Search results

In recent years, energy efficiency is a topic of growing importance not only on the political agenda of many Western countries, but also in the management of individual housing providers in these countries. Although there are many publications on how these organisations take up the topic of energy efficiency in their policies and activities, not so much has been written about the progress in policy in the national housing sectors as a whole. This paper presents the results of an investigation about the policy developments in the non-profit housing sector in the Netherlands, in which the present situation is compared with that of four years ago. Where did the Dutch non-profit housing providers stand in their policy development concerning energy efficiency, and where do they stand now? Have they become more ambitious or less ambitious? The paper also deals with the main stimuli and barriers that the non-profit housing providers have perceived. The findings show a progress in policy in the period under investigation, but this progress seems too small to attain national and international targets for 2020.

The renovation of existing building stock is seen as one the most practical ways to achieve the high energy savings targets for the built environment defined by European authorities. In France, the Grenelle environmental legislation addresses the need to renovate the building stock and specifically stresses the key role of social housing organisations. In recent years, French procurement rules have been modified in order to allow social housing organisations to make use of integrated contracts such as Design-Build-Maintain. These contracts have a greater potential to deliver energy savings in renovation projects than do traditional project delivery methods, like Design-bid-Build. This is because they facilitate collaboration between the various actors and boost their commitment to the achievement of project goals. In order to evaluate the estimated potential of such contracts to achieve energy savings, two renovation projects (carried out by two French social housing organisations) were analysed from their inception until the end of construction work. The analysis is based on written tender documents, technical evaluation reports, observations of the negotiation phase (in one of the cases) and interviews with the main actors involved. Findings show that Design-Build-Maintain contracts do indeed offer substantial energy savings. Both projects achieved higher energy targets than those initially required. Furthermore, the energy results are guaranteed by the contractor, through a system of bonuses and penalties. Other results demonstrate that, compared to previous Design-bid-Build renovation projects, these projects were completed in less time (from project inception to completion of the work) and at virtually the same cost. There has also been a substantial improvement in cooperation between the actors involved.

Climate change: the question is not anymore if it happens, but what the impact is of its effects such as drought, heat waves and increased precipitation on the quality of our lives in cities, offices and houses. A significant share of the Northern European housing stock is owned and maintained by large stock owners, such as housing associations. It is their responsibility to be aware of changes and risks that might challenge the quality of life of their tenants. Moreover, in order to provide housing with a good market value in the future, adaptation to climate change can no longer be overlooked.

With the aim to discover the level of awareness of climate change adaptation among Dutch housing associations, a content analysis was undertaken on the policy plans and the annual reports of the 25 largest housing associations. Subsequently they were classified according to their level of awareness. The analysis returned no topics that directly referred to climate change adaptation, which implies that all housing associations are categorised as being ‘unaware’. Therefore, in order to reach higher levels of awareness and to incentivize the implementation of adaptation measures, appropriate governance strategies need to be developed. Future research will define the characteristics of these strategies in relation to the level of awareness of the housing associations. Adoption of the measures could be easier if adaptation measures are combined with maintenance activities, as this has been the case with mitigation measures.

A paradigm in circular economy (CE) is that suppliers retain ownership of their products and materials, and that the users “only” pay for services. In many legal systems, however, elements incorporated in a building are considered to be fixtures, and therefore legally part of the building. This means that ensuring multi-cyclic behaviour of individual building elements (e.g. the facade or a window) is not so evident. This paper explores, from the perspective of Dutch law, how to secure the ownership of the supplier or to find alternatives within the existing system of property law.

The authors performed a literature review of both CE and (Dutch) property law. The results of these reviews are discussed and illustrated by legal case studies.

The options principally advocated within CE to retain ownership of building parts leave legal uncertainties and do not offer a solid basis for the development of circular business models, especially considering immovables and fixtures. For these categories, buy-back and take-back contracts, and models for reuse and recycling seem more promising.

The research is limited to a literature review. Although the legal principles discussed in this paper are valid for both civil and common law systems, and similar findings might, therefore, be expected internationally, this study focused on the specific Dutch legal context. Comparative legal research and research of best practices in the building industry is needed to test the applicability of the findings in an international context.

Following the findings, CE initiatives within real estate and the construction industry should focus on alternative implementations of the operational lease concept, taking into account CE’s ambitions to reduce the extraction of raw materials.

At the moment the challenges that property law poses CE, real estate and operational lease are hardly discussed within the literature. This paper explores this gap.

This paper aims to gain more in-depth knowledge in the tendering procedures and organisational typologies of consortia working with integrated contracts for social housing renovation projects and especially in the inherent changes in the role of the architect and his or her relations with the client and consortium members.

In total, 21 Dutch social housing renovation projects using an integrated contract with the involvement of an architect were identified in the period 2005-2013. The study is based on interviews with 13 from 21 architects working in these projects.

The findings indicate that in the majority of these projects, the architect is contracted by the main contractor rather than by the client, the social housing organisation. The new contractual relationship has no significant effect on the relationship of the architect with the social housing organisation and improves the relationship of the architect with the main contractor, consultants, advisors and other consortium members, such as specialist contractors. The architect switches from the role of designer to that of technical and aesthetic advisor, compared to traditional design-bid-build projects.

The findings are based on the first experiences of architects working with integrated contracts for social housing renovation projects. Results may be different for other types of projects.

Architects involved in integrated contracts for housing renovation projects can foresee the implications for their daily work. The study provides useful insights for educational reform to prepare students and practising architects to make the most of the new situation.

The few studies into integrated contracts that refer to the role of the architect have flagged up changes in this role relative to the traditional design-bid-build approach. This study provides in-depth knowledge of the role of the architect in integrated contracts.

The recent promotion of prefabricated housing (PH) in China has resulted in a prosperous period for its implementation. However, transaction costs (TCs) cause low economic efficiency to stakeholders and hinder the further promotion of PH. No relevant study has yet been made to investigate the TCs and their causes in the PH field. This paper identifies critical TCs and explores the influencing factors from the developers' perspective.

Semi-structured interviews and a questionnaire survey were used to collect data about TCs and influencing factors. The most influential factors are identified with their impacts on particular TCs, yielded from correlation analysis and logistic regression.

From the developers' perspective in China's PH market, this study identified that the most concerning sources of TCs are: hidden costs arising from disputes, extra workloads from design changes, learning costs, intensive communication and coordination in assembly and unexpected information costs in decision-making. The use of an ordered logistic regression approach indicates that the four most influential factors are: qualification of the general contractor, mandatory local policies, owner type and competitiveness of the developer.

To reduce the TCs, experiencing learning and ensuring the design scheme's complicity are recommended to save information searching and exchanging costs. The implications for the PH developers are for them to: (1) professionalize their own organization and (2) procure high-qualified general contractors. For the policymakers, this means they should improve the clarity of the mandatory local policies for PH step-by-step.

By applying the TCs economic theory, this study explores factors that influence TCs in the PH industry. It sheds light on the influencing mechanism behind the TCs in the context of prefabricated housing.

By adopting a condition‐dependent approach to maintenance, facility managers can exercise control over the desired maintenance performance levels and costs. The practice of condition assessment by building inspectors yielded variable results due to subjective perceptions of inspectors. Nowadays well‐trained building inspectors are able to manage condition surveys and provide property managers with objective, reliable information about performance loss and defects in building components. The implementation of various performance levels in planned maintenance requires not only the standardisation of the condition assessment method, but also the related planning methodology. This paper describes the findings from research in the Netherlands which examined the methodology of condition assessment of building components using a six‐point condition scale. Different categories of performance loss in maintenance are distinguished and linked to different kinds of maintenance activities.

This paper aims to provide a systematic connection between the special institutional environment of the Dutch social housing sector, public tasks for the social housing sector, the organisational goals of housing associations, and their procurement strategy for technical management services.

Based on expert interviews, expert meetings and a literature review, a conceptual model is created that helps focusing the procurement of technical management services.

For social enterprises such as housing associations, just as all for‐profit enterprises, the determination of strategic organisational directions is essential for success. The literature review revealed few possible strategic focal points for housing associations: financial performances and social performances. The procurement of technical management can contribute shaping these performances. Making the right choices in the supplier selection, based on the strategic focal direction of housing associations, enables housing associations to improve organisational effectiveness.

The research is directed towards the organisational goals of housing associations, while the procurement strategy of housing associations should also be based on the characteristics of the different items that are procured. Further detailed research is needed to decide on appropriate procurement strategies for different products and services purchased by housing associations.

Procurement strategy and in particular supplier selection and specification choices can be adapted to the specific situation of social enterprises, such as housing associations, and be connected to the strategic directions of the individual organisation.

This paper aims at narrowing this knowledge gap, for academics, purchasers and housing associations' general managers.

This paper aims to provide insight into the use of a standard for condition assessment.

The paper is based on a literature review, an analysis of the development, content and practical use of the Dutch Standard for Condition Assessment of Buildings, and the findings of several research projects about condition assessment and maintenance planning by Dutch housing associations.

By using the standard for condition assessment, building inspectors can provide property managers with objective data about the condition status of building components. Aggregated condition data could be used for setting condition targets for built assets and for benchmarking. It is anticipated that as a result of the standardisation, condition surveys will become more reliable and as a consequence more popular among large‐scale property owners.

The standard has been introduced recently. At present there is little experience of the use of (aggregated) condition data for maintenance planning and benchmarking built assets.

The standard is a tool to assess the technical status of the properties to underpin the long‐term maintenance expectations. Condition assessment is not meant for preparing the annual maintenance budget and planning of the work. Supplementary information is needed in the phase of preparing for the execution of remedial work.

This paper provides practical tools for condition assessment and maintenance planning.

The purpose of this paper is to show how performance‐based contracting functions as an enabler of service innovation by maintenance contractors.

A postal survey of medium‐sized maintenance employers was carried out. The questionnaire and findings were mapped and analysed combining existing models of service innovation and service quality.

As a consequence of the survey, performance‐based contracting maintenance companies implement innovations in their service concept, client interface and service delivery system to guarantee the quality of their services. The maintenance contractors have launched new, improved or better competing services for their own organisation. Existing services are implemented in a new environment incorporating small incremental innovations.

Maintenance companies do not solely address all business innovations as consequences of performance‐based contracting. Performance‐based contracting of, for example, building services may by the different nature of the maintenance strategies and activities lead to somewhat other outcomes.

There is very little literature on maintenance contractors as service providers and service innovators. This paper provides insights in innovations by maintenance contractors as well as the needed additional knowledge and competences of the contractors acting as maintenance‐engineering consultants.