1. 08.07.20041suschek@ifz.tugraz.at Cooperative Refurbishment Occupant Participation in Refurbishment Projects of Multi Floor Buildings Michael Ornetzeder Jürgen Suschek-Berger 18 th IAPS-Conference, July 7-10, 2004, Vienna

2. 08.07.20042suschek@ifz.tugraz.at Partners  Inter-University Research Centre for Technology, Work and Culture, Graz, Austria  Centre for Social Innovation, Vienna, Austria Client  Federal Ministry of Transport, Innovation and Technology (Programme „Building of Tomorrow“)

3. 08.07.20043suschek@ifz.tugraz.at Aim of the Project  To study the demands of owners and occupants during refurbishment processes in multi-floor- buildings in relation to participation  To develop a feasible model of user participation  To implement exemplary participation processes in refurbishment projects

4. 08.07.20044suschek@ifz.tugraz.at Modules of the Project  Analysis of literature and international models of participation in refurbishment processes  Evaluation of the situation from the view of building owners and residential building associations (interviews with experts)  Evaluation of the situation from the view of occupants (focus-groups)  Developing of a flexible model of participation  Exemplary implementation of pilot projects  Presentation of the results in a practice-guide

5. 08.07.20045suschek@ifz.tugraz.at Why Integration of Occupants?  Legitimation A broad process of opinion-forming guarantees that the interests of occupants are taken in consideration and decisions are democratically authorised.  Efficiency The integration of occupants leads to adequate planning. Changes afterwards are avoided.  Identification If occupants are informed early, it is more like that they accept and identify with found solutions.

6. 08.07.20046suschek@ifz.tugraz.at Four Levels of Participation  Information is a one way-communication and the basis for each form of participation.  Communication is a two-way-communication and assumes contact between occupants and care-takers.  Co-Design means active participation of occupants and dealing with certain questions concerning the refurbishment process. Occupants are seen as experts for their flats.  Co-decision means occupants take responsibility and exercise competences. On the one hand, surveys or votes (because of legal rules) are important, on the other hand there is the possibility to decide between alternatives.

7. 08.07.20047suschek@ifz.tugraz.at Results from the Interviews with Experts (=Caretakers)  Information and participation of occupants in refurbishment processes is seen as important and useful, but there is lack of time and money  Participation is on the one hand promoted by law (especially in forms of owner-occupied flats), but because of legal rules also limits of participation are defined  Communication with occupants (e.g. in meetings) is highly professional done  In the case of refurbishment processes there are nearly always possibilities for the occupants to choose between (given) alternatives  The caretakers would like changes in the rules and laws which at present complicate their work

8. 08.07.20048suschek@ifz.tugraz.at Results from the Discussion with Occupants  Good information by the housing companies is seen as very important and positive  Long lead times and postponement of refurbishment processes are seen as very negative  If occupants are not involved in the beginning and the planning of the process, often (expensive) changes afterwards become necessary  It exists much knowledge from the occupants about there living environment, which is important and could be of help, but often it is not used by companies  The presence of caretakers during the refurbishment process takes a positive effect  Overloading of caretakers is noticed by occupants

9. 08.07.20049suschek@ifz.tugraz.at Flexible Model of Participation (Draft)  Does not represent an „ideal“ participation process  It is not necessary to involve occupants in all phases of a refurbishment process, but it is possible to offer methods of participation for all phases  Elements and methods for all phases of refurbishment processes and levels of participation can be taken out, used or combined for several tenements or occupants  These elements and methods must be in accordance with the occupants, the „style“ of the care-takers, the building and the components of the refurbishment  Should be taken and used as a „tool-kit“  The model has to be proved in real life

10. 08.07.200410suschek@ifz.tugraz.at Examples from the model  First decision written information, surveys, excursions to already retrofitted buildings  Stock check building inspections together with occupants, evaluating and assessing of the building through the occupants  Rough planning holding meetings for occupants, workshops, inputs of experts, work groups, focus groups  Detailed planning and call of tender founding of a occupants’ advisory board and including the board in the selection of the building company for the refurbishment  Decision votings, questionnaires, meetings  Construction phase founding of a occupants’ building committee for accompanying the refurbishment work  Reflection c ost-controlling by occupants, focus-groups

11. 08.07.200411suschek@ifz.tugraz.at Summary  Information, communication and participation of and with occupants are seen as important and useful elements of refurbishment processes by Austrian residential building companies  It is done very much by the care-takers, but often their is lack of money and time to implement more and deeper forms of participation  There are three main arguments for participation of occupants: legitimation, efficiency and identification  So there is the need for a flexible model of participation, which elements and methods can be used according to the different levels of participation (information, communication, co-design, co-decision) and to the phases of the refurbishment process  This model has to be put to the test in real life

12. 08.07.200412suschek@ifz.tugraz.at Thank you for your attention!