csr report 2009 - gwg munich (english)

Corporate Social Responsibility Report –Report on the Sustainable Development of

GWG München

GWG München

Responsible habitation

Published by: GWG München Heimeranstraße 31 80339 München Tel.: +49(0)89 55114-0 Fax: +49(0)89 55114-209 [email protected] www.gwg-muenchen.de

Editor (responsible): Reinhard Güthlein

Photos:Andreas Heddergott, Roman Lorenz, Ingrid Scheffler

Design:Büro Roman LorenzDesign ofvisual communicationdesign allianceMunich

Printed by:Bavaria Druck GmbH, Munich

© GWG 2010

Table of Contents

Editorial

Eurhonet – European Housing Network and CSR – Corporate Social Responsibility

GWG München – a Modern Service Company

CSR in the Housing Industry

Promoting Local Social Balance

Protection of the Environment

Promoting Long-term Economic Sustainability

Corporate Management

Staff Management

Tables of EURHO-GR®Grid Indicators

Procedure/Explanatory Notes on the Indicators

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1With this brochure, GWG München is presenting a standardised report on its comprehensive responsibilityin corporate management for the very first time in itshistory: the “Corporate Social Responsibility Report2009 – Report on the Sustainable Development of GWG München”. It is in this and age, in which there isa great deal of controversial debate on social responsi -bility and the role of companies, that we wish to present our self-image and commitment with regard toeconomic, ecological and social concerns to everyoneinterested in, or affected by, our activities.

By presenting this report, our intention is to make itclear that our corporate activity can also, and especially,be measured by the standards of social responsibility,and that is not just geared towards economic successes.Our aim is also to document our permanent endeavourto keep the complex and fragile triangular relationshipbetween economic success, the quality of the environ-ment and social capital sustainably in balance in thelong run. In doing so, we hope to create the basis for a discussion process which illustrates that acting in a social and environmentally aware manner meansinvesting in our social future.

In conjunction with housing associations from France,Italy and Sweden we have attempted in a long andinvolved discussion process to find parameters that both reflect what we have in common, thus enablingcomparisons, and offer the opportunity to be able torepresent particular national features.

We are aware that there are gaps in this first report andthat only in an ongoing learning process incorporatingall parties involved in the corporate activities can wehone and improve our mechanisms. Our goal is to aimfor a standard that ensures the day-to-day practice in

Editorial

our company will be a tangible contribution to the economically, ecologically and socially sustainable development of the company and everyone involved in it.

The concept of Corporate Social Responsibility is gearedtowards a long-term, sustainable objective that gives the preservation of value priority over short-term profit.In its Green Paper, the European Union characterises thisproject as a “concept based on the overall performanceof a company being measured by the extent to which it contributes to economic prosperity, the quality of theenvironment and social capital”.

GWG München is ever conscious of its social responsi-bility and its mission to provide the citizens of Munichwith housing, and faces this great challenge.

Munich, May 2010

Dietmar Bock Commercial Director

Hans-Otto Kraus Technical Director

From left to right: Hans-Otto Kraus, Dietmar Bock

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Eurhonet – European Housing Networkand CSR – Corporate Social Responsibility

The European Housing Network, Eurhonet, is a networkcomprising 26 housing associations based in England,France, Germany, Italy and Sweden. What these companies have in common is that they are owned by“the public sector”, their owners help implement town-planning measures and they assist disadvantagedhouseholds by making high-quality, affordable housingavailable. Although the companies involved have toobserve the most diverse provisions of law with regardto their activities in the housing market, they all sharethe necessity of creating a sustainable society in whichthe impact on the environment is minimised throughdeliberate, targeted action.

The Eurhonet organisation runs a series of projects. Oneof these projects is the development of a model withwhich companies can report on their activities based onCorporate Social Responsibility (CSR) criteria. It is themodel upon which this report is based.

The CSR concept can be interpreted in a variety of ways.It is Eurhonet’s view that CSR is a project under whichthe member companies are to voluntarily integrate social and ecological aspects, along with all parties concerned, into their own corporate activities. Theseaspects are based on a perspective of social, ecologicaland economic responsibility and sustainability, and atthe same time include a correct ethical attitude towardsall employees.

The EURopean HOusing NETwork

Key figures 2009:26 members5 countries4 topical working groups450,000 flats

FranceEmmaüs HabitatFSMHabitat 62/59 PicardieLe Foyer RémoisLe Toit AngevinLogiPaysDELPHIS

ItalyALER BresciaALER MilanoATC TorinoIPES BolzanoITEA TrentoIACP Bari

Germanybauverein AG DarmstadtGBG MannheimGWG MünchenDOGEWO 21 DortmundLWB Leipzig

SwedenFamilijebostäder Gavlegårdarna Mimer HyrebostäderStångåstaden Vatter Hem Örebro Bostäder

EnglandCanterbury City Council

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Gavlegårdarna Gävle

Mimer Västerås

Familijebostäder Stockholm

Hyrebostäder Norrköpping

Stångåstaden Linköping

Örebro Bostäder

Vatter Hem Jönköping

LWB Leipzig

DOGEWO 21 Dortmund

bauverein AG Darmstadt

GBG Mannheim

GWG München

Canterbury City Council

Habitat 62 / 59 Picardie Calais

Le Foyer Rémois Reims

LogiPays Caen

Emmaüs Habitat Clichy

DELPHIS Paris

FSM Melun

Le Toit Angevin Anger

ITEA Trento

IPES Bolzano

ALER Brescia

ALER Milano

ATC Torino

IACP Bari

GWG München is not only a major pillar of publiclyfunded new rental accommodation, it also bears responsibility for the social order in the residential housing and is very familiar with the local and regionalmarkets. With its socially oriented operating areas, itmakes a considerable contribution to stabilising the residential complexes and as an instrument of controlfor urban development.

The GWG Gemeinnützige Wohnstätten- und Siedlungs-gesellschaft mbH [Public Benefit Housing Association]was set up in 1918, making it the oldest of the fourhousing associations in which the federal state capitalMunich has a stake and one of the first local authorityhousing associations in Germany. The association hasbeen inextricably associated with housing in Munich since1918. With residential complexes and housing estates,redevelopment and modernisation schemes, GWGMünchen has made a substantial contribution to the history of the Bavarian state capital’s architecture andbuildings.

To this day, GWG München has regarded its primarymission as providing the broad social strata of the population with secure and socially responsible housing,with its spatial scope of operations encompassing theMunich region, focusing its activities on the area of thefederal state capital.

Together with its subsidiaries, GWG München currentlynot only controls some 27,000 flats (its own and managed for third parties), looking after almost 50,000tenants under socially oriented property management, it also covers the entire spectrum of local authorityhousing supply by building flats and innovative forms ofhousing.

Besides its main business of managing the housingstock, the GWG Group’s other activities can be sum-marised as project management, urban redevelopment,social housing complex management, implementingtown-planning developments, some of them with amodel character, demolishing old buildings, erectingnew flats for letting on its own land, buying land fordevelopment purposes, purchasing existing rented flats,extensive modernisation measures and selling new-build flats for owner-occupation, predominantly inGWG’s residential accommodation.

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Die GWG München – a Modern Service Company

Key corporate statistics 2009:

27,004 flats, of which 9,314 assisted by public funds

389 employees, of whom 90 as a secondary occupation

143 million Euros turnover 264 million Euros shareholders’ equity

1,106 million Euros balance-sheet total 3 subsidiaries

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CSR – Corporate Social Responsibility in the Housing Industry

In the housing industry, responsible and sustainable activity is evident in the mostvaried segments. Here are a few examples to illustrate:

Contributing to urban development– Building nursery schools and crèches– Supporting “Social City” measures– Improving the living environment

The tenants’ special needs– Providing flats designed for the disabled– Providing housing that considers the

special needs of senior citizens– Providing housing for families

Maintenance, upkeep and comprehensive modernisation– Constantly improving the existing

housing stock in terms of fitting out the individual flats and the whole building

– Reducing the energy demand through sustainable extensive modernisation

Planning and building– Energy-efficient construction– Promoting new forms of housing,

e.g. by building houses with senior citizens’ housing communities

– Using ecologically-friendly material

Responsible staff management– Promoting diversity among the staff– Promoting the compatibility of job

and family– Ongoing further and professional

training measures

Measures to promote social cohesion

Socially oriented property management has always been a key focus of GWG München’s mission. At sixlocal property management offices, tenants can talk topersonal contacts about anything to do with housing.Our permanently employed caretakers, who look afterthe residential complexes on site, can also be contacteddirectly by tenants and, when necessary, assist them inachieving a peaceful co-existence within the housingcommunity.

Four social education workers employed by GWGMünchen successfully maintain and use a close network of social institutions in Munich to help tenantswith advice in problem situations. In addition, they operate targeted conflict management on site to harmonise the co-existence of the extremely varied tenants and to stabilise the entire tenant structure in the area. More and more citizens’ advice bureaux arebeing operated in the sphere of GWG München’s housing stock in conjunction with Munich City Hall with the aim of strengthening and supporting the initiative of the citizens and especially helping GWGMünchen’s tenants to increase self-help.

Something that has been very well received is variousresident groups and/or generation centres in our residential complexes, offering all manner of social andcultural events and amenities such as senior citizenafternoons, lunches, homework supervision, open youthgatherings, girls’ get-togethers, sporting activities andforeign language courses.

At some residential complexes, tenants also have accessto communal rooms that they are welcome to use for joint parties or birthdays, etc. In addition, GWGMünchen organises various tenants’, children’s and summer parties at its housing complexes.

To reinforce the rights of children and their families,together with Munich City Hall’s Child Officer Agencyand the “Hadern Children’s Health and Exercise” contactgroup, GWG München developed Child-friendly Rules

Flat size and rent level

The total floor space of all GWG München flats (notincluding subsidiaries) is about 1,160,000 m², distrib-uted among roughly 20,600 housing units. Almost halfthe floor space is accounted for by assisted, i.e. socialhousing. The largest proportion of the housing providedcomprises 2-room and 3-room flats but there is alsoaffordable housing available for large families in theform of flats with four, five or more rooms.

Rent level

When privately financed flats are re-let, the rents areaimed at the lower end of the Munich rent level. 30% of this privately financed housing stock is let tolow-earners and middle-earners under the concept of“social top rent limits” at a socially acceptable monthlyrental cost excluding bills (depending on flat size)between 6.25 and 6.75 Euros per m². Families with children whose income is above the threshold incomelimit enjoy what is called a “family componentallowance” of 50 Cents per m² a month for each childentitled to child benefit. The average rent in the GWGMünchen housing stock amounts to a total of 5.69Euros per m², with the range being between 2.30 Eurosand 12.50 Euros per m² depending on the location, fix-tures and fittings. Thus in Munich, the city with thehighest residential rental costs in Germany, GWG pro-vides varied, quality housing at reasonable rental costs.The focus here is not on profit, it is on preserving thesocial balance in the federal state capital.

Promoting Local Social Balance6

within the flat. Apart from outpatient nursing servicesand domestic care, the range of services includes meals-on-wheels and day-structuring measures at old-age and service centres. When these services areaccessed, the respective social institution charges areasonable and acceptable fee.

On top of that, GWG München operates communityhomes for residential groups of senior citizens distributed throughout the urban area. In 2009 ithanded over a special community home for dementiasufferers in which they can lead a normal, self-deter-mined life.

With new buildings, and when buildings are upgraded,only barrier-free flats accessible by lifts are constructedwherever possible. The basic aim strives towards barrier-free floor-plan solutions. The housing stock also includes flats specially equipped for wheelchair residents.

for Residents as a supplement to the regular Rules forResidents, and presented them to the public in late July 2009. By introducing the Child-friendly Rules forResidents, we expect to improve the basic conditions forchild-friendly and family-friendly development.

Senior citizens’ and disabled access flats

GWG München regards it as a pressing duty in this dayand age to develop and put new methods of providinghousing and caring for the elderly into practice. GWGMünchen’s “WGplus – Communal Living plus Service”scheme provides extra-care housing in old age.

In 2008, GWG München concluded co-operation contracts with social institutions for its entire stock ofrented accommodation. This enables tenants to access alarge number of very different services in the vicinity oftheir home at any time. The aim is to organise assistance

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Average area by type of flat

Total housing stock 2009 2008 2007Average Average Average

m2 m2 m2 m2 m2 m2

1-room flat 108,018.11 36.37 109,099.86 36.02 109,369.31 35.802-room flat 428,782.88 47.67 430,081.04 47.49 433,531.54 47.423-room flat 427,527.20 68.08 421,843.29 67.90 419,262.25 67.794-room flat 186,465.69 85.03 184,584.38 84.94 176,002.02 84.665-room flat 10,073.80 107.17 10,283.81 106.02 9,779.32 105.15More than 5 rooms 3,522.29 73.88 3,387.95 72.08 3,339.81 75.90Total 1,164,389.97 56.53 1,159,280.33 56.24 1,151,284.25 55.89

1-room flat 74,866.54 35.13 78,496.60 35.07 81,764.85 34.942-room flat 244,566.28 47.69 247,925.17 47.41 254,778.31 47.363-room flat 212,848.13 65.69 211,944.68 65.42 216,546.41 65.244-room flat 62,887.97 82.53 61,840.80 82.56 62,154.61 82.435-room flat 5,398.66 110.18 5,398.66 110.18 5,285.35 110.11More than 5 rooms 2,411.35 66.98 2,411.35 66.98 2,538.29 68.60Total 602,978.93 53.13 608,017.26 52.68 623,067.82 52.45

1-room flat 33,151.57 39.51 30,603.26 38.72 27,604.46 38.642-room flat 184,216.60 47.64 182,155.87 47.59 178,753.23 47.503-room flat 214,679.07 70.62 209,898.61 70.60 202,715.84 70.734-room flat 123,577.72 86.36 122,743.58 86.20 113,847.41 85.925-room flat 4,675.14 103.89 4,885.15 101.78 4,493.97 99.87More than 5 rooms 1,110.94 92.58 976.60 108.51 801.52 114.50Total 561,411.04 60.70 551,263.07 60.77 528,216.43 60.64

Of which privately 2009 2008 2007financed Average Average Average

m2 m2 m2 m2 m2 m2

Of which assisted 2009 2008 2007Average Average Average

m2 m2 m2 m2 m2 m2

Die Aktivitäten der GWG München sind dabei vielfältig:GWG München’s activities are manifold in this respect:with its new-build and modernisation measures, GWGMünchen is currently achieving figures that are even 30 per cent lower than laid down in the Energy SavingsRegulation (EnEV). Even more stringent criteria are being applied to measures currently being planned. New buildings will meet the KfW Efficiency House 55 Standard and, if economically feasible, Passive HouseStandard; upgrades in the housing stock will meet the KfW Efficiency House 70 Standard.

GWG München has achieved considerable energy savings over the years with energy improvements in thehousing stock. In the course of implementing the SmallHeating System Regulation alone, GWG Müncheninstalled a total of 105 heating systems with condensinggas boilers or converted them to district heatingbetween 1998 and 2002. GWG München achieved further energy savings through measures to improve thevalue of the housing stock.

Energy savings of more than 50% of the heatingdemand can be achieved through insulation measureson façades, basement ceilings and loft/attic ceilings.Replacing windows in the existing stock of buildings also reduces pollutant emissions.

8 Protection of the Environment

Energy consumption and greenhouse gas emissions

As a local authority housing association we feel anobligation towards making a valuable contributionto reducing CO2 emissions, and thus to the benefitof our environment. That is why for many yearsGWG München has been deliberately addressingthe issue of “Energy-efficient Housing and Building” for many years, and does its utmost tolimit the energy demand to the absolute minimumrequired while continually reducing CO2 emissions.Some 78% of GWG’s own housing stock have gas-fired or district central heating and about 3% aresupplied solely from self-contained gas heating.One single housing complex of 40 flats runs solelyon electric night-storage heaters. In some build-ings, and sometimes even in the same flat, differ-ent forms of heating are used: self-contained gasheating, electric night-storage heating, gas burn-ers, fuel-oil heaters and coal-burning stoves. Thistype of heating, which accounts for just under 20%of the housing stock, is called a “mixed solution”.GWG München has been undertaking new activi-ties to tackle the questions of energy efficiencyand saving resources. GWG München documentsits energy-efficient measures and their impact in itsannual energy report.

Back in 1996 GWG München constructed a low-energy house inGanghoferstraße.

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In pilot projects and model projects, GWG München isalso actively involved in developing new environmen-tally-friendly, energy-efficient technologies.

The success of energy-efficient measures is documentedin the CO2 savings compared to the stipulations of theKyoto Protocol. According to the Protocol, Germanhouseholds must cut their annual CO2 emissions by 12 per cent of the comparison figure in 1990 by theyear 2012. GWG München has already manifestlyexceeded this in its own housing stock. Assuming that

the floor area has not increased since 1990, in terms ofpollutant emissions, this equates to a saving of 33.5 percent. Taking into consideration the additional new floorspace constructed since 1990, the saving is still 25.5 percent of final energy in absolute terms.

Over this period the actual CO2 savings are about20,000 tons a year. That corresponds with a gas volumeof some 800 million balloons, or more than 3 times thevolume of the Allianz Arena.

Energy consumption and greenhouse gas emissions

Energy consumption classes 2009*Total housing stock

between 0 and 50 kWh/m2/year






451 kWh/m2/year and more

Average consumption kWh/m2 a

* The figures were ascertained in 2009, but relate toconsumption in 2008.

0.00%

1.00%

23.60%

52.80%

17.60%

4.50%

0.50%

185.20

between 0 and 5 CO2/m2/year






CO2/m2/year and more

Average emissions kg CO2/m2 a

0.00%

0.00%

24.40%

55.40%

18.20%

1.30%

0.70%

40.6

CO2 emissions 2009*

Total housing stock

A special modernisation project at the moment is thezero-emission house in Lilienstraße Nord. With the support of the Federal Ministry of Economics and Technology under the nationwide research initiativeEnEff:Stadt (research into the energy-efficient city), theidea is to create a balanced energy footprint through a highly effective building envelope combined with innovative building technology. The energy supplied forheating the hot water and drinking water is to be keptto a minimum, and produced in the same magnitude in the residential complex as electrical energy by photo-voltaics, so that there are no additional CO2 emissions.

GWG München is carrying out further building measuresfor saving energy under its structural upgrading of thehousing stock. These measures include applying heatinsulation to the façade, roof, basement ceilings, andreplacing windows. During these building measures, thetenants remain in their flats. In 2008, 131 flats werebrought up to the EnEV Standard in terms of energy.

Another field of operation in saving energy is renovatingheating systems. GWG München currently has aboutthree central heating systems renovated in the housingstock each year. From 1998 to 2004, a total of 105heating systems with electric water heating had to berenovated because of the stipulations of the Small Heating System Regulations. In total, GWG Münchennow has 310 heating systems (gas and district heating)in the housing stock. A further eight heating systems areoperated by outside operators on a contracting basis.

Proportion of renovated and modernised flats

With new-build flats, comprehensive and energy-savingupgrades, and its involvement in model projects, GWGMünchen encompasses the entire spectrum of the localauthority provision of housing. We also regard theseinvestments in our housing stock as the prerequisite forthe sustainable development of the existing stock andthus for competitiveness in the property market.

A major component of our building programme is thecomprehensive upgrading of existing buildings and residential complexes. We primarily achieve this withfunding from Munich City Hall. In 2009, we comprehen-sively upgraded 50 stove-heated flats, creating fromthem 34 contemporary flats equivalent to new-build status. In addition, we constructed 16 new-build flats byadding storeys and extending attics.

During the upgrading work, some of the tenants wereput up in temporary replacement/alternative accommo-dation. The buildings were gutted and fitted with a central heating system. The building services were overhauled, and the thermal insulation meets therequirements of the KfW programme to fall below theEnEV. Along with changes to the ground plans, liftswere upgraded and contemporary flats once again created so that, under extensive compliance with DIN18025 Part 2 as barrier-free accommodation, theyenable the residents to lead a self-determined life upuntil a ripe old age.

10 Promoting Long-term Economic Sustainability

demand to be cut to 15 kwh/m² per living area. Thisequates to an energy saving of about 77%. The buildingis equipped with centrally controlled living space ventilation with heat recovery. This additionally performsthe function of heating the building. The heating isbacked up by a thermal solar system for heating water.

Since Munich City Hall opened the Energy Saving Funding Scheme (FES) for GWG in February 2009, GWG has applied for this funding for every new building project under consideration. All these new projects are being planned in the KfW Efficiency House55 Standard (formerly: KfW 40 Standard) or the above-mentioned project in the Passive House Standard.

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Annual investments in new buildings

In 2009, GWG München completed 209 new-build flats completed (16 of them by adding storeys and extendingattics) and 149 existing stove-heated flats demolished.New buildings are erected both on greenbelt sites andon developed sites. This entails demolishing and then re-building as well as adding storeys within the scope ofmodernisation projects. The demolished buildings aremainly those with a poor building structure and build-ings with no standardised energy supply.

One special building project is currently a new buildingin passive house construction type in Harthof, in which13 privately financed rented flats are being built. A quality-insulated, impermeable building envelope, anoptimum ratio of outside wall to building volume, anduse of gained solar heat enable the annual heating

Proportion of annually renovated/modernised flats

2009 2008 2007

Number of flats 454 214 127

Anteil in Prozent des Gesamtbestandes 2.20% 1.03% 0.61%

Development of major modernisation expenditure per flat over a 5-year-period

2005-2009 2004-2008 2003-2007

Investments 50,400 c/flat 58,200 c/flat 50,600 c/flat

Annual investments in new buildings

2009 2008 2007

New buildings c 22,758,548 c 23,519,157 c 37,840,488

Purchases c 11,535,335 c 165,600 c 517,500

Total g 34,293,883 g 23,684,757 g 38,357,988

Measures to increase tenant satisfaction

GWG München’s commitment does not stop at givingthe tenant the key to the flat. Far from it: in terms ofsocial management, GWG München’s expertise is multifaceted. In close collaboration with the appropriateoffices of Munich City Hall, GWG München strives tolend intensive assistance to its tenants, and over theyears has continually increased assistance to tenants inthe housing complexes. In 2009, for instance, it set up an organised and anonymous debtor advice servicefor every tenant through a joint-venture partner thatrenders its services promptly and free of charge. GWGMünchen assists its joint-venture partner with low flat-rate costs.

Since November 2008, four GWG München employeeshave been given “sandwich course” training to become mediators. Having successfully completed thisprofessional training in April 2010 they are now able tohelp tenants in conflict situations and lend assistance.

At present, although there is no reliable data with which we can show our tenants’ satisfaction with ourhousing industry services, the signals we are receivingare thoroughly positive.

Signs of satisfied tenants include a low fluctuation rate,a high number of applicants and a very low number of complaints from tenants, which are systematicallyrecorded and evaluated using a complaint managementsystem. For the first time, GWG München has planned a tenant survey for 2010, intended to provide moredetailed assessments of tenant satisfaction and thus create the basis for increasing tenant satisfaction evenfurther.

12 Corporate Management

Promoting transparency

Transparency is an important feature of the corporatepolicy for GWG München management.

For example, the Intranet – as an in-house informationand communication network – represents the officialinformation medium for employees. Each employee has the opportunity to find out about the latestannouncements as well as company rules and regula-tions published on the Intranet.

Besides access to all company rules, regulations and corporate information, staff members are kept up-to-date on organisational and staff changes thathave been decided on.

In every division of the company, particular attention ispaid to the configuration of business processes andwork procedures. The aim is to constantly questionprocesses and procedures, to redesign them where necessary, to document them accordingly and conveythem in a transparent way. GWG München is equippedfor the tasks the corporate housing industry will be setin the next few years.

With the reporting system, which has been refined overthe years, Munich City Hall, as the shareholder, isinformed promptly and exhaustively of all major and significant occurrences at GWG München. The mainmechanisms include the Annual Report, the QuarterlyReports, the Risk Management Reports and the Economic and Financial Plan.

GWG München is also concerned with having close contact with the general public and tenants at all times.For instance, in 2009 GWG München presented itself in a total of 10 reports on the private TV channel“München TV”, giving information about key events inthe company’s activities.

In addition, the “GWG-Journal” is published four timesa year: it is our tenant newsletter that has been goingfor over 40 years, also serving as a lively forum for theexchange of information and opinions with the tenants,associated companies, the municipal administration andall other interested parties.

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Das Leitbild der GWG

Diese Leitsätze dienen uns, den Mit ar beiterinnen und Mitarbeiternder GWG, zur Orientierung bei unserer Arbeit und zur Bewälti-gung künftiger Heraus forderungen.

Wir arbeiten vertrauensvoll, offen,fair und mit Respekt voreinander.

Das Gleiche gilt auch für den Umgangmit unseren Kunden und Geschäfts -partnern.

Wir lösen unsere Aufgaben engagiert,qualifiziert und verantwortungsbewusst.

Die Führung ist kooperativ und delegiertKompetenz, um Eigenverantwortung zufördern.

Die GWG baut für München

Wir sind eine Wohnungsbaugesellschaftder Landeshauptstadt München.

Seit mehr als 90 Jahren versorgen wirBürgerinnen und Bürger mit preiswertemWohnraum und wirken dabei aktiv an derStadtentwicklung mit.

Dabei streben wir gleichermaßen nachtechnischer und sozialer Qualität.

Deshalb planen und bauen wir auchzukunftsweisende Modellprojekte und berücksichtigen in größtmöglichem Umfang ökologische Werte.

Die GWG sorgt für ihre Mieterinnenund Mieter

All unsere Aktivitäten bauen wir auf Kontinuität, Langfristigkeit und Vertrauenauf. Wir bieten eine breit gefächerteKompetenz und legen großen Wert aufsoziales Engagement.

Mit den sozialen Dienststellen Münchensarbeiten wir eng zusammen, um unsereMieterinnen und Mieter intensiv betreuenzu können.

Wir stellen Gemeinschaftseinrichtungenzur Verfügung, fördern gemeinschafts-bezogene Aktivitäten und Eigeninitiativenund sorgen so für eine starke Identifi ka-tion der Mieterinnen und Mieter mit ihrem unmittelbaren Wohnumfeld.

Die Mitarbeiterinnen und Mitarbeiter der GWG setzen sich ein

Unsere Leistungen sind transparent undeffizient.

Wir arbeiten ziel- und prozessorientiertund legen auf nachhaltige Wirtschaftlich -keit Wert. Neuen Entwicklungen und Her-ausforderungen stellen wir uns.

Wir nutzen und fördern unsere eigenenLern- und Leistungspotenziale, wobei wirjedoch das individuelle Leistungs ver mö-gen angemessen berücksichtigen.Berechtigte Kritik greifen wir auf und ler-nen gemeinsam aus Fehlern.

Wir sorgen für Chancengleichheit vonFrauen und Männern und fördern dieVereinbarkeit von Beruf und Familie.

Wir haben viele Stärken

Vor allem wir, die Mitarbeiterinnen und Mitarbeiter, machen uns für die GWG und ihre Grundsätze stark – und dies mit Herz und Verstand.

GWG MünchenHeimeranstraße 31 80339 MünchenTel: 089 55114-0Fax: 089 [email protected]

Die GWG Gemeinnützige Wohnstätten- undSiedlungsgesellschaft mbHist eine Wohnungsbaugesellschaftder Landeshauptstadt München

“The GWG modelThese basic principles help us, the staff of GWG, be guided in our work and overcomefuture challenges …“

14 Staff Management

Our staff

GWG München attaches great value to qualified staff.That is why under its staff development strategy, the“Personnel Management” department provides suffi-cient resources for the further and professional trainingof employees every year. Besides measures to keep upwith the required specialist knowledge, GWG Münchenis also involved in training measures not organised bythe employer, such as sandwich courses on BusinessAdministration and for the Management Assistant inProperty qualification etc.

Additional further and professional training measuresare also available in the training to become a Manage-ment Assistant in Property (every year GWG Münchenoffers four training posts). For instance, parallel to theVocational School and to deepen their theoreticalknowledge, the trainees are offered study guides by theEBZ (the Housing and Property Centre’s European Centreof Education and Training) Bochum over a period of twoyears.

On a voluntary basis, the GWG München trainees aregiven the opportunity, as part of a nationwide exchangeof trainees between major housing companies, to gainan insight between a period of two and three weeksinto the ways other companies work.

Strategies for promoting health and the compatibility of family and job

Equal opportunities for men and women, and promo-ting the compatibility of job and family, are anchored in the GWG München model as corporate principles.Under the current company agreement, for instance,every employee can choose his/her working hours flexibly within the specified general working hoursbetween 06.00 and 20.00 Monday to Friday under theexisting Working Hours Regulations (observing theWorking Hours Act), provided company circumstancesallow. Flexitime is also possible (without capping). Moreover, since various forms of part-time models areapplied at GWG München, every employee has thechance to arrange his/her working hours in accordancewith his/her individual needs.

Company reintegration measures following longer periods of illnesses are also available, as are check-upsby the company doctor and vaccinations, etc.

Management with appraisals and agreed targets

“The aim of motivating staff and management gearedtowards strategic goals is to improve performance andmake the company more successful.” These are the aims of § 18 of the TVöD (Public Service CollectiveAgreement). With a system of performance-related pay,yet to be developed, employees are paid a performance-related extra in addition to their normal pay, currentlytotalling 1.25% of the previous year’s regular monthlypay of all employees paid in line with the collectiveagreement.

represented as a points system and recorded in variousdocuments. This model forms the basis for the extraperformance-related distribution of bonuses to GWGMünchen staff.

The provisions of the Collective Agreement are not easy to deal with, but do offer the opportunity, withmanageable effort, to further develop the corporatemanagement mechanisms further and achieve a newquality of management.

This mechanism has been applied by the GWGMünchen managers since 2008. It remains to be seen whether the expectations of this managementmechanism will be met. GWG München will considerthe results after an introductory period of about threeyears.

The enthusiasm for this collective agreement innovationwas not without reservations. As we understand it,many companies took the easy way out and distributedthe bonus pot – to be distributed in accordance with thecollective agreement – on the “a little bit for everyone”principle. In these cases, there was no performance-related differentiation.

However, the GWG München management decided todo a proper job from the outset. It drew up a detailedworking paper as the mission basis for a project groupheaded by the Head of the “Personnel Management”department. The project group was assisted by an external consultant with regard to content and method.

The result was a model combining annual agreed targets (as a rule, three targets for each employee) anda systematic performance rating with 13 criteria,

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Breakdown of staff by type of employment

2009 2008 2007

Permanent 91.02% 89.76% 91.44%

Time-limited 4.17% 3.75% 2.40%

Temporary work 0.00% 0.00% 0.00%

Trainees 3.85% 3.75% 3.42%

Minijob/secondary job 0.96% 2.74% 2.74%

Eine Investition in die Zukunft:

Jedes Jahr stellt die GWG München vier Ausbildungsplätzeals Immobilienkauffrau/Immobilienkaufmann zur Verfügung.

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Average area per type of flat SOC 1.1

Total housing stock 2009 2008 2007Average Average Average

m2 m2 m2 m2 m2 m2

1-room flat 108,018.11 36.37 109,099.86 36.02 109,369.31 35.802-room flat 428,782.88 47.67 430,081.04 47.49 433,531.54 47.423-room flat 427,527.20 68.08 421,843.29 67.90 419,262.25 67.794-room flat 186,465.69 85.03 184,584.38 84.94 176,002.02 84.665-room flat 10,073.80 107.17 10,283.81 106.02 9,779.32 105.15More than 5 rooms 3,522.29 73.88 3,387.95 72.08 3,339.81 75.90Total 1,164,389.97 56.53 1,159,280.33 56.24 1,151,284.25 55.89

1-room flat 74,866.54 35.13 78,496.60 35.07 81,764.85 34.942-room flat 244,566.28 47.69 247,925.17 47.41 254,778.31 47.363-room flat 212,848.13 65.69 211,944.68 65.42 216,546.41 65.244-room flat 62,887.97 82.53 61,840.80 82.56 62,154.61 82.435-room flat 5,398.66 110.18 5,398.66 110.18 5,285.35 110.11More than 5 rooms 2,411.35 66.98 2,411.35 66.98 2,538.29 68.60Total 602,978.93 55.13 608,017.26 52.68 623,067.82 52.45

1-room flat 33,151.57 39.51 30,603.26 38.72 27,604.46 38.642-room flat 184,216.60 47.64 182,155.87 47.59 178,753.23 47.503-room flat 214,679.07 70.62 209,898.61 70.60 202,715.84 70.734-room flat 123,577.72 86.36 122,743.58 86.20 113,847.41 85.925-room flat 4,675.14 103.89 4,885.15 101.78 4,493.97 99.87More than 5 rooms 1,110.94 92.58 976.60 108.51 801.52 114.50Total 561,411.04 60.70 551,263.07 60.77 528,216.43 60.64

Of which privately 2009 2008 2007financed Average Average Average

m2 m2 m2 m2 m2 m2

Of which assisted 2009 2008 2007Average Average Average

m2 m2 m2 m2 m2 m2

Growth of the company’s rented accommodation SOC 1.3

Increase 2009 2008 2007

Total number of flats 20,590 20,612 20,597Increase in flats in % -0.10% 0.07% 0.55%Area 1,164,389 m² 1,159,280 m² 1,151,284 m²Increase in area in % 3.85% 3.75% 3.42%

1. Promoting local social balance

Providing housing in accordance with local demand

Tables of EURHO-GR®Grid indicators

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Breakdown of the types of flat by rent levels SOC 2.1

Privately financed 2009 2008 2007m2 m2 m2

54,110.14 54,366.77 61,540.41249,396.45 260,237.81 266,744.10261,197.56 257,592.84 259,177.6126,256.62 24,194.18 24,194.1812,018.16 11,625.66 11,411.52

602,978.93 608,017.26 623,067.82

Assisted 2009 2008 2007m2 m2 m2

29,611.47 33,705.39 33,705.39414,553.47 411,407.92 400,469.0473,792.53 74,262.07 74,262.0743,453.57 31,887.69 19,779.93

0.00 0.00 0.00561,411.04 551,263.07 528,216.43

Rent up to 4.00 g/m2

Rent between 4.01 g/m2 and 6.00 g/m2



Rent from 10.01 g/m2

Total

Rent up to 4.00 g/m2




Rent from 10.01 g/m2

Total

Development of utilities and other charges SOC 2.2

Change in utilities and other charges 2009 2008 2007

Total housing stock c 0.06 per m² c 0.17 per m² c 0.09 per m²New buildings - - -Total housing stock 1.86% 5.56% 3.03%New buildings - - -

Proportion of utilities and other charges/rent SOC 2.4

Utilities and other charges/rent 2009 2008 2007

Total housing stock 36.47% 36.53% 36.00%Privately financed – – –Assisted – – –

Flats sold SOC 1.4

Sales 2009 2008 2007

Number of flats 0 1 3% flats in proportion to the total housing stock 0.00% 0.00% 0.01%Area 0.00 m² 89.81m² 234.52 m²% area in proportion to the total area 0.00% 0.01% 0.02%

Rental cost development SOC 2.3

Rental increase 2009 2008 2007

Total housing stock 2.16% 2.77% 5.03%New buildings - - -

Rent, utilities and other charges

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Percentage of internal moves within the rented space provided SOC 3.1

Tenant change 2009 2008 2007

Total number of internal moves – – –Total number of tenant changes 1,407 1,488 1,566% – – –Number of assisted internal moves – – –Total number of assisted tenant changes – – –% – – –Number of privately financed internal moves – – –Total number of assisted privately financed tenant changes– – –% – – –

Costs 2009 2008 2007

GWG’s own staff (salaries) – – –External third parties – – –Donations c 18,200 c 16,800 c 14,000Total g 18,200 g 16,800 g 14,000

Budget distribution for social benefits SOC 5.1

Welfare beneficiaries 2009 2008 2007

GWG München – – –City of Munich – – –Bavaria – – –

Budgetverteilung für soziale Unterstützung SOC 5.1

Anti-discrimination policy in flat occupancy SOC 3.2

GWG München ensures the secure and socially responsible provision of housing for a broad range of the population. Occupancy is always discrimination-free and is guided by the principles of the“Munich mix”, i.e. maintaining a broad spread of income groups with corresponding housing available,including in new building areas.

Description of measures and initiatives to promote social cohesion and evaluation of the results SOC 4.1

In the last three years, tenant satisfaction and customer loyalty has increased, particularly due to: the tenant newsletter, regular TV reports, involvement in public events, tenants’ parties, refurbishingchildren’s playgrounds, introducing “Child-friendly Rules for Residents”, active conflict management by employing social education workers and training mediators, debt advice, new models of housing for all forms of living, multi-generational housing to promote stable neighbourhoods and “Social City”projects.

Proportion of tenants that receive supplementary benefits/support to pay their rent, utilities and other charges SOC 3.3

Social mix

Promoting social cohesion

Social benefits for tenants

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2009 2008 2007

Percentage 23.58% 22.62% 21.31%

Percentage of flats adapted to the needs of senior citizens and the disabled in the total housing stock SOC 6.1

Principles and results of the security policy SOC 7.1

Energy consumption and greenhouse gas emissions ENV 2.1

Proportion of renewable energies in the company’s energy consumption ENV 2.2a

Renewable energies 2009 2008 2007

GWG München’s total consumption 201 million kWh – –Of which renewable energies – – –

2009 2008 2007

Tenants that feel safe – – –Proportion of the tenants surveyed to the total housing stock – – –

Security in the complex

Flats adapted to the needs of senior citizens and the disabled

2. Protection of the Environment

Energy

Classes of energy consumption 2009 * 2008 2007Total st. New-b. Offices Total st. New-b. Offices Total st. New-b. Offices

CO2-emissions 2009 * 2008 2007Total st. New-b. Offices Total st. New-b. Offices Total st. New-b. Offices

between 0 and 50 kWh/m2/year – – – – – – – –between 51and 90 kWh/m2/year – – – – – – – –between 91and 150 kWh/m2/year – – – – – – – –between 151and 230 kWh/m2/year – – – – – – – –between 231and 330 kWh/m2/year – – – – – – – –between 331and 450 kWh/m2/year – – – – – – – –451 kWh/m2/year and more – – – – – – – –Average consumption kWh/m2 a – –Median consumption – –

between 0 and 5 CO2/m2/year – – – – – – – –between 6 and 10 CO2/m2/year – – – – – – – –between 11and 20 CO2/m2/year – – – – – – – –between 21and 35 CO2/m2/year – – – – – – – –between 36 and 55 CO2/m2/yearbetween 56 and 80 CO2/m2/year – – – – – – – –81 CO2/m2/year and more – – – – – – – –Average emissions kg CO2/m2 a – –Emission years kg CO2/m2/year – –

* The figures were ascertained in 2009, but relate to consumption in 2008.

0.0%1.00%

23.60%52.80%17.60%4.50%0.50%185,20

–

0.00%0.00%

24.40%55.40%18.20%1.30%0.70%

40.6–

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Total savings expected from installing water-saving systems and rainwater collection systems in the total housing stock ENV 3.2

2009 2008 2007

Total housing stock 100 m3 100 m3 100 m3

New buildings 100 m3 100 m3 100 m3

Proportion of annually renovated/upgraded flats ECO 1.1

2009 2008 2007

Number of flats 454 214 127Percentage of the total housing stock 2.20% 1.03% 0.61%

Vacancy rate subdivided into reasons for vacancy ECO 1.3

Vacancy 2009 2008 2007% % %

Technical 0.1 0.1 0.1Less than 3 months 0.7 0.6 0.7More than 3 months 0.0 0.0 0.0Total vacancy 0.8 0.7 0.8

Development of major modernisation expenditure per flat over a 5-year period ECO 1.2

2005-2009 2004-2008 2003-2007

Investments 50,400 c/flat 58,200 c/flat 50,600 c/flat

Greenhouse gases/Transport

Water

CO2 emissions from company vehicles ENV 2.3

2009 2008 2007

CO2 emissions 12.7 t 13.9 t 12.8 tKilometrage 89,172 km 93,092 km 90,152 km

3. Promoting long-term economic sustainability

Managing existing property

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21Annual investments in new buildings ECO 2.2

2009 2008 2007g g g

New buildings 22,758,548 23,519,157 37,840,488Purchases 11,535,335 165,600 517,500 Total 34,293,883 23,684,757 38,357,988

Income from activities distributed to stakeholders ECO 2.1

Stakeholder 2009 2008 2007g % of total g % of total g % of total

Salaries 16,217,978 10.86 16,332,407 11.95 15,173,789 10.32 Suppliers andservice providers 113,589,932 76.06 101,770,166 74.44 111,960,845 76.14Taxes 2,911,769 1.95 2,923,458 2.14 2,877,527 1.96Interest and costs of transactions 16,623,162 11.13 15,691,871 11.47 15,920,669 10.83Distribution 0.00 0.00 0.00 0.0 1,109,000 0.75Total 149,342,841 100 136,717,902 100 147,041,830 100

Local economic system

4. Promoting responsible corporate management and dialogue with stakeholders

Exchange with the tenants and tenant satisfaction

2009 2008 2007

Tenants’ meetings 4 4 3

Number of tenants’ meetings financed or organised by the company to promote dialogue GOV 1.1

2007-2009 2006-2008 2005-2007

Tenant satisfaction – – –

Results of tenant satisfaction surveys GOV 1.2

Plan of action to increase tenant satisfaction GOV 1.3

Tenant survey in 2010, further development of the housing stock, new models of housing for all formsof living (WGplus – community flats for senior citizen groups, residential groups for dementia sufferers),multi-generational housing to create stable neighbourhoods and resident structures, extensive stafftraining on “Social Integration, Individual Assistance and Conflict Management through Social Education Workers”, holding tenants’ parties, making living environment improvements, conductingmodel projects and pilot projects.

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Organisations, associations, ...

Number of ongoing agreements with organisations and tenant associations (description and financial contribution) GOV 2.1

2009 2008 2007Topic Organisation Donat./ Outgoings Hrs Donat./ Outgoings Hrs Donat./ Outgoings Hrs

grant grant grantg g g

VdW Bayern 49,943.18 48,432.74 43,270.29GdW GermanHousing Industry Association 28,552.40 25,629.20 26,156.60

Is a Code of Ethics practised by the company? GOV 3.1

Results 2009

Preparation plannedfor the introduction of a comprehensiveCompliance Guideline.YesYes

2008

Standard OperatingProcedure to preventcorruption now inplace. YesYes

2007

Standard OperatingProcedure to preventcorruption drawn up.

YesYes

Percentage of recipients of information inthe last three years 2007-2009

100%

2006-2008

100%

2005-2007

100%

Topics dealt with (Yes/No)

Rules for supervisory boardRules for staff

Staff/Management

Is there a Strategy Paper (the company’s purpose and aims) and Assessment? GOV 3.2

Results 2009

YesBased on the aims ofMunich City Hall asthe sole shareholder,further corporate aims are derived andbroken down to thestaff level.YesAn assessment of aimsachieved is carried outevery year.

2008


2007


Strategy Paper (Yes/No)Description of the aims

Assessment (Yes/No)Results of the assessment

Promoting transparency

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5. Responsible staff management and staff development

Staff

Breakdown of staff by type of employment HR 1.1

Job satisfaction

1 year 2009 2008 2007% % %

Permanent 91.02 89.76 91.44Time-limited 4.17 3.75 2.4Temporary work 0.0 0.0 0.0Trainees 3.85 3.75 3.42Mini-job / secondary job 0.96 2.74 2.74

3-year period 2009 2008 2007% % %

Permanent – – –Time-limited – – –Temporary work – – –Trainees – – –Mini-job / secondary job – – –

Breakdown of professional training hours per year and outlay on continuing professional training by category of employee HR 1.2

Salary group 2009 2008 2007

Management – – –– – –

Staff 5,370 h 4,600 h 3,320 hc 242,223 c 182,533 c 168,164

Total 5,370 h 4,600 h 3,320 hg 242,223 g 182,533 g 168,164

Strategy for promoting health and the compatibility of family and job HR 2.1

– Flexible working hours scheme– Granting part-time jobs in accordance with the employees’ needs– Helping employees search for places at crèches, etc.– Arranging check-ups by the company doctor– Supporting sporting activities, e.g. taking part in the Munich Company Run– Assisting with the search for housing

2009 2008 2007

Degree of staff satisfaction – – –

Degree of staff satisfaction HR 2.2

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Ongoing improvement of working conditions

Time lost through absenteeism caused by accidents at work, sickness and stress due to work HR 2.3

2009 2008 2007

Days of absence 4,344 days 3,288 days 4,186 daysAbsence rate 6.01% 4.64% 6.07%

Promoting diversity and fairness among staff

Breakdown of staff and salaries by category and gender HR 3.1

Anteil 2009 2008 2007% % %

Pay scale group ATWomenMen

Pay scale group 6WomenMen





Pay scale group TraineesWomenMen

Total

0.96

100.004.17

15.3884.62

48.7250.0050.00

29.8025.8174.19

10.263.13

96.872.24

28.5771.43

3.8575.0025.00

100.00

1.37

100.004.44

15.3884.62

45.7346.2753.73

32.4227.3772.63

9.223.70

96.303.07

22.2277.78

3.7581.8218.18

100.00

1.37

100.004.45

15.3884.62

43.8448.4451.56

34.9328.4371.57

8.903.85

96.153.09

22.2277.78

3.4280.0020.00

100.00

Special employment relationships HR 3.2

Type of contract 2009 2008 2007% % %

Physically challenged staff – – –Best Agers / 55+ – – –Trainees 3.85 3.75 3.42Long-term unemployed – – –Work experience year – – –Re-training – – –Total

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Principles and results of the security policyThere is no data available on this, as there have notbeen any tenant surveys to date. The first surveys areexpected to be carried out in 2010.

ENV 2.1:Energy consumption and greenhouse gas emissionsThe calculations were each based on the consumptionof final energy.

The energy consumption of the housing stock of theindividual company GWG München was recorded separately from the housing stock of the Group in 2009 for the first time, there are no comparable resultsavailable for 2007 and 2008.

ECO 2.1:Income from activities distributed to stakeholdersSalaries are stated including “social insurance contributions” and expenditure on old-age pensions.“Suppliers and service providers” include expenditure on maintenance and upkeep, running costs and expenditure on buildings costs, and other operatingexpenditure.

GOV 2.1:Number of ongoing organisations and tenant associations.Data was not collected on staff hours for organisationsand associations as well as in-house expenses. The table shows only the third-party costs (members’ contributions) for the individual organisations.

HR 1.1:Breakdown of staff by type of employmentThe data relates to the situation as per 31.12 of theyear, not to average figures.

HR 1.2Breakdown of professional training hours per yearNo separate records are kept for “staff” and for “management”.

HR 2.3:Time lost through absenteeism caused by accidentsat work, sickness and stress due to workAll time lost through sickness is indicated; a further subdivision by different causes of absence is not possible.

Explanation of symbol: – No data available

Procedure

Accuracy of the data collection

The data stated in the report basically relates to GWG München as an individual company, without theGroup subsidiaries.

GWG München gathered the data internally. This in-house data is the basis for the detailed parts of thetext in this report. Part of the data could only be collected using restrictive assumptions that are not documented in the table part.

Explanatory Notes on the Indicators

SOC 1.1:Average area per type of flatGWG München has a sizeable number of flats withwhat are called “half-rooms” (less than 10 m² floorspace). In each case, these have been considered as oneroom flats in the table.

SOC 2.2:Development of utilities and other chargesThe data was gathered on the basis of all the heatingand running costs (including caretaker costs) reported inthe Profit & Loss Account.

SOC 2.3: Rental increase developmentThe rental increase rate relates to the entire housingstock; for technical reasons it is not possible to break itdown into privately financed or assisted housing stock.

SOC 2.4: Utilities and other charges/RentFor technical reasons it is not possible to break thisdown into privately financed or assisted housing stock.

SOC 3.3:Proportion of tenants that receive supplementarybenefits/support to pay their rent, utilities andother charges.GWG München deliberately does not gather data on the proportion of tenants that receive supplementarybenefits.

SOC 6.1:Proportion of flats adapted to the needs of seniorcitizens and the disabled in the total housing stock.Due to the lack of an exact definition of the term, under “flats adapted to the needs of senior citizens and thedisabled” we have included every flat that is low-barrierand accessible by lift systems.

Verantwortungsbewusstes Wohnen

GWG MünchenHeimeranstraße 31 80339 München

csr report 2009 - gwg munich (english)

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