–12 Ustanicka Street, 222–3 Skellern, M., 34 Slovenia finance, 240 legislation, 238 management and maintenance, 238–40 privatisation policy, 236–7 Savsko Naselje Housing Estate, 240–51 tenure, 231–2 Smeets, J., 62 Smith, R., 11 social landlords, 45–6, 61–2 social mix, 11 social problems, Somerville, P., 253 Stiglitz, J., 219 Struyk, R., 2, 4, 195, 196, 197 Sunega, T., 153 Switzerland Carl Maier & Co, 121–4 finance, 109–10 Horgen, 118–21 legislation, 109–11, 113–14 management and maintenance, 114–16 privatisation policy, 111–13 tenure, 107–8 Sýkora, L., 149, 150, 152 288 Index Taffin, C., 49 Taylor, W., 253 Teller, N., 4, tenure, 20, 44–5, 60, 83–4, 107–8, 130, 153–4, 173, 195, 211–12, 231–2, 258 Thalmann, P., 111 Thomas, A., 12, 62 Tolley, G., 132, 145 Tsenkova, S., 1, 2, 3, 4, 5, 7, 151, 174, 175, 178, 186 types of privatisation, 14, 278–9 Uitermark, J., 1, 11 United Kingdom finance, 96 Harlow District Council, 98–100 legislation, 94–5 London Borough of Westminster, 100–102 management and maintenance, 89–93 privatisation policy, 86–9 Right to Buy, 9–10, 86–9 tenure, 83–4 Van Beckhoven, E., 11 Van der Heijden, H., 11 Van der Laan Bouma-Doff, W., 11 Van Kempen, R., 11 Van Wezemael, J., 108, 109, 110, 112, 115, 117, 120, 122, 123, 124 Vorms, B., 48 Wang, Y., 130, 132 Waterman, R., 15 Wates, N., 253 Weggeman, M., 15 western regimes, 8–13 Wood, M., 26, 27, 28 Xie, J., 131, 134 Yates, J., 22, 23, 24 Zhang, X., 130 ... Management of Privatised Housing Management of Privatised Housing International Policies & Practice Edited by Vincent Gruis Department of Real Estate and Housing Delft University of Technology... Number of Sales as percentage Number of Sales as percentage Number of Sales as percentage Number of Sales as percentage sales of social housing sales of social housing sales of social housing. .. ‘command system’ of housing provision, with deregulation of housing markets and privatisation of public housing being the flagship of the reform process Privatisation of public housing has fuelled