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Challenge the future
DelftUniversity ofTechnology
Housing policy: the Dutch case
Coping with crisis
Marja Elsinga, OTB Research Institute for the Built Environment / TU Delft
2Social and affordable housing, the Dutch model
|
•Home ownership
•Social housing
3Social and affordable housing, the Dutch model
|
Development of housing tenures in the Netherlands
4Social and affordable housing, the Dutch model
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Encourage home ownership: encourage debt
•Mortgage interest deduction: • 100% deductable at marginal rate
• 14 billion a year
•Mortgage guarantee • (up to loans of 350),
• 80% of current market
5Social and affordable housing, the Dutch model
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House prices nominal Netherlands (* €1.000), NVM
6Social and affordable housing, the Dutch model
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Number of new dwellings sold, quarterly, Monitor nieuwe woningen, 2012
7Social and affordable housing, the Dutch model
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Consumer confidence, vereniging eigen huis, 2012
8Social and affordable housing, the Dutch model
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Response to the crisis
•Early response 2008-2010• Mortgage interest deduction: Extend period of double
deduction from 2 to 3 years
• Mortgage guarantee: Increase maximum loan from 265 to 350.000 Euro
•Later response 2011- last week• Right to buy for social rental housing: 75% of social stock for
sale
• Reform mortgage interest deduction: make it less generous, proposal of last week, majority in parliament
9Social and affordable housing, the Dutch model
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•Home ownership
•Social housing
10Social and affordable housing, the Dutch model
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April 21, 2023
10housing policy, Osaka
Source: CECODHAS European Social Housing Observatory (2008)
11Social and affordable housing, the Dutch model
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Development of housing tenures in the Netherlands
12Social and affordable housing, the Dutch model
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The Dutch model of social housing
• The Dutch model:• Social (not public!!)
landlords that provide housing at below market rents and allocate to need
• Key features:• No subsidies• Broad target group• Access to loans • Tied to government
13Social and affordable housing, the Dutch model
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Social Housing Governance
•Housing Act
•BBSH (Social Rented Sector Management Order): performance fields
•Performance agreements on the local level
•Two key institutions:
• Social Fund (CFV)
• Guarantee Fund (WSW)
14Social and affordable housing, the Dutch model
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Mergers lead to fewer but larger housing associations (HAs)
0
100
200
300
400
500
600
700
800
900
1000
0
1000
2000
3000
4000
5000
6000
aantal corporaties
gemiddelde grootteaverage sizenumber of HAs
15Social and affordable housing, the Dutch model
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Rent income
Housing sale revenues
New affordable housing
Community investments
Revolving Fund Principle
Housing refurbishment
16Social and affordable housing, the Dutch model
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Current issues
•National government
• More rent increase, new tax for all land lords, 2013 (760 million per year) to finance housing allowance
• EU competition policy: end of the broad social model
• Survey by parliament
•Housing associations
• Less investment
• Intermediate tenures
• Scandal of Vestia
17Social and affordable housing, the Dutch model
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System changes
• Forced by financial markets: lower LTV’s and thus less access to home ownership
• Reconsidering social housing, what is the key aim:
• Housing the most vulnerable
• Urban renewal investment
• Housing a broad group
• Safeguard affordability by housing allowance