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De Rentevrije hypotheek kansen en bedreigingen.

This study discusses ways of measuring and explaining the development of house prices. The goal of the research underpinning this dissertation was to develop a methodological framework for studying these developments. This framework relates, first, to correcting for changes in the composition of dwellings and, second, to the fundamentals of the price development. Using the weighted repeat sales method and sale price appraisal ratio (SPAR) method house price indexes were developed for the Netherlands. Both the Dutch land registry office and Statistics Netherlands publish the SPAR based house price index monthly. To explain and predict changes in prices a house price model is presented. As suggested in literature on western housing markets, the Dutch house price developments can be explained by demand-oriented short-run term variables and a long-run term variable. Using the house price model, this work identifies the fundamental factors in the development of house prices, a long-run equilibrium between interest payments and income, and the weak relationship on an aggregated level between house prices and newly built dwellings.

Like other West European countries, the Netherlands are facing a growing uneasiness about its changing demographics. It is within this context that animated discussions concerning immigrant neighbourhoods dominate. The general opinion is that living in such neighbourhoods hinders the 'integration' of immigrants into Dutch society. This book contributes to the academic and policy debate by not only examining the effects of ethnic concentration, but also by finding out how people are sorted into neighbourhoods. Bringing together different bodies of literature, this book offers a more holistic view of the creation of ethnic residential segregation and its potential significance for individual life chances.

This study combines qualitative and quantitative research methods to explain which factors contribute to a problem-free or problematic functioning of neighbourhoods in general and especially of Dutch neighbourhoods that were built in the first years after World War II. An important part of the book is about the development of measuring instruments. Special attention is given to the development of a risk scale that offers researchers and policymakers the opportunity to distinguish on a metric level between problematic and successful neighbourhoods. This book brings together key insights from Urban Studies and central elements of Behavioural Game Theory. The author applies the notions of strong reciprocity and altruistic punishment in Prisoner’s Dilemmas and Assurance Games to describe and explain the interdependent choices that residents make when they act as producers and maintainers of the social climate in the daily living environment of a problem-free early post-Second World War neighbourhood.

De term Landmark is een veelgebruikt begrip in de stedenbouw. Enkele bekende voorbeelden zijn de Eilffeltoren, Petronas twin-towers en het Opera House in Sydney. In de literatuur zijn er wat discrepanties over de definitie. In dit onderzoek ben ik tot een eigen definitie gekomen: Landmark Buildings zijn iconische gebouwen of objecten die door middel van een afwijkende architectuur een prominente plaats innemen in het stedelijk gebied. Hiermee creëren ze identiteit voor de gebieden waarin ze gelegen zijn. Landmarks kunnen grote positieve effecten op stedelijke gebieden hebben. Deze invloeden staan ook wel bekend als externaliteiten. Volgens de literatuur kunnen Landmark externaliteiten waarde afgeven aan nabijgelegen woningen. Door de financiële crisis van 2008 zijn er minder financiële mogelijkheden vanuit de overheid om te investeren in gebiedsontwikkelingen. Dit is voornamelijk door demografische veranderingen en noodgedwongen bezuinigingen. De investeringen voor deze (her)ontwikkelingen dienen dus vanuit de private sector te komen en om dit aantrekkelijker te maken zal er dus een manier gevonden moeten worden om investeerders aan te trekken. In dit onderzoek heb ik geprobeerd deze positieve externaliteiten voor een tweetal Landmarks te kwantificeren. Een positieve invloed op omliggende woningwaardes zou kunnen bijdragen aan de haalbaarheid van gebiedsontwikkelingen en derhalve interesse van private investeerders. Er werd in dit onderzoek uitgegaan van de volgende hypothese: Externaliteiten (zowel positieve als negatieve) van Landmarks worden gekapitaliseerd in de waarden van het omliggende vastgoed. Op basis van het literatuuronderzoek werd de hoofdvraag als volgt gedefinieerd: In welke mate en onder welke omstandigheden genereren Landmark Buildings externaliteiten en kunnen deze externaliteiten gekwantificeerd worden voor nabijgelegen woningen? Uit het literatuuronderzoek sorteren de deelonderzoeken die zullen bijdragen aan het beantwoorden van de hoofdvraag. Deze zijn: - Welke karakteristieken moeten Landmark Buildings bezitten om positieve externaliteiten af te werpen? - Welk ruimtelijk proces ligt ten grondslag aan deze externaliteiten? Investeerders vinden het vaak lastig om aan deze vooraf gecreëerde identiteit harde Euro’s te koppelen. Internationaal zijn er enkele onderzoeken naar dit onderwerp verricht. Helaas is dit nooit vertaald naar de Nederlandse context. Er is dus een wetenschappelijk hiaat ten aanzien van dit onderwerp. Tevens zijn er in de afgelopen jaren een hoop Landmark initiatieven op financiële gronden afgeblazen (zoals de “Belle van Zuylentoren, de Coolsingeltoren en het Nationaal Historsich Museum). Op zichzelf genomen waren ze dus niet haalbaar, maar op gebiedsniveau (door stijgende vastgoedprijzen) zouden ze wellicht wel haalbaar geweest kunnen zijn.

The book explores the relationship between the characteristics of the welfare state and the characteristics of the housing system (housing policies, housing outcomes and housing market developments) in different European countries. It consists of a theoretical framework, six published articles and a concluding chapter. All six articles use the welfare state regime theory and typology of Esping-Andersen and/or the housing system typology of Kemeny, or at least some aspects of these, as an explanatory framework. The results of the investigations indicate that there are considerable differences between the various European housing systems. As far as this is concerned, especially the Southern European countries occupy a rather distinct position. For this reason, two articles in the study specifically focus on the Southern European housing system of Spain. The book is relevant for both academics and policy-makers who are interested in international housing and housing policy developments.

West European housing systems in a comparative perspective gives an overview of the results of almost 20 years of international comparative housing research, carried out at OTB Research Institute for the Built Environment of the Delft University of Technology. Attention is paid to methodological aspects, the development of differences and similarities between housing systems and the viability of international comparative housing theories for analysing the development of the housing system in individual countries. From a methodological point of view, a middle-way approach offers a meaningful methodological basis for international comparative housing research, taking due regard of both differences and similarities between housing systems and parts thereof. Important aspects of a middle way approach are the identification of a key unifying feature for non-uniform phenomena in different countries and the contextualisation of these phenomena in order to understand their place within the housing system. An analysis of the development of differences and similarities between housing systems in various West European countries shows that under the influence of demographic and economic developments, comparable trends can be discerned in the character of housing policies and in developments in the different housing markets. This has not led to convergence of housing systems due to the differing influence that housing traditions and the institutional structure of the housing market have on policy implementation. A final conclusion is that theories that are developed for international comparative housing research, and especially divergence theories, can also be applied to the evaluation of policy strategies in individual countries. The current discussion in the Netherlands about the future development of the Dutch housing system might benefit from the use of these theories.

In the context of shifting regulatory approaches and changing provision structures in many Western rental housing systems, the notion of competition between social and private rental housing has received increasing attention from practitioners and academic researchers. This thesis explores and theorises the concept of inter-tenure competition in order to advance understanding of what it means in local and national market realities, as well as in business and political practices. Results indicate that competition in mixed markets is a complex matter, much of which is explained by the distinctive properties of social and private rental services. Inter-tenure competition is shown to be the interplay of structural and political conditions, individual and organisational business goals, and the perceptions and strategic decisions of both providers and consumers. The results suggest that the degree of competition relates to specific points in time and is mainly a question of which rental market segment one is looking at.

De betrokkenheid van woningcorporaties in crisisplannen is een vraag die de commissie Oosting tijdens de evaluatie van de vuurwerkramp in Enschede ook al heeft gesteld. In de publieke en private sector zijn uitstekende crisispartners om in de crisisbeheersing te ondersteunen. Maar waarom worden de woningcorporaties en andere publieke en private partijen dan niet betrokken in crisisplannen. Vanuit het wettelijk kader blijkt dat de crisisbeheersing is gericht op de traditionele actoren namelijk de gemeente, de brandweer, de geneeskundige hulpverleningsorganisatie in de regio (GHOR) en de politie. Deze actoren hebben verantwoordelijkheden, taken en bevoegdheden die omschreven staan in de Wet veiligheidsregio’s en de Politiewet. Dagelijks zijn er incidenten waarbij woningcorporaties zijn betrokken, zoals keukenbranden, stroomstoringen en gas- of water lekkages in het woningbezit. In de meeste gevallen zijn het kleine incidenten, maar het komt voor dat incidenten escaleren en grote gevolgen hebben voor meerdere woningen. Het is voor woningcorporaties zeer belangrijk om te kunnen reageren bij incidenten in het eigen woningbezit. Niet alleen om de hulpdiensten te ondersteunen, maar ook om de bewoners te voorzien van primaire levensbehoeften. Aedes heeft hier op gereageerd door het calamiteitenhandboek aan woningcorporaties te verstrekken. Het calamiteitenhandboek dient als onderlegger, zodat woningcorporaties een eigen calamiteitenplan kunnen opstellen. De betrokkenheid en positie van woningcorporaties in de crisisbeheersing voor een efficiënte respons zijn voor zowel de woningcorporaties zelf als voor de crisisbeheersingsactoren zijn niet helder gedefinieerd. De huidige instrumenten kunnen ook worden verbeterd voor een efficiëntere respons van woningcorporaties

This study is about the meaning of dwelling features. It relates the research areas of housing preferences and the meaning of a dwelling with each other and with aspects of the means-end approach as applied in marketing research. It results in a conceptual and methodological framework for studying the meaning of preferences for dwelling features. These features are viewed as functional for achieving the goals and values that people pursue. The meaning of dwelling features lies in these functional relationships. The model presented in this study therefore relates preferences for the features of a dwelling to the meaning they have for people. These relationships are called meaning structures. Meaning structures are measured by a semi-structured interviewing technique, which is an adapted version of the laddering technique for measuring means-end chains, and network methods are used for the representation and analysis of these meaning structures.

Does the neighbourhood in which people live matter for the resourcefulness of their personal network and thus for their opportunities in life? Do residents of a multi-ethnic ‘problem’ area maintain fewer relationships with fellow-residents compared to residents of a homogeneous problem-free neighbourhood? And do ‘diversity-seekers’ who choose to live in a mixed neighbourhood translate their liking for diversity into more mixed networks and more bridging ties? This book brings together key insights from urban studies and network studies in order to understand whether and how spatial segregation matters for personal networks and inequality. By approaching these questions through different urban sociological perspectives, the book engages with current debates on poverty concentration as well as ethnic diversity, gentrification and social capital. The study is based on detailed quantitative and qualitative data on the personal networks of people living in three differently composed neighbourhoods in Rotterdam, the second largest city in the Netherlands.

What is the current role of housing wealth in household retirement strategies across the European Union member states? And could this role be extended? This question is often raised by researchers and policymakers, since governments search for ways to cut pensions expenditure in response to ageing populations and the global financial crisis. Housing wealth could potentially be part of a solution as the retired are often rich in terms of housing wealth. The existing theory shows that owner-occupation can be regarded as a form of pension: once the mortgage has been repaid, housing expenses are substantially lower and also housing wealth can be cashed in either by selling or using equity release schemes. However, converting housing assets into cash appears a much less common strategy than expected. This thesis contributes to the existing knowledge by relating household strategies to broader national contexts. The countries included in the study are Belgium, Finland, Germany, Hungary, Portugal, Slovenia, Sweden and United Kingdom, while the Netherlands is the subject of particular attention. The study suggests that owner-occupation will become more relevant in the near future when pension systems become less generous. At the same time it shows that owner-occupation is not the clear-cut solution that governments might have hoped for. Generally, European households appear averse against cashing in housing wealth: they distrust complex financial products and their providers. Moreover, in some countries it would seriously undermine family solidarity; and households who are most likely to need extra pension income are least likely to be owner-occupiers. Additionally, an ageing society has a negative effect on the affordability of a pension system, yet at the same time it has an impact on housing markets. Shrinking populations typically coincide with decreasing house prices and hence reduce the options of cashing in housing wealth.

Dit onderzoek wil een antwoord geven op een aantal vragen die zijn vastgesteld aan de hand van ingelezen literatuur en een eigen onderzoek in Amerika. Een goede afbakening van begrippen is bij een groot onderwerp als dit cruciaal. Onderstreepte woorden en afkortingen zijn te vinden in de begrippenlijst. Allereerst zullen er systemen en verschillende beleidsraamwerken worden beschreven. Vervolgens wordt hieruit één beleidsraamwerk of een combinatie hiervan uitgekozen om mee verder te gaan. Hierna zal het Amerikaanse systeem worden beschreven en zal er een opsomming worden gegeven van de tot nu toe gebruikte instrumenten en de genomen stappen van de overheid. Om gegronde aanbevelingen te doen zijn literatuur, recente onderzoeken en updates van groot belang. Er zullen 4 punten op de woningmarkt nader worden geanalyseerd. De statistieken in dit onderzoek bevatten geen informatie over de toekomst en worden in dit rapport niet geëxtrapoleerd. De uitwerkingen van de punten worden gebruikt voor het maken van een stabiliteitsmatrix die maatregelen bevat voor de Amerikaanse overheid. Over de groep huiseigenaren en kredietverstrekkers die aan bod komen in dit onderzoek zullen geen aanbevelingen worden gedaan, maar alleen conclusies worden getrokken aan de hand van een beschrijving van de door hun genomen risico’s. De stabiliteitsmatrix, waarin maatregelen worden beschreven met als doel om een stabiele, “goed” functionerende woningmarkt te creëren in Amerika zowel op de korte- als lange termijn. In de conclusie wordt een selectie gemaakt van de aanbevelingen die vervolgens kritisch worden geanalyseerd.

Sinds de financiële verzelfstandiging van de Nederlandse sociale-huursector in de jaren 80 en 90 van de vorige eeuw hebben woningcorporaties een grotere beleidsverantwoordelijkheid gekregen wat betreft de ontwikkeling van hun woningbestand. Dit heeft geleid tot een verhoogde activiteit in het ontwikkelen van portefeuillebeleid en tot de opkomst van systematische methoden om dit beleid te concretiseren in investeringskeuzen op complex- of woningniveau, zoals renoveren, verkopen, slopen of ‘gewoon’ onderhouden. Dit boek gaat in op de vraag, in hoeverre het ontwikkelde portefeuillebeleid van woningcorporaties is terug te vinden in de uiteindelijke investeringskeuzen. Ook komt aan de orde, welke rol de genoemde methoden daarin spelen. Voor dit boek is veldwerk uitgevoerd onder verschillende corporaties die in de sector qua beleidsontwikkeling tot de voorlopers gerekend kunnen worden. Mede op grond van dit veldwerk toont het boek enkele tekortkomingen in de gangbare modellen voor strategische planning en draagt het verbeteringen daarvoor aan.

The dwelling is a central setting in people’s everyday life. People use their dwelling and residential environment for a large variety of activities and purposes. This study systematically relates activities, settings and meanings to improve the insight into people-environment relations. This is called a meaning structure approach. Over 600 people, living in either a city centre, suburban or rural type of residential environment were asked about their everyday activities and the meanings thereof. The results show that meanings are important for the way in which people use their dwelling and residential environment. The meaning structure approach allows for a high level of aggregation identifying general meanings of the dwelling, such as a place to be together with family and friends. It also allows for a low level of aggregation, for example, using internet at home has for many people become part of everyday life, providing them with easy access to a wide range of information. This illustrates the usefulness of meaning structures as a tool for investigating people-environment relations.

Residents know exactly what their neighbourhood is like. House-seekers, on the other hand, must find out for themselves about the intangible social quality of neighbourhoods. As a simple rule of thumb, neighbourhood reputation can offer them a assessment of neighbourhood quality. In this research, regression analyses are applied to test whether neighbourhood reputations are being used as a proxy measure for neighbourhood quality in residential mobility choices and establishing the price of homes. The empirical results go beyond answering this research question. What price, for instance, do residents place on liveability? Why does urban restructuring so often fail to change the social make-up of an area, despite a marked increase in owner-occupation? Why does gentrification appear to emerge spontaneously, while deliberate attempts to gentrify an area often fail? How does a neighbourhood acquire that ‘golden edge’? This book also provides the answers to the above policy-oriented questions.

Residents know exactly what their neighbourhood is like. House-seekers, on the other hand, must find out for themselves about the intangible social quality of neighbourhoods. As a simple rule of thumb, neighbourhood reputation can offer them a assessment of neighbourhood quality. In this research, regression analyses are applied to test whether neighbourhood reputations are being used as a proxy measure for neighbourhood quality in residential mobility choices and establishing the price of homes. The empirical results go beyond answering this research question. What price, for instance, do residents place on liveability? Why does urban restructuring so often fail to change the social make-up of an area, despite a marked increase in owner-occupation? Why does gentrification appear to emerge spontaneously, while deliberate attempts to gentrify an area often fail? How does a neighbourhood acquire that ‘golden edge’? This book also provides the answers to the above policy-oriented questions.