1. LPH in Austria – the broader European context Annual Conference of the HSA 2014, University of York Dr. Harald Stoeger University of Linz, Austria harald.stoeger@jku.at

2. LPH in Austria decent Particular tenure, based on the cost-rent provision of “decent” housing by private housing associations/co-operatives. supplied by almost 190 providers (average of 4000 dwellings) Position in the wider housing system: accessible to a broad range of income strata. path-dependent Historically determined (“path-dependent”), particularly strong role during the reconstruction period

3. LPH in Austria 2 LPH providers perceived as critically important for implementing state housing policy. implicit bargain “implicit bargain”:  exemption from company tax/property tax  privileged access to public finance (mainly low-interest loans)  cost-based rents, obligation to reinvest (limited) profits in new housing/refurbishment, tenure security.

4. The transformation of LPH Mergers, slight move towards the privatisation of publicly owned LPH companies Gradual restructuration of housing finance (more emphasis on equity, private mortgage finance, decline of public funding) Slight shift towards providing a broad range of complementary (housing related) services Experimentalism with new types of housing (e.g. service integrated housing, “passive houses”)

5. The transformation of LPH 2 right to buy introduction of a “right to buy” for LPH as a result of (central) government housing policies; choice- oriented approach  after 10 years for tenants taking equity in their housing; primarily targeted at families in urban areas  Criticised for its limitations, equity viewed as a financial burden Low significance of resident involvement in issues affecting them.

6. The transformation of LPH 3 Principle of cost-based rent regulations Increasing affordability problems; attempts to increase housing affordability through  Alternatives to historic cost-rent setting (income-related rents?)  Mitigation of construction costs and mobilisation of inexpensive land  Strict limitation of fixed-term tenancy contracts  Reform of eligibility rules: Debate on stricter income criteria determining access to (low-cost segments) of LPH

7. Critical appraisal Transformation of LPH is (incremental) “work in progress” over a longer period of time Based on a series of policy initiatives (since the early 1990s) Partly shaped by fresh policy ideas (“beliefs” and “policy paradigms”). Direction of change is not straightforward, no evidence of a clear paradigm shift in the LPH sector

8. Comparative perspectives Long-term commitment to public investments (in terms of public loans) in LPH Maintenance of a high degree of tenure security Continuance of social and income mixing Strong financial viability of LPH associations Rather tight, centrally determined regulatory framework (set up by the federal state level)