Housing Development Trends in Russia: Key Insights
PRIVATE RENTAL HOUSING DEVELOPMENT IN RUSSIA
Alexander Puzanov
Institute for Urban Economics
1
HOUSING SECTOR DEVELOPMENT AFTER TRANSITION
2
Housing Construction Scope in Russia, in 2000–2011,
(housing units)
3
Proportion of Russian households who can afford buying
residential dwellings, conforming to floor space per capita
standards, with owned and borrowed funds in 2004-2012, (%)
4
Proportion of Moscow households who can afford buying
residential dwellings, conforming to floor space per capita
standards, with owned and borrowed funds in 2004-2012, (%)
5
Источник: До 201
1
г. - расчеты ИЭГ по данным Росстата, АИЖК, Банка России.
Dynamics of average actual housing price (blue line) and average
annual real income (ref line) of the population, (the year 2004 =
100%
)
6
Indicators of market rent affordability in selected cities of
Russia
7
Housing stock structure by tenure
(%)
1)
Государственный и муниципальный жилищный фонд, включая специализированный, данные на конец 2011 г.
2)
Включая жилищный фонд в собственности юридических лиц – 3,4 % и в собственности физических лиц – 8%
3)
Expert assessment
Source
:
Rosstat,
Housing Statistics in the European Union 2010, US Census Bureau, Statistics Canada
8
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Source: IUE expert assessment basen on both Household Budget Survey and All-Russia Population Census for 2010
data
KEY FINDINGS
1.
More than 2/3 households cannot improve their housing conditions
either through purchase at the market using own means and loans or
through public housing allocation
2.
Affordability of renting housing at the market is higher than that of
acquiring housing with a mortgage (it varies across the cities, in Moscow
the difference is twofold)
3.
The magnitude of rental housing sector is inadequate; the sector
consists of the two drastically different segments
4.
Market rents in private rental housing in big cities is almost 10 times
higher than regulated rents in public housing
5.
Most of private rental housing is semi-legal (assessment of annual
budget losses in Moscow – up to 1 billion USD)
6.
The current legislation is not tenure-neutral
7.
Investment projects in rental housing are not attractive for investors
11
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13
RECENT DEVELOPMENTS -1
Support of economy class (affordable) housing is
identified as a state priority
Rental housing development is identified as a state
priority
Agency for Housing Mortgage Lending launched a new
financial product ‘Rental Housing’
Pilot projects on rental housing buildings construction
are carried out in Russian regions
14
RECENT DEVELOPMENTS -2
Administrative procedures are widely used to identify private
landlords but their efficiency is very low
15
ANALYSES OF THE PRIVATE RENTAL SECTOR AS A POTENTIAL SOURCE FOR
SOCIAL HOUSING
16
T
y
p
e
s
o
f
l
a
n
d
l
o
r
d
s
•
Low-income households renting out premises in the units they
occupy themselves
;
•
Low and moderate income households who use renting as part of
their income generating strategy (move to a worse housing or to
suburban area)
•
Households who temporarily left the city
;
•
‘Sentimental investors’ who acquired a second housing unit in
ownership
•
Households who have plans to use the leased housing unit in the
visible future for household’s needs
•
Individual investors – physical persons
•
Legal persons:
–
Providing housing in business or elite segments
–
Providing housing with rents similar to those in public housing (usually
– big enterprises)
R
i
s
k
s
o
f
p
r
i
v
a
t
e
l
a
n
d
l
o
r
d
s
•
Damage caused by tenant
•
Illegal sublettings
•
Contract termination without proper notice
•
Eviction under formal legal procedure (could
take up to 2.5 years)
T
y
p
e
s
o
f
t
e
n
a
n
t
s
•
Young families, single person households (children of
wealthy parents)
;
•
Landlords of better housing using the difference as a
source of income
;
•
Citizens using rental housing for professional purposes
(artists et al.)
;
•
Temporary migrants, including students
;
•
Newcomers accumulating means for housing purchase
;
•
Expats
;
•
Businessmen and officials
;
•
Owners of suburban housing
R
i
s
k
s
o
f
t
e
n
a
n
t
s
•
Fake brokers (information agencies)
•
Unexpected rent increase (including that after
move-in investments are made)
•
Double-letting (other forms of cheating)
•
Deposits are not returned
•
Excessive landlord’s control (frequent visits)
•
Cutting off means of communication
(telephone, Internet)
L
e
g
a
l
r
e
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l
a
t
i
o
n
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h
e
p
r
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v
a
t
e
r
e
n
t
a
l
s
e
c
t
o
r
•
Two separate legal systems for public and private rental
housing
•
Regulation in the Civil Code is very general. However it
contain clauses which inhibit sector development:
–
the term of the contract cannot exceed 5 years
–
unrealistic terms for evictions etc.
•
The balance is shifted towards protection of tenant’s
interests (Global Property Research)
•
High tax burden, inefficient tax regime
•
Legislation does not protect both landlord and tenant,
nor does provide incentives for leaving ‘shadow zone’
I
n
s
t
i
t
u
t
i
o
n
a
l
s
e
t
-
u
p
•
More than ¾ transactions involve realtors
•
Significant share of individual brokers and
information agencies who do not bear any
responsibility
•
Informal procedures for conflict resolution and
risk management
•
Professional realtors promote certain institutional
developments at the market:
–
Model rental agreements
–
Tertiary arbitration
CONCLUSIONS AND PROSPECTIVES
23
K
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e
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t
a
l
h
o
u
s
i
n
g
d
e
v
e
l
o
p
m
e
n
t
p
o
l
i
c
y
1.
‘Legalization’ of the existing market of private
landlords
2.
Setting framework for construction and acquisition
of multi-apartment rental buildings in both market and
non-profit segments
24
K
e
y
p
o
l
i
c
y
c
h
o
i
c
e
s
•
Establishing a new institution of non-profit
housing vs modernizing inherited ‘soviet social
housing’ model
•
New social housing providers regulated by special
corporate legislation vs regulation by setting
specific requirements and PPP contracts
•
Ensuring stability of multi-apartment rental
blocks: regulation by law vs regulation by
contracts
25
P
r
i
o
r
i
t
i
e
s
f
o
r
l
e
g
a
l
r
e
g
u
l
a
t
i
o
n
1.
Setting legal framework for non-profit housing and multi-
apartment block
2.
Setting legal requirements for specialized non-profit
landlords
3.
Strengthening regulation of landlord-tenant relations
4.
Special regulation for land allocation for construction of
multi-apartment rental blocks
5.
Changing the system of landlord’s taxation
6.
Stregthening responsibility for non-compliance with the law
26
‘
L
e
g
a
l
i
z
a
t
i
o
n
’
o
f
t
h
e
e
x
i
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n
g
m
a
r
k
e
t
o
f
p
r
i
v
a
t
e
l
a
n
d
l
o
r
d
s
1.
Setting incentives (including tax ones) for compliance with the
law
2.
Increasing attractiveness of
legal rent contract
3.
Support administrative control by control of those whose
interests may be affected (neighbors)
4.
Mandatory state registration of rent contracts with more that
1 year term
27
S
p
e
c
i
a
l
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m
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t
i
-
a
p
a
r
t
m
e
n
t
r
e
n
t
a
l
b
l
o
c
k
s
1.
Privileged access to land plots
2.
Legal regulation of special auctions for land plot allocation for
housing construction
- special auctions with target use of land plot for multi-apartment
block construction
-
special auctions with start price below the market level (for non-
profit housing)
-
special auctions where the subject is the price of future rent
contract (for non-profit housing)
-
special auctions where the subject is the sales price of the built
multi-apartment block to a specialized non-profit landlord
28
Construction of multi-apartment rental blocks with use of collective investments
VEB
Investor
Lender
Construction loan
Multi-apartment rental
block, market segment
Other
investors
29
Projects supported with a mortgage
AHML
Regional or local
authority,
Employer
Rant
agreement
Purchase of multi-
apartment block
Mortgage loan for multi-
apartment block
puchase
Selling bonds fitting AHML
standards
Guarantee of
providing eligible
tenant
Tenants’ allowances
Purchase of MBS
using the Pension
fund means
30
Model of non-profit rental housing development within state or municipal housing
stock
Munucipality
Long-term lending
Construction financed
from the budget
Lender
Paying back (rent)
31
Model of non-profit rental housing development within by specialized landlords
Lender
Specialized landlords
Multi-apartment
rental block, non-
profit segment
Long-term lending
(
Model 2 mechanism could be
used
)
Budgets or means
of enterprises
Payback of the loan
()
32
Explore the evolution of the private rental housing sector in Russia post-transition, housing construction scope, affordability trends in Moscow, income dynamics, market rent indicators in selected cities, and housing stock structure by tenure. Gain valuable insights from expert assessments and official statistics to understand the landscape of housing development in Russia.
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Presentation Transcript
PRIVATE RENTAL HOUSING DEVELOPMENT IN RUSSIA Alexander Puzanov Institute for Urban Economics 1
Housing Construction Scope in Russia, in 20002011, (housing units) 3
Proportion of Russian households who can afford buying residential dwellings, conforming to floor space per capita standards, with owned and borrowed funds in 2004-2012, (%) 4
Proportion of Moscow households who can afford buying residential dwellings, conforming to floor space per capita standards, with owned and borrowed funds in 2004-2012, (%) 20% 18% 17% 17% 18% 16% 14% 14% 13% 14% 12% 10% 8% 6% 4% 2% 0% 2006 2007 2008 2009 2010 2011 : 2011 . - , , . 5
Dynamics of average actual housing price (blue line) and average annual real income (ref line) of the population, (the year 2004 = 100%) 200% 191% 190% 179% 178% 180% 170% 170% 157% 160% 148% 150% 156% 151% 141% 144% 140% 130% 127% 133% 120% 112% 110% 110% 100% 100% 100% 2004 2005 2006 2007 2008 2009 2010 2011 6
Indicators of market rent affordability in selected cities of Russia Market rent fee for Monthly per capita Proportion of a two-room Rental-price-to-income income households who can apartment ratio (for rent of a two- afford renting a two- (Rubles per month) room apartment) (Rubles per room apartment. % month) St.-Petersburg 21 513 27 063 0.26 38.3 Moscow Region 19 998 24 926 0.27 41.5 Yekaterinburg 24 476 24 314 0.34 29.9 Novosibirsk 17 731 17 283 0.34 30.5 Moscow 50 411 43 366 0.39 23.6 7
Housing stock structure by tenure (%) Rental housing Market Owner occupied Cooperative and other Social Austria Great Britain Netherlands Germany Finland Sweden USA Russia 23 17 32 5 16 17 1,0 13,51) 17 15 10 49 15 27 31,6 11,42) 56 68 58 46 66 38 66,4 74,93) 4 - - - 3 18 1,0 0,2 1) , , 2011 . 2) 3,4 % 8% 3) Expert assessment Source: Rosstat, Housing Statistics in the European Union 2010, US Census Bureau, Statistics Canada 8
Structure of rental housing in 2011 (% of total housing stock footage) Of which provided under: Private rental housing owned by legal entities Private rental housing owned by individuals Public (state or municipal) rental housing Rental contract Total rental housing Specialized housing rental contract (dormitories) Social rental contract Russian Federation 24,9 8 3,4 13,5 11,8 1,5 0,2 Moscow 34,1 10 2,0 22,1 20,5 1,5 0,1 9
Distribution of Russian households by housing needs and income groups, 2010 Numer of households with acute housing need (less 13 . Sq. m per person) and moderate housing need (less 2 0Sq. m per person) Target group Million households % of all such households Those with urgent need Those with urgent need Those with need Total Those with need Total Group 1: can afford buying dwellings with mortgage loans 4,3 1,2 3,1 16,3% 4,6% 11,8% Group improvements (dwellings with a larger floor area) with mortgage loans 2: can afford housing 3,8 1,3 2,5 14,4% 4,9% 9,5% Group 3: cannot afford improving its housing conditions even with mortgage loans, though the households do not belong to a group with the lowest income Group 4: consists of households with the lowest income Total 14,0 5,3 8,7 53,2% 20,2% 33,1% 4,2 2,1 2,1 16,0% 8,0% 8,0% 26,3 9,9 16,4 100% 37,6% 62,4% Source: IUE expert assessment basen on both Household Budget Survey and All-Russia Population Census for 2010 data 10
KEY FINDINGS 1. More than 2/3 households cannot improve their housing conditions either through purchase at the market using own means and loans or through public housing allocation Affordability of renting housing at the market is higher than that of acquiring housing with a mortgage (it varies across the cities, in Moscow the difference is twofold) The magnitude of rental housing sector is inadequate; the sector consists of the two drastically different segments Market rents in private rental housing in big cities is almost 10 times higher than regulated rents in public housing Most of private rental housing is semi-legal (assessment of annual budget losses in Moscow up to 1 billion USD) The current legislation is not tenure-neutral Investment projects in rental housing are not attractive for investors 2. 3. 4. 5. 6. 7. 11
Structure of supply at Moscow private rental market, June 2013 12
Key parameters of rental housing construction project : the case of Moscow 100 Rent for 42 sq. m apartment, th. Rubles per month 90 80 70 60 50 40 30 20 10 0 5 10 20 30 40 50 Paying back period r expected return on investment r=10% r=15% r=20% 13
RECENT DEVELOPMENTS -1 Support of economy class (affordable) housing is identified as a state priority Rental housing development is identified as a state priority Agency for Housing Mortgage Lending launched a new financial product Rental Housing Pilot projects on rental housing buildings construction are carried out in Russian regions 14
RECENT DEVELOPMENTS -2 Administrative procedures are widely used to identify private landlords but their efficiency is very low Key indicators of the Moscow voluntary registration system Results of campaign on identification private lanlords in Moscow 01.08.2012 . 17.07.2013 . Housing units registered 2012 2010-2011 Potential landlords identified 183,4 th. Under lease agreement 1636 7342 Officially checked by Ministry of Internal Under sublease agreement 3008 8652 7,8 th. Affairs Under free use agreement 2778 12453 Total 7422 28447 Files passed to tax authorities 3,9 th. Expected increase of number of taxpayers 2,0 th. 15
ANALYSES OF THE PRIVATE RENTAL SECTOR AS A POTENTIAL SOURCE FOR SOCIAL HOUSING 16
Types of landlords Low-income households renting out premises in the units they occupy themselves; Low and moderate income households who use renting as part of their income generating strategy (move to a worse housing or to suburban area) Households who temporarily left the city; Sentimental investors who acquired a second housing unit in ownership Households who have plans to use the leased housing unit in the visible future for household s needs Individual investors physical persons Legal persons: Providing housing in business or elite segments Providing housing with rents similar to those in public housing (usually big enterprises)
Risks of private landlords Damage caused by tenant Illegal sublettings Contract termination without proper notice Eviction under formal legal procedure (could take up to 2.5 years)
Types of tenants Young families, single person households (children of wealthy parents); Landlords of better housing using the difference as a source of income; Citizens using rental housing for professional purposes (artists et al.); Temporary migrants, including students; Newcomers accumulating means for housing purchase; Expats; Businessmen and officials; Owners of suburban housing
Risks of tenants Fake brokers (information agencies) Unexpected rent increase (including that after move-in investments are made) Double-letting (other forms of cheating) Deposits are not returned Excessive landlord s control (frequent visits) Cutting off means of communication (telephone, Internet)
Legal regulation in the private rental sector Two separate legal systems for public and private rental housing Regulation in the Civil Code is very general. However it contain clauses which inhibit sector development: the term of the contract cannot exceed 5 years unrealistic terms for evictions etc. The balance is shifted towards protection of tenant s interests (Global Property Research) High tax burden, inefficient tax regime Legislation does not protect both landlord and tenant, nor does provide incentives for leaving shadow zone
Institutional set-up More than transactions involve realtors Significant share of individual brokers and information agencies who do not bear any responsibility Informal procedures for conflict resolution and risk management Professional realtors promote certain institutional developments at the market: Model rental agreements Tertiary arbitration
Key elements of the rental housing development policy 1. Legalization of the existing market of private landlords 2. Setting framework for construction and acquisition of multi-apartment rental buildings in both market and non-profit segments 24
Key policy choices Establishing a new institution of non-profit housing vs modernizing inherited soviet social housing model New social housing providers regulated by special corporate legislation vs regulation by setting specific requirements and PPP contracts Ensuring stability of multi-apartment rental blocks: regulation by law vs regulation by contracts 25
Priorities for legal regulation 1. Setting legal framework for non-profit housing and multi- apartment block 2. Setting legal requirements landlords 3. Strengthening regulation of landlord-tenant relations 4. Special regulation for land allocation for construction of multi-apartment rental blocks 5. Changing the system of landlord s taxation 6. Stregthening responsibility for non-compliance with the law for specialized non-profit 26
Legalization of the existing market of private landlords 1. Setting incentives (including tax ones) for compliance with the law 2. Increasing attractiveness of legal rent contract 3. Support administrative control by control of those whose interests may be affected (neighbors) 4. Mandatory state registration of rent contracts with more that 1 year term 27
Special regulation for land allocation for construction of multi-apartment rental blocks 1. Privileged access to land plots 2. Legal regulation of special auctions for land plot allocation for housing construction - special auctions with target use of land plot for multi-apartment block construction - special auctions with start price below the market level (for non- profit housing) - special auctions where the subject is the price of future rent contract (for non-profit housing) - special auctions where the subject is the sales price of the built multi-apartment block to a specialized non-profit landlord 28
29 Construction of multi-apartment rental blocks with use of collective investments Model 1 Other investors Mutual Real Estate Investment Fund Investor VEB Lender Construction loan Builder/Owner Management company Multi-apartment rental block, market segment
30 Model 2 Projects supported with a mortgage Selling bonds fitting AHML standards Lender of the project AHML Purchase of MBS using the Pension fund means Mortgage loan for multi- apartment block puchase VEB Guarantee of providing eligible tenant Borrower Purchase of multi- apartment block Regional or local authority, Employer Tenants allowances Rant agreement
31 Model of non-profit rental housing development within state or municipal housing stock Model 3 Lender Munucipality Long-term lending Construction financed from the budget Multi-apartment rental block, non- profit segment Paying back (rent)
32 4 Model of non-profit rental housing development within by specialized landlords Means of founders Specialized landlords Lender Long-term lending (Model 2 mechanism could be used) Budgets or means of enterprises Payback of the loan () Multi-apartment rental block, non- profit segment
