La actual competencia y desarrollo que está experimentando el sector de construcción en el Perú origina que las empresas opten por desarrollar productos y servicios innovadores que satisfagan las necesidades actuales del mercado. Por ello, es necesario explorar e identificar las opciones que se puede ofrecer de acuerdo al nicho de mercado al que se desea dirigir. En nuestro país existen muchas empresas de construcción, que trabajan con materiales convencionales pero son pocas las que ofrecen la alternativa de la construcción modular para el desarrollo de proyectos de todo tipo de alcances. En el presente proyecto, la empresa en estudio, Alvar S.A.C., se dedica al rubro de construcción modular y requiere del desarrollo de la implementación de un nuevo proceso productivo en sunueva planta. El estudio del trabajo realizado a una planta que está en proceso de implementación tiene alta importancia, debido a que se puede tomar en cuenta distintas consideraciones previas en base a estudios, métodos y herramientas que llevan a situaciones ideales de trabajo; teniendo como resultado mayor flexibilidad de incluir al proceso un sistema eficiente de trabajo, para ello se realiza un breve análisis interno y externo de la empresa, para luego dar pase al estudio de mercado de acuerdo a la información estadística analizada procedente de fuentes confiables y el diseño de las estaciones y método de trabajo correspondiente al proceso de producción de la empresa. Asimismo se desarrolla la implementación de todo el diseño propuesto, de acuerdo a la teoría de la gestión de proyectos, en términos generales. / Tesis

In the international context, this research analyzes the state of the art of scientific discussion, the action exerted by national and local governments through regulations, and the opinion of professionals in the field of construction of buildings in relation to the implementation of energy efficiency measures in buildings. In general, the interest in the different areas has been driven primarily by: 1) the worldwide increased energy consumption in buildings, emphasizes by an increasingly urbanized world and the resource scarcity for power generation, primarily fossil fuels; 2) the increase in greenhouse gas emissions related to the buildings' construction and operation; and 3) the thermal behaviour of the building's envelope, which determines the energy demand for thermal conditioning; mainly for heating in winter and cooling in summer. The foregoing has resulted in the implementation of different types of energy efficiency measures in the building sector around the world. On the one hand, through mandatory measures, driven by national and local governments through building codes; mandatory measures require that when building a new building or refurbishing an existing one, the architects, private developers, or builders must comply with building standards that govern the thermal performance of the different elements of the buildings' thermal envelope. On the other hand, by implementing voluntary measures, such as international certification systems, established by non-governmental institutions, aimed at legitimizing the efforts of building owners, design teams, and builders to design, build, and operate buildings in an environmentally friendly way. The latter has triggered an international trend and an increasing demand for certification of the so-called "green buildings". Such independent certification systems seek to reduce the environmental impact of activities in the construction sector. In the Chilean context, this research analyzes the relationship between two main pillars of the Chilean economy, the energy sector and the private housing sector. Particularly, this research focuses on the implementation of energy efficiency measures in the private housing market in Santiago, the Chilean capital. From the energy perspective, the high vulnerability for power generation by the dependence on the provision of gas from neighbouring countries and periods of drought affecting hydroelectric power generation, has led to the Chilean government intervention. Government intervention is centred on two main lines of action: 1) the diversification of the country's energy matrix, through the implementation of alternative systems for power generation based on non-conventional renewable energy sources; and 2) the implementation of energy efficiency measures. In the construction sector, the latter is expressed by the entry into force of the New Thermal Regulations for new residential buildings in three stages in the building code since 2000. With the implementation of new regulations in the construction sector in the Chilean context and the growing demand for green building in the international context, private real estate companies and construction companies, which are the backbone of the construction sector in Chile, have reacted by offering energy efficient real estate products in Santiago de Chile. Based on the foregoing, arises the main question leading this doctoral thesis: How do real estate developers apply energy efficiency in their housing offer in Santiago de Chile? The main research question is further refined by three sub questions: 1) who are the real estate developers that are adopting energy efficiency and why? This is a compound question, first it seeks to identify real estate companies adopting energy efficiency measures in Santiago de Chile’s private housing market; then it looks into the motivations for doing so; 2) what types of energy efficiency measures are real estate companies adopting? This sub-research question seeks to identify the adopted residential energy efficiency strategies; and 3) which barriers to further implementation of energy efficiency exist? It seeks to identify the setbacks found by energy efficiency adopters in the implementation process, in order to understand local issues in the adoption process. The Case Study and Selection of Sub-Cases for the Analysis The research focuses on the voluntary implementation of residential energy efficiency measures in the private housing market; moreover, it analyzes the case of Santiago de Chile. Therefore, the focus is set on real estate companies that offer energy efficient housing in their offer for real estate products in the metropolitan region. The selection of embedded sub-cases for the analysis, or sub-cases, was made by applying a criterion sampling strategy known as purposive sampling. For this, a thorough review of 568 private real estate companies' websites, offering different real estate products in the Metropolitan Region of Santiago de Chile between June and July 2011, was performed. Out of this group, a set of 45 companies that offering energy efficient homes mentioned were selected. Later on, personal interviews mainly with general managers of real estate development companies and other actors considered key informants because of their knowledge in the field, such as scholars, representatives from public institutions, other public and private research centres, and practitioners, were conducted between April and May 2012. Main Methods and Data Analysis Research is conducted under a qualitative approach, as it focuses primarily on the opinion of real estate companies’ CEOs and other key informants considered information rich when helping answering the research questions. The main tool for data analysis was the thematic content analysis. Main Findings The main results of this research are structured on the basis of the answering the secondary research questions or sub-questions. Who are the real estate developers that are adopting energy efficiency and why? As it was mentioned above, the first part of this compound sub-question seeks to identify the real estate companies that are implementing residential energy efficiency measures in their offer in the housing market in Santiago de Chile. A set of 45 real estate companies were identified because they mentioned to be applying some sort of energy efficiency measures. This was a rather small group since, at that time, 568 real estate companies were offering housing products. Based on the empirical findings, a categorization of real estate companies following the Roger’s model was conducted. Thus, real estate companies were categorized depending on when they began adopting residential energy efficiency measures in their housing offer. The three stages of the New Thermal Regulation issued for the housing sector in Chile were selected as time-milestones for defining the adopter categories. Accordingly, three main categories emerged following Roger’s model. 1) Innovators, includes real estate companies who adopted energy efficiency measures for the first time before the entry into force of the first stage of the NRT in 2000; 2) Early Adopters, groups real estate companies who adopted residential energy efficiency measures for the first time between the first and second stage of the New Thermal Regulation, that is to say between 2001 and 2007; and 3) Early Majority, includes real estate companies who began to apply residential energy efficiency measures starting in 2008, meaning after the second stage of New Thermal Regulation came into force. The empirical evidence suggests that the adoption process of energy efficiency measures has started following the normal development described by Rogers' innovation curve. Therefore, it is expected that the rest of the real estate developers operating in the private housing market in Santiago de Chile will eventually follow the Innovators, Early Adopters, and Early Majority categories. This is mainly due to the recent introduction of thermal regulation by the government and because the housing market is a highly competitive market, in which none of the players can risk to be left behind. The second part of the sub-research question, and probably the most important one, seeks to understand the motivations for real estate companies to offer and implement energy-efficient real estate products in Santiago de Chile’s private housing market. This research identifies the motivations of real estate development companies in the opinion of their managers collected in personal semi-structured interviews conducted during fieldwork. Based on the thematic analysis of the abovementioned interviews, four categories of motivations for offering and applying energy efficiency were identified based on the company managers’ opinion. These categories, in order of preference are: 1) Market Differentiation Strategies (Competitiveness and Trending); 2) Company Policies (Client-Oriented Policies, Innovation Policies, and Environmentally-friendly Policies); 3) Resource efficiency (Reduction of Household\'s Expenses and Concerns for Energy Scarcity); and 4) Government Incentive Schemes (Subsidies to the Use of Renewable Energy). Briefly, the main motivations for adopting energy efficiency measures in the private housing offer are related to marketing strategies. In general, real estate companies operating in Santiago de Chile are looking to distinguish themselves from their competitors by offering energy-efficient housing products. This is mainly because real estate companies are following a trend that is driven by several factors such as: local energy shortage periods, the international influence of green buildings in the real estate market, and the growing demand for international certifications in the Chilean context. What types of energy efficiency measures are real estate companies adopting? As mentioned earlier, this research identifies real estate companies offering energy-efficient housing in the private real estate market of Santiago de Chile who implemented a diversity of energy efficiency strategies in their housing supply, as the empirical evidence shows. Although the motivations for implementing energy efficiency measures are diverse (as described previously), energy efficiency measures are mainly implemented in order to reach a comfort temperature inside the dwelling, making all possible efforts to ensure that energy is used efficiently. In the case of the residential buildings, this means looking for the optimal use of energy for space heating or cooling, lighting, hot sanitary water, and ventilation. In general, depending on whether there is the need to make an additional energy effort in order to achieve optimum indoor comfort conditions, the energy efficiency measures implemented in the private housing sector in Santiago de Chile can be grouped into two main categories of energy efficiency strategies: passive design strategies and active design strategies. On the one hand, passive design strategies refer to what real estate developers are doing to reduce the energy consumption of their housing buildings. Such strategies include: 1) improving the overall thermal performance of the building envelope; 2) the use of renewable energy, mainly solar thermal and photovoltaic technology, for hot sanitary water and energy conversion respectively; and 3) bioclimatic design and construction principles. As it was mentioned in Section 6.1, a basic characteristic of passive design strategies, distinguishing them from active design strategies, is that in order to operate they rely on the building site and the inherited thermal properties of the building materials used in the different housing building typologies. On the other hand, active design strategies refer to the technological innovations implemented in order to maintain an optimal indoor thermal conditioning and to reduce the energy used in the different buildings’ systems; namely, 1) illumination systems; 2) heating systems; 3) centralized control systems; and 4) air conditioning systems. In general, real estate developers adopted active design strategies as a complement to the use of passive design strategies. Not surprisingly, real estate developers have mentioned the improvement of the thermal envelope as the most commonly used residential energy efficiency strategy. This results from the fact that internationally and in Chile, regulations in the housing sector were implemented in order to improve the thermal behaviour of dwellings, and therefore, their energy efficiency. Finally, a third type of energy efficiency strategy adopted by real estate developers in Santiago de Chile is the result of a public-private partnership between the Chilean Government and the Chilectra, the local electricity utility. The initiative is called “Chilectra – Full Electric Buildings” and it offers an optional electrical energy tariff for residential consumers. This strategy is further explained in Section 6.3. Which barriers to further implementation of energy efficiency exist? Based on the opinion of the various key stakeholder involved in this research, this research shows that most barriers to energy efficiency in the private housing sector in Santiago de Chile interact and strengthen each other. The classification of barriers to further implementation of energy efficiency is not straightforward. Nonetheless, in the opinion of real estate companies’ managers, the barriers to adopting energy efficiency measures in the private housing market in Santiago de Chile revolve around the specific characteristics of the local social system. These barriers are: 1) market barriers; 2) organizational barriers; 3) institutional barriers; and 4) behavioural barriers. In relation to the categorization of energy efficiency adopters identified in the first sub-question, the empirical evidence seems to indicate that, not all the barriers play the same role for all adopter categories. In general, market barriers are most relevant to the innovators group. Although most of the real estate developers mentioned that even today the local market and the local construction industry are not ready to provide adequate support (both in the availability of products and services) for further development of the market for energy efficient construction, the deficiency was greater 20 years ago, when the innovators first started to implement residential energy efficiency measures in the private housing sector. Moreover, the other barriers encountered (namely organizational and institutional barriers) are transversal to the adopter categories. This seems to drawn from the organizational and institutional characteristics of the context in which private real estate companies operate. The context remains constant over time and their internal relationships are also maintained, homogeneously affecting all adopter categories. Finally, barriers related to end users and/or clients’ behaviour are mainly listed by early majority adopters, which comprises developers who implement residential energy efficiency measures recently (after 2000). Apparently, this results mainly from the fact that end user are lacking information about the benefits (general and local) to be gained from implementing residential energy efficiency measures.

Made available in DSpace on 2016-03-15T19:21:56Z (GMT). No. of bitstreams: 1 Gleison Renato de Sousa Menezes.pdf: 23195065 bytes, checksum: 4feb2b34d77f018eb80f369b155215fe (MD5) Previous issue date: 2012-05-25 / Universidade Presbiteriana Mackenzie / La investigación aborda la relación entre el modelo de ocupación urbana implementado en Barra da Tijuca, el mercado inmobiliario y el medio ambiente. Tiene por objeto discutir la producción del espacio urbano y ambiental y La apropiación en Barra da Tijuca, Río de Janeiro, poniendo de relieve sus contradicciones, que incorpora tanto La natureleza como parte del producto como el inmobiliario, como áreas de preservación se centró en el interés público. Al principio, de comprender el momento en que el Plan Piloto fue diseñado y las principales ideas formuladas para orientar el desarrollo urbano de La región que incorpora el medio ambiente y la belleza natural. A continuación, se discuten lós principales resultados que se derivan de la aplicación del Plan, en La interfaz con lãs legislaciones ambientales en el municipio de Río de Janeiro, que pretenden diseñar las zonas de reserva y que de alguna manera son incorporadas por capitale inmobiliario. Por último, es decir, por medio del análisis del estudio de caso, El Distrito Península Condominio, la relación entre el modelo idealizado, la legislación actual y la evolución reciente del mercado inmobiliario que incorpora las áreas preservadas por intereses propios y recupera las zonas con características ambientales, con el fin de llevar AL mercado un producto diferenciado. / A pesquisa aborda a relação entre o modelo de ocupação urbana implementado na Barra da Tijuca, o mercado imobiliário e o meio ambiente. Busca-se discutir a produção do espaço urbano e a apropriação ambiental na Barra da Tijuca, Rio de Janeiro, ressaltando suas contradições, que tanto incorpora a natureza como parte do produto imobiliário quanto como áreas de preservação voltadas ao interesse público. Inicialmente, procura-se compreender o momento em que o Plano Piloto foi concebido e as principais ideias formuladas para orientar o desenvolvimento urbano da região incorporando o meio ambiente e a beleza natural existentes. Em seguida, discutem-se os principais desdobramentos advindos da implantação do Plano, em interface com as legislações urbanas e ambientais no município do Rio de Janeiro, buscando mapear as áreas públicas preservadas e as que de certa forma são incorporadas pelo capital imobiliário. Por fim verifica-se, por meio da análise de estudo de caso, o Bairro Condomínio Península, a relação entre o modelo idealizado, a legislação vigente e a atuação recente do mercado imobiliário que incorpora as áreas preservadas para interesses próprios e recupera áreas com atributos ambientais, visando lançar no mercado um produto diferenciado.

El presente trabajo de investigación se centra en encontrar y medir los atributos endógenos y exógenos con una mayor incidencia sobre el precio de los inmuebles, los cuales delimitan y modulan el mercado inmobiliario de la ciudad, de cara a construir un parámetro integrador de estos factores de localización (FL), en función de sus características particulares de ubicación, atributos constructivos y condiciones socioeconómicas de carácter local.El documento reporta los resultados de una investigación que tiene por objeto conocer cuáles son los factores locativos que diversifican el valor de los bienes inmuebles en la ciudad de Mazatlán, Sinaloa, México, a través de tres metodologías de aproximación, los cuales son: 1. Método Delphi (MD) basada en encuestas realizadas a expertos.2. Método de los precios hedónicos (MPH), utilizando un análisis econométrico, construido a partir de un estudio de mercado propio y finalmente 3. Método de regresiones geográficamente ponderadas (RGP), una derivada del MPH, donde se incluye en el análisis, las influencias de las características de inmuebles vecinos inmediatos, así como su posición geográfica. Para acometer esta cuestión desde estas vías, en primer término se utiliza un mecanismo de captura de muestras de mercado, en conjunción con la MD, lo cual dio origen a la base de datos (BDD) que sustenta el estudio. Posteriormente se utilizo MPH, con el objeto de analizar cuál es el peso que los factores locativos y las características endógenas que los bienes inmuebles tienen, sobre la formación espacial de los valores. Por último con la RGP se detectaron los atributos que tienen una dependencia espacial.A estos efectos, la información de los bienes inmuebles en venta (antigüedad del inmueble, estado de conservación de los acabados e instalaciones, tipos de acabados, elementos accesorios, geometría y configuración espacial de los inmuebles, etc.) ha sido complementada, mediante un SIG, como otra derivada de la localización (cercanía al núcleo central y sub centros interurbanos, composición socioeconómica del entorno, nivel de accesibilidad, estructura edificada, usos del suelo predominantes, etc.). La información procede de la situación real de los inmuebles, de la dirección de planeación del desarrollo urbano, ecología y tenencia de la tierra del H. ayuntamiento de Mazatlán, del censo general de población y vivienda 2000, de los resultados definitivos del II conteo de población y vivienda del 2005 del INEGI, así como de encuestas realizadas a expertos inmobiliarios (colegios nacional de valuadores posgraduados a. c., asociación mexicana de profesionales inmobiliarios delegación Mazatlán, así como de otros colegios de valuadores establecidos en la ciudad), ofertas (ajustadas) y transacciones.Los resultados registran que detrás de los factores locativos están otros elementos asociados a las características estructurales de los bienes inmuebles, como su configuración y conservación física, su coeficiente de ocupación y utilización del suelo (COS, CUS), tipo de fachada, presencia y características de sus bienes y servicios (como contar con bienes como teléfono, computadora, cochera, alberca, etc.), que tienen una directa relación con el nivel de jerarquía social, accesibilidad y visualización que se tiene del bien inmueble desde la vía pública. Los supuestos subyacentes de esta tesis doctoral, se basa en la coexistencia de los atributos hedónicos, que explican la formación y la distribución espacial de los valores inmobiliarios.Este documento representa una contribución original al encontrar un parámetro integrador de los factores de zona y un valor agregado al caso de estudio, ya que se trata de una ciudad de tamaño medio, que carece de investigaciones de esta índole.

La estabilidad política y económica que se ha tenido de manera sostenida en el país desde 1990 ha permitido un crecimiento del rubro inmobiliario, lográndose en la década del 2000 un sostenido ritmo de venta de unidades inmobiliarias, a diferencia de la última década que se ha evidenciado la desaceleración en velocidad de venta de las unidades inmobiliarias existentes en el mercado, que conlleva a plazos de retorno de inversión más prolongados, y que de igual manera no logran cubrir la demanda insatisfecha principalmente en el Nivel Socio Económico C, la presente investigación se enfoca en el distrito La Perla de la Provincia Constitucional del Callao con una población en los niveles socio-económicos medios en un distrito atractivo para desarrollar un producto (proyecto) que atienda a un potencial mercado que carece de productos inmobiliarios acordes con su nivel económico y capacidad de endeudamiento como es el sector C. Por esto, se recabó información existente de Lima Metropolitana y en el área de estudio del distrito de la Perla, a nivel geográfico, normativo, poblacional, niveles socioeconómicos e ingresos promedio y gastos promedio; así como un estudio de la situación actual del país a nivel macroeconómico, político, socioeconómico y del sector inmobiliario, evidenciándose que actualmente los precios de las viviendas se han estabilizado en su valor por m2. Asimismo proponemos un producto (proyecto) que consistirá en la modificación de la zonificación enfocado en la Zona Residencial de Densidad Media Alta (RDMA) del distrito la Perla, través de mayor altura, permitiendo a los inversionistas ver el atractivo y rentabilidad de este proyecto; realizando una evaluación financiera del producto, que contendrá una estructura de costos, egresos y de ingresos (venta por departamento y venta de estacionamientos), este último calculado a nivel mensual; determinando los precios mínimos y máximos de los departamentos por m2, concluyendo en el estado de ganancias y pérdidas, resultados positivos, incluyendo también el financiamiento del terreno. En el flujo de caja (Económico y Financiero) mostraremos los beneficios netos del proyecto mensualizados y sus indicadores de rentabilidad VAN (Valor Actual Neto) y TIR (Tasa Interna de Retorno) respecto del producto a proponer, debiendo ser este último indicador superior al costo oportunidad del capital, demostrando ser un proyecto aceptable, se presenta el análisis de sensibilidad considerando las variantes respecto a la velocidad de ventas de los departamentos y el precio por m2 de estos, estimamos 3 escenarios (pesimista, probable, optimista) y evaluamos respecto a la propuesta de cambio de zonificación en la altura de pisos. Es así que, se demuestra la viabilidad de generar un producto inmobiliario al alcance financiero de los usuarios pertenecientes al sector del Nivel Socio Económico C con la propuesta de la modificación de la zonificación a nivel de parámetros en el incremento de altura de pisos y acumulación de lotes; planteando un producto acorde a las necesidades y características del sector NSE C. / Trabajo de investigación

Real estate represents a part of the portfolio of many investors and can be accessed from both the real and the financial market. The low efficiency of real market prevents from taking advantage of the value created through diversification. This value can be partially recovered substituting real assets by securitized assets such as REITs. The empirical study of both markets in Spain shows an insufficient supply of securitized assets and the inexistence of an organized market of real estate derivatives, leading to a lower efficiency compared to other countries where they do exist. The relationship between real and financial markets opens a way to study real estate bubbles. It also enables to identify the sources of real estate risks and the strategies for hedging it. A wide development of assets-securitization and derivatives is essential to manage real estate risk and to improve the efficiency of the real estate market. / La inversió immobiliària, que forma part de la cartera de molts inversors presenta una doble via d’accés: el mercat real i el mercat financer. La baixa eficiència del mercat real impedeix aprofitar el valor creat mitjançant la diversificació. Aquest valor es pot recuperar parcialment substituint actius reals per actius titulitzats, com per exemple els REITs. L’estudi empíric dels dos mercats a Espanya revela una oferta insuficient d’actius immobiliaris titulitzats i la inexistència d’un mercat organitzat d’actius derivats immobiliaris, provocant un nivell d’eficiència més baix, comparat amb d’altres països on sí que existeixen. La interrelació entre mercat real i financer obre una via per a l’estudi de la formació de bombolles. També ens permet identificar les fonts de risc immobiliari i proposar estratègies de cobertura. Un desenvolupament ampli dels actius titulitzats i dels instruments derivats és essencial per a la gestió del risc i per millorar l’eficiència del mercat immobiliari.

Las políticas urbanísticas de los gobiernos locales se han centrado en los últimos años en la regeneración urbana y rehabilitación de los edificios existentes en zonas urbanas degradadas especialmente las próximas a los distritos comerciales y de negocios. No sólo con el objeto de mejorar el entorno urbano, sino también de satisfacer la demanda de viviendas en las ciudades que se encuentran en crecimiento. En esta investigación hemos examinado el efecto que el desarrollo de un proyecto de regeneración urbana tiene en el mercado de la vivienda de las zonas de intervención. Hemos establecido índices de impacto de la inversión a partir de diversos supuestos sobre la naturaleza de los bienes públicos generados en los procesos de intervención, con estos índices y mediante la metodología de los precios hedónicos hemos aislado y cuantificado los efectos de la intervención pública en el barrio de Velluters de la ciudad de Valencia. Adicionalmente nos hemos planteado el análisis de la eficiencia del proceso de regeneración urbana llevado a cabo por el sector público en acción conjunta con el sector privado. Este análisis de la eficiencia puede servir de guía para la evaluación de las políticas públicas. Partiendo de la distribución espacial de los índices de impacto que genera la intervención planificada a partir de una distribución dada de las inversiones previstas, y fijándonos unos objetivos concretos del centro decisor sobre la homogeneidad de esta distribución, hemos planteado un modelo que nos permite conocer la distribución de las inversiones realizadas de forma óptima entre los distintos emplazamientos fijados a priori; la comparación entre la distribución espacial de índices de impacto obtenida en ambos casos nos dará una medida de la eficiencia del proceso de intervención. Este mismo modelo podría generalizarse para incluir la localización de la inversión de forma endógena, facilitando el proceso de toma de decisiones derivadas de la implantación de políticas de / Cervelló Royo, RE. (2008). Evolución del mercado inmobiliario en centros urbanos. Efectos de la política de intervención pública [Tesis doctoral no publicada]. Universitat Politècnica de València. https://doi.org/10.4995/Thesis/10251/3342 / Palancia

In the international context, this research analyzes the state of the art of scientific discussion, the action exerted by national and local governments through regulations, and the opinion of professionals in the field of construction of buildings in relation to the implementation of energy efficiency measures in buildings. In general, the interest in the different areas has been driven primarily by: 1) the worldwide increased energy consumption in buildings, emphasizes by an increasingly urbanized world and the resource scarcity for power generation, primarily fossil fuels; 2) the increase in greenhouse gas emissions related to the buildings' construction and operation; and 3) the thermal behaviour of the building's envelope, which determines the energy demand for thermal conditioning; mainly for heating in winter and cooling in summer. The foregoing has resulted in the implementation of different types of energy efficiency measures in the building sector around the world. On the one hand, through mandatory measures, driven by national and local governments through building codes; mandatory measures require that when building a new building or refurbishing an existing one, the architects, private developers, or builders must comply with building standards that govern the thermal performance of the different elements of the buildings' thermal envelope. On the other hand, by implementing voluntary measures, such as international certification systems, established by non-governmental institutions, aimed at legitimizing the efforts of building owners, design teams, and builders to design, build, and operate buildings in an environmentally friendly way. The latter has triggered an international trend and an increasing demand for certification of the so-called "green buildings". Such independent certification systems seek to reduce the environmental impact of activities in the construction sector. In the Chilean context, this research analyzes the relationship between two main pillars of the Chilean economy, the energy sector and the private housing sector. Particularly, this research focuses on the implementation of energy efficiency measures in the private housing market in Santiago, the Chilean capital. From the energy perspective, the high vulnerability for power generation by the dependence on the provision of gas from neighbouring countries and periods of drought affecting hydroelectric power generation, has led to the Chilean government intervention. Government intervention is centred on two main lines of action: 1) the diversification of the country's energy matrix, through the implementation of alternative systems for power generation based on non-conventional renewable energy sources; and 2) the implementation of energy efficiency measures. In the construction sector, the latter is expressed by the entry into force of the New Thermal Regulations for new residential buildings in three stages in the building code since 2000. With the implementation of new regulations in the construction sector in the Chilean context and the growing demand for green building in the international context, private real estate companies and construction companies, which are the backbone of the construction sector in Chile, have reacted by offering energy efficient real estate products in Santiago de Chile. Based on the foregoing, arises the main question leading this doctoral thesis: How do real estate developers apply energy efficiency in their housing offer in Santiago de Chile? The main research question is further refined by three sub questions: 1) who are the real estate developers that are adopting energy efficiency and why? This is a compound question, first it seeks to identify real estate companies adopting energy efficiency measures in Santiago de Chile’s private housing market; then it looks into the motivations for doing so; 2) what types of energy efficiency measures are real estate companies adopting? This sub-research question seeks to identify the adopted residential energy efficiency strategies; and 3) which barriers to further implementation of energy efficiency exist? It seeks to identify the setbacks found by energy efficiency adopters in the implementation process, in order to understand local issues in the adoption process. The Case Study and Selection of Sub-Cases for the Analysis The research focuses on the voluntary implementation of residential energy efficiency measures in the private housing market; moreover, it analyzes the case of Santiago de Chile. Therefore, the focus is set on real estate companies that offer energy efficient housing in their offer for real estate products in the metropolitan region. The selection of embedded sub-cases for the analysis, or sub-cases, was made by applying a criterion sampling strategy known as purposive sampling. For this, a thorough review of 568 private real estate companies' websites, offering different real estate products in the Metropolitan Region of Santiago de Chile between June and July 2011, was performed. Out of this group, a set of 45 companies that offering energy efficient homes mentioned were selected. Later on, personal interviews mainly with general managers of real estate development companies and other actors considered key informants because of their knowledge in the field, such as scholars, representatives from public institutions, other public and private research centres, and practitioners, were conducted between April and May 2012. Main Methods and Data Analysis Research is conducted under a qualitative approach, as it focuses primarily on the opinion of real estate companies’ CEOs and other key informants considered information rich when helping answering the research questions. The main tool for data analysis was the thematic content analysis. Main Findings The main results of this research are structured on the basis of the answering the secondary research questions or sub-questions. Who are the real estate developers that are adopting energy efficiency and why? As it was mentioned above, the first part of this compound sub-question seeks to identify the real estate companies that are implementing residential energy efficiency measures in their offer in the housing market in Santiago de Chile. A set of 45 real estate companies were identified because they mentioned to be applying some sort of energy efficiency measures. This was a rather small group since, at that time, 568 real estate companies were offering housing products. Based on the empirical findings, a categorization of real estate companies following the Roger’s model was conducted. Thus, real estate companies were categorized depending on when they began adopting residential energy efficiency measures in their housing offer. The three stages of the New Thermal Regulation issued for the housing sector in Chile were selected as time-milestones for defining the adopter categories. Accordingly, three main categories emerged following Roger’s model. 1) Innovators, includes real estate companies who adopted energy efficiency measures for the first time before the entry into force of the first stage of the NRT in 2000; 2) Early Adopters, groups real estate companies who adopted residential energy efficiency measures for the first time between the first and second stage of the New Thermal Regulation, that is to say between 2001 and 2007; and 3) Early Majority, includes real estate companies who began to apply residential energy efficiency measures starting in 2008, meaning after the second stage of New Thermal Regulation came into force. The empirical evidence suggests that the adoption process of energy efficiency measures has started following the normal development described by Rogers' innovation curve. Therefore, it is expected that the rest of the real estate developers operating in the private housing market in Santiago de Chile will eventually follow the Innovators, Early Adopters, and Early Majority categories. This is mainly due to the recent introduction of thermal regulation by the government and because the housing market is a highly competitive market, in which none of the players can risk to be left behind. The second part of the sub-research question, and probably the most important one, seeks to understand the motivations for real estate companies to offer and implement energy-efficient real estate products in Santiago de Chile’s private housing market. This research identifies the motivations of real estate development companies in the opinion of their managers collected in personal semi-structured interviews conducted during fieldwork. Based on the thematic analysis of the abovementioned interviews, four categories of motivations for offering and applying energy efficiency were identified based on the company managers’ opinion. These categories, in order of preference are: 1) Market Differentiation Strategies (Competitiveness and Trending); 2) Company Policies (Client-Oriented Policies, Innovation Policies, and Environmentally-friendly Policies); 3) Resource efficiency (Reduction of Household\'s Expenses and Concerns for Energy Scarcity); and 4) Government Incentive Schemes (Subsidies to the Use of Renewable Energy). Briefly, the main motivations for adopting energy efficiency measures in the private housing offer are related to marketing strategies. In general, real estate companies operating in Santiago de Chile are looking to distinguish themselves from their competitors by offering energy-efficient housing products. This is mainly because real estate companies are following a trend that is driven by several factors such as: local energy shortage periods, the international influence of green buildings in the real estate market, and the growing demand for international certifications in the Chilean context. What types of energy efficiency measures are real estate companies adopting? As mentioned earlier, this research identifies real estate companies offering energy-efficient housing in the private real estate market of Santiago de Chile who implemented a diversity of energy efficiency strategies in their housing supply, as the empirical evidence shows. Although the motivations for implementing energy efficiency measures are diverse (as described previously), energy efficiency measures are mainly implemented in order to reach a comfort temperature inside the dwelling, making all possible efforts to ensure that energy is used efficiently. In the case of the residential buildings, this means looking for the optimal use of energy for space heating or cooling, lighting, hot sanitary water, and ventilation. In general, depending on whether there is the need to make an additional energy effort in order to achieve optimum indoor comfort conditions, the energy efficiency measures implemented in the private housing sector in Santiago de Chile can be grouped into two main categories of energy efficiency strategies: passive design strategies and active design strategies. On the one hand, passive design strategies refer to what real estate developers are doing to reduce the energy consumption of their housing buildings. Such strategies include: 1) improving the overall thermal performance of the building envelope; 2) the use of renewable energy, mainly solar thermal and photovoltaic technology, for hot sanitary water and energy conversion respectively; and 3) bioclimatic design and construction principles. As it was mentioned in Section 6.1, a basic characteristic of passive design strategies, distinguishing them from active design strategies, is that in order to operate they rely on the building site and the inherited thermal properties of the building materials used in the different housing building typologies. On the other hand, active design strategies refer to the technological innovations implemented in order to maintain an optimal indoor thermal conditioning and to reduce the energy used in the different buildings’ systems; namely, 1) illumination systems; 2) heating systems; 3) centralized control systems; and 4) air conditioning systems. In general, real estate developers adopted active design strategies as a complement to the use of passive design strategies. Not surprisingly, real estate developers have mentioned the improvement of the thermal envelope as the most commonly used residential energy efficiency strategy. This results from the fact that internationally and in Chile, regulations in the housing sector were implemented in order to improve the thermal behaviour of dwellings, and therefore, their energy efficiency. Finally, a third type of energy efficiency strategy adopted by real estate developers in Santiago de Chile is the result of a public-private partnership between the Chilean Government and the Chilectra, the local electricity utility. The initiative is called “Chilectra – Full Electric Buildings” and it offers an optional electrical energy tariff for residential consumers. This strategy is further explained in Section 6.3. Which barriers to further implementation of energy efficiency exist? Based on the opinion of the various key stakeholder involved in this research, this research shows that most barriers to energy efficiency in the private housing sector in Santiago de Chile interact and strengthen each other. The classification of barriers to further implementation of energy efficiency is not straightforward. Nonetheless, in the opinion of real estate companies’ managers, the barriers to adopting energy efficiency measures in the private housing market in Santiago de Chile revolve around the specific characteristics of the local social system. These barriers are: 1) market barriers; 2) organizational barriers; 3) institutional barriers; and 4) behavioural barriers. In relation to the categorization of energy efficiency adopters identified in the first sub-question, the empirical evidence seems to indicate that, not all the barriers play the same role for all adopter categories. In general, market barriers are most relevant to the innovators group. Although most of the real estate developers mentioned that even today the local market and the local construction industry are not ready to provide adequate support (both in the availability of products and services) for further development of the market for energy efficient construction, the deficiency was greater 20 years ago, when the innovators first started to implement residential energy efficiency measures in the private housing sector. Moreover, the other barriers encountered (namely organizational and institutional barriers) are transversal to the adopter categories. This seems to drawn from the organizational and institutional characteristics of the context in which private real estate companies operate. The context remains constant over time and their internal relationships are also maintained, homogeneously affecting all adopter categories. Finally, barriers related to end users and/or clients’ behaviour are mainly listed by early majority adopters, which comprises developers who implement residential energy efficiency measures recently (after 2000). Apparently, this results mainly from the fact that end user are lacking information about the benefits (general and local) to be gained from implementing residential energy efficiency measures.:Acknowledgements ... p.5 Abstract ... p.7 Contents ... p.13 List of Figures... p.17 List of Tables ... p.19 List of Abbreviations ... p.21 1 Introduction ... p.27 1.1 Problem Statement ... p.27 1.2 Rationale and Aims of the Research ... p.31 1.3 Thesis Structure ... p.34 2 The Construction Sector at the Heart of the Chile\'s Energy Challenges ... p.37 2.1 The Chilean Construction Sector ... p.37 2.1.1 Background and Regulatory Framework ... p.38 2.1.2 Local Supply for Construction Services ... p.41 2.1.3 Demand for Construction Services ... p.47 2.2 The Private Housing Market in Santiago de Chile ... p.50 2.2.1 Characterisation of the Housing Demand ... p.51 2.2.2 Local Land Market and Housing Market Dynamics ... p.60 2.2.3 The Role of the State ... p.61 2.3 Chile’s Energy Challenge ... p.64 2.4 Raising Questions ... p.69 3 Research Design and Methods ... p.73 3.1 Research Design ... p.73 3.2 Sampling and Sub-cases Selection ... p.76 3.3 Primary Data Collection ... p.81 3.4 Data Analysis ... p.88 3.4.1 Transcription ... p.88 3.4.2 Interview Analysis ... p.90 3.4.3 Document Analysis ... p.93 3.5 Identification of Key Stakeholders and Interview Partners ... p.96 4 Energy Efficiency Standards for Residential Buildings ... p.99 4.1 Defining Energy Efficiency – The Wider Context ... p.100 4.2 Government-initiated Instruments – Building Codes and Energy Standards ... p.103 4.2.1 Regulatory Instruments ... p.104 4.2.2 Types of Regulations ... p.109 4.2.3 Thermal Zoning ... p.113 4.2.4 Information Instruments ... p.115 4.2.5 Economic Incentive Schemes ... p.121 4.2.6 Heating, Ventilation, and Air Conditioning (HVAC) Systems ... p.123 4.2.7 Renewable Energy ... p.125 4.3 Voluntary Instruments – Beyond the Building Codes ... p.128 4.3.1 The Shift Towards Green Buildings ... p.128 4.3.2 Green Building Certification Systems ... p.131 4.4 Regulatory Instruments in the Chilean Context ... p.148 4.4.1 Energy Efficiency in the National Energy Policy Making ... p.148 4.4.2 The Institutional Framework ... p.151 4.4.3 Energy Efficiency Standards in the Chilean Housing Sector ... p.155 4.5 Voluntary Instruments in Santiago de Chile ... p.161 4.5.1 Existing Certification Schemes ... p.161 4.5.2 Public-private Partnership ... p.164 4.6 Why Would Real Estate Companies Act Green? ... p.166 5 The Adoption of Energy Efficiency in the Private Housing Market in Santiago de Chile ... p.171 5.1 Energy Efficiency Adopters in the Private Housing Market ... p.172 5.1.1 Innovators ... p.174 5.1.2 Early Adopters ... p.175 5.2 Motivations for Applying Residential Energy Efficiency Measures ... p.179 5.2.1 Market Differentiation Strategies ... p.180 5.2.2 Company Policies ... p.182 5.2.3 Resource Efficiency ... p.186 5.2.4 Government Incentive Schemes ... p.191 6 Existing Residential Energy Efficiency Strategies ... p.195 6.1 Passive Design Strategies ... p.196 6.2 Active Design Strategies ... p.208 6.3 Public-Private Partnership ... p.212 7 Barriers to Implementing Residential Energy Efficiency Strategies ... p.217 7.1 Market Barriers ... p.218 7.2 Organizational Barriers ... p.226 7.3 Institutional Barriers ... p.229 7.4 Behavioural Barriers ... p.231 7.5 Central Challenges for the Adoption of Energy Efficiency ... p.235 8 Discussion of the Results and Implications ... p.239 8.1 Summary of Findings ... p.239 8.2 Discussion and Implications ... p.245 8.3 Recommendations ... p.250 8.4 Further Research ... p.257 References ... p.261 Annex ... p.279