Syftet med följande examensarbete har varit att kartlägga och utforska vilka åtgärder som fastighetsbolag bör tillämpa eller utveckla vid ombyggnationer som uppfattas främja en förbättrad inomhusmiljö. Arbetet omfattar en kartläggning över vilka områden som fastighetsbolag bör fokusera på att förbättra vid en ombyggnation. Inklusionskriterier för fastighetsbolag och entreprenadföretag i examensarbetet har varit: att huvudbolaget eller de själva varit verksamma under minst 10 år i branschen, att företaget i dagsläget arbetar med ett utarbetat miljösystem inom företaget och/eller inom projekt samt att fastighetsbolagen ska inneha fler än 165 lägenheter och/eller kontorslokaler. Studien har tillämpat intervjuer med utvalda fastighetsbolag och entreprenadföretag samt en fallstudie med hjälp av fastighetsbolaget Diös som belyser praktiska åtgärder som uppfattas främja en förbättrad inomhusmiljö. Innehållsanalysen av intervjuerna och tillämpad fallstudie har sedan jämförts med insamlad teori vilken består av både litteratur och artiklar. Resultatet av studien presenterar de analyserade intervjuerna samt fallstudien. Slutsatsen av studien är att fastighetsbolagen kan utföra ombyggnationer som uppfattas kunna främja en förbättrad inomhusmiljö genom att effektivisera projekteringsskedet, utveckla ett styrmedel som kan generera en god dialog mellan hyresgäst och beställare samt fördela resurser inom aspekter som anses viktiga för en trivsam inomhusmiljö: termisk-, akustisk- och visuell miljö samt luftkvaliteten.

This master’s thesis deals with the basic principles of the Land Register. It compares establishment of principles in the previous legal regulation in effect until the end of year 2013 with the new legislation effective from the 1st of January 2014, when the new Civil Code No. 89/2012 Coll. and the new Cadastral Law No. 256/2013 Coll. entered into force. The new Civil Code brings large changes in the recodification of private law. Some important changes are related to the topic of this thesis, it changes the definition of immovable property, expands the range of rights registered in the cadastre and significantly affects the principles of the Land Register. The thesis explains the principles and searches for the most significant changes brought by the new legislation. Furthermore the thesis also discusses the status of the property owner. So it focuses mainly on the principle of material publicity related to the protection of good faith. The conclusion summarizes the most important changes in legislation that significantly affected the principles of the Land Register and assurance of the correct acquisition of property rights.

Over the last ten years there has been a significant increase in environmental certification of buildings in the world. More and more people are getting aware of the fact that buildings use a lot of energy and affect the wellbeing of the community and our planet. The research has the last 15 years therefore produced several studies investigating different options available to decrease buildings environmental impact. Through the following report a summary is done reviewing the many opinions in the field. The goal with this Bachelor of Science thesis is thus to investigate the issue “Why should property owners and tenants choose environmentally certified buildings? What are the benefits and drawbacks for respective part?” To answer this question an extensive literature review over available materials in this field were made, both internationally and in Sweden. A closer investigation was then conducted through interviews for the market in Sweden to fill in gaps in information. The interviewed parties were all active within the field and had different perspectives representing both property owners and tenants. In our results can we see several benefits for property owners in possessing environmentally certified buildings. Some of the more significant of these benefits are potentially higher rental levels, market values, lower vacancies and energy savings resulting in better net operating income. Add thereto a competitive advantage against other property owners and a decreased risk of being deselected by tenants. Motivating why the tenant should be located in certified real estate is not as simple though, which in Sweden might be because of the high standards in many buildings and that it is hard to directly connect several of the benefits to the certification. Though, generally seen because of that the demand still is high should reasons as better indoor climate, increased productivity and quality assurance be strong arguments to choose environmental certified buildings. Furthermore could the disagreement in the business be solved with more transparency about the cost situation and clearer conformity between the different environmental certification systems. / De senaste tio åren har det kunnat observeras en markant ökning av antalet miljöcertifierade byggnader runt om i världen. Fler och fler blir medvetna om att byggnader använder mycket energi och påverkar hur både människor och vår planet mår. Forskningen har de senaste 15 åren därför producerat många studier som utreder flertalet av de alternativ som finns för att sänka byggnaders miljöpåverkan. Genom följande rapport görs en sammanställning av en del av det brus och åsikter som finns om ämnet. Tanken med kandidatarbetet är således att utreda frågeställningen ”Varför ska fastighetsägare och hyresgäster välja miljöcertifierade fastigheter? Vad finns det för fördelar och nackdelar för respektive part?”. För att kunna svara på denna fråga genomfördes en utförlig litteraturstudie av tillgängligt material inom området, både internationellt och i Sverige. En närmare undersökning har sedan gjorts med hjälp av intervjuer för att komplettera och fylla ut bilden av miljöcertifieringssystem i Sverige. De intervjuade tillhör intressenter som är verksamma från olika perspektiv för fastighetsägare eller hyresgäster. Vi kan i resultaten se att det finns flera fördelar för fastighetsägare i att äga miljöcertifierade fastigheter. Några av de tydligare av dessa är bättre driftnetto på grund av energibesparing, potentiellt högre hyresnivåer och marknadsvärden samt lägre vakans. Lägg därtill ett konkurrensmedel mot andra fastighetsägare och minskad risk för att bli bortvald av hyresgäster. Ur hyresgästperspektiv är det svårare att motivera varför de ska vara lokaliserade till miljöcertifierade fastigheter, vilket i Sverige i många fall beror på att byggnader redan har hög standard samt att det är svårare att knyta fördelar just till själva miljöcertifieringen. Men generellt sett i och med att efterfrågan ändå är stor borde anledningar som bättre inomhusklimat, ökad produktivitet och kvalitetssäkring vara kraftiga argument för att välja miljöcertifierat. Vidare skulle oenigheten i branschen kunna lösas med mer transparens i kostnadsfrågan och en tydligare överensstämmelse mellan de olika miljöcertifieringssystemen.

E-handel kan anses utgöra det senaste tillskottet på detaljhandelsmarknaden, något som har möjliggjorts tack vare en ökad digitalisering i samhället. E-handelns marknadsandelar ökar stadigt varje år vilket är något som förutspås fortsätta i framtiden. Konsekvensen av det pågående skiftet inom detaljhandeln är förändrade konsumentbeteenden och vanor vilket inverkar på detaljhandeln och de affärsmodeller som är aktuella på marknaden. Fastighetsägare, likt handlare, måste anpassa sig efter trenderna på marknaden för att bibehålla attraktiviteten i deras butikslokaler. Syftet med uppsatsen är att studera en pågående förändring på detaljhandelsmarknaden samt hur den växande e-handeln påverkar fastighetsägares butikslokaler. Inom ramen för det studeras utvecklingen, hur fastighetsbranschen resonerar kring e-handelns intåg på marknaden samt vilka strategier fastighetsägare har för att bemöta en föränderlig marknad. Slutsatserna som kan konstateras är flera men svaret på den övergripande frågeställningen är att e-handeln ur ett långsiktigt perspektiv utgör en möjlighet för, snarare än ett hot mot, den fysiska handeln. Troligen kommer en del av butiksytorna utnyttjas i nya användningsområden eftersom den totala ytan som efterfrågas av handlare krymper. Sammanfattningsvis kommer butiker alltid att finnas men det är osäkert i vilken form och till vilken utsträckning. / E-commerce can be considered the latest addition to the retail market, which has been made possible by an increased digitalization in the society. The market share of e-commerce is steadily increasing every year, which is expected to continue in the future. The consequence of the ongoing shift in the retail market is changing consumer behavior and habits, which affects the retail market and business models that currently exist on the market. Property owners, as well as retailers, have to adapt to the trends on the market to maintain the attractiveness of their retail space. The purpose of the bachelor thesis is to study an ongoing change in the retail market as well as how the growing e-commerce affects the property owners' store premises. Within this framework, the development is studied, how the real estate industry reason about e-commerce's entry into the market, and what strategies property owners have to respond to a changing market. The conclusions that can be ascertained are several, but the answer to the overall question formulation is that e-commerce, from a long-term perspective, is an opportunity for, rather than a threat to, physical stores. Most of the retail space will probably be utilized in new areas of use as the total area demanded by retailers will shrink. In summary, stores will always exist, but it is uncertain in what form and to what extent.

No description available.

Between year 1961 and 1975 were about one million homes produced, which today is called the million programme. These homes are now in a great need of renovation as they contain hazardous substances in the materials, unnecessarily high energy use and they are in critical technical condition. Purpose: of the degree project is to identify how we can become increasingly sustainable in ROT-projects within the million programme areas. The degree projects studies among other things how a renovation will be sustainable, materials and waste impact, about the million programme rebuilding needs and rebuilding needs of low-energy houses in the million programme. The method: The degree project is based on a literature study, a questionnaire study and an interview study. The literature study has been carried out to gain an increased knowledge of how a ROT-project works and facts about the million programme. The survey consisted of questions about what the environmental work looks like in various ROT-projects. Entrepreneurs working on ROT-projects, landlords who manage housing in the million programme and tenants who live in the million programmehave participated in the survey. An interview study has been conducted with various ROT-entrepreneurs and landlords to get an overview of how the work of the million programmehas looked environmentally. The result: The million programme leak large amounts of energy and heat. Older have shown that greenhouse gas emissions and energy use have increased, so the need for renovation is becoming more apparent. Sustainable renovation is needed to reduce the negative environmental impact of greenhouse gas emissions and energy gas. In a construction process does material production have a major impact on the environment. When it comes to material selection and waste management is an important aspect for the environment within a ROT-project. In order to be able to work in an environmentally friendly way, it is necessary to plan in detail about various factors when handling the use of materials. The various factors are inventory, waste sorting, ordering materials in the right dimension, choosing materials with regard to the environment and handling the materials well during the construction process. Conclusion: The million programme homes are energyintesive and require among other things trunk replacement, ventilation replacement, replacement of electrical installations, windows, balconies and facades. In order to renovate the million programme homes good knowledge is required about ay hazardous substances in the materials and what measures are required to make the homes more energy efficient.

Klimatförändringar stället fastighetsägaren inför valet mellan att inte alls skydda sin fastighet, att utföra åtgärder som dämpar en pågående påverkan eller att förebygga i ett tidigt skede. Fastighetsägaren väljer främst utifrån fastighetsvärde, budgetrestriktioner och hur välinformerad den. Finns incitamentet – men budgetrestriktioner hindrar att skyddsåtgärden utförs, eller om det finns skalfördelar av att fler samsas om skyddsåtgärder – uppstår behov av någon form av spelplan för samverkan med gemensamma regler för förhandlingar etc. Fastighetsrättsliga institutioner – olika typer av fastighetssamfälligheter – kan erbjuda sådana spelplaner. Eftersom det ofta är samhällsekonomiskt mer fördelaktigt att ett tidigt förebyggande sker undersöks frågan huruvida fastighetsägaren kan beläggas med ansvar för att skydda sin fastighet för att förebygga klimatskadorna samt vilka institutioner som svensk fastighetsrätt erbjuder som kan vara lämpliga samverkansformer för fastighetssamarbete. Studien visar att ett strikt ansvar för fastighetsägaren att vidta åtgärder inte kan påvisas vid pågående markanvändning samt att ansvar i mindre mån kan utkrävas vid särskild verksamhetsutövning och vid förändrad markanvändning, särskilt nybyggnation. Genom kommunal planering kan planmyndigheten påtvinga fastighetsägare att utföra skyddsåtgärder eller skyddsanläggningar. Å andra sidan har inte det offentliga någon skyldighet att vidta förebyggande åtgärder på fastighetsägarens mark. Det offentliga har istället generellt skyldigheten att informera, planera och i något fall att övervaka. Fyra fallstudier belyser specifika problem som uppkommer vid jorddominerade snabba massrörelser (skred), vattendominerade snabba massrörelser (slamströmmar), översvämningar och vattenbrist. Fallstudierna behandlar skred i Göta älvdalen, slamströmmar vid Åre, översvämningar i Byälvens avrinnings-område i Värmland och vattenbrist i Öland. Fallstudierna belyser vilka förebyggande åtgärder som utförts i respektive fall och vem som initierat åtgärder och finansierat dem. Det finns förväntningar om att det är kommuner eller andra offentliga aktörer som ska agera och utföra skydd mot förväntade klimateffekter, vilket i vissa fall, om inte ofta, har gjorts. Därmed kan fastighetsägare vara ovilliga att delta i skyddsåtgärder för sina fastigheter även om det skulle finnas ekonomisk båtnad därtill. Det diskuteras om detaljplaneinstitutet skulle kunna bidra till att skyddsåtgärder och samverkan om förebyggande skydd i sådana fall ändå utförs. Svensk fastighetsrättslig lagstiftning erbjuder i de allra flesta fall goda möjligheter för fastighetsägare att kunna samverka inom ramen för en fastighetsrättslig institution. Det konstateras att gemensamhetsan-läggningsinstitutionen är den mest flexibla som dock har i huvudsak två begränsningar som här gör sig aktuella. För det första kan i huvudsak endast fastighetsägare vara deltagare i en gemensamhetsanläggning vilket hindrar sådana parter som ej har fastighetsanknytning att delta. I vissa fall kan sådana parters intresse vara av avgörande betydelse för att en skyddsanläggning kan inrättas. För det andra är gemen-vsamhetsanläggningar förbehållet just (stadigvarande) anläggningar och kan inte användas för icke-fysiska åtgärder och inte heller för åtgärdersom avser viss markavvattning och bevattning. För icke-fysiska åt-gärder kan vattenförbund vara alternativet och vad gäller markavvattning kan både fastighetsägare och andra verksamhetsutövare delta i markavvattningssamfälligheter. Förrättningsexempel och exempel från domstolsprocesser visar att gemensamhetsanläggning såväl som markavvattningssamfälligheter har tilllämpats för att skydda mot klimateffekter eller därmed jämförbaraändamål. Vid konkurrenssituationer som kan uppkomma vid bevattning har kommunermöjlighet att påbjuda fastighetsägare som vanligtvis inte behöver tillstånd att ta vatten att söka tillstånd. I sådana fall kan det, förutom samverkan genom en gemensamhetsanläggning, finnas möjlighet att samverka genom en vattenrättslig samfällighet för bevattningsändamål. / Expectations due to more frequent occurrences of extreme weather puts the light on what liability real property owners may have to properly defend their property from the effects of extreme weather incidents and how property owners can collaborate with others to make joint arrangements to protect property. The climate effects due to extreme weather occurrences that are affecting real property are identi-fied as rapid slope moments (landslides, mudflows etc.), floods and water scarcity (droughts). A broad panoply of arrangements can be used to protect for these climate effects, mainly it can be done through either adding a protecting facility or through avoid exposing property value by simply removing buildings or other facilities that are in the risk of taking damage or by planning or governance avoid those facilities in the risk zone of being exposed are built or are getting another land use that is more sensitive for nega-tive influence from the climate effects. Climate change puts the real property owner in the option of choosing between mainly three types of actions: to not take any action at all (laissez-fair), to mitigate ongoing changes or to take pre-emptive actions in an earlier stage. The real property owner is fore-mostly making the choice depending on the property value, budget restrictions and how well the owner is informed. If there are incitements – but budget restrictions hinder a protective arrangement to be taken or if the economy of scale makes a joint arrangement of damage protection advantageous – the need arises for some sort of a collaborative playing field with sets of corporate rules for negotiations etc. Institutions regulated in real property law – different types of joint property units or associations – could provide such playing fields. Since, from a socio-economic viewpoint, it will be more beneficial to do pre-emptive arrangements in most cases, the question of whether a real property owner can be imposed with liability to take preventive actions in order to protect its property from climate damages arises as well as what kind of institutions, Swedish real property regulations offer suitable for real property collaboration for such arrangements. It is determined that strict liability in those matters cannot be imposed for properties with ongoing land use. In some cases, liability can be imposed to a lesser extent if the land use is about to change, especially in case land is being built, or if certain activities deemed as noxious in environmental legislation are being operated. The most far-reaching road to impose liability on real property owners is by communal planning of the built environment whereby municipalities through the Swedish Built Environment act (plan- och bygglagen) can oblige real property owners to conduct certain arrangements. At the other hand, there is no obligation for the public to undertake any pre-emptive arrangements on anybody ́s real property or instead of a real property owner. The public has instead a general obligation to inform, plan and at certain occasions to supervise situations regarding climate change. Four case studies illuminate specific problems which emerge in dealing with soil-dominated rapid slope movements (landslides), water-dominated rapid slope movements, floods and water scarcity. The case studies cover landslides in the Göta Älvdal, mudflows in Åre, floods in the watershed area of Byälven in Värmland and water scarcity in Öland. The case studies shed light on which pre-emptive arrangements have been achieved in each case and which party have been initiating and financing the arrangements. In many cases, municipalities and other public actors are, due to historic and other reasons, anticipated to carry out pre-emptive arrangements, which can lead to private real property owners being unwilling to participate in arrangements even though an economic advantage could be ascertained. Proactive use of zoning plans may contribute to the achievement of pre-emptive arrangements and collaborations for the benefit thereof in such cases. In most cases, Swedish real property legislation offers good opportunities for real property owners for collaborating within a joint property setting. Joint facilities are by far providing the most flexible solution for this but which has mainly two limitations to be aware of. Firstly, only parties definable as real property owners and a few other, but similar, types of parties can be participators, effectively preventing others with no duly association to property ownership to join. This problem is not always foreseeable; in certain cases, such parties’ involvement can be determinant for establishing a certain protective facility or arrangement. Secondly, a joint facility can only be ordered for permanent facilities and cannot be used for non-physical arrangements either for several cases of drainage and water irrigation. Water federations (vattenförbund) can prove useful as a suitable form of collaboration in cases of non-physical arrangements. When it comes to drainage, joint drainage associations (markavvattningssamfällighet) are useful since both real property owners and operators with no real property connections can participate in such associations. Examples from relevant cadastral procedures and procedures in court prove that joint facilities, as well as joint drainage associations, have been used to achieve protective arrangements regarding climate effects or comparison purposes. Regarding irrigation and water use, municipalities have in case of water scarcity the legal ability to command real property owners that in normal cases have no obligation to seek permission to draw water, to apply for water catchment permission. In such cases, besides the form of joint facility, a possibility to collaborate through a joint association for irrigation use is presented.

I den här rapporten undersöks hur geografiskt läge, fastighetens fysiska egenskaper och ägandeform påverkar priset för småhus i Stockholms län. Målet med undersökningen är att ta fram en modell, baserad på de faktorer som påverkar bostadspriset mest, som kan användas för att uppskatta en fastighets värde. Undersökningen är baserad på data för småhus som sålts i Stockholms län 2020. Datasetet som används har erhållits av Booli. Efter att datasetet kontrollerats och vid behov anpassats för att uppfylla antaganden för multipel linjär regression, så tillämpas multipel linjär regression. Framåtselektion används för att ta fram de faktorer som starkast påverkar priset och därmed bör ingå i den slutliga modellen. Resultat från undersökningen visar att levnadsyta är den faktor som starkast påverkar priset på småhus i Stockholms län. Vidare bidrar även faktorer som avstånd till vatten, konstruktionsår och vilken kommun huset är beläget i. Slutligen diskuteras även vilken betydelse undersökningen och modellen som tas fram kan tänkas ha för större fastighetsägare. / This report investigates how geographic position, physical attributes of the property and form of ownership affect the price of houses in Stockholm County. The research goal is to develop a model, based on the factors with the strongest impact on house prices, which can be used to estimate the value of a property. The investigation is based on data of sold houses in Stockholm County in 2020. The dataset was obtained from Booli. After relevant adjustments of the dataset have been made, in order to satisfy the assumptions of multiple linear regression, multiple linear regression was applied. Thereafter, forward selection was used to determine which factors to include in the final model. The results indicate that living area is the factor with the highest impact on property prices. Furthermore, other important factors are distance to water, construction year and which municipality the property is situated in. Finally, the importance of the investigation and the model for larger property owners is discussed.

Die Stadtentwicklungspolitik in Deutschland formuliert aufgrund veränderter Rahmenbedingungen wie dem demografischen Wandel, der Globalisierung der Wirtschaftsbeziehungen oder auch veränderter öffentlicher Finanzen, die normative Idee, Stadtquartiere durch eine intensivere Beteiligung privater Akteure zu entwickeln. Bisherige Versuche der Städtebauförderung die Einbindung privater Kleineigentümer in quartiersbezogene Handlungsansätze zu stimulieren zeigen, dass dies bislang nur unzureichend gelingt. Auf rationalen Handlungslogiken basierende Theorien sprechen im Zusammenhang der privaten Erstellung öffentlicher Güter sogar von „Marktversagen“. Und trotzdem existieren bereits erste Eigentümerstandortgemeinschaften (ESG) in Deutschland. Was ermöglichte dieses private Engagement? Angesichts fehlender empirischer Daten über freiwilliges kollektives Handeln privater Eigentümer in der Quartiers-entwicklung, geht die vorliegende Dissertation der Frage nach, welche Faktoren die Entstehung von ESG bestimmen und die institutionelle Struktur von ESG charakterisieren. Zur Beantwortung der Forschungsfrage wurde ein vergleichendes Fallstudiendesign mit ESG in Dortmund, Essen und Görlitz gewählt. Die Ergebnisse der Dissertation verdeutlichen, dass ESG als abhängige Variable sowohl durch die individuellen Interessen bzw. Handlungsstrategien der Immobilieneigentümer bei der Bewirtschaftung ihrer Immobilien, als auch durch den Steuerungsanspruch staatlicher Akteure in der Quartiersentwicklung bestimmt werden. Die Autorin leitet die individuellen und kollektiven Handlungsstrategien der Akteure her und setzt sich mit der individuellen Motivation zum Handeln auseinander. Zusätzlich werden grundlegende institutionelle Merkmale von ESG und ihre Eigenheit als Urban Governance-Ansatz diskutiert. Aus den als Hypothesen formulierten Ergebnissen werden abschließend Schlussfolgerungen für die Praxis sowie der weitere Forschungsbedarf abgeleitet. / This PhD thesis deals with a concept of urban development which is at present in a pilot phase in Germany, the Local Property Owner Partnership (LoPOP). These are characterized by a voluntary collective development of the quarter at the initiative of the property owners. The demographic, economic and social structures lead to spatially differentiated changes which induce complex problems in urban development. Among others, this may result in a notable increase of vacant flats, an increasing demand for low-barrier flats or in investment backlogs of the public infrastructure. A large part of the up-coming investment tasks concerns private property and requires action by private property owners, e.g. in the development of living space. Attempts to activate proprietors via urban development funding have shown minor success up to now. Current urban development policy formulates the idea to reach a positive development of structurally weak quarters by a more intensified participation of private actors in collective approaches. In view of the missing of empirical data on voluntary action by private proprietors in the urban development, the PhD thesis investigates which factors determine the establishment of Local Property Owner Partnerships and characterize their institutional structure. Due to the small number of existing LoPOPs in Germany as well as to the limited number of scientific publications dealing with this subject, a comparative case study design was chosen. Fifty-six partially structured interviews were held in three heterogeneously distinctive LoPOPs in Dortmund, Essen and Görlitz. The transcribed interview data were processed by means of reconstructive content analyses and the results were formulated as hypotheses. The results of the thesis show that the subject of examination, LoPOPs, can be discussed with respect to actor-related and institutional theories as well as governance approaches. LoPOPs are defined as a dependent variable with respect to the individual interests and strategies of action of the property owners concerning their real estate management as well as to the governance requirements of state actors concerning the development of the quarter. Thereby, it has become apparent that one should make a distinction between the strategies of action of the state and the private actors. Both groups show three basic types of action strategies which have constructional and social as well as structural impacts on the quarter. The individual strategies of action of the proprietors are invest, wait and exit. With regard to the quarter, the municipal actors have the strategies develop, wait or retract at their disposal. Moreover, the data analyses discovered a path dependency between the individual management strategies of the proprietors and their action in the collective situation. The actors who are focusing on wait or on exit play the role of free riders. With regard to the proprietors who are willing to invest, three collective strategies of action may be noted: wait, individual effort and cooperation. As a central motive for choosing the collective strategy of action cooperation and, thus for commitment to participating in the LoPOP, the reduction of uncertainty could be identified. According to this, the preparedness for cooperation depends on the intensity of uncertainty in the management of the property and, thus, also on the degree of being affected by the above mentioned structural change. Whether the LoPOP is a suitable tool for the elimination of this uncertainty is closely connected with its institutional structure. LoPOPs are - taking into account the specific constellation of actors - characterized by high transaction costs, due to the low legal and social possibilities for sanctions. Therefore, a clear value of the projects and the common standards of the actors are all the more necessary for success. LoPOPs deal with the development of quarters and produce, as a private initiative, also public goods. This establishes the public interest in their development. The results of the thesis show that, due to the constellation of actors, interests and themes in voluntary LoPOPs, the state actors concentrate on the interaction form of the horizontal coordination. Therefore, LoPOPs can be referred to as a form of Urban Governance. Moreover, it becomes obvious that, when the mission statement of a voluntary, informal and private network of small proprietors shall be realised, on the one hand free riders cannot be avoided, on the other hand the public authorities are indispensable providing consulting and financial support. In comparison with traditional approaches of urban development funding, LoPOPs, as collective development approaches, need an intensive involvement of local actors in addition to the thematic debate during their preparation. The thesis terminates with conclusions for practice as well as needs for further research drawn from the generated hypotheses. The needs for further research refer inter alia to the evaluation of effects of the LoPOPs; the analysis of learning processes among the groups of actors in the development process and in the verification of the generated hypotheses in this work.

Die Stadtentwicklungspolitik in Deutschland formuliert aufgrund veränderter Rahmenbedingungen wie dem demografischen Wandel, der Globalisierung der Wirtschaftsbeziehungen oder auch veränderter öffentlicher Finanzen, die normative Idee, Stadtquartiere durch eine intensivere Beteiligung privater Akteure zu entwickeln. Bisherige Versuche der Städtebauförderung die Einbindung privater Kleineigentümer in quartiersbezogene Handlungsansätze zu stimulieren zeigen, dass dies bislang nur unzureichend gelingt. Auf rationalen Handlungslogiken basierende Theorien sprechen im Zusammenhang der privaten Erstellung öffentlicher Güter sogar von „Marktversagen“. Und trotzdem existieren bereits erste Eigentümerstandortgemeinschaften (ESG) in Deutschland. Was ermöglichte dieses private Engagement? Angesichts fehlender empirischer Daten über freiwilliges kollektives Handeln privater Eigentümer in der Quartiers-entwicklung, geht die vorliegende Dissertation der Frage nach, welche Faktoren die Entstehung von ESG bestimmen und die institutionelle Struktur von ESG charakterisieren. Zur Beantwortung der Forschungsfrage wurde ein vergleichendes Fallstudiendesign mit ESG in Dortmund, Essen und Görlitz gewählt. Die Ergebnisse der Dissertation verdeutlichen, dass ESG als abhängige Variable sowohl durch die individuellen Interessen bzw. Handlungsstrategien der Immobilieneigentümer bei der Bewirtschaftung ihrer Immobilien, als auch durch den Steuerungsanspruch staatlicher Akteure in der Quartiersentwicklung bestimmt werden. Die Autorin leitet die individuellen und kollektiven Handlungsstrategien der Akteure her und setzt sich mit der individuellen Motivation zum Handeln auseinander. Zusätzlich werden grundlegende institutionelle Merkmale von ESG und ihre Eigenheit als Urban Governance-Ansatz diskutiert. Aus den als Hypothesen formulierten Ergebnissen werden abschließend Schlussfolgerungen für die Praxis sowie der weitere Forschungsbedarf abgeleitet.:A Einleitung.............................................................................................................23 1 Hintergrund und Problemstellung.....................................................................25 1.1 Städte im Wandel der Zeit...........................................................................25 1.2 Die Städtebauförderung im Wandel der Zeit...............................................33 2 Gegenstand und Zielstellung der Untersuchung................................................37 2.1 Gegenstand der Untersuchung...................................................................37 2.2 Ziel und Fragestellung der Untersuchung....................................................42 3 Aufbau der Arbeit.............................................................................................45 4 Grenzen der Arbeit...........................................................................................49 B Kollektives Handeln – theoretische Einordnung der zentralen Problematik...........51 1 Über die individuelle Herausforderung, kollektiv zu handeln.............................53 1.1 Zum Charakter des Kollektivgutes...............................................................54 1.2 Kollektives Handeln als rationales Handeln..................................................56 1.3 Kollektives Handeln als soziales Handeln.....................................................60 1.4 Zwischenfazit..............................................................................................65 2 Über die Befähigung zum kollektiven Handeln mittels Institutionen..................67 2.1 Verwendung des Begriffs und Entstehung von Institutionen........................67 2.2 Einflussfaktoren bei der Entstehung von Institutionen.................................72 2.3 Typen von Institutionen und ihre Interaktionsformen..................................78 2.4 Charakter von Institutionen und ihre Wirkungen.........................................84 2.5 Zwischenfazit..............................................................................................87 3 Kollektives Handeln als Koordinations- und Kooperationsaufgabe des Staates...91 3.1 Das Verhältnis zwischen staatlichen und privaten Akteuren.........................91 3.2 Von Planung über Steuerung zu Governance..............................................94 3.3 Wandel im Planungsverständnis in der Stadtentwicklung..........................101 3.4 Zwischenfazit............................................................................................108 C Herangehensweise und Methodik .....................................................................111 1 Wahl des Forschungsdesigns...........................................................................113 2 Auswahl und Erhebung der Daten..................................................................117 2.1 Auswahl der Fallstudien ...........................................................................117 2.2 Auswahl der Interviewpartner ..................................................................121 2.3 Erhebung der Daten..................................................................................124 2.4 Wahl der Interviewart und Durchführung der Interviews...........................126 3 Auswertung der Daten....................................................................................129 3.1 Erkenntnistheoretische Grundannahmen...................................................129 3.2 Prozess der Analyse..................................................................................130 3.3 Generierungen der Hypothesen................................................................135 D Einführung in Eigentümerstandortgemeinschaften (ESG) in Deutschland und die Fallstudien ...137 1 Eigentümerstandortgemeinschaften in Deutschland........................................139 1.1 Anlass für Eigentümerstandortgemeinschaften in Deutschland..................139 1.2 Entwicklungsstand von ESG in Deutschland .............................................140 1.3 ESG als Regelungstatbestand der Bundesgesetzgebung............................143 1.4 ESG als ExWoSt-Forschungsfeld................................................................145 2 Fallstudie ESG Brunnenstraßenviertel in Dortmund .........................................149 2.1 Strukturdaten der Stadt Dortmund............................................................149 2.2 Strukturdaten des ESG-Standortes............................................................151 2.3 Entstehung, Akteure und Inhalte der ESG.................................................155 2.4 Handlungsmotive und -strategien der Beteiligten......................................157 2.5 Institutionelle Merkmale der ESG..............................................................161 3 Fallstudie ESG Vogelheim in Essen ..................................................................163 3.1 Strukturdaten der Stadt Essen...................................................................163 3.2 Strukturdaten des ESG-Standortes............................................................167 3.3 Entstehung, Akteure und Inhalte der ESG.................................................169 3.4 Handlungsmotive und -strategien der Beteiligten......................................170 3.5 Institutionelle Merkmale der ESG..............................................................172 4 Fallstudie ESG Gründerzeitquartier in Görlitz ..................................................175 4.1 Strukturdaten der Stadt Görlitz.................................................................175 4.2 Strukturdaten des ESG-Standortes............................................................180 4.3 Entstehung, Akteure und Inhalte der ESG.................................................184 4.4 Handlungsmotive und -strategien der Beteiligten......................................186 4.5 Institutionelle Merkmale der ESG..............................................................188 E Vergleichende Analyse der Daten und Generierung übergreifender Aussagen zu ESG…...191 1 Zwischen Idealisten und Rationalisten: Akteursgruppen und Rollenbilder........193 1.1 Die Akteursgruppen in ESG.......................................................................193 1.2 Rollenbilder der Akteure und ihre Rolle in der ESG....................................199 2 Zwischen öffentlich und privat: Themen und Projekte der ESG........................205 2.1 Zur Wahrnehmung der Handlungssituation .............................................205 2.2 Projekte der ESG.......................................................................................209 3 Investition versus Exit: Handlungsstrategien der Akteure.................................215 3.1 Handlungsoptionen der Eigentümer bzgl. der Immobilie...........................215 3.2 Handlungsoptionen der Eigentümer bzgl. der ESG....................................222 3.3 Handlungsoptionen der öffentlichen Hand................................................226 3.4 Zusammenspiel und Pfadabhängigkeit in der Strategiewahl .....................229 4 Zwischen Unsicherheit und Sicherung: Motivation der Immobilieneigentümer.239 4.1 Reduzierung von Unsicherheit als übergeordnetes Motiv..........................240 4.2 Steigerung von Macht und Einfluss durch ESG..........................................243 4.3 Monetäre Vorteile durch ESG....................................................................246 4.4 Lösung eines Sachproblems durch ESG....................................................249 4.5 Der Einfluss von Kontextbedingungen auf die Entstehung von ESG...............251 5 Hemmnisse und Erfolgsfaktoren im Entstehungsprozess..................................257 5.1 Hemmnisse für die Entstehung einer ESG..................................................257 5.2 Erfolgsfaktoren für die Gründung einer ESG..............................................263 6 Zwischen strategischem Netzwerk und Gemeinschaftsorganisation: institutionelle Ausprägung bei ESG..................................................................271 6.1 Die Generierung von Nutzen durch ESG...................................................271 6.2 Mit der Institution ESG verbundene Kosten...............................................273 6.3 Normen und Diskontierungsraten der Akteure..........................................279 7 Zwischen Anreiz und Zwang: Urban Governance und die Rolle des Staates....283 7.1 Zwischen Anreiz und Zwang: Steuerungsansätze in ESG...........................283 7.2 Urban Governance: Zur Rolle der öffentlichen Hand in ESG......................289 F Diskussion der Hypothesen und Schlussfolgerungen .........................................293 1 Diskussion der Hypothesen zu den Forschungsfragen.....................................295 1.1 Beteiligte und Themen von ESG................................................................296 1.2 Handlungsmotive und -strategien der Beteiligten......................................301 1.3 Erfolgsfaktoren und Hemmnisse im ESG-Entstehungsprozess....................307 1.4 Institutionelle Merkmale von ESG.............................................................310 1.5 ESG als Governance in der Stadtentwicklung............................................314 1.6 Fazit zur Leitfrage.....................................................................................319 2 Schlussfolgerungen und weiterer Forschungsbedarf .......................................323 2.1 Schlussfolgerungen für die Praxis..............................................................323 2.2 Weiterer Forschungsbedarf.......................................................................330 G Verzeichnisse......................................................................................................335 1 Quellen...........................................................................................................337 1.1 Literatur....................................................................................................337 1.2 Internet.....................................................................................................357 1.3 Interviewpartner.......................................................................................358 2 Abkürzungsverzeichnis....................................................................................365 3 Abbildungsverzeichnis.....................................................................................367 4 Tabellenverzeichnis.........................................................................................369 / This PhD thesis deals with a concept of urban development which is at present in a pilot phase in Germany, the Local Property Owner Partnership (LoPOP). These are characterized by a voluntary collective development of the quarter at the initiative of the property owners. The demographic, economic and social structures lead to spatially differentiated changes which induce complex problems in urban development. Among others, this may result in a notable increase of vacant flats, an increasing demand for low-barrier flats or in investment backlogs of the public infrastructure. A large part of the up-coming investment tasks concerns private property and requires action by private property owners, e.g. in the development of living space. Attempts to activate proprietors via urban development funding have shown minor success up to now. Current urban development policy formulates the idea to reach a positive development of structurally weak quarters by a more intensified participation of private actors in collective approaches. In view of the missing of empirical data on voluntary action by private proprietors in the urban development, the PhD thesis investigates which factors determine the establishment of Local Property Owner Partnerships and characterize their institutional structure. Due to the small number of existing LoPOPs in Germany as well as to the limited number of scientific publications dealing with this subject, a comparative case study design was chosen. Fifty-six partially structured interviews were held in three heterogeneously distinctive LoPOPs in Dortmund, Essen and Görlitz. The transcribed interview data were processed by means of reconstructive content analyses and the results were formulated as hypotheses. The results of the thesis show that the subject of examination, LoPOPs, can be discussed with respect to actor-related and institutional theories as well as governance approaches. LoPOPs are defined as a dependent variable with respect to the individual interests and strategies of action of the property owners concerning their real estate management as well as to the governance requirements of state actors concerning the development of the quarter. Thereby, it has become apparent that one should make a distinction between the strategies of action of the state and the private actors. Both groups show three basic types of action strategies which have constructional and social as well as structural impacts on the quarter. The individual strategies of action of the proprietors are invest, wait and exit. With regard to the quarter, the municipal actors have the strategies develop, wait or retract at their disposal. Moreover, the data analyses discovered a path dependency between the individual management strategies of the proprietors and their action in the collective situation. The actors who are focusing on wait or on exit play the role of free riders. With regard to the proprietors who are willing to invest, three collective strategies of action may be noted: wait, individual effort and cooperation. As a central motive for choosing the collective strategy of action cooperation and, thus for commitment to participating in the LoPOP, the reduction of uncertainty could be identified. According to this, the preparedness for cooperation depends on the intensity of uncertainty in the management of the property and, thus, also on the degree of being affected by the above mentioned structural change. Whether the LoPOP is a suitable tool for the elimination of this uncertainty is closely connected with its institutional structure. LoPOPs are - taking into account the specific constellation of actors - characterized by high transaction costs, due to the low legal and social possibilities for sanctions. Therefore, a clear value of the projects and the common standards of the actors are all the more necessary for success. LoPOPs deal with the development of quarters and produce, as a private initiative, also public goods. This establishes the public interest in their development. The results of the thesis show that, due to the constellation of actors, interests and themes in voluntary LoPOPs, the state actors concentrate on the interaction form of the horizontal coordination. Therefore, LoPOPs can be referred to as a form of Urban Governance. Moreover, it becomes obvious that, when the mission statement of a voluntary, informal and private network of small proprietors shall be realised, on the one hand free riders cannot be avoided, on the other hand the public authorities are indispensable providing consulting and financial support. In comparison with traditional approaches of urban development funding, LoPOPs, as collective development approaches, need an intensive involvement of local actors in addition to the thematic debate during their preparation. The thesis terminates with conclusions for practice as well as needs for further research drawn from the generated hypotheses. The needs for further research refer inter alia to the evaluation of effects of the LoPOPs; the analysis of learning processes among the groups of actors in the development process and in the verification of the generated hypotheses in this work.:A Einleitung.............................................................................................................23 1 Hintergrund und Problemstellung.....................................................................25 1.1 Städte im Wandel der Zeit...........................................................................25 1.2 Die Städtebauförderung im Wandel der Zeit...............................................33 2 Gegenstand und Zielstellung der Untersuchung................................................37 2.1 Gegenstand der Untersuchung...................................................................37 2.2 Ziel und Fragestellung der Untersuchung....................................................42 3 Aufbau der Arbeit.............................................................................................45 4 Grenzen der Arbeit...........................................................................................49 B Kollektives Handeln – theoretische Einordnung der zentralen Problematik...........51 1 Über die individuelle Herausforderung, kollektiv zu handeln.............................53 1.1 Zum Charakter des Kollektivgutes...............................................................54 1.2 Kollektives Handeln als rationales Handeln..................................................56 1.3 Kollektives Handeln als soziales Handeln.....................................................60 1.4 Zwischenfazit..............................................................................................65 2 Über die Befähigung zum kollektiven Handeln mittels Institutionen..................67 2.1 Verwendung des Begriffs und Entstehung von Institutionen........................67 2.2 Einflussfaktoren bei der Entstehung von Institutionen.................................72 2.3 Typen von Institutionen und ihre Interaktionsformen..................................78 2.4 Charakter von Institutionen und ihre Wirkungen.........................................84 2.5 Zwischenfazit..............................................................................................87 3 Kollektives Handeln als Koordinations- und Kooperationsaufgabe des Staates...91 3.1 Das Verhältnis zwischen staatlichen und privaten Akteuren.........................91 3.2 Von Planung über Steuerung zu Governance..............................................94 3.3 Wandel im Planungsverständnis in der Stadtentwicklung..........................101 3.4 Zwischenfazit............................................................................................108 C Herangehensweise und Methodik .....................................................................111 1 Wahl des Forschungsdesigns...........................................................................113 2 Auswahl und Erhebung der Daten..................................................................117 2.1 Auswahl der Fallstudien ...........................................................................117 2.2 Auswahl der Interviewpartner ..................................................................121 2.3 Erhebung der Daten..................................................................................124 2.4 Wahl der Interviewart und Durchführung der Interviews...........................126 3 Auswertung der Daten....................................................................................129 3.1 Erkenntnistheoretische Grundannahmen...................................................129 3.2 Prozess der Analyse..................................................................................130 3.3 Generierungen der Hypothesen................................................................135 D Einführung in Eigentümerstandortgemeinschaften (ESG) in Deutschland und die Fallstudien ...137 1 Eigentümerstandortgemeinschaften in Deutschland........................................139 1.1 Anlass für Eigentümerstandortgemeinschaften in Deutschland..................139 1.2 Entwicklungsstand von ESG in Deutschland .............................................140 1.3 ESG als Regelungstatbestand der Bundesgesetzgebung............................143 1.4 ESG als ExWoSt-Forschungsfeld................................................................145 2 Fallstudie ESG Brunnenstraßenviertel in Dortmund .........................................149 2.1 Strukturdaten der Stadt Dortmund............................................................149 2.2 Strukturdaten des ESG-Standortes............................................................151 2.3 Entstehung, Akteure und Inhalte der ESG.................................................155 2.4 Handlungsmotive und -strategien der Beteiligten......................................157 2.5 Institutionelle Merkmale der ESG..............................................................161 3 Fallstudie ESG Vogelheim in Essen ..................................................................163 3.1 Strukturdaten der Stadt Essen...................................................................163 3.2 Strukturdaten des ESG-Standortes............................................................167 3.3 Entstehung, Akteure und Inhalte der ESG.................................................169 3.4 Handlungsmotive und -strategien der Beteiligten......................................170 3.5 Institutionelle Merkmale der ESG..............................................................172 4 Fallstudie ESG Gründerzeitquartier in Görlitz ..................................................175 4.1 Strukturdaten der Stadt Görlitz.................................................................175 4.2 Strukturdaten des ESG-Standortes............................................................180 4.3 Entstehung, Akteure und Inhalte der ESG.................................................184 4.4 Handlungsmotive und -strategien der Beteiligten......................................186 4.5 Institutionelle Merkmale der ESG..............................................................188 E Vergleichende Analyse der Daten und Generierung übergreifender Aussagen zu ESG…...191 1 Zwischen Idealisten und Rationalisten: Akteursgruppen und Rollenbilder........193 1.1 Die Akteursgruppen in ESG.......................................................................193 1.2 Rollenbilder der Akteure und ihre Rolle in der ESG....................................199 2 Zwischen öffentlich und privat: Themen und Projekte der ESG........................205 2.1 Zur Wahrnehmung der Handlungssituation .............................................205 2.2 Projekte der ESG.......................................................................................209 3 Investition versus Exit: Handlungsstrategien der Akteure.................................215 3.1 Handlungsoptionen der Eigentümer bzgl. der Immobilie...........................215 3.2 Handlungsoptionen der Eigentümer bzgl. der ESG....................................222 3.3 Handlungsoptionen der öffentlichen Hand................................................226 3.4 Zusammenspiel und Pfadabhängigkeit in der Strategiewahl .....................229 4 Zwischen Unsicherheit und Sicherung: Motivation der Immobilieneigentümer.239 4.1 Reduzierung von Unsicherheit als übergeordnetes Motiv..........................240 4.2 Steigerung von Macht und Einfluss durch ESG..........................................243 4.3 Monetäre Vorteile durch ESG....................................................................246 4.4 Lösung eines Sachproblems durch ESG....................................................249 4.5 Der Einfluss von Kontextbedingungen auf die Entstehung von ESG...............251 5 Hemmnisse und Erfolgsfaktoren im Entstehungsprozess..................................257 5.1 Hemmnisse für die Entstehung einer ESG..................................................257 5.2 Erfolgsfaktoren für die Gründung einer ESG..............................................263 6 Zwischen strategischem Netzwerk und Gemeinschaftsorganisation: institutionelle Ausprägung bei ESG..................................................................271 6.1 Die Generierung von Nutzen durch ESG...................................................271 6.2 Mit der Institution ESG verbundene Kosten...............................................273 6.3 Normen und Diskontierungsraten der Akteure..........................................279 7 Zwischen Anreiz und Zwang: Urban Governance und die Rolle des Staates....283 7.1 Zwischen Anreiz und Zwang: Steuerungsansätze in ESG...........................283 7.2 Urban Governance: Zur Rolle der öffentlichen Hand in ESG......................289 F Diskussion der Hypothesen und Schlussfolgerungen .........................................293 1 Diskussion der Hypothesen zu den Forschungsfragen.....................................295 1.1 Beteiligte und Themen von ESG................................................................296 1.2 Handlungsmotive und -strategien der Beteiligten......................................301 1.3 Erfolgsfaktoren und Hemmnisse im ESG-Entstehungsprozess....................307 1.4 Institutionelle Merkmale von ESG.............................................................310 1.5 ESG als Governance in der Stadtentwicklung............................................314 1.6 Fazit zur Leitfrage.....................................................................................319 2 Schlussfolgerungen und weiterer Forschungsbedarf .......................................323 2.1 Schlussfolgerungen für die Praxis..............................................................323 2.2 Weiterer Forschungsbedarf.......................................................................330 G Verzeichnisse......................................................................................................335 1 Quellen...........................................................................................................337 1.1 Literatur....................................................................................................337 1.2 Internet.....................................................................................................357 1.3 Interviewpartner.......................................................................................358 2 Abkürzungsverzeichnis....................................................................................365 3 Abbildungsverzeichnis.....................................................................................367 4 Tabellenverzeichnis.........................................................................................369