CSR-RAPPORT 2014 a report on sustainability
6 24 12
18 28
Contents Editorial 4 Social responsibility 6 Environmental responsibility 12 Economic responsibility 18 Working with other interested parties 24 Good working environment 28 Eurhonet 34 Definitions 35
34
Brief facts about Gavlegårdarna Gavlegårdarna is Gävle’s public housing company, with a housing stock of over 15,000 flats. Because good housing and residential environments are essential for the city to grow and develop, our company has an important role to fulfil. We should stand for clear public benefit that is widely shared between our tenants, the residents
of the municipality, and the entire city of Gävle. We don’t just manage people’s residential environments right now; we are also an important part of urban planning for the future. We are involved in the work to make Gävle a cleaner, more beautiful, more pleasant, and more accessible city in which to live.
One third of all residents of Gävle live in a Gavlegårdarna property
Corporate Social Responsibility (CSR) Corporate Social Responsibility
other interested parties. All of this
We are publishing this report in order
– or CSR – is extensive. Corporate
is based on perspectives relating to
to show some of the examples related
Social Responsibility, for which the
social responsibility, environmental
to sustainability issues that we are
English abbreviation “CSR” stands,
responsibility, economic sustai-
working on within our company.
is basically about taking responsibi-
nability, and adopting an ethical
A CSR report could, in principle,
lity, not only for the positive effects
approach to our staff. CSR is about
be called a Sustainability Report.
the company has on society, but also
being energetic, efficient, trustwor-
However, we have chosen to use the
for the negative ones. It is about how
thy, and open in issues that affect
standard English name because this
we voluntarily integrate social and
people and the environment.
report was developed in collaboration
environmental considerations into
with other European companies opera-
our operations, in collaboration with
ting within the Eurhonet network.
One million square metres of housing Gavlegårdarna rents out a total living space of almost one million square metres. This area is divided between houses and flats with one to six rooms and a kitchen. In addition to this, we also have almost 150,000 square metres of commercial floor space divided between just over a thousand commercial properties. Some of our tenants there include county council and municipal operations, restaurants, retail establishments, and so on.
Our housing 6,000
Occupancy rate
99.8 %
5,000 4,000 3,000
2 762
2,000
148 1,000 0
1,014
2,596
Houses
1 room
5,927
1 559 4,935 1,559
2 rooms 3 rooms 4 rooms 5 rooms
Average rent, SEK/m²
930
This unique public housing is of real benefit Gavlegårdarna operates in a city
Our commercial benefit must be
we are one of many players in the
that is showing strong and posi-
combined with social benefit. Buil-
housing sector who need to increase
tive growth. The population has
dings with quality must tie in with
the pace of new construction.
increased for the second consecutive
economic sustainability. Collabora-
Our owners, the Municipality of
year and, according to the calcula-
tion with other interested parties in
Gävle, have placed clear demands on
tions, we will soon pass the magic
the market must be fine-tuned in
us as a public housing company. We
number of 100,000 inhabitants.
order to give even more back to our
plan to build another 300 new homes
Suddenly we will change from a big
tenants. Our responsibility to the
between now and 2017. We got off
small city into a small big city, at
environment and to the social situa-
to a flying start in 2013 by launching
least by Swedish standards.
tion of our tenants will continue to
almost 200 newly-built and renovated
remain primary focus areas.
flats onto the market. Last year, ho-
This development places high
wever, the focus was on designing and
demands on Gavlegårdarna being a
A record number of Gävle’s inhabi-
planning for the next phase of con-
company with its operations truly in
tants, and even prospective Gävle
struction instead – and a lot is going
balance. We must be a strong public
inhabitants, are in Gavlegårdarna’s
to happen over the next few years.
housing company that dares to take
housing queue today. That number One of the more exciting and long-
term projects is the new housing
“Our responsibility to the environment and to the social situation of our tenants will continue to remain primary focus areas”
district that is currently being planned on land that has tradition. This is because Gavlegårdarna became the owner of a genuine sweet factory in 2014. In the area where the Ahlgren
risks and think innovatively, one that
has already passed 100,000, and
family used to make the world-
builds new homes and gets involved
never before has the company had
famous Läkerol pastilles, we are now
socially, preferably in collaboration
so few vacant flats. If we are to cope
going to build a modern suburb that
with other parties.
with this situation in the future, then
will preserve the perceptions of indu-
Brief facts about Gavlegårdarna
Housing stock 15 500 15,400
Number of tenants
30,000
15,300
Our residential areas
Gavlegårdarna has over 15,000 flats throughout the Municipality of Gävle, most of which are in Gävle’s urban area.
15,200
15,100
15, 000
15,206
15,237
15,242
15,348
15,165
2010
2011
2012
2013
2014
Number of flats
15,165
strial history that exist there. In and
During 2014, we saw more fine ex-
around the old sweet factory, close
amples of how our collaboration with
to 700 new flats will be built over the
others can bring real results. The
next ten years. Even now, at the plan-
Leadership Academy that we started
ning stage, our company is creating
as a pilot project with Brynäs IF has
a challenging and visionary project
now been made into a permanent
that will most certainly put Gävle on
fixture. The objective, namely to get
the map, from several perspectives.
more well-trained voluntary leaders
Editorial
for the children and young people of Social responsibility has long been a
Gävle has thereby been secured.
key concept in Gavlegårdarna’s work.
The pilot project known as
As a public housing company, we work
Gavli’s Summer Camp, a summer
with sustainability, another concept
camp which together with Gefle IF
that can most definitely be about
was arranged for children and young
people. One concrete example of this
people from our residential areas,
is our Social Living Group (“boso-
has also grown and seen its future
ciala”) that has made us rather unique
assured. Our idea of creating sum-
all the other residents of Gävle – and
in the public housing sector. Together
mer holiday activities for children
will also give us a greater opportu-
with the Municipality of Gävle’s
who might not have many other op-
nity to work more closely together,
Social Services Department, Gav-
tions has attracted new partners who
regardless of which department we
legårdarna has been working with a
want to get involved and support the
work in or what job tasks we have.
clear mandate in recent years; namely
project. The number of weeks, acti-
Our new approach clarifies the
that the number of evictions must be
vities, and children involved will all
importance of every employee when
reduced. This has been carried out as
increase this coming year. We think
it comes to delivering benefit to the
preventive work, where our employees
this is just great.
general public. This is not a day too
have been seeking out people with
soon either, because at Gavlegårdar-
problems and offering them help early
After the summer, it will be time
na we have a lot to be proud of right
on. The results we are now witnessing
to relocate Gavlegårdarna’s head
now. We are a company in develop-
are truly amazing. The negative trend
office, an operation that was in the
ment, in a city that’s growing.
concerning unpaid rent has declined.
planning internally throughout 2014
By means of collaboration, we have
and involved an incredible amount
I hope you enjoy reading our
succeeded in our goal of broadening
of commitment from our employees.
CSR Report for 2014.
our social responsibility, thereby
The move will contribute us being
ensuring that more tenants can carry
able to deliver an even better service
Cathrine Holgersson,
on living in their homes.
to our customers – our tenants and
Managing Director
Employees Gavlegårdarna has 183 employees. 53 (29%) are women and 130 (71%) are men.
Total area rented out
1,146,213 m²
Turnover 2014
SEK 1.084 billion
Social responsibility in residential areas Gavlegürdarna’s more than 30,000 tenants should feel that they have security, accessibility, and close proximity to the social community. It is natural for people to feel at home where they live, and the same should apply to a public housing company that really wants to be of benefit to society.
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In 2014, the dividend money went to: • Running the premises and activities of the Kulturum multicultural association in Brynäs. • Measures to prevent homelessness, and to better reach out to families with children. • Emergency accommodation for people with short-term needs (hotels and RIA hostels). • Management and coordination of the guarantee of accommodation for students at the University of Gävle. • Employment of hosts (for the well-being of the tenants) at Tickselbo’s sheltered housing. • Projects to improve integration, together with recreation centres. • Enhanced care and management of public areas, tidying up, hedge-trimming, etc. • Nice and secure – projects aimed at increasing social interaction and security in the districts.
Social living measures
At the same time, and for a new
towards an idea or a project will have
The municipal housing company
position, the Municipality of Gävle
improved access to coaching and ad-
Gavlegårdarna is operated in a busi-
recruited one of Gavlegårdarna’s key
visory services before filing their app-
nesslike manner, something that in-
employees in social living issues.
lication. The obvious requirement, as
cludes a requirement from its owner
This position means there will
– the Municipality of Gävle – to pro-
be more strength in the area, and the
before, is that all social living money from Gavlegårdarna should be put
duce a profit. This profit requirement
project leader will have the responsi-
into projects that create or improve
is approximately SEK 45 million
bility of setting up concrete projects
integration and social cohesion in Gävle’s suburban districts.
“All social living money from Gavlegårdarna should be put into projects that create or improve integration and social cohesion in Gävle’s suburban districts”
The community in Brynäs The large residential area has many old buildings in it that have been
annually, the majority of which is to
together with further applicants.
preserved. Characterising the area
be reinvested in the company’s ope-
The approved projects will thus
are the main street, Brynäsgatan,
rations. SEK 10 million of the profit
have clear objectives and purpose, as
which has seven streets crossing it,
is earmarked to be paid out as a form
well as plans for administration and
and the verdant Steneberg Park.
of dividend. This money will then be
individual responsibilities. The focus
Unfortunately, there is also the ling-
used for community improvements in
on good management of the dividend
ering notion of a troubled area here,
the residential suburbs of Gävle.
payments also means that clubs, as-
one with lots of trouble and violence.
sociations, organisations and other
This is despite the fact that busines-
groups wishing to apply for funding
ses, clubs, associations, and other
2014 was the second year that this dividend money was paid out.
8
organisations (including voluntary
The project will last for three years
Active Union of Tenants
ones) all have a strong foothold.
and is funded from Gavlegårdarna’s
Thanks to the Union of Tenants
dividend payment.
and Gavlegårdarna offering the
The non-profit, multicultural Culture Centre runs its operations
Among other things, a theatre
possibility for self-administration,
right in the centre of Brynäs. The
group for young guys aged between
there is very strong cohesion among
Culture Centre is a meeting place
13 and 18 started up during 2014.
the tenants in some parts of Brynäs.
that offers a variety of activities eve-
The members of this group had
There are groups, premises and
ry day, such as language support for
never been on a stage before, but
equipment available for a whole
adults, homework help, baby meets,
together they improvised and deve-
variety of activities – where everything has been purchased and well-
“The Culture Centre is a meeting place that offers a variety of activities every day”
managed over a period of many years. In the carpentry workshop in lower Brynäs, there is a wide range
sports and theatre, among others.
loped a show of their own based on
of tools and machines that are
Ideally, as many of the residents as
the district in which they live. The
used by both men and women. The
possible will find their way to the
script was based on scenes they had
adjacent properties offer facilities
venue and then find something to fo-
witnessed or experienced themselves,
for weaving and pottery, and there
cus on among the range of activities.
and the objectives were to show the
is also a sewing circle. Thanks
The objectives over and above this
actors’ perceptions of being immi-
to an established self-administration
are that they will improve their Swe-
grants in a Swedish environment and
system, in which plenty of people
dish language development and get
help to challenge stereotypes and
are involved, the tenants also have
to know how Swedish society works.
prejudice – not least about Brynäs.
a functioning system for dealing
9
Brynäs is Gavlegårdarna's largest residential district, in terms of the number of flats. And commitment from the tenants has led to a variety of activities. Here are Sonja Olsson and Lena Eriksson, who work in the local carpentry workshop.
with bulky rubbish, a newly-built outdoor gym, plants, and roofs above the patios.
With the power to help more Gavlegårdarna’s Social Living (or “bosociala”) group is a unique venture in the public housing sector. The tight-knit group works with one clear objective – to broaden the company’s social responsibility. More tenants should be able to remain in their flats and fewer tenants should ultimately have to be evicted. Since June 2013, two employees from the Municipality of Gävle’s Social Services department have also been linked to Gavlegårdarna’s project “BoKvar” (which literally means “keep living where you are”). They have been working by reaching out to people, making unannounced visits to tenants who have not paid their rent. In two years, these two em-
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Social Living statistics
The BoKvar project This collaborative project between Gavlegårdarna and Gävle’s Social Services began in June 2013 and was extended two years later by an additional six months. Two social workers based at the University of Gävle are currently writing a paper where they look more closely at how collaboration between public housing and social services affects the overall housing situation. Is this type of collaboration a successful way of reducing homelessness? The paper is part of the evaluation process of the project which in turn can then be extended or, alternatively, integrated into Gavlegårdarna’s ordinary day-to-day activities.
• Figures from Social Services show that benefits paid out to offset plain rent arrears decreased by SEK 450,000 during 2014. • The Deacons Council in Gävle announced that it did not have to help as many people with their rent during 2014 as it had in previous years. It has also noticed that more people are asking for help in good time; fewer cases concern a large pile of unpaid rental invoices. • In 2014, 98.5 per cent of all rent was paid on time. The corresponding figure for 2013 was 96.8 per cent. Gavlegårdarna’s goal for 2015 is to reach 99 per cent. • A total of 1,597 cases were dealt with and closed by Gavlegårdarna’s BoKvar project during 2014. Of all of these, 1,503 (94 per cent) have continued to live in their homes. 4
4
8 0008 000
3
3
6 0006 000
2
2
4 0004 000
7 000 7 000
5 000 5 000
3 000 3 000
1
1
0
0
2 000 2 000 1 000 1 000
Proportion of rent unpaid in % (average)
Number of debt collection cases
4 4
8 000 8,000
3 3
6 000 6,000
2012 2012
2013 2013
2014 2014
200 200
7 000 7 000 150
150
5 000 5 000 4 000 4,000
2 2
100
100
3 000 3 000 1
2 000 2,000
1
50
50
1 000 1 000 0 0
2012 2012
2013 2013
2014 2014
0 0
2010 2010
20112011
2012 2012
2013 2013
2014 2014
0
0
80
80
2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
Number of eviction notices served*
0
0
2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
Number of evictions 70
70
60
60
50
50
40
40
30
30
20
20
10
10
0
0
2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
* The tenant has received a letter from the 200200
Enforcement Authority giving the date and
80 80
time of the planned eviction.
70 70 150 150
60 60
100100
40 40
50 50
30 30 50 50
20 20
ployees have managed to knock on
group shows clear results for 2014.
as did the number of cases sent for
It has managed to bring down the
debt collection. The positive statis-
total number of reminders, ad-
tics show that the preventive work
tever is needed to resolve the tenant’s
ditional fees, payment orders, and
carried out succeeded in helping
situation; it all depends on the scope
payment demands. The number of
many people to solve their problems
of the problem.
calls to the Social Living group at
in time, i.e. before the problems got
Gavlegårdarna fell during the year,
out of hand.
10 10
0 0
2010 2010
20112011
2012 2012
2013 2013
2014 2014
well over 5,000 doors.
0 0
2010 2010
The group offers help with wha-
The work of the Social Living
20112011
2012 2012
2013 2013
2014 2014
Indicator
Unit
2012
2013
2014
New construction of rental flats
Qty
5
193
3
Property acquisitions
Qty
-
-
-
Disposals (number of flats)
Qty
-
5
186
Operational cost development
SEK/m²
451
450
449
Housing rental development
SEK/m²
889
909
930
2.9
2.0
1.9
% Evictions due to disturbance or for financial reasons
Disturbance
Qty
0
0
2
Financial reasons
Qty
41
44
28
%
45.5
45.7
47.4
External
%
20
19.8
13.4
Internal
%
5.8
4.3
4.05
Proportion feeling safe and secure
%
79.4
Proportion of housing in the company’s stock accessible for elderly and/or disabled people Moving within housing stock (excluding students)
Safety and security index
11
Responsibility for our environment Gavlegårdarna was one of the first companies to focus on active environmental work. That may prove to be decisive if the tough goals set by the Municipality of Gävle’s Strategic Environmental Programme are to be achieved by 2020. It is also important that the housing company’s investments in environmental issues have a broad spectrum; everything from reducing energy consumption to well-planned outdoor environments in the suburbs.
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Investment in outdoor environments ...
and meeting areas that will match many different needs. Playground
Gavlegårdarna increased its focus
equipment for both younger and ol-
on long-term improvements to the
der children, trampolines at ground
company’s outdoor environments
level, barbeque areas, an outdoor
during 2014. The goals in the busi-
gym, and covered seating areas are
“At least 80 per cent of the tenants should be satisfied with their outdoor surroundings by the year 2017” ness plan here are set challengingly
just some examples of measures that
high. At least 80 per cent of the
will prove attractive for activities
tenants should be satisfied with their
and socialising.
outdoor surroundings by the year 2017. This figure stood at just over 70 per cent in the spring of 2014, but
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... in Andersberg among
a number of new projects have been
other places
launched since then, many of them
Andersberg is a suburb where renova-
under the guidance of the company’s
tion of the outdoor surroundings was
newly-employed landscape gardener.
being carried out throughout 2014,
Among other things being planned
work that should be completed during
right now are a lot of playgrounds
the latter part of 2015. The district
A list of what has been done to improve the outdoor surroundings in Andersberg • Better lighting for increased safety and security. • More seating areas. • New playgrounds for both small and larger children. • More barbecue areas. • New curbs and planted areas. • New, large recycling rooms. • New, floodlit activity arena, with fixed goals, basketball hoops, seating and barbecue areas. • Prepared area for garden allotments.
ening The benefits of gard in residential areas • Access to organic, locally-grown and poison-free vegetables. • Possibility for people living in a flat to have a small “garden” • Possibility to be outdoors, meet the neighbours, talk and socialise. • Chance to share an interest with other people. • Will please all residents, not only gardeners. • A project for children too. When you put a seed in the ground and later have a carrot in the autumn, suddenly a lot of things make more sense. • Flowers make everyone happy.
was built in the 1970s and there are
areas have been carefully laid out –
chance to acquire a hundred pallet
large areas between the buildings for
specifically to reduce traffic between
collars, which otherwise would have
playing and socialising; playgrounds,
the buildings, something that has
gone to landfill, the idea arose of
lawns and small copses. Some large
been perceived as a problem.
creating something totally new
families live in Andersberg, and they
The activity arena that has been
together with the tenants.
have a lot of children who often are
built also received a lot of positive
outdoors. This means that the sur-
comments in a short time. The pitch
tenants to create a box garden of
roundings there are in regular use, but
area is floodlit in the evenings, and
their own in a pallet collar, and
also that they get worn out.
there are both barbecue and seating
the response was enormous. The
areas right next to it.
hundred pallet collars were booked
Ahead of the area’s planned renovation, all tenants were invited to four meetings, at each stage
An invitation was sent to all
up within a week, in addition to which Gavlegårdarna also had a long
of the construction, and given the
Now the suburbs are blooming
chance to speak out. In the sketches
Gardening in urban environments
that were subsequently presented to
is a trend that has been growing
most every suburb will soon be green
the tenants, Gavlegårdarna showed
strongly in the world’s big cities in
and blooming in an entirely new way.
the company had tried to meet the
recent years. A lot of this is because
Each of the gardeners, in addition to
wishes that the tenants mentioned
it gives people the chance to make
the pallet collar, received some packets
the most. There will be to bet-
themselves self-sufficient in locally-
of seeds, a catalogue for inspiration,
ter lighting, newly-built recycling
grown produce, but there is also a
and a plant of their choice from a local
rooms, new playground equipment
strong desire to get some greenery in
garden centre. A Facebook group has
and new meeting places. Further-
among all the asphalt and concrete.
been created where everyone who is
more, n-ew kerbstones and planted
When Gavlegårdarna got the
reserve list. The result of this means that al-
interested can share their experiences,
15
ask questions and look for answers.
live in a flat – and therefore don’t
achieving them, the company has
Five of the gardeners will also be blog-
have a garden – the chance to be
developed an internal environmental
ging about how they are getting on
outdoors, creating something.
programme with intermediate goals
with their ideas. Gavlegårdarna sees many benefits with this project. Using the pal-
and activities that will lead to the Internal environmental
overall objectives being reached. Gavlegårdarna has, among other
let collars like this is an easy way to
programme
things, put a great deal of focus on
create something positive out in the
During 2014, a lot of Gavle
reducing energy consumption, both
suburbs. The material itself is cheap
gårdarna’s environmental efforts
in new construction and in the
and is being recycled rather than
were focused on the targets set out in
management of existing properties.
scrapped. By using pallet collars to
the Municipality of Gävle’s Strategic
This led to several interesting acti-
create box gardens there is no need
Environmental Programme, and
vities during 2014. As an example,
for digging, as they can be set up to
which should be achieved by 2020.
Gavlegårdarna’s water saving project received considerable attention in
“It’s important to give people the chance to be outdoors, creating something”
both the local and national media. In total, the project has resulted in a saving of around 136 million litres of water, a figure that is much higher
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make use of whatever space is avai-
The municipality’s ambitions are
than the original target of 120 mil-
lable. They can stand on anything,
high and Gävle will become one of
lion litres. The result of such a saving
such grass areas or even asphalt.
the best eco-municipalities in the
can be compared to 3,000 tankers
Another important aspect, of
country. To clarify the objectives
with trailers, or 900,000 filled
course, is that of giving people who
and Gavlegårdarna’s work towards
bathtubs.
Indicator Energy consumed within the property portfolio (statistically normalised), of which:
Unit
2012
2013
2014
Total
kWh/m² atemp
159.8
157.6
154.0
District heating
%
87.2
87.3
87.0
Electricity
%
12.8
12.7
13.0
Oil
%
-
-
-
Biofuel
%
-
-
-
District cooling
%
-
-
-
Solar panels
%
0.001
0.001
0.001
kg/m² atemp
2.2
1.4
1.0
District heating
%
100
100
100
Electricity
%
-
-
-
Oil
%
-
-
-
Biofuel
%
-
-
-
District cooling
%
-
-
-
Solar panels
%
-
-
-
%
95.0
99.2
99.7
Amount of greenhouse gas emitted by the housing stock from energy use (statistically normalised for annual heating consumption)
Proportion of renewable energy company uses Amount of waste produced in the housing stock, excluding bulky waste
Organic waste
kg/flat
103
105
135
ousehold waste
kg/flat
177
185
264
Recyclable material
kg/flat
101
47
111
Ja
Ja
Ja
Total
Yes/No m³/m²atemp
1.24
1.15
1.15
Hot
l/m² atemp
470
410
400
Cold
l/m² atemp
770
740
750
Carbon dioxide emissions from company vehicles
tons of CO2/ year
180
160
24
Average emissions of carbon dioxide equivalents by company cars
grams of CO2/km
Environmentally certified, according to ISO 14001 Water consumption in housing stock
0
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Responsibility for our economy Within just a few years, Gävle is expected to become a real big city for the first time in its history. The population is increasing and there are enormous demands for an increase in new housing construction. Reconciling social benefit with economic sustainability is therefore one of Gavlegårdarna’s biggest challenges. During 2014, the company’s focus was on design and planning for future expansion.
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19
Kombohus A “Kombohus” is a kind of prefab building, developed on behalf of SABO, the Swedish Association of Public Housing Companies. The objective with the “kombohus” concept is that local public housing companies will be able to build more rental housing more quickly. The buildings are pre-designed and have already undergone the public procurement process, making them cheaper to produce. The “kombohus” is one way of achieving the directive given to Gavlegårdarna by the company’s owner, namely to have a portfolio of properties that meets the demands and requirements of people looking for housing in terms of standard, size, location, service, design, and level of rent charged.
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Increased demand for housing
With Gävle growing at such a rapid
The growing big city of Gävle is
pace, the significance of Gavlegår-
taking shape. The population has
darna to continued growth means
been increasing steadily in recent
that high demands are placed on the
“With Gävle growing at such a rapid pace, the significance of Gavlegårdarna to continued growth means that high demands are placed on the company” years, and statistics suggest the next
company. More housing is needed
few years will hold no exception.
and public housing is important if
During 2014, Gavlegårdarna also
people are to continue to move to
hit a new record, when the number
the city. People who want to live in
of people in the queue for public
Gävle must be able to find attractive
housing reached 102,000. At the end
accommodation, and Gavlegårdarna
of 2013, there were only a few flats
has a strong desire to create the
vacant in the portfolio, and demand
homes of the future.
for rental properties remains very
The directive laid down by the
high throughout the municipality
owners to the company is crystal clear.
today. In the city centre, the housing
At least 100 new flats per year should
shortage is palpable.
be constructed for a five-year period.
Gavlegårdarna is working intensively these days to identify potential projects for new construction. The company is also looking at the possibility of turning some commercial properties into flats. Meanwhile, the renewal of the existing suburbs remains one of the company’s most important tasks, and even here the rate needs to increase. In order to live up to the vision of businesslike public housing, the focus on quality, environmental initiatives, and social responsibility must be synchronised with legislative requirements and commercial principles.
A year of planning During 2014, very few new flats were completed. This should be seen
The planning of a new suburb in Gävle is underway. Gavlegårdarna now owns the
as a natural consequence of 2013,
land on which a traditional factory stands, where Ahlgrens used to manufacture
a very strong year in terms of new
confectionery.
21
Our very own sweet factory During 2014, Gavlegårdarna acquired the premises where Cloetta had their factory and production facilities. Over the next ten years, the so-called Ahlgren site will be transformed into a modern residential district with the construction of 500-700 flats. The vision for the new district involves the creation of modern buildings with a homely neighbourhood feeling, but where the roots of the industrial history and culture are also allowed to thrive. This acquisition of these premises is one of several strategic initiatives that will significantly increase the production of rental housing in the years to come.
construction; almost 200 newly-built
are now some new opportunities to
new flats. A new residential area on
and completely renovated flats were
produce smaller, more space-efficient
Almvägen in Fridhem will see 60 or
launched onto the market that year.
flats with lower rents.
so new flats become available for occupancy, and a “kombohus” (see page 20 for details) containing 12 flats will
“Following the easing of some restrictions in the Planning and Building Act, there are now some new opportunities to produce smaller, more space-efficient flats with lower rents.”
be completed in Villastaden. A noticeable change in the cityscape is taking place in Sätra, where three tower blocks are being demolished to make room for three new “kombohus” buildings. This renovation will turn the existing 36
By contrast, 2014 was a year for the
The total investment in new construction and maintenance activities
part of Sätra, another tower block is
projects that will be realised within
during 2014 was SEK 201.5 million
being built and will provide student
the next few years.
(up from SEK 161 million in 2013).
housing. And in the Andersberg
As part of the planning process, Gavlegårdarna is looking into
22
flats into 96 new flats. In the eastern
design and planning of a variety of
suburb, laundry rooms and vacant business premises are in the process
alternative ways of building the
Expansive years ahead
properties of the future. Following
During the years 2015 and 2016, a
thirty small flats, each with their
the easing of some restrictions in the
new nursing and care home at Gävle
own little patio.
Planning and Building Act, there
Strand will be completed, with 80
of being converted into more than
Sell in order to build During the year, Gavlegårdarna sold some parts of the company’s property portfolio. These sales were made with one clear goal in mind, namely to free up capital for new construction in the future. Among other things, we sold 186 student flats situated right next to the University of Gävle.
Indicator
Unit
2012
2013
2014
Existing stock
SEK
454m
347m
370m
Existing stock
SEK /flat
30k
23k
24k
Existing stock
% of total turnover
45%
33%
34%
New construction
SEK
146m
75m
48m
14%
7%
4%
SEK
-
-
53m
% of total turnover
-
-
5%
98,3
98,7
98,6
Yes
Yes
Yes
Annual investments Unused investment and maintenance costs
Company's investment in new construction and property acquisition
% of total turnover
Acquisition
The company’s rate of occupancy Does the company follow an established procurement policy that includes sustainability criteria?
Flats
% Yes/No
23
Working with
other interested parties Collaboration agreements with external organisations have one obvious intention for Gavlegårdarna. Every agreement must include something that will be of benefit to our tenants, to children, young people, and all residents of Gävle. Children and young people who live in the company’s housing estates should be offered activities and opportunities to socialise. But Gävle must also be a better city to live in – for everyone.
24
25
Collaborative
Gavlegårdarna and Gefle IF's joint concept, Gavli’s Summer Camp, offers a wide variety of
The municipal housing company Gavlegårdarna has a crystal clear policy for the collaboration agreements that are signed with Gävle’s associations, clubs, and other and organisations. Such collaboration should include a lot of things – and for a lot of people. It’s all about the citizens of Gävle in general and Gavlegårdarna’s tenants in particular. Gavlegårdarna should take responsibility for the city of Gävle’s well-being in general, partly by using its contract agreements to offer activities to children and young people who live on the company’s housing estates. The guidelines for the intentions of the various collaborative agreements can be clearly seen in Gavlegårdarna’s business plan and at all levels of the company’s operations. It has been obvious for a long time that, as a public housing company, Gavlegårdarna works for the benefit of the general public.
activities and experiences for the children who perhaps need it the most.
Success for Gavli’s Summer Camp
excited children were involved in.
ement with Brynäs IF, a lot of effort
The football school that has been or-
Children and young people, many
has been directed towards the annual
ganised by Gavlegårdarna in collabo-
of whom had no plans at all for their
Leadership Academy. The objective is
ration with Gefle IF football club for
summer holidays, instead went back
to get voluntary leaders, the enthusi-
many years attracted more and more
to school and could tell everyone
asts, to feel more confident about their
children each season. The children li-
about all the fun they’d had.
leadership. This is very important, be-
ving in public housing there have been
With Gavli’s Summer Camp,
cause they are often a huge influence
able to participate in their favourite
Gavlegårdarna together with GIF
on the lives of the children and young
sport, completely free of charge.
managed to create a concept that
people with whom they work. If they
had real social benefit. The idea
have the right tools, good leaders are
as Gavli’s Summer Camp ran for
originated from a genuine need and
very good role models – and for a lot
the first time. The project’s initia-
became a concept for the children
of people. At the same time, more
tor, Gavlegårdarna, developed the
who needed it most.
children now have access to well-
In 2014, the pilot project known
concept along with GIF, who in
After the 2014 trial, Gavli’s Sum-
trained leaders.
turn managed the actual operation.
mer Camp attracted many compa-
The goal was to expand one week of
nies and organisations to join in as
started out as a pilot project, but
football school into a summer camp
future collaborative partners. This
thanks to the collaboration with
brimming with activities and lasting
means that the camp has already
Gavlegårdarna it is now a natural
for three weeks. Despite the short
been expanded for the years to come,
part of one of the activities at Brynäs
amount of time available to plan eve-
with more activities available and for
– “A good start” – which, together
rything, 62 children applied for, and
more weeks. This in turn means that
with UNICEF, works for the good
were allocated, a place at the very
there will be places for even more
of the children and young people in
first Gavli’s Summer Camp.
children in future.
Gävle. The objective is that 24 new
The reaction to the camp was overwhelmingly positive. Grate-
26
agreements
The Leadership Academy also
leaders will graduate from the Lead-
ful parents were able to follow the
New leaders every year
activities and experiences that their
In Gavlegårdarna’s collaborative agre-
ership Academy in Gävle each year.
ration Events staged in collabo
with Gavlegårdarna
Summer Evenings
GD/GIF Olympiad / athletics school
Proud & Sober
On each of the four Wednesday nights in July, a free summer party is arranged in the centre of Gävle. The activities include outdoor concerts and creative activities for children and young people. The event gives families who might not have the chance to go away on holiday an opportunity to get together and have some fun on their home ground.
For almost forty years now, the GD/GIF Olympiad, an athletics competition for all of the children in grades 3-6 of the municipal school system, has been arranged each year. This arrangement is unique in Sweden, and more than 3,000 children collect points for their class by participating in various events held during one weekend in May. In addition to the sporting activities, there is always a specific theme for each school year. This can be about friendship, the environment, traffic safety or, as it has been the last few years, “Stop vandalism!” Through its collaboration with Gefle IF athletics club, Gavlegårdarna is not only involved in supporting the Olympiad; the company also contributes by offering children from its own housing estates a free place at the athletics school during the summer holidays. There has been a lot of interest in this, and many of the children participating have then chosen to continue with athletics afterwards.
On graduation day every year in June, a drugfree celebration party is organised for those pupils who have just finished secondary school. Proud & Sober (“Stolt & Nykter”) offers some of the best artists in Sweden and many exciting activities, all free of charge. The organisers also cover the cost of bus transport to and from the zoo and amusement park at Furuvik, where the party takes place. Proud & Sober is an arrangement that appeals to a large number of young people each year who might otherwise remain in the city. Around thirty young volunteers also work as officials at this Furuvik event. They are prepared for this work via their leadership training course.
The Balcony Party In August, the Balcony Party is arranged at Gävle Theatre in the centre of Gavle. The free party takes to the main streets outside the theatre which are closed to traffic and provide the space for the audience and cultural artists. The theatre’s balcony then becomes a stage for a variety of artists in various different genres. The goal is to show everything that Gävle Theatre has to offer – and hopefully increase the interest that the residents of Gävle have in culture.
For Gävle’s benefit
associations, and try out meaningful
the general public, it’s important to us
The collaboration agreements that
leisure activities. Tenants should be
that Gävle becomes a little bit more of
Gavlegårdarna signs with external par-
able to meet new neighbours and
a fun place in which to live.
ties must include a lot of things. And
friends. But even the citizens of Gävle
for a lot of people too. Furthermore,
who are not Gavlegårdarna tenants
signed multi-year agreements that
when local players step in and get
should be able to take part in the free
will provide security and continuity
involved, even more value is created.
events and experiences on offer in
to some of Gävle’s larger events in
the squares and on the streets. For a
the areas of sport and culture.
Children and young people should be able to get in touch with clubs and
Gavlegårdarna has therefore
company that works for the benefit of
Indicator
Unit
2012
2013
2014
Yes
Yes
Yes
Is the company environmentally certified according to ISO 9001?
Description
Yes/No
Percentage of women in management positions
Board
%
22
22
22
Management group
%
44
50
33
Service index %
82.9
83.1
81.5
Proportion of the company’s tenants who are satisfied with their housing Does the company actively work with action plans aimed at increasing the satisfaction of the residents?
Yes/No
Yes
Yes
Yes
Does the company have a working method for continuously evaluating the board and management?
Yes/No
Yes
Yes
Yes
Does the company operate by a documented code of ethics?
Yes/No
Yes
Yes
Yes
Does the company initiate and carry out regular dialogue with its tenants?
Yes/No
Yes
Yes
Yes
Does the company have long-term goals towards which to navigate, derived from its business plan?
Yes/No
Yes
Yes
Yes
Is the company’s CSR work evaluated by an external organisation?
Yes/No
No
No
No
27
Good working environment for our employees Being an attractive employer is an obvious objective for a company that works closely with social responsibility. During the year, all of our employees participated in the planning of Gavlegårdarna’s move to the new head office, a move that will entail changes to everyone’s working methods. The company’s vision, “Feel at home” (or “Känn dig hemma” in the original Swedish) also conveys the feelings we want our employees to have with them at the new office.
28
29
Relocation of head office
meetings. The flexibility and free-
– for customers, but also for our
In 2014, Gavlegårdarna took the
dom will increase yet further with
employees. The traditional office
decision to move its head office.
the ability to change posture; there
from which Gavlegårdarna operates
The move is far more than merely
are workstations for carrying out sit-
today makes it difficult for different
a physical relocation; the new
ting, standing, and walking (!) tasks.
departments to interact and collaborate. The new common areas
“Gavlegårdarna’s new approach should have the best possible customer focus”
will contribute to a more uniform approach, something that has several advantages. The company’s employees, through various workgroups,
premises also mean a change to the
Through common servers, each
will find themselves closer together
way in which all of our employees
employee will be able to access their
and thus able to work together and
work. In the new activity-based of-
own work material from wherever
collaborate more easily. When the
fice there will be, much like a private
they log in – any workstation in the
employees are all working together,
home, a lot of areas with varying
office, out on external visits, or when
the final product that is delivered
functionality. Employees will have
working from home.
to the customer is, of course, even better. And improvement of that kind
no fixed place to work but will, instead, find a spot that matches the type of work they will be performing
30
Closer to the customer
is part of Gavlegårdarna’s primary mission and a key objective. The re-
that day. The modern office has
– and to each other
places for those who need to work
The company’s vision, “Feel at
will take place during September and
in peace and quiet, but also places
home”, is all about creating wel-
October 2015.
designed for group work, visits, and
coming and hospitable feelings
location of the company’s head office
Internal preparation for the relocation During 2014, several internal workgroups looked at ideas, questions,
ternal working processes e ahead of the mov
and comments prior to the major change that awaits. A large number of employees chose to participate in groups that discussed how various processes could best be adapted to the company’s new activity-based approach and office. The goal of these workgroup discussions was unequivocal. Gavlegårdarna’s new approach should have the best possible customer focus, but the company’s employees should also be able to expect to have “a good day at work” every day. The ideas and views of the workgroups led to a variety of proposals that have directly influenced the final design of the new premises.
• A reference group consisting of employees from different departments met regularly throughout 2014. All of them were interviewed individually, but the group also carried out joint discussions and held workshops. • All employees were offered the chance to go on a study visit to larger companies that have implemented similar changes before. Those who took up this chance also had the opportunity to have a meeting with their counterparts at the organisation they visited. • All employees were invited to spend a whole day with the architect.
• Individual talks were conducted with everyone who has some kind of management role. • The many workgroups that met continually during 2014 produced a list of more specific tasks concerning the design and the purchasing. Among other things, these were about the common areas in the new building, for example the kitchen area, and the health and wellness area. • The regular meetings with employees will continue after the move, as many issues can be evaluated then and followed up.
31
Good health for
g life the whole workin Gavlegårdarna prioritises good health throughout the whole of people’s working lives. A large proportion of our employees value our health and well-being programmes highly. The company has both its own staff club and trained health promoters to encourage a healthy lifestyle through a variety of activities. Gavlegårdarna has actually been awarded a health diploma for its deliberate and structured work on employee health and well-being. The company’s wellness hour and its fitness allowance are both widely used by the employees, which is very good because many of them have a job that is both physically and mentally rather strenuous.
Many tenants are also happy when summer workers take their places in the surroundings outdoors. “It's wonderful when our courtyard looks so neat and tidy,” is a common comment.
Good results in the survey
High pressure for
The employees showed great com-
summer workers
mitment to the change process that
As in previous years, almost 500
mer jobs run for two periods of four
continued throughout 2014. The
young people aged between 16 and
weeks each. The youngsters work
annual employee survey carried out
18 applied for one of the summer
from 7am to 4pm every weekday
also showed improvements in all
jobs announced by Gavlegårdarna in
and their assignments include jobs
areas. The overall performance le-
2014. One of the requirements was
such as weeding, painting, and oiling
vels, or the total values accumulated
that the applicant or the applicant’s
wooden planks, as well as clearing
in the survey, were also higher than
parents were Gavlegårdarna tenants.
up and keeping our residential areas
in previous years.
A few of the positions were also allo-
neat and tidy. For many of the sum-
for people aged under 18. Our sum-
cated to young people whose parents
mer workers, this means that they
Gavlegårdarna has the capacity to
were company employees. Before
help to make the area they actually
manage change in its organisation.
making the final appointments,
live in look better.
Gavlegårdarna’s new head office will
we took into account age, area of
not entail a reduction in workspace,
residence, and gender, as well as con-
ted by the summer-working young
as there will be more free worksta-
sidering the diversity perspective.
people give high marks, even though
This good result shows that
tions than there are employees. The
32
there aren’t too many jobs out there
Every year, more than 70 young
The surveys that are comple-
the jobs themselves can often be
company will get a flexible office that
people are given the chance to meet
quite hard work. This was especially
can be adapted to fit the work of any
perhaps their very first employer
the case in 2014, when the tempera-
particular working day.
at Gavlegårdarna, something the
ture for long periods of the working
company sets great values upon, as
day was over 30 degrees.
Indicator
Unit
Company’s employees
Form of employment
Age
2012
2013
2014
Qty
194
191
190
Full-time
%
96
96
96
Part-time
%
4
4
4,7
Until further notice
%
98
98
96
Seasonal
%
2
2
3,6
Women
18–29 yrs
4
3
4
30–44 yrs
11
13
11
45–54 yrs
19
19
17
55–64 yrs
13
14
15
65+ yrs
7
0
9
Total Men
54
49
56
18–29 yrs
8
6
7
30–44 yrs
19
36
17
45–54 yrs
42
53
35
55–64 yrs
52
46
58
65+ yrs
19
1
17
140
142
134
16
16
13
Total Special employment, salaried
Trainee
Qty
Distribution of average monthly salary (MD’s salary excluded)
Office workers, male
SEK/ month
35,458
37,874
38,028
Office workers, female
SEK/ month
29,683
30,682
30,461
Blue-collar workers, male
SEK/ month
24,289
24,472
25,581
Blue-collar workers, female
SEK/ month
22,706
23,203
24,131
Total
SEK/ employee
12,228
9,584
11,395
32
32
32
Staff training costs – course fees Staff training time per employee per year
Hours
Absence from work
Total
%
3.26
3.10
2.54
Proportion absent from work because of:
Work-related accidents
%
-
-
-
Proportion of employees who are happy in their work
%
Is there a health and safety at work policy?
Yes/No
-
-
-
Yes
Yes
Yes
33
Eurhonet European Housing Network, Eurhonet, is a network of almost 30 public housing companies from England, France, Germany, Italy and Sweden. Within Eurhonet, there is a strong will to work towards a sustainable society where the impact on our shared environment is minimised through awareness and the implementation of active measures. www.eurhonet.eu
France Delphis – Paris FSM – Melun Habitat 62/59/Picardie – Calais Le Foyer Rémois – Reims
Germany bauverein AG – Darmstadt BWG Bielefeld – Bielefeld DOGEWO 21 – Dortmund GBG Mannheim – Mannheim Gewoba-Bremen – Bremen GWG München – München PRO POTSDAM – Potsdam
England Bolton at Home – Bolton
Italy ALER Brescia – Brescia ALER Milano – Milano ATC Torino – Torino Arte – Genova IACP – Bari IPES Bolzano – Bolzano
Sweden Bostadsbolaget – Göteborg Familjebostäder – Stockholm Gavlegårdarna – Gävle Mimer – Västerås Helsingborgshem- Helsingborg Hyrebostäder – Norrköping Stångåstaden – Linköping VätterHem – Jönkoping ÖrebroBostäder – Örebro
34
Definitions Renovation This concept refers to flats that were, during the year, affected by major maintenance work, renovation, refurbishment or retrofit measures. Renovation is defined as changing a building, part of a building, or an installation into a state that is, from a functionality perspective, comparable to the condition of new. The concept of “renovation of flats” includes the replacement of waste water downpipes, so-called “re-lining”, improvements made to seals in the bathrooms and kitchens, new kitchen cabinets, etc. Normal maintenance, such as wallpapering, painting, carpet replacement, and the replacement of individual sanitary products, is not included.
Operating costs Operating costs refer to operational, administrative and overall business costs. Definition of renewable energy
Renewable energy means a source of energy that is constantly renewing itself and, as far as we can tell today, will not run out in the foreseeable future. Fossil fuels are not considered to be renewable. It is true that certain types of fossil fuel are renewable, but the process takes a very long time; many millions of years. Furthermore, they are being used today at a rate far greater than that at which they are being renewed. Nuclear power is not considered to be renewable either, since its production is based on finite resources. From the sustainability perspective, it is of critical importance whether energy is, or is not, renewable. Solar energy, biofuels, hydropower and wind power are all renewable energy
sources. Stored energy (fossil fuels) such as oil, coal, gas and uranium are not renewable energy sources. This means that electricity can be considered to be renewable energy when it is produced in hydro or biomass power plants, but not when it is produced in nuclear power plants or power plants driven by oil or coal. Other renewable sources of energy:
• Solar energy – solar cells, solar heating, solar panels • Wind power – wind farms, wind turbines • Hydropower – salt and wave power, tidal power, ocean thermal power • Terrestrial power – heat pumps, underground heating, geothermal heating, water heat exchangers • Bioenergy – fuel pellets, biofuel
© AB Gavlegårdarna, 2015. Production: Baringo reklam & kommunikation, in collaboration with AB Gavlegårdarna. Photography: Albin Bogren, Jana Damröse, AB Gavlegårdarna, and others. Printing: Gävle Offset AB.
AB Gavleg책rdarna Box 456, SE-801 06 G채vle, Sweden Street address: S. Kungsv채gen 25, G채vle Tel: +46-(0)26-17 27 00 | Fax: +46-(0)26-17 28 00 info@gavlegardarna.se | www.gavlegardarna.se