Abstracts This is a low-margin era. Even in this situation, enterprises still need to get their profits.Likewise, this is a competitive times. Even in this critical moment, enterprises still cannot be obsolete behind the time. Enterprises have to earn their profits and survive in this crucial world by enhancing their competitiveness. What is ¡§competitiveness¡¨? We can simply define it as an ability to exceed the other rivals. Especially in this trend of globalization, networking, and technology, what a difficult for an enterprise to pursuit its prospects and set up an everlasting foundation. For recent 30 years, no one can deny that Taiwan is used to be a center of making. But, since 1997 the beginning of third glasnost in China,China already replaced the original Taiwan¡¥s global making role gradually. Just like the waves toward the east coast, from traditional to hi-tech industries all are shifted to Mainland China for investment. Obviously, Taiwan is no longer a fertile soil for production. If Taiwan¡¦ s existent firms cannot be upgraded to the higher managerial strategy, they are going to lose their competitiveness in worldwide markets. Nevertheless, is it easier to manage a firm in China than in Taiwan? Can we simply just adopt the same ways and old model used in Taiwan to manage the Chinese people? The answer is so plain; we can see some Taiwan businessmen retreated from China and South-east Asia for pool management. Most of outgoing Taiwan businesses is still making their main profits from production. However, a globalization enterprise equals to enter or even to activate the battlefield for the local and international opponents. Thus, the labor management needs to be localization per the native culture; take refer to the local environment to melt the culture and management together. It is to say, implementing the new managerial model becomes the first lesson for the outgoing enterprises. The case we studied here is a Taiwan businessman went to China for investment 3 years ago. Eventually, he realized that himself was behind his fellow companies. If he cannot make any changes for living, he will soon be superannuated from the markets. Therefore, he aggressively makes a firm decision to utilize the New Production System (NPS) for promoting the competence of production, and finally achieve his goal at the end. The purposes of this research are meant to reach the following targets: 1. To introduce the characteristics, contents, the processes and result of NPS for necessary enterprises. 2. To induce the supplemental tools of NPS: the design, application and administration of performance rewards. Meanwhile, to prove the efficacy of these implements. 3. The insufficiency of this study may lead to further discussion and research for scholastic academia 4. Thru the conclusion we made per this study, we can firmly verify the NPS and performance rewards; these managerial tools can stimulate the spark of innovational management. (P. 60 conclusion). This study derives the ideas from the local and foreign papers to set up the conceptual structure for NPS. 1. The trend from the mass production to elastic production. 2. Organizational change-----the necessity of organizational re-structuring. 3. The compliant implications of efficiency between the individual and team performance rewards, then focus on the real case study. In the case study, we describe the history of this company, the globalization background and the office culture in China. At the same time, we also mention the layout of NPS, the momentum to drive the project, the result of outcomes, the faced problems, and the factors for success in details. To sum up, we can briefly induce 4 points as our ending from this study: 1. NPS forms the aggressiveness, responsibility, open, cooperation, and well communication in organizational ¡§character¡§. Also, the human is the center idea of the enterprise culture as well. 2. From the aspect of production, NPS get a rather positive influence on product quality, production circle, field management and the staff stability. 3. Sound and equal rewards system should combine reasonable calculation and evaluation system for assessing individual and group efficiency. If valued rewards are used to motivate, they can result in the exertion of effort to achieve high levels of performance. 4. NPS is a useful managerial tool and production technology for all shapes and sizes in the varied industries. .

Atmospheric nitrogen deposition to the ocean has more than doubled in the past 150 years due to anthropogenic activity, reaching levels comparable with nitrogen fixation in the subtropical North Atlantic. Previous studies have suggested that atmospherically deposited N may increase export production, decrease surface water phosphate levels, and substantially impact geochemical estimates of nitrogen fixation. This dissertation reports on the magnitude and biogeochemical fate of soluble N and P deposition in the subtropical North Atlantic. Aerosol and wet deposition time-series samples were used to determine the fluxes, sources, and N:P ratios of atmospheric nutrient deposition. Based on the magnitudes of total soluble N and P deposition, atmospheric nutrients are estimated to supply ~10-50% of allochthonous N to the North Atlantic subtropical gyre. Samples gathered in Barbados, the Canary Islands, and Miami indicate that atmospheric N sources are primarily anthropogenic (and thus, increasing) and that P sources are primarily natural (and thus relatively steady). Because inorganic nutrient concentrations in surface waters are in the low nM range, increasing P stress in surface waters may occur as a result of increasing N deposition. This assessment is supported by modeling studies, which also indicate that deposition would enhance surface P depletion. Inorganic N contributes nearly all (85-87%) of atmospherically deposited soluble N; the majority (~60%) of the remaining soluble organic N is comprised of an incompletely characterized pool of volatile basic organic N. Water soluble organic P contributes ~20-50% of soluble P. Because organic P contributes a relatively higher portion of soluble P as compared to organic N, the inclusion of organic matter in deposition estimates could both enhance the expected level of export production and reduce the predicted levels of P stress induced by atmospheric deposition. Further modeling studies indicate that the fate of atmospheric nutrients in the subtropical North Atlantic is controlled by non-Redfieldian processes, and that atmospheric nutrients eventually accumulate in the main thermocline. The research presented here suggests that future increases in atmospheric N emissions could have long-term impacts on surface ocean biology and nutrient cycles in the subtropical North Atlantic.

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The linear relationship between a conservative element and salinity during mixing of water masses is widely used to study biogeochemistry in estuaries and the oceans. Even though nutrient ratios are widely used to determine the limiting nutrient in aquatic environments, the rules of nutrient ratios change through the mixing of freshwater and seawater are still unstudied. This study provides general rules for nutrient ratios change via mixing. A simple mixing model is developed with the aims to illustrate that nutrient ratio is a nonlinear function of salinity, thus, shift in limiting nutrient over the salinity gradient can be simply a result of river water and seawater mixing, albeit complicated by biological consumption or remineralization. This model explains a natural phenomenon that rivers contain relatively high dissolved inorganic nitrogen (DIN) to soluble reactive phosphorus (SRP) ratios start to decrease the ratios as salinity increases when seawater contains higher SRP:DIN ratios. Although additional sources of P have been implicated as the cause for such change, this change can be a result of riverine water and seawater mixing. Four mixing rules are presented here to explain the factors governing the change in nutrient ratios vs. salinity; thus, answering why in some cases variations in nutrient loading and in other cases mixing triggers changes to seasonal limitation status in some estuaries. Shift in nutrient ratios can be explained by the change in nutrient inventories via mixing. After the P-limited riverine water shifts in N limitation by mixing with N-limited seawater, new production of the estuary in general becomes limited by the amount of N inputs from the riverine water and the seawater. The result may help to explain a current consensus that N and not P riverine loadings lead to eutrophication in estuaries which are influenced by P-limited riverine waters. Further, new production which is generated by N-limited riverine input and N-limited seawater input mainly depends on the amount of N inputs from the riverine water and the seawater.

I takt med att samhället upptäckt de effekter som de mänskliga utsläppen skapat så har ettstort kall på omställning till mer hållbara affärsmodeller börjat ske. En bransch somidentifierats och har stor potential att signifikant reducera sina utsläpp är bygg- ochfastighetsbranschen, som idag bidrar till cirka 21% av de årliga växthusgasutsläppen iSverige. Omställningen i branschen innebär att de nuvarande linjära arbetsmetoderna måsteövergå till cirkulära, där återbruk av byggnadsmaterial spelar en betydande roll.Uppfattningen från branschen är att grannlandet Danmark ligger steget före när det kommertill omställningen och arbetar mer med återbruk. I denna studie så har det undersökts om såär fallet samt vad det är som begränsar återbruk i Sverige. Syftet med studien har varit att utreda om det förekommer några större skillnader mellanländerna och utifrån resultatet ge förslag på vilka områden som Sverige bör prioritera föratt påskynda omställningen. Studien är uppdelad i tre delar. Den första är en litteraturstudiedär det teoretiska ramverket byggs upp kring respektive land. Den andra är en kvalitativintervjustudie som utgår från en strukturerad intervju där svaren analyserats kring följandetvå områden: (1) Myndighetsaspekter och (2) Branschrelaterade aspekter. Studiens sista delär en integrerad analys där frågeställningen besvaras med hjälp av insamlade data. Studiens resultat visar att Danmark har ett visst försprång när det kommer tillimplementering av regler som främjar ett ökat återbruk inom sektorn. Samtidigt visarstudien att båda länderna har antagit liknande strategier och står inför liknande utmaningar,både externa som interna. Studien visar bland annat behovet av att skapa affärsmodeller förhantering demonterat material från byggnader. Det skulle underlätta för planering kring ochfrämjar återbruk i branschen. Utifrån resultaten har det identifierats tre områden som författarna anser behöver prioriterasför att påskynda omställningen. Dessa är (1) Branschsammarbeten, (2) Effektiv marknadför återvunnet material, (3) Regler och krav från myndigheter. / As society has discovered the effects of human emissions, there has been a great call for atransition to more sustainable business models. One industry that has been identified andhas great potential to significantly reduce its emissions is the construction and real estateindustry, which today contributes to about 21% of the annual greenhouse gas emissions inSweden. The transition in the industry requires that the current linear working methods mustbe transformed into circular ones, where reuse of building materials plays a significant role.The industry’s perception is that neighboring Denmark is one step ahead when it comes tothe transition and works more with reuse. In this study, it has been investigated whether thisis the case and which factors limit reuse in Sweden. The purpose of the study has been to investigate whether there are any major differencesbetween the countries and, based on the results, suggest which areas Sweden shouldprioritize to accelerate the transition. The study is divided into three parts. The first is aliterature study where the theoretical framework is built up around each country. The secondis a qualitative interview study based on a structured interview where the answers areanalyzed around the following two areas: (1) Regulatory aspects and (3) Industry-relatedaspects. The last part of the study is an integrated analysis where the question is answeredwith the help of collected data. The results of the study show that Denmark has a certain advantage when it comes toimplementing rules that promote increased reuse in the sector. However, the study showsthat both countries have adopted similar strategies and face similar challenges, both externaland internal. Among other things, the study shows the need to create business models formanaging dismantled materials from buildings. This would ease planning and promote reusein the industry. Based on the results, three areas have been identified that the authors believe need to beprioritized to accelerate the transition. These are (1) Industry collaboration, (2) Effectivemarkets for recycled materials, (3) Rules and requirements from authorities.

Det råder idag bostadsbrist i Sverige men trots detta så är antalet nybyggnationer avbostadslägenheter fortfarande mycket lägre än vad som krävs för att behandla bostadsbristen. Närfastighetsmarknaden befinner sig i en uppgångsfas så ökar bostadsproduktionen av hyresrätter ochinvesteringar på den svenska fastighetsmarknaden. Idag står vi inför en nedgång påfastighetsmarknaden vilket gör att färre investeringar i produktion av bostäder görs trots attefterfrågan samt bostadsbehovet består. Det ligger en osäkerhet i dels vilja och dels förmåga attproducera fler hyresrätter idag. Frågan är vilka faktorer som påverkar fastighetsbolagensinvesteringsbeslut gällande nyproduktion av hyresrätter idag? Detta är en kvalitativ studie som grundas av en empirisk insamling och byggs upp av dels enlitteraturstudie och dels en kvalitativ intervjustudie med en avsikt av att kunna ge stöd för varandra.Insamlingsdatan av litteraturstudien är grundad på tidigare forskning och rapporter som berörämnet. Insamlingsdatan av intervjustudien grundas på 7 intervjuer med aktörer som representerarprivata fastighetsbolag och besitter mycket kunskap om dagens marknad och investeringsbeslut. Resultatet av denna studie visar att den största faktorn som påverkar fastighetsbolagensinvesteringsbeslut gällande nyproduktion är att projektet behöver vara lönsamt och genereraavkastning. Konjunkturen är också en faktor på så sätt att det är svårt att tajma projekt eftersom detär svårt att förutse vad som kommer hända på marknaden i framtiden. Samtliga respondenter anseratt Sveriges bostadsbrist inte är en faktor som påverkar bolagens investeringsbeslut utan att detsnarare är fastighetens geografiska läge som påverkar. Sveriges regelverk och lagar tas också uppsom faktorer där Svea hovrätts nya dom om presumtionshyra påverkar många fastighetsbolagsinvesteringar av hyresrätter. Den stigande räntan, inflationen, avkastningskraven ochproduktionskostnaden är också faktorer som har lett till att fastighetsbolagen är mer defensiva iinvesteringar idag. Det förekommer också vissa skiljaktiga åsikter angående vilken investering som ärmest lönsam: hyresrätter eller bostadsrätter. Detta påverkar också många fastighetsbolag i vilkenupplåtelseform de väljer att investera i. Slutsatsen är att faktorerna som påverkar fastighetsbolagens investeringsbeslut i nyproduktion tillstor del är påverkade av konjunkturläget i samhället. I nuläget kostar det helt enkelt för mycket förfastighetsbolagen att starta nyproduktion. Det går inte att anta ett projekt som genererar en lönsaminvestering, vilket är det viktigaste för alla fastighetsbolag vid ett investeringsbeslut. Ett förslag påvidare forskning är att utvidga arbetet och intervjua ytterligare fastighetsbolag vilket skulle leda tillökad validitet i studien. Det hade varit intressant att göra en likartad studie men att också få in deallmännyttiga fastighetsbolagens perspektiv. Ett ytterligare förslag på vidare forskning är attundersöka forskningsfrågan i andra områden i Sverige eller utifrån ett internationellt perspektiv sområder av andra marknader och förutsättningar. / Today, there is a housing shortage in Sweden, but despite this, the number of new constructions ofresidential apartments is still much lower than what is required to address the housing shortage.When the real estate market is in an upswing, the production of rental properties and investments inthe Swedish real estate market increases. Today we are facing a downturn in the real estate market,which means that fewer investments in the production of housing are made, even though thedemand and the need for housing remain. There is an uncertainty in both the will and the ability toproduce more rental properties today. The question is which factors influence the real estatecompanies' investment decisions regarding new production of rental properties today? This is a qualitative study that is based on an empirical collection and is built up partly by a literaturestudy and partly by a qualitative interview-study with the intention of being able to provide support for each other. The collection data of the literature-study is based on previous research and reports concerning the subject. The interview-study is based on seven interviews with people who representprivate real estate companies and possess a lot of knowledge about today's market and investmentdecisions. The results of this study indicate that the biggest factor that influences real estate companiesinvestment decisions regarding new production is that the project needs to be profitable andgenerate yield. The economy is also a factor in that it is difficult to account for happenings in themarket when planning a project. All respondents believe that Sweden's housing shortage is not afactor that affects companies investment decisions, but rather that it is the property's geographicallocation that affects it. Sweden's regulations and laws are also brought up as a factor. Svea Court ofAppeal's new ruling on presumptive rent has affected many property companies desire to invest inrental properties. The rising interest rate, inflation, yield requirements and production costs are alsofactors that have led to real estate companies being more defensive in investments today. There arealso some differing opinions regarding which investment is more profitable: rental properties orcondominiums. This also affects many property companies in which form of lease they choose toinvest in. The conclusion is that the factors that influence the real estate companies investment decisions innew production are largely influenced by the economic situation in society. Today, it costs too muchfor property companies to start new production. It is not possible to adopt a project that generates aprofitable investment, which is the most important thing for all real estate companies when makingan investment decision. A suggestion for further research is to expand the work and interviewadditional real estate companies, which would lead to increased validity in the study. It would havebeen interesting to do a similar study but to also get the perspective of the public propertycompanies. Another suggestion for further research is to investigate the research question in otherareas in Sweden or from an international perspective that is governed by other markets andconditions.

Syftet med uppsatsen har varit att analysera uppdaterad lagtext kring förhandsavtal iBostadsrättslagens 5:e kapitel. Inom uppsatsens ramar har även en kvalitativ fallstudiegenomförts utifrån tre bostadsutvecklares informationsgivning, för att se hur väl lagstiftarensintentioner stämmer överens med avtalen i praktiken. Först ges en historisk återblick kring bostadsrätten, som fick sitt inträde som upplåtelseformår 1930. Sedan beskrivs definitionen av ett förhandsavtal och vilka som är parterna i ettsådant. Vidare ges en beskrivning av den kritik som dåvarande lagstiftning fått. Kritiken hardels handlat om att det bindande avtalet som löper under en lång tidshorisont är en storekonomisk risk för konsumenten, och information kring risken har saknats. Det har ocksåfunnits ett generöst tolkningsutrymme kring lagen som bidragit till att bostadsutvecklarekunnat leverera diffusa avtalsvillkor till konsument. Ett exempel är att det inte varit tydligt hurlångt intervall för beräknad tid för upplåtelse fått vara. Många domar bevittnar även om attdomslut inte legat i linje med det ursprungliga syftet med lagtexten. Den här kritiken har letttill att en uppdatering av lagen skedde år 2023. Uppsatsen kommer i detalj att analysera den nya lagstiftningen med stöd av rättspraxis,juridisk doktrin samt litteratur. Ett exempel på krav som införts i laguppdateringen är att detinte längre är tillräckligt att endast informera om bestämmelserna, utan i många delar ska detäven säkerställas att konsument förstått innebörden av avtalet och dess villkor. Resultatet visar på att bostadsutvecklare har anpassat sina processer till den nyalagstiftningen. I många delar har företagen gjort liknande tillämpningar av lagen. I de delar avlagtexten som möjliggör en mer generös tolkning skiljer sig tillämpningarna åt, av naturligaskäl. Utifrån det som framkommit i studien går det att konstatera att de uppdateringar sombostadsutvecklare gjort, på det stora hela, ligger i linje med lagstiftarens syfte. / The purpose of this thesis has been to analyze updated legislation regarding preliminaryagreements in Chapter 5 of the Housing Ownership Act. Within the scope of the thesis, aqualitative case study has also been conducted based on the information provided by threehousing developers to assess how well the legislators' intentions align with the agreements inpractice. First, a historical overview of housing ownership is provided, which emerged as a form oftenure in 1930. Then, the definition of a preliminary agreement and the parties involved aredescribed. Furthermore, criticism of the previous legislation is addressed. This criticism hasrevolved around the fact that the binding agreement, which spans a long time horizon, poses asignificant financial risk for the consumer, and there has been a lack of information regardingit. There has also been a generous room for interpretation of the law, allowing housingdevelopers to include vague contractual terms for the consumer. For example, it has not been clear how long the interval for the estimated tenure period couldbe. Many court decisions testify that the judgments have not been in line with the originalpurpose of the legislation. This criticism led to an update of the law in 2023.The purpose of the law is to strengthen consumer protection. The thesis will analyze the newlegislation in detail, supported by legal precedents, legal doctrine, and literature. For instance,it is no longer sufficient to merely inform about the provisions; in many aspects, it must alsobe ensured that the consumer understands the meaning of the agreement and its terms. The results show that housing developers have adapted their processes to comply with thenew legislation. In many aspects, companies have implemented similar applications of thelaw. However, in parts of the legislation that allow for more generous interpretation, theapplications differ for natural reasons. Based on the findings of the study, it can be concludedthat the updates made by housing developers largely align with the legislators' intentions.

Bostadsmarknaden i Stockholm är fortsatt stark, och efterfrågan på unika bostäder växer. En variant på dessa är konverteringar av tidigare industrilokaler till bostäder, där karaktären från den tidigare verksamheten behålls för att skapa en häftig känsla. Allt eftersom staden växer hamnar industriområden i centrala lägen, och marken får ett högre alternativvärde som bostadsmark. Dessa områden har ofta stor potential för lönsamma utvecklingsprojekt. Fastighetsföretag som kommer över marken ställs då inför ett val: att konvertera eller bygga nytt. Flera fastighetsutvecklare har följt trenden med industrikonverteringar. Andra aktörer har vid samma förutsättningar istället valt att riva den tidigare industrin för att nyproducera.  I det här arbetet har ett antal fastighetsföretag intervjuats angående ämnet för att undersöka hur dessa bolag resonerar kring potentiella industrikonverteringar. Företagens praktiska perspektiv jämförs mot teorin för att analysera och diskutera om trenden att konvertera industrier är här för att stanna eller inte. Det har utifrån arbetet kommit fram att företagen tycker det i många fall är allt för kostnadskrävande att genomföra en konvertering. Rådande byggregler medför att det ofta tenderar att bli djupa och mörka bostäder, om konverteringen inte genomförs på rätt sätt. Att paketera en produkt i ett varumärke för att på så vis differentiera sig från andra likartade produkter har i många branscher visat sig vara en framgångsnyckel. I arbetet har frågan hur varumärkesbyggande för bostadsprojekt kan påverka lönsamheten diskuterats med de intervjuade företagen samt i vilken utsträckning de använder sig av det idag. / The property market in Stockholm is remaining strong, and demand for exclusive housing is growing. A variant of these are conversions of industrial buildings to residential, where the industry character of the building is retained to create a unique feeling. As the city is growing industrial areas gain more central locations. These areas often show great potential for profitable development projects. Property developers who acquire these lands have a choice to make: to convert or construct from scratch. Several property developers have chosen to follow the trend of industrial conversions. Others have chosen to tear down the former industries to construct new productions.  In this project, a few property developers have been interviewed concerning this topic, to study their views regarding potential industrial conversions. The companies’ perspectives will be compared against theory to analyze and discuss whether the trend of converting industrial properties is here to stay or not. This project has revealed that property developers in most cases think that converting is to costly. Due to current constructions rules, a converted apartment tends to be deep and dark, if the conversion is not properly conducted. Packaging a product into a brand to differentiate itself from other similar products has proven to be a key to success in several industries. In this project, the question about how branding of residential projects could affect profitability has been discussed with the interviewed companies, and to what extent they use property branding as of today.

Problem background/problem discussion: Today there is a housing shortage in most of Sweden's municipalities. The municipalities have a high responsibility in this matter through their planning monopoly and the detailed plans. A lot of housing has been built in Sweden, but not for everyone. The financial situation affects the industry, especially when construction prices have risen. At the same time, we can see that the construction and real estate industry is one of the industries that affects the climate the most, in a negative sense. The industry's decisions affect society at large in many ways, and therefore they need to be as well-founded as possible. The previous research that we discovered on the subject does not include the particular research area that we have investigated.    Purpose: The purpose of this study is to explore which factors are decisive when real estate companies make decisions about new production of rental properties. In particular, this must be investigated with regard to sustainability and the housing situation that exists in Sweden.   Method: An inductive research approach has been adopted. Furthermore, a qualitative study with elements of grounded theory has been carried out using semi-structured interviews of managers at real estate companies in Sweden. The purpose of semi-structured interviews was to have as open and informative dialogues with the respondents as possible.   Conclusion: The conclusions drawn after this investigation are that real estate companies base their decisions on primarily four different factors; targets, market, economy and location. CSR is something that the majority of companies work actively with. The housing situation in Sweden also affects their decisions, but there are many parameters that limit their ability to influence the situation.

No description available.