Energy Efficiency of the Housing Stock: Are potential savings overrated?
Claus Michelsen, S. Müller-Michelsen
Wirtschaft im Wandel,
No. 9,
2010
Abstract
A core element of the European Climate Protection Policy is the reduction of Energy usage in private households. Legal instruments focus particularly on private multifamily housing. When refurbishing or building a new home, the German regulation for energy saving in buildings and building systems, Energieeinsparverordnung (EnEV 2009), thereby formulates relatively strict standards on energy conservation. But these standards mainly address the technical potentials of energy efficiency gains instead of considering market conditions and different types of housing, especially their age. Theory suggests that legal settings therefore retain owners to refurbish their homes, when returns on investment are negative, especially in regions where market conditions do not allow for higher rents or the costs of refurbishment are too high.
The article presents evidence for these theoretical considerations: based on a large scale sample provided by the company ista Germany, it can be shown, that energy usage differs by the age of dwellings and by the standard of refurbishment. Data suggests that the assumed potentials of energy conservation, which are mainly motivated by technical considerations, are too high. The differences may be a result of different cost functions of refurbishment. Further evidence for this finding is provided by architectural considerations.
As a result, the article suggests to legally distinguishing between different types of housing and to consider market conditions, when providing public funding for energy efficiency. It is suggested to implement a two multidimensional strategy, considering climate protection, urban development issues and the rationality of real estate investors.
Read article
What Happened to the East German Housing Market? A Historical Perspective on the Role of Public Funding
Claus Michelsen, Dominik Weiß
Post-Communist Economies,
2010
Abstract
The paper analyses the development of the East German housing market after the reunification of the former German Democratic Republic and the Federal Republic of Germany in 1990. We analyse the dynamics of the East German housing market within the framework of the well-known stock-flow model, proposed by DiPasquale and Wheaton. We show that the today observable disequilibrium to a large extend is caused by post-unification housing policy and its strong fiscal incentives to invest into the housing stock. Moreover, in line with the stylized empirical facts, we show that ‘hidden reserves’ of the housing market were reactivated since the economy of East Germany became market organized. Since initial undersupply was overcome faster than politicians expected, the implemented fiscal stimuli were too strong. In contrast to the widespread opinion that outward migration caused the observable vacancies, this paper shows that not weakness of demand but supply side policies caused the observable disequilibrium.
Read article
What Happened to the East German Housing Market? – A Historical Perspective on the Role of Public Funding –
Claus Michelsen, Dominik Weiß
IWH Discussion Papers,
No. 20,
2009
Abstract
The paper analyses the development of the East German housing market after the reunification of the former German Democratic Republic and the Federal Republic of Germany in 1990. We analyse the dynamics of the East German housing market within the framework of the well-known stock-flow model, proposed by DiPasquale and Wheaton. We show that the today observable disequilibrium to a large extend is caused by post-unification housing policy and its strong fiscal incentives to invest into the housing stock. Moreover, in line with the stylized empirical facts, we show that ‘hidden reserves’ of the housing market were reactivated since the economy of East Germany became market organized. Since initial undersupply was overcome faster than politicians expected, the implemented fiscal stimuli were too strong. In contrast to the widespread opinion that outward migration caused the observable vacancies, this paper shows that not weakness of demand but supply side policies caused the observable disequilibrium.
Read article
Tentative Recovery, Public Debt on the Rise
Wirtschaft im Wandel,
2. Sonderausgabe
2009
Abstract
In autumn 2009, the world economy appears to be growing again. The situation has improved mainly because drastic measures of central banks and governments stabilized the financial sector. More recently, the real economy is supported by fiscal programs taking effect. However, recoveries are usually slow if, as it is the case now, recessions have been intertwined with banking and housing crises. Thus, the industrial economies will not gain much dynamics this year and next, while chances for an upswing in emerging economies are much better.
The German economy stabilized during summer as well, with remarkably robust private consumption. An upswing, however, is, due to several factors, not in sight: Some important export markets will not rebound quickly, and consumption will be dampened by rising unemployment that, up to now, has been contained, not least with the aid of short-term working schemes. All in all, production shrinks by 5% in 2009 and will increase by no more than 1.2% next year. Public deficits are on the rise, with (in relation to GDP) 3.2% this year and 5.2% in 2010.
A credit crunch due to deteriorating balance sheets of banks is a major risk for the German economy. Policy should address this problem by making sure that equity ratios are sufficiently high. One way would be to impose public capital on banks that do not comply with certain regulatory ratios. These should be higher than the ones presently in force. Fiscal policy should begin consolidating in 2011, mainly by dampening the rise of expenditures. Tax cuts are only justified if they are accompanied by very ambitious spending cuts.
Read article
Energy Efficient Homes in Germany: Lower Energy Requirement in the East and the South – Results of the ista-IWH-Energy-Efficiency-Index 2007
Claus Michelsen
Wirtschaft im Wandel,
No. 9,
2009
Abstract
At the latest since the oil crisis in the beginning of the 1970s, energy efficiency of homes became a widely discussed topic. In the past, it were in first line aspects of the scarcity of fossil energy sources that motivated the debate. Nowadays, climate protection is a main goal of the European energy policy. For this purpose, a new instrument was introduced in 2009. Europe-wide, the “Energy Performance Certificate” for buildings presents detailed information on the required energy for heating, warm water and (indirectly) the resulting costs for tenants. This instrument is designed to provide further information for consumers to influence their behavior in favor of energy efficient buildings.
Until now, there is only little information on spatial aspects of the energy efficiency of housing in Germany. This article presents data on the level of Germany’s NUTS2 regions. In our calculations, we include information on more than 2.6 million flats, interpolating it representatively for the total stock of multifamily buildings and considering the regional climate.
The results of the first ista-IWH-Energy-Efficiency-Index indicate large differences between regions. The required energy for housing is much lower in the eastern and southern parts of Germany, compared to the western or northern parts. Explanations can be seen in a different structure of the housing stock (e.g. age of construction, level of refurbishment). Moreover, first analyses of the market structure indicate that owner occupied flats are more efficient in energy requirement than rental flats. Vacancy rates, the duration of occupation of rented flats and the level of regional income play an additional role for the energy efficiency of the regional housing stock.
Read article
Keeping the Bubble Alive! The Effects of Urban Renewal and Demolition Subsidies in the East German Housing Market
Dominik Weiß
IWH Discussion Papers,
No. 11,
2009
Abstract
German urban renewal programs are favoring the cities in the Eastern part since the re-unification in 1990. This was accompanied additionally by attractive tax incentives, designed as an accelerated declining balance method of depreciation for housing investments during the late 1990s. The accumulated needs for comfortable housing after 40 years of a disastrous housing policy of the GDR era were generally accepted as justification for the subvention policy. But various subsidies and tax incentives caused a construction boom, false allocations, and a price bubble in Eastern Germany. After recognizing that the expansion of housing supply was not in line with the demographic development and that high vacancy rates were jeopardizing housing companies and their financial backers, policy changed in 2001. Up to now, the government provides demolition grants to reduce the vast oversupply. By means of a real option approach, it is ex-plained how different available forms of subsidies and economic incentives for landlords lift real estate values. The option value representing growth expectations and opportunities is calculated as an observable market value less an estimated fundamental value. Empirical results disclose higher option premiums for cities in Eastern Germany and a strong correlation of the option premium with urban renewal spending.
Read article
Business Cycle Forecast 2009: World Financial Crisis Triggers Deep Recession in Germany
Wirtschaft im Wandel,
No. 1,
2009
Abstract
At the beginning of 2009, the major industrialized economies are in recession. The financial turmoil has developed into a crisis of confidence to and solvency of the financial sector, raising financing costs and lowering the value of assets for firms and households. Monetary and fiscal policies have reacted strongly, but they will not succeed in ending the recession until the financial sectors in the US and in Western Europe have stabilized. This forecast is made under the assumption that stabilization will start in the second half of 2009 because the continued protection of important financial institutions by governments will restore confidence – albeit at a low level – and because at this time, the fall of US-house prices will start to fade off.
The German economy is hit particularly hard, because the financial crisis depresses worldwide investment demand and the sectors producing investment goods are at the heart of the German economy. The recession will not end before the second half of 2009, and capacity utilization will decrease throughout the year. We expect a tentative revival to begin in a recovery of exports. While private investment will shrink markedly, consumption of private households and the government as well as public investment will dampen the downturn. GDP will shrink by 1.9% in Germany and in East Germany by 1.5% because this region is less dependent on exports.
Economic policy has to help restoring confidence, and this can only be achieved if it behaves in a consistent and predictable way.
Read article
German Economy on the Brink of Recession
Wirtschaft im Wandel,
2. Sonderausgabe
2008
Abstract
In autumn 2008, the word economy is in a downswing, caused by the commodity and energy price hike of the first half of the year, housing crises in the US and some other important countries, and in particular by the financial crisis that has recently intensified. The downswing will continue this year and for some time during 2009, and will only come to an end later next year if governments and central banks succeed in stabilizing financial markets in the coming months. In this case, lower prices of commodities and still high growth dynamics in important emerging markets countries will lead to a tentative revival of the world economy.
The German economy is on the brink of a recession. It is particularly vulnerable to a global downswing because exports of investment goods are of upmost importance for the overall economy. Because the uncertainty about the worldwide effects of the financial crisis is very high, the forecast is split. A more probable scenario is based on the assumption of a stabilizing world economy. In this scenario, the growth rate of the German economy in 2009 is 0.2%. The second scenario is based on the assumption of a worldwide recession next year and forecasts that German GDP will shrink by 0.8% in 2009.
Concerning policy, the institutes recommend a strengthening of the capital base of banks via injection of government money. This should be done in a way that gives incentives to banks for attracting additional capital from private sources.
A special chapter of the report analyzes the nature and causes of the price hikes of energy and commodities in the first half of 2008.
Read article
Real Options of Private House Owners in the East German Housing Market – How Demolition Subsidies Affect Investment Prospects for Private House Owners
Dominik Weiß
Wirtschaft im Wandel,
No. 6,
2008
Abstract
The subsidies of the German urban renewal program “Stadtumbau Ost” are claimed mainly by communal and cooperative housing companies. The instruments do not fit very well for private proprietors that hold a great part of the older housing stock in central locations, for example in Wilhelminian style districts. Interim evaluation reports concerning the implementation of the “Stadtumbau” program show good results for big housing blocks, but constantly high vacancy rates in the inner city quarters. It becomes obvious that the political targets have not been achieved completely so far and that market forces limit the extensive restoration of historic buildings.
The opportunities, economic incentives and the decisions of landlords and house owners will be analyzed with a real option approach. A detailed view considers the different available forms of subsidies, examining its power to affect real estate values and to initiate politically desired urban transformations. It can be shown that the current forms of subsidies fail to promote investment of private house owners because of rising value expectations. Downgrading the building zones to lower density might reduce unrealistic expectations that were identified as a hurdle to invest. As a consequence from this consideration, municipalities should implement alternative urban development concepts and adjust the subsidy policy.
Read article
Consequences of the US-subprime Crisis Dampen Economic Growth in Germany
Wirtschaft im Wandel,
1. Sonderausgabe
2008
Abstract
The crises of the housing and the financial sector in the US and the turmoil on worldwide financial markets have clouded the prospects of the world economy for this and next year. In particular, conditions for financing consumption and investment will worsen. In addition, the price hikes for energy and food entail a redistribution of purchasing power from ordinary households to the producers of these goods. As a consequence of all this, the economy in the US will be more or less stagnating this year, and world growth will slow down. Firms in the nonfinancial sector, however, are generally in good financial condition, policy in the US takes strong measures to contain the crisis, and growth dynamics in emerging markets economies appear to be robust enough to withstand the dampening effects. In Germany, the economy is, in spite of the adverse effects from abroad and in particular the strong appreciation of the euro, still in good shape. Apparently, the economy has become more robust in the past years, partly due to increased competitiveness of German producers. Still, economic expansion will slow down, with annual growth rates of 1.8% for this year and 1.4% for 2009.
For the first time the forecast of the institutes comprises a medium term projection. For this, the potential growth rate of the German Economy is estimated to be 1.6%. As to policy recommendations, the institutes advise against the establishment of minimum wages in Germany, because they fear adverse effects for employment. In this point the IWH and its partners take a different view.
Read article