Research report submitted in accordance with the degree Masters in Management University of the Witwatersrand Public and Development Management , July 2016 / Originally, hostels were developed to accommodate migrant labour in urban areas. With the abolishment of influx control laws in 1986, informal settlements mushroomed close to hostel precincts as relatives and those seeking affordable housing in proximity of employment opportunities flocked to urban areas. Overcrowding, poor maintenance of hostels and the vandalism of the infrastructure resulted in hostels deteriorating and becoming unfit for hygienic human habitation. From the early 1990’s, the government adopted a number of measures (housing programmes) aimed at rehabilitating hostels and converting them into family units. The Hostel Redevelopment Programme as implemented to date has led to upgraded units being built but not allocated to the intended beneficiaries (hostel residents). This failure was partly the result of communication breakdown between hostel communities and local communities. This study attempts to comprehend factors that led to project communication breakdown between the project team and the hostel community. The Johannesburg Housing Company (JOSHCO) is the implementation agent on behalf of the City of Johannesburg tasked with converting single gender hostel compounds into affordable rental units. The report suggested public participation as the suitable process to solve the problem of communication between different actors in the hostel project. The legal framework of public housing emphasises the importance of public participation in the programme of housing provision. The discourse on public participation conceptualises community participation broadly as a strategy aimed at empowering citizens to have a voice in policies decisions that have a bearing on their lives. The legal framework espouses the philosophy of citizen’s involvement in developmental matters having the right to having their views reflected in policy decisions. This study tries to understand the effectiveness of the hostel redevelopment programme public consultation processes in influencing housing option provided to the residents of Diepkloof Hostel and the Orlando West Women’s Hostel. The design of this study is conceptualised using Project Management principles or knowledge areas, focusing specifically on Project Communication. The researcher is of the view that improving the effectiveness of the public participation process, factors that result in the non- occupation of hostels can be avoided. With the massive housing backlog still prevalent in South Africa, consensus is required between all stakeholders (especially hostel residents) on the type of units that are acceptable to the hostel community to provide for successful allocation process, thereby resulting in a successful handing over of housing products that will be sustainable in terms of affordability and give recipients the dignity of adequate shelter. / MT 2018

Att företag arbetar med CSR blir mer och mer populärt och nuförtiden förväntar sig intressenter att företag arbetar med miljömässiga och sociala frågor. I takt med att CSR används flitigare har konceptet även spridits till kommunala bolag. Kommunala bostadsbolags arbete med CSR är relativt outforskat samtidigt som endast ett fåtal studier visar på hur CSR uppfattas av bolagets intressenter. Kommunala bostadsbolag finns till för att erbjuda bostäder till kommuninvånarna och är därför en viktig del av samhället.Syftet med studien är att få en förståelse för ett kommunalt bostadsbolags användning av CSR samt hur det uppfattas både internt och externt.MKB har valts ut som studieobjekt eftersom de är ett av Sveriges största kommunala bostadsbolag och arbetar aktivt med CSR. Den genomförda studien baseras på en kvalitativ metod i form av intervjuer. Respondenterna är anställda på olika nivåer inom MKB samt externa samarbetsparter och hyresgäster. Totalt genomfördes 11 semistrukturerade intervjuer samt 7 kortare och strukturerade intervjuer.De erhållna svaren från respondenterna har analyserats mot institutionell teori, intressentmodellen och legitimitetsteorin, och visar på att uppfattningen av CSR skiljer sig åt mellan de anställda och hyresgästerna. Skillnaderna beror främst på bristande kommunikation men även bristande intresse och språksvårigheter från hyresgästernas sida.Studien bidrar till en förståelse för hur ett kommunalt bolag arbetar med CSR samt hur det uppfattas av de anställda och hyresgästerna. Därutöver kan den ses som en inspiration för andra företag som arbetar med eller vill arbeta med CSR. / There is a growing interest to work with CSR among today’s companies and nowadays stakeholders expect companies to work with environmental and social issues. As CSR has become widely used, it has spread to municipal companies. Municipal housing companies work with CSR is a relatively unexplored field and only a few studies show how CSR is perceived by its stakeholders. Municipal housing companies provide homes for the local community, and is therefore an important part of society.The purpose of this study is to gain an understanding of a municipal housing company’s use of CSR and also how it is perceived internally and externally.MKB was selected as the study object due to the fact that they are one of the largest municipal housing companies in Sweden who works with CSR. The study is based on a qualitative approach and is conducted through interviews. The respondents consisted of employees at various levels within the company and external cooperation partners as well as tenants. In all, 11 semi-structured interviews and 7 shorter and structured interviews were conducted.The respondents’ answers combined with Institutional theory, Stakeholder theory and Legitimacy theory, shows that the perceived image of CSR differs between the respondents. The differences mainly depend on lack of communication and lack of interest as well as language barriers from the tenants’ point of view.The study contributes to an understanding of how a municipal housing company works with CSR. In addition, it may be an inspiration for other companies work with CSR.

Genom att i praktiken se hur ett kommunalt bostadsbolag använder sig av belöningssystemsyftar denna studie till att få en bättre inblick i belöningssystemets användning ocheffektivitet. Vidare syftar studien till att bidra med en ökad förståelse och kartlägga hur ettkommunalt bostadsbolag kan begränsas och förhålla sig till de lagkrav som återges ikommunallagen (1991:900) och lag (2010:879) om allmännyttiga kommunalabostadsaktiebolag vid användningen av belöningssystem. Tre forskningsfrågor är formuleradeför att besvara studiens syfte. Studien är kvalitativ och genomfördes med en abduktiv ansats.Det har tillämpats ett hermeneutiskt synsätt för att tolka och förstå det material som samlats inoch datainsamlingen har skett genom semistrukturerade intervjuer samt en kvalitativinnehållsanalys. Vid analysen av intervjuerna tillämpades en tematisk analys med ettdeduktivt förhållningssätt. Temana fastställde vi med hjälp av den teoretiska referensramenoch studiens syfte. Resultatet av innehållsanalysen har lyfts fram i en tabell där kopplingarmellan de undersökta lagarna och belöningssystemets begränsningar redogörs.Det framkommer i studien att det undersökta bolagets belöningssystem inte verkar effektivt iden utsträckning som är möjlig. Det finns delar av belöningssystemet som är bristfälligt dåledningen beskriver en avsaknad av vissa belöningar som de motiveras av. Vidare finnerstudien att kommunallagen (1991:900) och lag (2010:879) om allmännyttiga kommunalabostadsaktiebolag i ett flertal punkter kan begränsa användningen av ett kommunaltbostadsbolags belöningssystem. / The purpose of this thesis is to gain a better insight into the reward systems utilization andefficiency, this through practice see how a municipal housing company uses reward systems.Furthermore this thesis aims to contribute to a better understanding and mapping how amunicipal property may be limited by the Swedish local government act (1991:900) in thedesign of its reward system. This thesis is qualitative and was conducted by using anabductive approach. It has applied a hermeneutical perspective to interpret and understand thedata that have been collected during the thesis. The data has been collected through semistructuredinterviews and a qualitative content analysis. For the analysis of the semi-structuredinterviews we have applied a thematic analysis with a deductive approach. The themes wereestablished with the help of the theoretical framework and the purpose of the thesis. The resultfrom the content analysis is presented in a table where links between the studied laws and thereward systems limitations.The thesis shows that the studied company's reward system does not seem to be as effective aspossible. The management is lacking in some certain rewards that they are motivated bywhich results that parts of the reward system is flawed. Furthermore the thesis finds that theSwedish local government act (1991:900) in more than one way can limit the use of amunicipal housing company reward system.This thesis is hereinafter written in Swedish.

<p>Background: In newspaper articles, we can nowadays read headlines as"Stop the robbing!"and"They pay extra tax through rent". A column in Göteborgsposten describes enormous amounts of money, pouring between municipal companies. Numerous of local newspapers have started to pay attention to their municipal companies and the transfer of profits from municipal housing enterprises and electric power companies. What are upsetting these journalists then? Both Hyresgästföreningen (The Swedish tenants’ association) and Boverket (The Swedish National Housing Board) indicate that the fiscal purpose of transactions within the group no longer is primary for municipalities. They allege that the transactions are improperly exploited by transferring inappropriate amounts of money from municipal housing enterprises. </p><p>Purpose: The purpose of this thesis is to map transactions between municipal group companies and also evaluate if they are consistent with the accounting regulation in the domain. Delimitation: The case study will have a geographical delimitation by only including the group of Linköpings Stadshus. The study will only include the years during 1997-2003. The transactions that will be examined are group contributions, shareholders’ contribution and dividend. The case study will also process the interest expense of the parent company because of the promissory note loan that was raised from the municipality of Linköping in connection with the formation of the group. </p><p>Realisation: In the form of a case study, the thesis was realised through the collection of annual reports, obtained from the companies concerned. These data was complemented through qualitative interviews with representatives from the parent company and the municipality. The complementation was made to increase the comprehension of the problems. </p><p>Results: The municipality is primarily using competition and focus in result as important factors when trying to imitate private companies. This does not harmonize with the purpose of the municipal transactions. It is also clear that municipal groups may be composing strategies dealing with empty the subsidiary companies out on capital. This applies particularly to electric power companies. In the case study, compared to a payment of tax, Tekniska Verken has not recovered enough shareholders’ contribution. With that, these companies financial position is clearly deteriorating compared to if they would pay tax. Regulations of housing enterprises were not created until 1999. That means that violations of the regulations were not possible before that either. Obviously, the groups were using this opportunity, and the dividend that has been discussed in the case study, is a clear example of the municipality not giving priority to the clients of the housing enterprise. Though, it is important to point out the legality of a dividend of that kind.</p>

Background: In newspaper articles, we can nowadays read headlines as"Stop the robbing!"and"They pay extra tax through rent". A column in Göteborgsposten describes enormous amounts of money, pouring between municipal companies. Numerous of local newspapers have started to pay attention to their municipal companies and the transfer of profits from municipal housing enterprises and electric power companies. What are upsetting these journalists then? Both Hyresgästföreningen (The Swedish tenants’ association) and Boverket (The Swedish National Housing Board) indicate that the fiscal purpose of transactions within the group no longer is primary for municipalities. They allege that the transactions are improperly exploited by transferring inappropriate amounts of money from municipal housing enterprises. Purpose: The purpose of this thesis is to map transactions between municipal group companies and also evaluate if they are consistent with the accounting regulation in the domain. Delimitation: The case study will have a geographical delimitation by only including the group of Linköpings Stadshus. The study will only include the years during 1997-2003. The transactions that will be examined are group contributions, shareholders’ contribution and dividend. The case study will also process the interest expense of the parent company because of the promissory note loan that was raised from the municipality of Linköping in connection with the formation of the group. Realisation: In the form of a case study, the thesis was realised through the collection of annual reports, obtained from the companies concerned. These data was complemented through qualitative interviews with representatives from the parent company and the municipality. The complementation was made to increase the comprehension of the problems. Results: The municipality is primarily using competition and focus in result as important factors when trying to imitate private companies. This does not harmonize with the purpose of the municipal transactions. It is also clear that municipal groups may be composing strategies dealing with empty the subsidiary companies out on capital. This applies particularly to electric power companies. In the case study, compared to a payment of tax, Tekniska Verken has not recovered enough shareholders’ contribution. With that, these companies financial position is clearly deteriorating compared to if they would pay tax. Regulations of housing enterprises were not created until 1999. That means that violations of the regulations were not possible before that either. Obviously, the groups were using this opportunity, and the dividend that has been discussed in the case study, is a clear example of the municipality not giving priority to the clients of the housing enterprise. Though, it is important to point out the legality of a dividend of that kind.

Indonesia is in its era of development in almost every aspect of human life in which these development are directed and guided by the State Guidelines. One priority under the State Guidelines is housing development, specifically housing development for the low and middle income groups. 'Perumnas' or the National Housing Company is created by the government to take the responsibility of providing and developing affordable housing through a long term loan provided by the Bank Tabungan Negara (the State Savings Bank), with more careful observation to the population growth and its distribution, land use planning in urban and rural areas, job opportunity, health environment, social facility, local building material production, and maintain a balance with the regional development.Jakarta, the capital city of Indonesia with its population of more than seven million people has become the primary city in Indonesia and it has been also as a major destination for migrants for jobs opportunities, public services, and information.This study has explored the National Housing Company strategies in dealing with the housing demand and the fast growing population, limited government financial funds, and land availability with special observation to the development of affordable housing in Jakarta; how the National Housing Company financed the housing program includes land and housing development, the methods of building construction, and the method of long term housing payment. / Department of Urban Planning

I denna studie har vi undersökt olika bostadsföretags uthyrningspolicy inom Stockholmsområdet samt hur pass lättillgänglig information är om bostadssökningsprocessen via deras hemsidor. Vi vill undersöka om det finns någon skillnad mellan hur bostadsföretag förmedlar sina grundkrav och på vilken nivå dessa ligger för en bostadssökande. Hur påverkar detta samhället och i synnerhet hur påverkar det oss som studenter? Finns det även en skillnad mellan kommunala och privata bostadsföretag i Stockholmsområdet?För att finna svar på frågeställningarna undersökte vi 13 olika privata- och kommunala bostadsföretag; HSB, Ikano Bostad, Wallenstam, Byggvesta, Rikshem, Willhem, HEBA Fastigheter AB, Svenska Bostäder, Stockholmshem, Familjebostäder, Micasa Fastigheter, Stadsholmen samt Stockholms Studentbostäder. Vi studerade hur företagens respektive uthyrningspolicy var utformade på deras hemsidor samt hur lättillgängligt det var att hitta viss väsentlig information som bostadssökande. Detta blev en jämförelse företagen sinsemellan vilket gav oss en överskådlig bild på vad som bör förbättras inom området.Det visade sig finnas en betydlig skillnad mellan privata- och kommunala bostadsföretag där den största skillnaden var att privata bostadsföretag reglerar sina uthyrningspolicy hårdare än vad de kommunala gör. Alla hemsidor var mer eller mindre dåligt utformade gällande tillgänglighet och språkmöjligheter. Vi behandlade även våra studiefrågor utifrån ett hållbarhetsperspektiv då det anses vara betydande för ett fortsatt fungerande samhälle.Avslutningsvis gavs rekommendationer för bostadsföretagen för att förbättra sina hemsidor och policys. Störst vikt bör läggas på att förbättra möjligheten för alla individer på bostadsmarknaden för att få en bostad. Samt att förbättra bostadsföretagens hemsidor i fråga om transparens och språkmöjligheter, för att utveckla bostadsmarknaden ur ett socialt och teknologiskt perspektiv. / The main focus in this thesis has been to examine different housing companies rental policy in Stockholm and to review how easily it is to maintain relevant information regarding the leasing process through the companies websites. We want to see if there is any difference between how the housing companies convey their demands and how this affects the person looking for a rental apartment. Furthermore, we want to see how everything above affect the society, especially students. Is there any difference between municipal housing companies and private housing companies in Stockholm?We analysed 13 websites belonging to different housing companies to find answers to our questions. The housing companies involved in the study are: HSB, Ikano Bostad, Wallenstam, Byggvesta, Rikshem, Willhem, HEBA Fastigheter AB, Svenska Bostäder, Stockholmshem, Familjebostäder, Micasa Fastigheter, Stadsholmen and Stockholms Studentbostäder. We studied how the different companies have decided to form their respective rental policy and how easy it is to find relevant information as an applicant. A comparison between the companies became possible with the gained information, the comparison gave us a clear picture of some recommended improvements within the field.It turned out to be a significant difference between the municipal rental companies and the private rental companies, where the private rental companies control their rental policies more strictly than the municipal rental companies. All of the housing companies’ websites were more or less weak in terms of availability and language possibilities. In the study we also covered the perspective of sustainability consider its significance for a further functioning society.In conclusion we provided recommendations for the housing companies in order to improve their rental policies and their websites. In our opinion should most effort be put on improving the opportunities for all individuals on the housing market to receive a residence. The housing companies’ websites should be improved with regard to transparency and language possibilities, to develop the housing market from a social and technologic perspective.

Bakgrund: Hållbarhetsredovisning har blivit en viktigare del för de svenska företagen vilket visas i den signifikanta ökningen av omfattningen och kvaliteten av hållbarhetsredovisningen som har skett den senaste tiden. Ett flertal studier har tidigare studerat sambandet mellan hållbarhetsredovisningen och faktorer som storlek, branschtillhörighet och synlighet. Det finns däremot en avsaknad på studier av sambandet mellan faktorer som ledningens syn på hållbarhetsredovisning, företagskultur, ägarform och hållbarhetsredovisningens omfattning. Kommunala och privata bostadsbolag är exempel på bolag där ägandeformen skiljer sig åt och en studie med dessa bolag kan därmed bidra till forskningsområdet. Syfte: Studiens syfte är att jämföra privata och kommunala bostadsbolags omfattning av hållbarhetsredovisning Metod: Denna kvantitativa studie utförs genom en deduktiv ansats där hypoteser formuleras utifrån befintliga teorier. Genom en innehållsanalys av sekundärdata bestående av årsredovisningar och hållbarhetsredovisningar från 30 kommunala och 30 privata bostadsbolag operationaliseras omfattningen av hållbarhetsrapportering. Datan används sedan som underlag till OLS-regression. Slutsats: Studiens resultat visar att ägandeformen har en påverkan på omfattningen av hållbarhetsredovisning i form av ett signifikant positivt samband mellan kommunalt ägande av bostadsbolag och omfattningen av hållbarhetsredovisning. Utav måtten storlek, lönsamhet, risk och jämlikhet så visar endast storlek ett signifikant samband med omfattningen av hållbarhetsredovisning. Det går därmed att konstatera ägandeformen är en viktig faktor att ta i beaktande vid undersökningar av hållbarhetsredovisningar / Introduction: Sustainability reporting has become an important aspect for Swedish companies, which has been shown by the significant increase of the magnitude and quality sustainability reports as of late. A considerable amount of previous studies has examined the relationship between variables such as size, industry affiliation and visibility with the extent of sustainability reports. Managerial attitudes, company culture and ownership are however factors which are less researched when related to the extent of reported sustainability. Studies can thereby be made on municipally and privatelyowned housing companies, seeing as the ownership differs between the two organizations, in order to contribute to the field of research. Purpose: The purpose of this study is to compare the extent of reported sustainability in municipally and privately-owned housing companies. Method: This quantitative study is executed through a deductive approach in which hypotheses are formulated through existing theories. The extent of reported sustainability is operationalized through a content analysis on secondary data consisting of annual reports and sustainability reports collected from 30 municipally and 30 privately owned housing companies. The collected data is then analysed with OLS- regression analysis. Conclusion: The results of the study show a correlation between the variable ownership and the extent of reported sustainability in the form of a significant positive correlation between municipally owned housing companies and the extent of reported sustainability. Out of the measures; size, profitability, risk and equality which were tested in the study, only size showed a significant correlation with the extent of reported sustainability. The study thereby concludes that ownership is an important variable to take into consideration when studying sustainability reports.

Kandidatuppsats, Civilekonomprogrammet, controllerfördjupning, Ekonomihögskolan vid Linnéuniversitetet, ekonomistyrning, Kurskod: 2FE24E, VT16. Författare: Ebba Eriksson, Louise Johansen och Nikki Svensson Handledare: Natalia Semenova Titel: Faktorer som orsakar skillnader i investeringsprocesser - En komparativ flerfallsstudie i ett kommunägt bostadsbolag och en kommunal förvaltning Bakgrund och problem: Tidigare forskning har identifierat faktorer som påverkar investeringsprocesser i privata bolag. Huruvida dessa faktorer påverkar investeringsprocesser i två olika verksamheter diskuteras dock ej. Detta är av särskild vikt i kommuner då investeringar påverkar kommunens alla invånare. Kunskap om hur olika faktorer påverkar investeringsprocesser kan ge möjlighet att göra aktiva val i utformningen av denna process. Påverkan av en faktor kan konstateras om skillnader i denna faktor orsakar skillnader även i investeringsprocessen. I denna uppsats förklaras därför de faktorer som orsakar skillnader i investeringsprocessen mellan en hybridorganisation i form av ett kommunägt bostadsbolag respektive en offentlig verksamhet i form av en kommunal förvaltning. Syfte: Syftet med denna uppsats är att förklara vilka faktorer samt hur och varför dessa orsakar skillnader i investeringsprocessen mellan ett kommunägt bostadsbolag respektive en kommunal förvaltning. Metod: Metodvalet för studien är en komparativ flerfallsstudie med semi-strukturerade intervjuer i AB Ronnebyhus och den tekniska förvaltningen i Ronneby kommun. Slutsatser: I studien har tre faktorer identifierats som orsakar skillnader i investeringsprocessen mellan ett kommunägt bostadsbolag och en kommunal förvaltning. Dessa är ledning, mål och mått samt verksamhetsrelaterade egenskaper. / Authors: Ebba Eriksson, Louise Johansen och Nikki Svensson Supervisor: Natalia Semenova  Title: Factors which cause differences in investment processes - A comparative multiple case study in one municipal housing company and one municipal government unit Original title: Faktorer som orsakar skillnader i investeringsprocesser - En komparativ flerfallsstudie i ett kommunägt bostadsbolag och en kommunal förvaltning Background: Previous research has identified factors that affect the investment process in private companies. If these factors affect the investment process between two different organizations is not yet discussed. Effect of a factor can be stated if differences in this factor also cause differences in the investment process. This is of great importance in municipal governments because investments affect all municipal citizens. Knowledge of how different factors affect investment processes creates opportunities to make active choices in the designing of this process. Therefore, in the thesis has factors that cause differences between the investment process in a hybrid organization and a public organization been studied and explained. These are constituted by one municipal housing company and one municipal government unit. Method: The method of the thesis is a comparative multiple case study in AB Ronnebyhus and the technical unit in the municipal government of Ronneby.  Conclusions: In the thesis three factors which cause differences in the investment process between the municipal housing company and the municipal government unit has been identified. These factors are: management, goals and measurements and organization-related attributes.

The case study has been conducted at a public housing company in Sweden GotlandsHem. The purpose of the study is to survey the case management process of the organisation and to obtain a process development plan as well as offer a proposition for implementation. To understand the current case management process the theoretical origin of the study has been made through process theory and total quality management. Earlier research has illustrated the challanges of finding a generic process of case management. The data of the study have been collected through interviews and documented records. Juran´s Problem-Solving Process and the Plan-Do-Study-Act model have been used for the implementation part of the study. The result illustrates the absence of a common working method, with the case management process. The result also present how other public housing companies are working with case management. The analysis presents the current process compared to the theories and which criteria need to be met for a well-functioning process. The current state of the process indicate an absence of a common working method and the perseption of what a case is differs. The process can be developet by seeing case management as an overall process with the definition "A case is when a customer experiences a need for service and contacts GotlandsHem." For the process, a common companywide working method needs to be established. / Inledning. Fallstudien har utförts hos allmännyttiga bostadsbolaget GotlandsHem som är den största aktören för uthyrning av lägenheter på Gotland. Studiens syfte är att studera organisationens ärendehanteringsprocess samt arbeta fram ett förslag på utveckling av processen samt implementeringsförslag.  Teori. För att skapa förståelse för ärendehanteringens nuläge har teoretisk utgångspunkt för studien varit processer samt offensiv kvalitetsutveckling. Avsnittet behandlar tidigare forskning som har visat att det finns utmaningar i att hitta en generisk process för ärendehantering.  Metod. Datainsamling har utförts genom intervjuer och dokumentär forskning. Studien följer en kvalitativ forskningsdesign där benchmarking har använts. Jurans problemlösningsmodell och förbättringscykeln PDSA är modeller som använts som utgångspunkt för vidare implementering. Resultat. Resultatet visar att det finns en avsaknad av gemensamma arbetssätt genom ärendehanteringsprocessen. I resultatet presenteras hur andra allmännyttiga bostadsbolag arbetar med ärendehantering där ledarskap, gemensamma arbetssätt och registrering av ärenden är tre nyckelkomponenter till en väl fungerande ärendehantering.  Analys. Analysen visar på processens nuläge utifrån teorier inom processarbete. Även intern service analyseras utifrån tidigare forskning där bristande kvalitet på återkoppling till kund genom teorier kan härledas till bristande intern servicekvalitét. Slutsatser. Processens nuläge visar en avsaknad av gemensamma arbetssätt och att uppfattningen om vad som är ett ärende går isär. Processen kan utvecklas genom att se ärendehanteringen som en övergripande process med definitionen ”Ett ärende är när en kund upplever ett behov av service och kontaktar GotlandsHem.”. För processen behöver ett gemensamt företagsövergripande arbetssätt fastställas och processens prestanda behöver mätas. Implementering av förbättringsförslag kan göras med hjälp av Jurans problemlösningsmodell kombinerat med PDSA.