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Mot bakgrund av den rådande bostadsbristen infördes 2006 presumtionshyra, ettkostnadsbaserat hyressystemet för nyproduktion. Systemet har utvecklats och diskuteratslivligt de kommande åren och 31 maj 2021 ska även en ny utredning offentliggöra gällandefri hyressättning och då även eventuell utfasning av presumtionssystemet. Syftet med studien är att genom en kartläggning av litteraturen undersöka hur inställningarnatill presumtionssystemet har förändrats sedan införandet av presumtionshyra 2006, vad detfinns för åsikter kring övergångsfasen från presumtionshyra till bruksvärdeshyra och varförman väljer en hyresreglering över en annat vid nyproduktion. Uppsatsen har genomförts som en kvalitativ litteraturstudie där tidigare arbeten, lagtexter ochutredningar används för att bygga en databas med material från samtliga källor. Resultat ochanalyser bygger på uttalanden från regering, Hyresgästföreningen och fastighetsföretagen. Uppsatsen finner att regeringen och fastighetsföretagen inställning till presumtionshyra blivitallt sämre då fri hyressättning ses som ett bättre alternativ. Hyresgästföreningen harfortfarande en positiv syn på systemet. Aktörerna är överen om att det förstapresumtionshyror som infasas till bruksvärdeshyra kommer genomförs utan större problemdock ser man risk för senare övergångar. Fastighetsföretag väljer hyressystem främst eftervilket system som ger högst hyra men andra faktorer som säkerheten med en förhandladhyran spelar även in. / In light of the current housing shortage, a presumptive rent was introduced in 2006, acost-based rental system for new production. The system has since been developed anddiscussed intensely in the following years, and on 31 May 2021, a new investigation will bepublished regarding market rent and the possible end of the presumption system. The purpose of this study is to examine through a literature review how approaches to thepresumption system have changed since its introduction in 2006, what opinions there areabout the transition phase from presumption rent to utility value rent and why one chooses arent regulation over another during new production. The thesis was carried out as a qualitative literature study where previous thesis, legal textsand investigations were used to build a database with material from all sources. Results andanalyzes are based on statements from the government, the Tenant union and the real estatecompanies. This thesis finds that the government and the real estate companies' approach to presumptiverent has become worse and worse as market rent is seen as a better alternative. The Tenantunion still has a positive view of the presumption system. The participant on the marketagrees that the first presumptive rents that will be phased in to utility value rent will beimplemented without major problems, however, there is a risk for later agreements. Realestate companies choose rental systems primarily according to which system provides thehighest rent, but other factors such as the security of a negotiated rent also play a role.

<p>Design of products permits to yield goods and services to produce satisfaction on customers, which is measured as value. However, it is at this stage in which most of the environmental impact, from a lifecycle perspective, is added to the product. Eco-design aims at increasing value of products while reducing the burdens on the environment by means conscious design towards efficient use of resources. That efficiency, referred to as eco-efficiency, can be increased in a number of manners within environmental engineering. Traditionally, different fields have tackled materials, energy flows and products from different angles or approaches. In this thesis we describe Functional Sales (FS) and Industrial Ecology (IE) as examples of these. Within this latter, we put emphasis on Industrial Symbiosis (IS) and Eco-effectiveness. We consider these approaches are suitable to work in the framework of eco-design to increase ecoefficiency. By adding services to material products, and managing material and energy flows with a more ecological consciousness, we expect to increase value of products while reducing the impact on the environment.</p><p>To analyse this potential improvement, we developed a method involving a new eco-efficiency index (VERI), that recursively intends to ease decisions on possible eco-efficient alternatives. This index and its method are applied to a case study on management of olive oil supply in region of Murcia, Spain. Here, we propose three scenarios that will involve the implementation of FS and IE to compare the outcomes in value and environmental performance against an idealised current supply chain. The results obtained, although not accurate, suggest that FS and EI should be more taken into account in eco-design and, this latter, to also consider holistic viewpoints to find more eco-efficient alternatives for a product development.</p>

Design of products permits to yield goods and services to produce satisfaction on customers, which is measured as value. However, it is at this stage in which most of the environmental impact, from a lifecycle perspective, is added to the product. Eco-design aims at increasing value of products while reducing the burdens on the environment by means conscious design towards efficient use of resources. That efficiency, referred to as eco-efficiency, can be increased in a number of manners within environmental engineering. Traditionally, different fields have tackled materials, energy flows and products from different angles or approaches. In this thesis we describe Functional Sales (FS) and Industrial Ecology (IE) as examples of these. Within this latter, we put emphasis on Industrial Symbiosis (IS) and Eco-effectiveness. We consider these approaches are suitable to work in the framework of eco-design to increase ecoefficiency. By adding services to material products, and managing material and energy flows with a more ecological consciousness, we expect to increase value of products while reducing the impact on the environment. To analyse this potential improvement, we developed a method involving a new eco-efficiency index (VERI), that recursively intends to ease decisions on possible eco-efficient alternatives. This index and its method are applied to a case study on management of olive oil supply in region of Murcia, Spain. Here, we propose three scenarios that will involve the implementation of FS and IE to compare the outcomes in value and environmental performance against an idealised current supply chain. The results obtained, although not accurate, suggest that FS and EI should be more taken into account in eco-design and, this latter, to also consider holistic viewpoints to find more eco-efficient alternatives for a product development.

Augmented reality (AR) has emerged as a new interactive technology that enables marketers to craft an immersive experience for customers. The technology complaints the physical environment with virtual objects, and thus have the unique power to put the (virtual) product in the hands of the consumer. This provides marketers with a new option for reaching out and engaging with customers. Although the AR market is estimated to grow exponentially by the year 2023, little is known about how AR-applications on smart devices influence customer experience. This thesis addresses the research gap by exploring how IKEA Place, an AR-application, influences customer experience. By using a conceptual framework of online customer experience we explore how different antecedents influence the experience with AR. Furthermore, the study also highlight the differences between a website and an AR-application, and thus give a more nuanced understanding about AR. As the majority of the research on AR-technology has a quantitative approach, this study was done through a qualitative study using a quasi-experimental design. The empirical result indicates that aesthetics, ease-of-use, telepresence and assortment influence customer experience extensively. Moreover, the result also suggests that hedonic value influences the augmented experience more than the utilitarian, and thus customers do not perceive the application to fulfil their utility needs.

Studiens syfte är att utreda och jämföra olika hyressättningsmodeller i olika delar av Sverige med fokus på Göteborg, Umeå och Malmö. Dessutom kommer hyrornas uppbyggnad från två kommunala bostadsbolag att uppvisas för att se hur hyrorna påverkas av olika boendekvalitetsvariabler. En jämförelse med bostadsrättsmarknaden kommer också att utföras för att se skillnaderna på hur priset på lägenheter är uppbyggt jämfört med hur hyrorna är uppbyggda. Majoriteten av alla hyror bestäms genom årliga förhandlingar mellan fastighetsägarna och hyresgästföreningen där hyrorna baseras på lägenhetens läge, standard och driftkostnader. Vid de årliga hyresförhandlingarna justeras hyrorna för att de ska spegla hyresgästernas värderingar och åsikter bättre [1]. I den här studien används hedoniska regressioner för att analysera data från två kommunala bostadsbolag i Malmö och Göteborg. Resultaten visar på att lägenheternas hyror till största del är uppbyggd av dess storlek, läge, köksstandard samt byggår. Resultaten visar att läget till viss del är felvärderat för båda företagen samt att läget generellt har en liten påverkan på hyresnivåern / The purpose of the study is to investigate and compare different rental models in different cities in Sweden, focusing on Gothenburg, Umeå and Malmö. In addition to this the composition of two rental models of two municipal housing companies will be shown to see how different accommodation quality variables affect the rental levels. A comparison with the co-operative apartments market will also be conducted to compare the differences in which variables the price consists of compared to the rental levels. The majority of all rents in tenancies are determined by the annual negotiations between the property owners and the tenant organization where the rents are based on the location of the apartment, the standard and its operating costs. In the annual rental negotiations the rent is adjusted to better reflect the tenant’s values In this study I’ve used hedonic regressions to analyze data from two municipal housing companies in Malmö and Gothenburg. The results shows that the rental levels of the apartments mainly are based on its size, location, kitchen standard and year of construction. The results show that the location variables in some cases are wrongly valuated for both companies and that the location variable has a small impact on the rental levels.

State of Objectives: This paper addresses the question of how the presumption-rent system has developed during ten years of its introduction to the rental market, with a particular emphasis on the investors’ perspective. The study has three focus areas, firstly an emphasis on how the real estate investors within the private and public sectors reacted to the introduction of the presumption-rents. Secondly, it examines whether the trends have changed during the course of these ten years. Finally, it observes how the presumption-rent system, as a rent-setting method for new residential rental constructions, is perceived and evaluated by the investors. Methodology: The empirical study focuses on the rent market in Stockholm, and it is articulated through a holistic multiple case-study of six public-and private real estate companies with rental dwellings in Stockholm. In order to examine the developments of the presumption-rent structures in these companies, a numerical analysis of the rent structures through a quasi-experimental design is as well conducted. Empirical Findings: The results in general prove that the rent-setting within the presumption rent system is unpredictable and subjective, because it is influenced by conflicting interests and different perceptions. The implication of this for the application of the presumption-rents is that it is depended on a complex, ambiguous and vague negotiation structure, rather than being based on a systematized rent-setting procedure. Furthermore, it is noted that the collective bargaining system, which sets the standards for the rent negotiations, is undergoing a slow process of change, as the law amendment in 2011 has caused paradigm-shits within the rental market. One dimension of this is that the rent-negotiations noticeably do not influence the investment decisions anymore, but the rent negotiations certainly have an impact on the rent-setting method. The implication for the application of the presumption-rentsystem, including its negotiation framework, is that it is applied when it meets the criteria for the investment decision, otherwise it is ignored. Finally, it is showed that nor the public neither the private companies perceive the presumption-system as a long-term and sustainable solution to the prevailing challenges with the Swedish rent-setting system. What is clear is that the system is mainly considered as a temporality solution to a course of disorders that have emerged from prolonged institutional negligence and error that have impaired the rental markets.

Selon la théorie des buts d’accomplissement, il est possible que les attitudes et les pratiques pédagogiques des enseignants d’éducation physique influencent la motivation de leurs élèves. Dans cette étude, les objectifs étaient d’abord de documenter l’évolution annuelle de la motivation pour l’éducation physique au début du secondaire en considérant le sexe et le niveau scolaire et de vérifier ensuite la valeur prédictive des buts d’accomplissement induits par les enseignants d’éducation physique et de la perception de ces buts par les élèves sur la motivation de ces derniers, puis d’évaluer l’effet modérateur du sentiment de compétence et du sexe des élèves sur la valeur prédictive des buts d’accomplissement. Les résultats montrent qu’en général les filles sont moins motivées que les garçons dans leurs cours d’éducation physique et que cette motivation diminue avec l’âge, et ce, peu importe le sexe des élèves. Ensuite, nos résultats montrent que les attitudes et les pratiques pédagogiques des enseignants ainsi que la perception des élèves du climat induit par l’enseignant sont en mesure d’influencer certaines caractéristiques motivationnelles des élèves telles que l’adoption de buts de maîtrise et de performance-approche, la motivation intrinsèque, la motivation extrinsèque (par introjection et par régulation externe), l’amotivation et la valeur utilitaire que les élèves accordent à leurs cours d’éducation physique. Puis, il a été montré que la valeur prédictive des buts d’accomplissement et de la perception de ces buts par les élèves était modérée par le sentiment de compétence des élèves pour les variables motivationnelles suivantes : buts de maîtrise, motivation intrinsèque, amotivation et valeur utilitaire. Ainsi, les attitudes des enseignants, leurs pratiques pédagogiques et la perception du climat de classe n’ont une incidence significative que lorsque le sentiment de compétence des élèves est faible. La valeur prédictive des buts d’accomplissement et de la perception de ces buts par les élèves était aussi modérée par le sexe des élèves pour les variables motivationnelles suivantes : buts de performance-approche, buts de performance-évitement et amotivation. Quand le sexe des élèves modifie la relation, celle-ci est généralement inversée selon le sexe des élèves : elle est positive pour les garçons et négative pour les filles. Suite à cette étude, nous constatons que les enseignants d’éducation physique gagneraient à instaurer un climat de maîtrise tout en laissant place aux défis personnels des élèves et en insistant sur l’utilité de la tâche. Afin de répondre aux besoins particuliers de chacun des élèves, il serait intéressant de mettre en place des regroupements selon la compétence sportive des élèves. Ainsi, l’enseignant serait en mesure d’instaurer un climat motivationnel adapté. / According to achievement goal theory, physical education teachers may influence the motivation of their students with their attitudes and the teaching practices they use. The goals of this study were first to document the annual evolution of motivation in physical education students at the beginning of their secondary education according to gender and school level; then to verify the predictive value of the achievement goals induced by physical education teachers as well as the perception of these goals by the students themselves; and finally to evaluate the moderating effect of the perceived competence and student gender on the predictive value of the achievement goals. The results show that female students are generally less motivated than male students in physical education classes and that motivation decreases as the students age, regardless of gender. Our results also show that the attitudes and teaching practices of the teachers as well as the students' perception of the climate induced by the teachers can influence certain motivational characteristics of students like adopting mastery and performance-approach goals, intrinsic motivation, extrinsic motivation (through introjection and external regulation), amotivation and the utility value they give to their physical education classes. The research also demonstrates that the predictive value of the achievement goals and of the perception of these goals by the students was moderated by the students' perceived competence for the following motivational variables: mastery goals, intrinsic motivation, amotivation and utility value. Thus, the teachers’ attitudes and teaching practices as well as the perception of the class climate have a significant effect only if the perceived competence of the students is low. The predictive value of the achievement goals and of the perception of these goals by the students was also moderated by the gender of the students for the following motivational variables: performance-approach goals, performance-avoidance goals and amotivation. When student gender changes the relation, this is generally reversed according to the gender of the students: it is positive for male students and negative for female students. The results of this study lead us to believe that physical education teachers would be well advised to implement a mastery climate in their classes and to allow students to meet personal challenges, insisting on the value of the task. In order to satisfy the special needs of every classmate, it would be interesting if students could be grouped according to their abilities in sports. By doing so, the teachers would be able to establish a motivational climate better suited to the class.

Selon la théorie des buts d’accomplissement, il est possible que les attitudes et les pratiques pédagogiques des enseignants d’éducation physique influencent la motivation de leurs élèves. Dans cette étude, les objectifs étaient d’abord de documenter l’évolution annuelle de la motivation pour l’éducation physique au début du secondaire en considérant le sexe et le niveau scolaire et de vérifier ensuite la valeur prédictive des buts d’accomplissement induits par les enseignants d’éducation physique et de la perception de ces buts par les élèves sur la motivation de ces derniers, puis d’évaluer l’effet modérateur du sentiment de compétence et du sexe des élèves sur la valeur prédictive des buts d’accomplissement. Les résultats montrent qu’en général les filles sont moins motivées que les garçons dans leurs cours d’éducation physique et que cette motivation diminue avec l’âge, et ce, peu importe le sexe des élèves. Ensuite, nos résultats montrent que les attitudes et les pratiques pédagogiques des enseignants ainsi que la perception des élèves du climat induit par l’enseignant sont en mesure d’influencer certaines caractéristiques motivationnelles des élèves telles que l’adoption de buts de maîtrise et de performance-approche, la motivation intrinsèque, la motivation extrinsèque (par introjection et par régulation externe), l’amotivation et la valeur utilitaire que les élèves accordent à leurs cours d’éducation physique. Puis, il a été montré que la valeur prédictive des buts d’accomplissement et de la perception de ces buts par les élèves était modérée par le sentiment de compétence des élèves pour les variables motivationnelles suivantes : buts de maîtrise, motivation intrinsèque, amotivation et valeur utilitaire. Ainsi, les attitudes des enseignants, leurs pratiques pédagogiques et la perception du climat de classe n’ont une incidence significative que lorsque le sentiment de compétence des élèves est faible. La valeur prédictive des buts d’accomplissement et de la perception de ces buts par les élèves était aussi modérée par le sexe des élèves pour les variables motivationnelles suivantes : buts de performance-approche, buts de performance-évitement et amotivation. Quand le sexe des élèves modifie la relation, celle-ci est généralement inversée selon le sexe des élèves : elle est positive pour les garçons et négative pour les filles. Suite à cette étude, nous constatons que les enseignants d’éducation physique gagneraient à instaurer un climat de maîtrise tout en laissant place aux défis personnels des élèves et en insistant sur l’utilité de la tâche. Afin de répondre aux besoins particuliers de chacun des élèves, il serait intéressant de mettre en place des regroupements selon la compétence sportive des élèves. Ainsi, l’enseignant serait en mesure d’instaurer un climat motivationnel adapté. / According to achievement goal theory, physical education teachers may influence the motivation of their students with their attitudes and the teaching practices they use. The goals of this study were first to document the annual evolution of motivation in physical education students at the beginning of their secondary education according to gender and school level; then to verify the predictive value of the achievement goals induced by physical education teachers as well as the perception of these goals by the students themselves; and finally to evaluate the moderating effect of the perceived competence and student gender on the predictive value of the achievement goals. The results show that female students are generally less motivated than male students in physical education classes and that motivation decreases as the students age, regardless of gender. Our results also show that the attitudes and teaching practices of the teachers as well as the students' perception of the climate induced by the teachers can influence certain motivational characteristics of students like adopting mastery and performance-approach goals, intrinsic motivation, extrinsic motivation (through introjection and external regulation), amotivation and the utility value they give to their physical education classes. The research also demonstrates that the predictive value of the achievement goals and of the perception of these goals by the students was moderated by the students' perceived competence for the following motivational variables: mastery goals, intrinsic motivation, amotivation and utility value. Thus, the teachers’ attitudes and teaching practices as well as the perception of the class climate have a significant effect only if the perceived competence of the students is low. The predictive value of the achievement goals and of the perception of these goals by the students was also moderated by the gender of the students for the following motivational variables: performance-approach goals, performance-avoidance goals and amotivation. When student gender changes the relation, this is generally reversed according to the gender of the students: it is positive for male students and negative for female students. The results of this study lead us to believe that physical education teachers would be well advised to implement a mastery climate in their classes and to allow students to meet personal challenges, insisting on the value of the task. In order to satisfy the special needs of every classmate, it would be interesting if students could be grouped according to their abilities in sports. By doing so, the teachers would be able to establish a motivational climate better suited to the class.

L’objectif principal de cette thèse est d’estimer la valeur d’utilité de l’immobilier des entreprises en examinant cet actif aux travers de différents prismes. Nous avons tout d’abord étudié les principales théories macroéconomiques qui régissent la gestion des portefeuilles diversifiés d’actifs, puis mesuré les effets de l’immobilier de l’entreprise sur la perception du couple rentabilité/risque de différents secteurs industriels par l’analyses graphiques et des mesures de corrélation. Nous nous sommes intéressés à deux entreprises représentatives d’industries présentant des singularités fortes : le groupe Casino, que nous avons associé à sa foncière Mercialys, et le groupe Accor. L’étude de ces structures a permis de mettre en lumière des stratégies et des comportements différenciés essentiellement centrés sur la problématique du couple rentabilité/risque. Nous avons souhaité vérifier par la suite les hypothèses émises lors de l’étude de ces deux groupes en nous replaçant dans la perspective plus générale des acteurs et en testant in vivo la perception de la valeur d’utilité de l’immobilier des entreprises. Nous avons pour cela orienté cette recherche vers une approche empirique basée sur une enquête. Nous avons ainsi validé le fait que l’immobilier est essentiellement perçu par les acteurs comme un outil de la gestion du couple rentabilité/risque de la société (et particulièrement de la dette) avec, cependant, des composantes associées plus ou moins affirmés selon le paradigme, les finalités et la perception de la classe d’acteurs qui le considérait. La situation de l’entreprise pouvait de même faire évoluer la nature de cette valeur pour les répondants avec pour objectif systématique la maximisation de leur bien-être. Enfin, nous avons précisé dès le début de cette recherche que cette dernière était marquée par sa temporalité et qu’elle devra être mise à jour dans dix ans à la lumière de données statistiques plus significative sur la durée. / The principal objective of this study is to estimate the utility value of a company’s Real Estate by analysing this asset utilising different methods. In the beginning, we studied the principal theories of macroeconomics which lead to the creation of a diverse portefolio of assets. We then measured the impact of the company’s real estate value on the perception of the profitability/risk ratio within different industrial sectors. To achieve this, we used a graphic analysis tool and we measured the level of correlation between different indexes. We have examined in detail two representative companies of specific indexes which demonstrated strong and unusual strengths: the Casino Group, that we have linked to its Real Estate investment trust Mercialys and the Accor Group. The study of these businesses has allowed us to demonstrate unique strategies and adaptive behaviors based on the optimization of the profitability/risk ratio. We wanted to verify thereafter the specific hypotheses created during the study of these two companies. For that, we adopted a more general approach and we tested in vivo the perception of the utility value of a company’s Real Estate. We oriented the research to an empirical approach based on the survey data. We validated the fact that Real Estate is essentially considered by the people involved in this industry as a tool for managing the profitability/risk ratio of a company (and particularly the level of the debt) with more or less significant additional components according to the paradigm, the objectives and the personal perception of each group within each segment. The current situation of the company could significantly change the perception of the nature of its value for a specific group with the systematic objective of maximizing their position. We specified when we started this research project that this work is relevant to the date it was produced and it has to be updated in ten years with more significant temporal data.