No description available.

Det vi vill uppnå med denna kandidatuppsats är att ta reda på hur en hyressättningsprocess fungerar och går till på en nyproducerad fastighet. Ordet nyproduktion kan definieras på olika sätt, i denna rapport har vi valt att definiera nyproduktion som “När den första hyresgästen flyttar in”. I och med denna definition är det endast helt nybyggda fastigheter som undersöks. Det vill säga att nyrenoverade fastigheter lämnas utanför denna studie. Syftet med rapporten är att undersöka hur hyressättningsprocessen fungerar för nyproducerade hyresrätter samt om de finns ett standardiserat utförande när hyresvärdar sätter denna hyra. Vi har även studerat lagändringen om presumtionshyra (2006), slopandet av bostadssubventionerna (2007) samt finanskrisen (2008) för att se hur dessa har påverkat marknaden och aktörerna. Vårt arbete baseras främst kring branschens tillvägagångssätt. Därför kommer en stor del av vår information från intervjuer, enkäter och undersökningar. De intervjuer vi har utfört har varit med framstående aktörer inom marknaden, men även mindre framstående. På så sätt har vi kunnat få ett bredare och ett större perspektiv på uppsatsen För att få så sammanhängande och relevant data som möjligt har vi valt att avgränsa vår undersökning till området stor-Stockholm. Dessa data kommer att samlas under en begränsad tidsperiod, där av begränsningen. Vi kom under arbetet fram till att det inte finns något standardiserat tillvägagångsätt utan aktörerna på marknaden agerar och genomför sin hyressättning på olika sätt. Gällande de lagändringar samt finanskrisen som vi även valde att studera så är slutsatsen att man inte sätt någon större förändring i bostadsbeståndet. Nyproduktion av hyresbostadsfastigheter var högre än produktionen av bostadsrätter innan slopandet av subventionerna och införandet av presumtionshyran. Finanskrisen skapade en viss osäkerhet på marknaden, men osäkerheten ledde även till att de byggdes fler hyresrätter än bostadsrätter på grund av att bostadsrätterna i en finansiell kris blir en större osäkerhet. / What we want to achieve with this paper is to find out how companies set their rents on newly produced properties and to understand how the entire process works. The term newly produced can be defined in different ways, in our thesis we have chosen to define it as “When the first tenant moves in”. By using this definition we will therefore only be looking at properties that is newly built, in other words we have decided to exclude properties that have been restored. The purpose of our thesis is to investigate how a rent is decided for newly produced rented apartments and to see if there is standard procedure when the landlords set this rent. We have also studied the introduction of presumption rents (2006), the removal of the building subvention (2007) and the financial crisis (2008) to see how these affected the market and the companies involved. Our paper is based mainly around the industries approach to the process. Therefore the majority of our research will be based on information from interviews, surveys and researches. The interviews we have done has been with leading companies on the market, but also smaller companies in order to get a wider and more interesting perspective on our report. To get as contextual and relevant information as possible we have also decided to limit our report to Stockholm and its suburbs. This data will be gathered during a limited amount of time, therefore the mentioned limitation. Our conclusion is that there is no standard procedure for deciding a rent, the landlords act and set their rent in different ways. Concerning the law changes and the financial crisis we studied the conclusion is that there were no bigger difference regarding the amount of properties on the market. Production of rental apartments was higher than the production of tenant-owned apartments before the removal of the building subvention and the introduction of the presumption rent. The financial crisis created some uncertainty on the market, but the uncertainty also led to a higher production of rental apartments than tenant-owned apartments due to the tenant-owned apartment being a bigger risk in a financial crisis.

The regulations that form the basis of the construction sector not only hamper productivity, but also quality, innovation and customer focus. They counteract change by being too regulated and the result is similar in that everyone must relate to the same industry standard and the same framework in the form of rules.  Apartments have had a steady rise in prices over recent decades, statistics suggest that the price of apartments in recent years was higher than ever before. The majority of Sweden's residents living in apartment buildings today live in rental apartments, which is because of the simple reason that purchasing an apartment is expensive and a large sum of money is required to be able to afford a down payment. Many of the homes that are built today are produced on market terms with limited options. This results in newly produced homes being targeted at those with a good income and low-income earners being given lower priority. Apartments with a lower standard are produced in Russia, among other places, where the customer completes the apartment according to taste.  This degree project has been carried out in collaboration with Bonava AB with the aim of investigating how much can be waived from completing in a newly produced flat before the approved final decision. Furthermore, it has been investigated how the time required and the final cost of the project are affected, as well as the customer's benefits through the introduction of the Naked Flat concept. Eleven respondents were interviewed in the study and calculations were performed on a cost estimate and schedule.  With the introduction of Naked Flat, the construction cost was reduced by 7,76 percent and the project time was reduced by 38 days. The lower price is justified by the fact that the apartment is delivered in a simpler design where the customers can complete it themselves according to their own wishes and needs. Naked Flat gives the customer more options about design and the chance to put their own personal touch through color and material choices. Furthermore, the reduced project time means that the customer gets access to the apartment earlier. The completion of the apartments can be regulated in such a way that it relates to sustainable housing through agreements and partners as well as the potentially reduced use of materials.

Since the financial crisis in 2008 housing prices in the greater Stockholm region have beenrising by an average of 8 percent per year and therefor municipalities, developers andbuyers of new production housing have been able to make high profit. This has lead to astrong optimism and a high risk propensity among several parties. Since august 2017 thehousing market have turned and housing prices have declined. The reasons are believed tobe an overproduction of expensive new housing, media’s negative view on the newproduction market and tightened amortization requirements. The immediate effect was a biguncertainty regarding the market for new housing and cautious residential consumers. Thehousing developers reports low sales the first quarter of 2018 and some developers areforced to return land allocations to the municipalities.This degree project aims to describe the risk that occurs in the process of developing newhousing. It will be done through a qualitative interview study which aims to closer examinethe municipalities and developers view on the housing market, the risks that occur in thedeveloping process and their risk management strategies. The purpose of the report is alsoto identify the risks that are imposed on buyers of new housing, which is done throughinterviews with developers and new production brokers.The study shows that developers and municipalities are facing a difficult time when it comesto making agreements in today's uncertain housing market and the distrust between theparties can be derived from adverse selection. Due to the development monopoly manymunicipalities benefits a strong negotiation position. At the same time the participatingmunicipalities are in a difficult situation due to their agreement with the state and theStockholm County Council regarding 64 000 new homes by the year of 2030.The degree project emphasizes the possibility that by adjusting an existing price indexformula, land prices will be more closely linked to housing prices. The purpose of thisformula in a market fall is to allow a larger proportion of housing prices to be deducted fromthe land price for the developers and that in a market upturn the municipality will be able totake a larger cut of the higher housing prices. The ambition is that this will facilitatenegotiations between the municipality and the developer and make the developers moreresistant in a changing new production market. / Since the financial crisis in 2008 housing prices in the greater Stockholm region have beenrising by an average of 8 percent per year and therefor municipalities, developers andbuyers of new production housing have been able to make high profit. This has lead to astrong optimism and a high risk propensity among several parties. Since august 2017 thehousing market have turned and housing prices have declined. The reasons are believed tobe an overproduction of expensive new housing, media’s negative view on the newproduction market and tightened amortization requirements. The immediate effect was a biguncertainty regarding the market for new housing and cautious residential consumers. Thehousing developers reports low sales the first quarter of 2018 and some developers areforced to return land allocations to the municipalities.This degree project aims to describe the risk that occurs in the process of developing newhousing. It will be done through a qualitative interview study which aims to closer examinethe municipalities and developers view on the housing market, the risks that occur in thedeveloping process and their risk management strategies. The purpose of the report is alsoto identify the risks that are imposed on buyers of new housing, which is done throughinterviews with developers and new production brokers.The study shows that developers and municipalities are facing a difficult time when it comesto making agreements in today's uncertain housing market and the distrust between theparties can be derived from adverse selection. Due to the development monopoly manymunicipalities benefits a strong negotiation position. At the same time the participatingmunicipalities are in a difficult situation due to their agreement with the state and theStockholm County Council regarding 64 000 new homes by the year of 2030.The degree project emphasizes the possibility that by adjusting an existing price indexformula, land prices will be more closely linked to housing prices. The purpose of thisformula in a market fall is to allow a larger proportion of housing prices to be deducted fromthe land price for the developers and that in a market upturn the municipality will be able totake a larger cut of the higher housing prices. The ambition is that this will facilitatenegotiations between the municipality and the developer and make the developers moreresistant in a changing new production market.

The National Board of Housing, Building and Planning have been conducting housing needs assessments since 1995 (Boverket 2015). The latest assessment was conducted in 2015 and showed that 71,000 homes will need to be built annually by 2020. To be able to contribute to building more homes, Willhem AB is carrying out a project called ”Så bygger vi för alla”. As part of the work, this thesis will examine the building rules and how they can contribute to innovation. The purpose of this thesis is to investigate which rules, laws and norms we have to keep to in Sweden regarding housing construction. The aim of the work is to investigate whether the regulatory framework can create creativity amongst the players in the market. This thesis is limited to examining which laws, government policies and eventual municipal requirements that exist in Sweden. Therefore, industry rules, such as the AMA, and contracting regulations, such as AB and ABT, will not be taken into consideration. The survey is also limited to newly built multifamily houses only. Finally, the reference objects that are studied in the thesis will be in Sweden and be limited to being either construction-technical or plan-based innovative and have been recently executed. This thesis is based on the existing regulations and theories from previous studies. The data collected for this survey will be studied from a qualitative point of view. The survey aims to investigate a number of reference objects more thoroughly and conduct interviews with key people involved in the project, which means a qualitative approach is best suited. In 1987, Sweden received a new building legislation according to Örnhall (2017), which has resulted in a transition from specification requirements to functional requirements in order to increase the liberty in housing production. However, according to Örnhall (2017 the new legislation has contributed to a wider picture of the regulatory framework. The National Board of Housing, Building and Planning is the authority that has the overall responsibility for community planning, urban development, construction and housing (Nordstrand 2008). The most important laws and government policies that the social planning sector primarily have to obey are the Planning and Building Act (PBL), the Planning and Building Regulation (PBF) as well as and the Swedish National Board of Housing, Building and Planning (BBR) (Örnhall, Swedish Construction Service 2017a). The Planning and Building Act (SFS 2010:900), PBL, regulates the planning for land and water whilst the responsibility for maintaining the regulations lies with the municipalities. The purpose of PBL is to promote social development for long-term, equal, social and environmental sustainable development for today’s society and future generations (SFS 2010: 900). When creating new homes, special consideration should be given to long term use of the home (Boverket 2016). At the interview stage, six areas emerged that were considered to be particularly problematic or interesting for the development of innovative and cheap housing. These areas were; accessibility, municipal requirements, rules, advice and interpretations, energy, innovation and development, and the ability to build for everyone. I perceived the accessibility aspect as very complex. Several interviewees argue that the accessibility requirements entail an increased cost for new builds, in one case it was even expressed that today’s availability requirements means the housing becomes less accessible to a larger group. The rules for creating an inclusive society also emerged at the interview stage while another recurring opinion is the renewal of the legislation. Several interviewees stated that they consider the regulations to be outdated and need to be updated according to today’s society. Based on this, I found The National Board of Housing, Building and Planning requirements contradictory whilst providing support for innovation, many requirements inhibits the development of housing. Therefore, extensive research should be carried out on how people in Sweden want to live today; thereafter the regulations can be updated according to today’s needs. In one way or another, all reference objects have been at the forefront when it comes to housing development. A common factor for the various reference objects is that a major problem was identified in all projects, which led to a product or solution being developed. They show that there is not one solution to the problem, but that different solutions can be found to achieve the same goal: better housing for more people.

Byggsektorn bidrar, genom en stor resursanvändning, med höga växthusgasutsläpp. Den största delen av utsläppen kommer frånmaterialanvändningen vid produktion av byggnader. En mer hållbar omställning bör ske inom byggbranschen för att minska utsläppen och därmedminska dess klimatpåverkan. I denna uppsats har respondenter från tre nyproduktionsprojekt i Sverige intervjuats för att synliggöra på vilka sätt deminskar sin klimatpåverkan samt vad som påverkar deras val för att möjliggöra en minskad klimatpåverkan. De tre projekten är projekt Högasten iHelsingborg, projekt Daggkåpan i Malmö och projekt Brf Viva i Göteborg. De främsta faktorerna som påverkar arbetet med minskadklimatpåverkan är i form av projektens ambitioner, kunskap om material, normer gällande användning av material inom branschen, svenskaregelverk samt kommun och myndigheter. Uppsatsen föreslår att erfarenheter från projekten bör synliggöras för andra svenska byggaktörer för attde ska få inspiration av tillvägagångssätt och kunskaper kring material. Erfarenheterna från projekten bör även synliggöras av myndigheter somutformar de svenska regelverken för att kunna möjliggöra ett effektivare arbete med minskad klimatpåverkan vid nyproduktion. / The construction sector releases high amounts of greenhouse gases, through the large use of resources. The majority of the emissions comes fromthe use of materials within the production of buildings. This essay has studied three projects that focus on reducing its climate impact in Sweden. Interviews with people who have worked on these projects will give the essay different influencing factors that they experienced within the workwith reducing climate impact. The three projects are project Högasten in Helsingborg, project Daggkåpan in Malmö and projekt Brf Viva in Göteborg. The factors affecting the projects´ work with the climate impact are the projects´ ambition, knowledge about building materials, normsof certain material use within the industry, Swedish regulations, municipalities and agencies. The newfound knowledge about the buildingmaterials and the development of Swedish regulations could lead to further possibilities for the construction industry to reduce the climate impactin future production of buildings in Sweden

In this thesis we have investigated if there is a risk premium on residential properties with presumption rent in comparison to the other two rental systems, individually-set rent and utility rent. The method chosen was a qualitative method and therefore six interviews were conducted with real estate professionals with at least ten years of experience, five real estate companies and one real estate consultancy company. From the interviews, evidence was found that there are pros and cons regarding the different Swedish rental systems and how it affects an investment on a property. However, investors seem to put more weight on initial rent levels and the expected rental growth. Vacancy risk is considered almost insignificant for investors due to the shortage in residential properties in Sweden. The analysis showed that the initial yield does differ between the rental systems. This is due to the difference in expected rental growth over the investment period. For an investment of 20 years presumption rent is the best alternative. Risks were discussed in the interviews and that every risk associated with each rental system were considered in the calculation. According to the simulations, identified risks affect the calculation which adds a risk premium that should be taken into consideration by the investors. / I denna uppsats har vi undersökt om hyresfastigheter med presumptionshyra behöver en riskkompensation gentemot de två andra hyressystemen, bruksvärdeshyra och egensatt hyra. Uppsatsen är en kvalitativ studie och sex intervjuer har genomförts, fem med fastighetsbolag och en men ett fastighetskonsultbolag. Från intervjuerna gick det att identifiera fördelar och nackdelar med det olika hyressystemet och hur de påverkar en fastighetsinvestering i en hyresfastighet. Från intervjuerna framgick att investerare förlitar sig mer på initiala hyresnivåer och förväntad hyrestillväxt under investeringsperioden. Vakansrisken anses vara mer eller mindre obetydlig för en fastighetsinvesterare givet dagens marknadsläge med den bostadsbrist som finns i Sverige. Analysen påvisade att det finns en skillnad i direktavkastningskravet mellan de olika hyressystem. Denna skillnad beror på skillnaden i förväntad hyrestillväxt över investeringsperioden. För en investering på 20 år är presumptionshyra det bästa alternativet då den får högst kalkylränta. Risker diskuterades i intervjuerna och varje risk förknippad med hyressystemen beaktades i kalkylerna. Enligt simuleringarna påverkar de identifierade riskerna kalkylerna vilket adderar en riskpremie som bör beaktas av investerarna.

För att skapa bättre förutsättningar att nå Parisavtalet och EU:s mål om klimatneutralitet har Europeiska kommissionen antagit Taxonomiförordningen, som kan beskrivas som ett klassificeringssystem för miljömässigt hållbara investeringar. Eftersom bygg- och fastighetssektorn bidrar till en stor andel av de globala koldioxidutsläppen finns ett kapitel i Taxonomiförordningens delegerande akt Climate Delegated Act med tekniska granskningskriterier som riktar sig särskilt mot bygg- och fastighetsverksamheter. I den delegerande akten fastställs tekniska granskningskriterier för sex miljömål. Från och med räkenskapsår 2022 ska bolag som omfattas av förordningen redovisa hur stor andel av bolagets ekonomiska aktiviteter som linjerar med EU-taxonomin. Det fanns få tidigare studier om implementering av EU:s taxonomi i bygg- och fastighetssektorn, men dessa pekar på att det råder en stor osäkerhet kring hur taxonomin ska implementeras och hur kriterierna ska tolkas. Syftet med examensarbetet var att bidra till ökad kunskap om vad införandet av EU-taxonomin innebär och hur den kan komma att påverka en byggentreprenörs verksamhet i Sverige. Utmaningar för en byggentreprenör identifierades på två olika nivåer: projekt- och företagsnivå. Därtill undersöktes hur EU-taxonomin kan förändra en byggentreprenörens hållbarhetsarbete i nyproduktionsprojekt, som idag främst sker genom miljöcertifiering. För att besvara forskningsfrågorna utfördes en litteraturstudie, en intervjustudie samt en projektutvärdering. Litteraturstudien resulterade i en introduktion till EU-taxonomin och dess uppbyggnad samt tolkningar, åsikter och kritik från tidigare forskning. Vidare genomfördes en genomlysning av hur BREEAM-SE v6.0 och Miljöbyggnad 4.0 implementerat EU-taxonomin. Utmaningar och påverkan på en byggentreprenörs hållbarhetsarbete undersöktes baserat på en projektutvärdering av 13 av NCC Building Swedens miljöcertifierade nybyggnadsprojekt samt en intervjustudie med två NCC-anställda med arbetsuppgifter som berör implementering av EU-taxonomin på företaget. Trots att EU-taxonomin syftar till att öka jämförbarheten mellan företags miljömässiga hållbarhetsarbete och klargöra definitionen av vad som kan anses miljömässigt hållbart visade resultaten att EU-taxonomins tekniska granskningskriterier i hög grad ger utrymme för tolkning vilket skapar utmaningar på både företags- och projektnivå. Utmaningarna rörde begreppsförvirring, omfattning samt av vem och i vilket skede ett kriterium bör hanteras för att linjera med EU-taxonomin. Resultaten indikerade också att en stor utmaning för byggentreprenören kommer att vara att hantera tekniska granskningskriterier som ligger utanför en byggentreprenörs rådighet. I ett nybyggnadsprojekt är flera aktörer delaktiga och byggentreprenören är ofta i beställarens händer vad gäller exempelvis val av produkter och utformning. Gällande vissa kriterier är byggentreprenören även i händerna på myndigheters arbete, främst det som sker i den kommunala planprocessen. Samverkan bedömdes därav vara en kritisk faktor för den byggentreprenör som avser att uppfylla EU-taxonomin i ett projekt. Aktörers beroende av varandra innebär svårigheter men kan reducera klimatpåverkan i det långa loppet. Samverkan inom byggentreprenörers är också viktigt då EU-taxonomin berör många avdelningar. Vidare indikerade studien att EU-taxonomin kommer att medföra en stor administrativ börda och att flera av EU-taxonomins kriterier är kostnadsdrivande. De tekniska granskningskriterier som, enligt examensarbetets resultat, kommer att vara mest utmanande för en byggentreprenör i nyproduktionsprojekt är de kriterier som berör klimatrisk- och sårbarhetsanalyser och implementering av anpassningslösningar; en byggnads flexibilitet, demonterbarhet, resurseffektivitet och anpassningsbarhet; samt kriteriet kopplat byggkomponenter- och material innehållande formaldehyd och cancerframkallande ämnen. Projektutvärderingen visade att de nybyggnadsprojekt som var miljöcertifierade med BREEAM-SE 2017 i högre grad linjerade med EU-taxonomin än projekt som miljöcertifierats enligt Miljöbyggnad 3. Det indikerar att personer och företag som tidigare arbetat med BREEAM-SE har bättre kunskapsmässiga förutsättningar att uppfylla EU-taxonomin än de som arbetat med Miljöbyggnad eller inte alls arbetat med miljöcertifiering. Studiens resultat pekar på två möjliga scenarier där EU-taxonomin antingen kommer att komplettera miljöcertifieringar som incitament till gröna fördelaktiga lån eller ersätta miljöcertifieringarna helt. I det senare fallet finns risk för ett mindre ambitiöst miljömässigt hållbarhetsarbete då både BREEAM-SE och Miljöbyggnad mäter miljöprestanda inom fler områden och ställer högre krav än EU-taxonomins tekniska granskningskriterier. Vidare har miljöcertifieringarna, till skillnad från EU-taxonomin, betygsnivåer som motiverar projektteamet att göra mer för ett högre betyg. Hur EU-taxonomin kommer att påverka en byggentreprenörs hållbarhetsarbete på projektnivå, som idag främst sker genom miljöcertifiering, beror på hur banker och investerare kommer att bedöma och värdesätta linjering, eller icke-linjering, med EU-taxonomin. / To accomplish the goals of The Paris Agreement and The European Green Deal, the European Commission launched The Taxonomy Regulation, which can briefly be described as a classification system for environmentally sustainable economic activities. Since the construction and real estate industry annually contributes to a large proportion of global carbon dioxide emissions, one chapter in The Taxonomy Regulation’s delegated act Climate Delegated Act was assigned to industry. The Climate Delegated Act provides so-called technical screening criteria for six environmental objectives. As of the fiscal year 2022, all companies affected by the directive on "non-financial sustainability reporting" must report the percentage of the company’s EU taxonomy-aligned financial activities. There was limited previous research regarding the EU taxonomy, but the found literature indicated a vast uncertainty about how the taxonomy should be implemented and how the criteria should be interpreted. The purpose of this study, a Master’s Thesis paper, was to contribute to increased knowledge of establishing the EU taxonomy and how it will affect a Swedish construction company’s operations. Challenges a construction company may face because of the EU taxonomy were studied and identified at the project and organizational levels. This study also intended to investigate how the EU taxonomy relates to a construction company’s current work with environmental sustainability in new construction projects where sustainability assessment methods, such as BREEAM-SE or Miljöbyggnad, today play an essential role. The study is based on a literature study, an interview study and a project evaluation. A literature study, an interview study and a project evaluation were carried out to answer the research questions. The literature study resulted in an introduction to the EU taxonomy and its structure as well as presents interpretations, opinions and criticism from previous research. The literature study also investigated how BREEAM-SE v6.0 and Miljöbyggnad 4.0 have implemented the EU taxonomy. Challenges and the EU taxonomy’s impact on a construction company’s work with environmental sustainability were investigated based on a project evaluation of 13 NCC Sweden Building new construction projects which were certified with either BREEAM-SE 2017 or Miljöbyggnad 3. Lastly, two NCC employees were interviewed to add more knowledge about the organizational perspective of the EU taxonomy implementation. The EU taxonomy aims to clarify the definition of environmental sustainability and increase the ability to compare companies’ and countries’ work with sustainability, but this study concludes that construction companies who want to align with the EU taxonomy will face several challenges. Firstly, the EU taxonomy’s technical screening criteria include much room for interpretation, creating challenges at the project and organizational levels. There is confusion about the scope and regarding by whom and at what stage several of the criteria should be dealt with. A significant challenge for a construction company will be dealing with criteria that are considered beyond a construction company’s or the project team’s control. Several stakeholders are involved in a new construction project, and the construction company is often not a part of the early stages. Decisions affecting the construction company’s taxonomy alignment may be taken without their involvement. Therefore, cooperation and collaboration are critical factors for a construction company that intends to fulfill the EU taxonomy in a project. The dependence on each other implies a vast challenge, but at the same time, it will probably lead to broader and more open collaboration which will reduce the environmental impact in the long term. Collaboration will also be necessary within the construction company as the EU taxonomy affects several departments. Furthermore, the study indicated that the EU taxonomy will imply a large administrative burden and several criteria are costly. The most challenging technical screening criteria for a construction company in a new construction project in Sweden are the criteria that concern the climate risk and vulnerability assessment and implementation of adaption solutions; a building’s adaptation, flexibility, resource efficiency and dismantlability; as well as the criteria about building components and materials containing formaldehyde, carcinogenic volatile organic compounds and more. The project evaluation clearly showed that projects certified with BREEAM-SE aligned to a greater degree with the EU taxonomy. Therefore, employees and companies used to working with BREEAM will have prerequisites for taxonomy alignment compared to those used to working with Miljöbyggnad or no sustainability assessment method at all. Both BREEAM-SE and Miljöbyggnad evaluate a building’s environmental sustainability performance based on more aspects and have higher requirements than the EU taxonomy. It is still unclear whether the EU taxonomy will complement or replace the sustainability assessment methods as the incitement for green beneficial financing. If the EU taxonomy becomes the new and only incitement, there is most likely a risk of less ambitious work with environmental sustainability at the project level. Furthermore, BREEAM-SE and Miljöbyggnad have rating levels that motivate the project always to make an effort. The study showed that the EU taxonomy is not a successful tool yet, but there is a strong belief in its potential. The extent to which the EU taxonomy will affect a construction company’s work with sustainability depends on how banks and investors will value EU taxonomy alignment.

Introduction (and purpose) – Open Building is a concept which gives full flexibility and creative freedom for the consumer to design their dwelling according to own preferences (Kendall & Teicher, 2000). The multi-family house and its apartments are constructed according to Swedish building code, however, construction of inner walls and finishes remains for the consumer to decide. The purpose of the study is to evaluate the concept of Open Building and its initial establishment in Sweden as an alternative approach in designing multi-family housing. It is a case study on the housing development company Raw Property and their first multi-family house Raw Rosendal in Uppsala, consisting of 50 apartments. The study examines what positive factors that advocate the implementation of the concept, which opportunities for improvement that can be detected, and how the application of the concept has been perceived in Sweden. Method – A qualitative approach has been conducted as method. The research questions have been answered through semi structured interviews with key persons who have been part of the project, as well as literature studies. The key persons consisted of CEO, CMO, Architect, Supervisor and Real Estate Agent. Results – The case study resulted in answers to the interview questions with the selected key persons. The interview questions were constructed with basis in the research questions and aim of the study. The interview answers thereby resulted in answering the research questions. Analysis – The positive factors that could be detected from the interviews are the advantages connected to the possibility for the consumer to affect the dwelling. Flexibility and ecological sustainability were further aspects which advocates for continuous use of the concept. Knowledge have been gained that will be used for improvements to future projects. Opportunities for improvements are mainly connected to the difficulties of the project being the first implementation in Sweden. Further developments of the concept were raised for discussion during the interviews, where one proposal was to design the loadbearing system in wood instead of concrete. The adaptation of the concept in Sweden have mainly been received as positive since it is a further development in housing design of multi-family housing. Discussion – From the method chosen and with the limitations decided, the study gives a clear result that answers the research questions. The result has strong connections to the scientific articles written about in the theoretical framework. / Introduktion (och syfte) – “Open Buildings” är ett koncept som ger full flexibilitet och kreativ frihet till köparen att själv utforma sin lägenhet efter egna preferenser (Kendall & Teicher, 2000). Huset och lägenheterna byggs upp enligt vad Boverkets byggregler kräver, men innerväggar och ytskikt lämnas upp till köparen att bestämma. Syftet med studien är att utreda konceptet “Open Buildings” och dess etablering i Sverige som ett alternativt tillvägagångssätt att utforma flerbostadshus. Studien är en fallstudie på fastighetsutvecklingsföretaget Raw Propertys första flerbostadshus Raw Rosendal i Uppsala, bestående av 50 lägenheter. Det studien undersöker är vilka positiva faktorer som förespråkar tillämpningen av konceptet, vilka förbättringsmöjligheter som finns, samt hur tillämpningen av konceptet har upplevts i Sverige. Metod – Som metod har ett kvalitativt angreppssätt använts. Genom semistrukturerade intervjuer med nyckelpersoner som deltagit i projektet samt litteraturstudier besvarades frågeställningarna. Nyckelpersonerna bestod av företagets VD, företagets försäljnings- och marknadschef, arkitekt, arbetsledare och mäklare. Resultat – Fallstudien resulterade i svar på frågor genom intervjuer med de utvalda nyckelpersonerna. Frågorna under intervjuerna utformades med koppling till studiens syfte och frågeställningar. Intervjusvaren blev därmed ett resultat som svarar på studiens frågeställningar. Analys – De positiva faktorer som utifrån intervjuerna går att urskilja är konceptets fördelar med att kunden själv får möjligheten att påverka bostaden. Aspekter som flexibilitet och ekologisk hållbarhet förespråkar även konceptet. Det framkom flera lärdomar som till nästa projekt går att förbättra. De förbättringsmöjligheter som lyfts under intervjuerna har främst koppling till svårigheter som stötts på i och med att detta är det första projektet i Sverige där konceptet tillämpats. Vidareutveckling av konceptets användning lyftes under intervjuerna och ett förslag att i framtiden utforma byggnaden i trä istället för betong nämndes. Konceptets tillämpning i Sverige har till största del upplevts positiv, mycket eftersom det är en fortsatt utveckling i utformning av flerbostadshus. Diskussion – Den valda metoden med dess avgränsningar ger ett tydligt resultat som följer studiens syfte samt besvarar samtliga frågeställningar. Resultatet har starka kopplingar till de källor som lyfts under det teoretiska ramverket.

Stockholms bostadsmarknad är attraktivare än någonsin, samtidigt som det råder bostadsbrist, och bostadspriserna har haft en kraftig uppgång under de senaste åren. Det har lett till att alla inte har möjlighet att köpa en bostad och köerna till en hyresrätt är alldeles för lång. Bidragande faktorer till bostadsbristen är b.la. inlåsningar i flyttkedjor som delvis beror på ett begränsat utbud av bostadslägenheter. Syftet med denna kandidatuppsats är att undersöka om utbyggnaden av Norra Djurgårdsstaden har bidragit till att en flyttkedja har skapats i Stockholm. Enkätundersökning har använts som metod för uppsatsen och jämförs sedan med två tidigare genomförda studier. Enkätfrågorna undersöker om det finns utflyttningstrender från liknande stadsdelar och enkäten har därför besvarats av boende i Norra Djurgårdsstaden. Resultaten visar att de flesta hushållen som bor i en bostadsrätt har flyttat från Stockholms innerstad och närområdet medan för hyresrätter har flytten främst skett från Stockholms innerstad och söderort. Det råder en jämn fördelning av upplåtelseformer i Norra Djurgårdsstaden och mönster visar på att de flesta har flyttat från och till samma upplåtelseform. Frigörandet av bostäder i Stockholms innerstad och närområdet har främst gynnat höginkomsttagare medan frigörandet i söderort har gynnat hushåll med lägre inkomst än genomsnittet. I jämförelse med Sweco och Tillväxt- och Regionplaneförvaltningens undersökningar visar resultaten på liknande utfall, där vår studie i huvudsak stämde överens med Swecos undersökning medan Tillväxt- och Regionplaneförvaltningens studie avvek i frågan om upplåtelseformer innan respektive efter avflyttning. Vad gäller övriga frågor som jämförts visar samtliga studier på ett liknande resultat. / The housing market in Stockholm is more attractive than ever, but at the same time there is an housing shortage and the prices have had a sharp rise during the recent years. Several households cannot afford to buy a residence and the queues for a rental apartment are far too long due to the current housing situation. Contributing factors to the housing shortage is, for example, lockdowns in the moving chains, which are partly due to a limited range of residential apartments. The purpose of this bachelor thesis is to study if the development of the new district Norra Djurgårdsstaden has contributed to a moving chain in Stockholm. Data has been collected through a survey as the method and a comparison with two similar studies have been made. The survey questions analyse if there has been any relocation trend from similar districts and the questionnaires have therefore been answered by residents in Norra Djurgårdsstaden. It shows that most of the households who live in a bought apartment have moved from the inner city of Stockholm and the surrounding area, while the rental apartment has mainly relocated from the inner city and the southern districts of Stockholm. Furthermore, there is a distribution between the form of tenures, rental and buying apartments, and the pattern shows that most households move from and to the same form of tenure. The study shows mainly similar results in comparison to the other researches, where the study of County Council (Regional development and planning) shows a different result in the question of form of tenures before and after moving to Norra Djursgårdsstaden. The other questions show similar results between all of the studies.The vacant residences, due to the relocation to Norra Djurgårdsstaden, in the inner city of Stockholm and the surrounding areas, have mainly been in favour of high wage earners, while the southern districts have benefit households with a lower revenue than the average.