[email protected] cooperative refurbishment occupant participation in refurbishment...

08.07.2004 [email protected]

Cooperative RefurbishmentOccupant Participation in

Refurbishment Projects of Multi Floor Buildings

Michael OrnetzederJürgen Suschek-Berger

18th IAPS-Conference, July 7-10, 2004, Vienna


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“)


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


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


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.

EfficiencyThe integration of occupants leads to adequate planning. Changes afterwards are avoided.

IdentificationIf occupants are informed early, it is more like that they accept and identify with found solutions.


Four Levels of Participation Information

is a one way-communication and the basis for each form of participation.

Communicationis a two-way-communication and assumes contact between occupants and care-takers.

Co-Designmeans active participation of occupants and dealing with certain questions concerning the refurbishment process. Occupants are seen as experts for their flats.

Co-decisionmeans 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.


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


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


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


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 planningholding meetings for occupants, workshops, inputs of experts, work groups, focus groups

Detailed planning and call of tenderfounding of a occupants’ advisory board and including the board in the selection of the building company for the refurbishment

Decisionvotings, questionnaires, meetings

Construction phasefounding of a occupants’ building committee for accompanying the refurbishment work

Reflectioncost-controlling by occupants, focus-groups


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


Thank you for your attention!

[email protected] cooperative refurbishment occupant participation in refurbishment...

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