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Weekly UpdatesAt Staedion and WonenBreburg a similar attitude can be observed as both housing associations have integrated energy conservation in several steps of their asset management process (i.e. goal formulation and determining and implementation of the actual measures). However, EPBD energy labels seem to play, as yet, a minor role in these processes. Additionally, in the analysis and strategy development of Staedion and WonenBreburg, other considerations seem to be far more decisive than energy conservation, if energy conservation is considered at all. This is remarkable taking into account that Staedion and WonenBreburg have formulated sound objectives regarding energy conservation and do actually implement energy conservation measures in their maintenance and project practice.
OFW, on the contrary, has integrated the EPBD energy labelling firmly in most steps of its asset management process and, therefore, can be qualified as an early market actor in adopting the EPBD energy labelling. The typical characteristics of housing associations that are early market actors in adopting energy conservation measures and innovations, which have been by described by Egmond et al. (2006), can be observed at OFW, such as a high internal motivation, basing innovations on strategic decisions and a visionary attitude.
An obvious simple possibility is to use EPBD labels as an instrument for communication, as is done by OFW when offering vacant dwellings to potential tenants. This can raise their awareness about energy consumption and influence their behaviour regarding energy consumption, but it does not improve the energy efficiency of the housing stock. In addition, in areas where voids are rare, nearly all dwellings, including those with low energy efficiency, are rented anyway. So, energy policy of landlords always needs to include ambitions not only to influence housing demand, but also to influence housing supply.
In connection with the latter, the case studies show that a direct use of the EPBD labels might not be sufficient for a fruitful incorporation of energy conservation in asset management. Results indicate that a kind of translation might be necessary for an effective implementation in current policies of professional landlords. From the case studies, examples of such a translation can be drawn. WonenBreburg tries to translate energy efficiency into (increased) market value, although currently done in an implicit way. Staedion regards technical energy-saving options as a means to improve the technical quality of its housing stock. OFW tries to translate energy-efficiency into lowering energy costs for the tenants.
Apparently, lettability, market value, affordability and technical quality are the central policy areas in the asset management of these housing associations, which may act as a framework within which energy conservation strategies and measures will be judged. For these organisations, further research into the relationship between these areas on the one hand and the energy performance of a dwelling on the other may be very helpful. Additionally, further research is necessary to find solutions for the present barriers that professional landlords face when improving the energy performance of their housing stock. In this respect, research aimed at solving the financial and economical barriers, for example research focussing at profitable exploitation of renewable energy concepts, or research focussing at outsourcing and third party financing possibilities, looks very promising.
Received 6 March 2007; accepted 30 November 2007
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Jan-Willem SMID (1) and Nico NIEBOER (2) ([mail])
(1) OTB Research Institute for Housing, Urban and Mobility studies, Delft University of Technology, P.O. Box 5030, 2600 GA Delft, The Netherlands E-mail: j.w.smid@tudelft.nl
(2) OTB Research Institute for Housing, Urban and Mobility studies, Delft University of Technology, P.O. Box 5030, 2600 GA Delft, The Netherlands E-mail: n.e.t.nieboer@tudelft.nl
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