As nearly the rest of the world, the Nordic countries were also hit by the financial crisis, and in some cases it was not only a financial crisis, it was also a dramatic fall in the value of real estate, which caused an even deeper recession. Worst hit of course was Iceland, where the entire financial sector collapsed. Also Denmark, Sweden and Finland were affected, but not as severe as Iceland. But the country, where the recession has taken on the mildest form is Norway, even though the turnover in the Norwegian Construction Industry decreased by 10,2% from 2008 to 2009.
The segment, which is worst hit in the Construction Industry, is the building of new houses. We had overinvested in real estate, and when the crisis hit, nobody wanted to invest in new houses, office buildings and so on.
One of the major obstacles in the Nordic countries is that the governments are running larger and larger budget deficits; therefore it is difficult to ask the governments for new investments. Only Norway has a strong economy, and to a lesser extent Sweden.
Governments cut spending, and even though not all the cuts are directed towards the Construction Industry, the shear fact that governments are cutting spending during a recession period hit at the construction industry. Many countries are locked in to a situation where they do not have any money to spend, but by cutting public spending they are deepening the crisis. This means in effect that governments make the recession period even worse and even longer than could have been.
A way out for the Nordic and other countries
As a feasible way out of the recession for the Construction Industry, the trade unions in the Nordic countries have proposed various initiatives.
In Sweden the so-called “ROT-avdrag” was introduced. It is a tax deduction scheme for renovating private houses. There was no deduction or subsidy to tenants. The ROT tax deduction scheme has created activity and created many new jobs. It has also had the effect that a huge part of the black economy, undeclared labour etc. has been revealed, because you can only get the ROT tax deduction, if you present a bill from a company paying the VAT.
On a much smaller scale the Danish Government introduced a state subsidy for renovating houses for a short period of time. It did not really create that many new jobs, because a lot of people waited, until the scheme was introduced, and many people could forward their decisions about renovating their houses while the scheme lasted. All in all the effect was very limited.
Proposals from BAT in Denmark to increase the activity in the building sector
Proposals aimed at the public sector
Proposal 1
BAT suggests that target figures are collected systematically and are calculated for the physical condition and the need of maintenance for public buildings and public facilities with special focus on energy renovation. Hereafter a politic is formulated and implemented in order to catch up on the constant lagging behind of maintenance.
Proposal 2
In connection to all new municipal and regional investments, a fixed percentage is set aside for the ongoing maintenance (as known from the contributions paid into the maintenance account in tenanted buildings).
Proposals from BAT in Denmark to increase the activity in the building sector
Proposals aimed at the public sector
Proposal 1
BAT suggests that target figures are collected systematically and are calculated for the physical condition and the need of maintenance for public buildings and public facilities with special focus on energy renovation. Hereafter a politic is formulated and implemented in order to catch up on the constant lagging behind of maintenance.
Proposal 2
In connection to all new municipal and regional investments, a fixed percentage is set aside for the ongoing maintenance (as known from the contributions paid into the maintenance account in tenanted buildings).
Proposal 3
Move forward public investments in buildings and construction projects such as schools, day care centers, sewers, roads etc. focusing on work intensive projects.
Proposal 4
All public buildings must be energy renovated by the end of 2018. The costs are partly covered by savings in energy consumption. Means from a coming Oil Fund might be used for this purpose.
Proposal 5
All 98 municipalities must be climate municipalities. The Government must create the possibilities for this. ESCO is a way to finance it.
Proposal 6
It shall not be possible for wealthy pensioners to postpone payment of property tax. There must be a lower limit in order to avoid that the proposal affects the lower classes.
Proposals aimed at the private sector
Proposal 7
Generally, there is a need of promoting energy renovation in the private housing stock. Particularly in houses built before 1978 the potential is big.
Proposal 8
Each house owner, company or housing association can get free counselling from an energy consultant, who will go through the residence and come up with some ideas for energy saving investments together with an economic survey for the investments and the possibilities for subventions and loans. In this way the individual’s possibilities are clarified.
Proposals for financing
Proposal 1
The current freezed situation with tax stop together with the current mortgage rules are a huge limitation for the activities in the municipalities, and therefore the municipalities must be given access to loans. It is common sense to let future users/taxpayers contribute through their tax instead of amortizing the whole amount, when the facility is built.
The solution requires that the Service Framework Agreement (Servicerammeaftalen) with the Government is adjusted in correspondence with the interest charge and that the municipalities are given the right to tax their citizens equal to the interest charge.
Proposal 2
The municipalities ought to give greater priority to the focus on PPP (Public-Private Partnership), which is a method for the handling of public building and construction projects that demands long term investments and have a potential for innovative solutions. PPP is beneficial both to the municipality and to the PPP-company as the risk is shared, and the payment is closely linked to what the municipality gets. In return the PPP-company is given a task, which runs for up till 30 years making it possible to think in an overall economic way regarding planning, construction and operation.
Proposal 3
To encourage energy renovation the owners have to be offered attractive loan possibilities, subvention and deduction arrangements.
Borrowing options
It must be possible to mortgage one’s home with a loan from the building society over 80%, if energy renovation is verified. Such loans can advantageously be obtained by a state guarantee, as this will decrease the interest of the loan. The loans are only granted to work for which VAT has been paid.
These investments will to a great extend repay themselves by saved expenses for electricity and heating. In continuation hereof one can imagine the possibility to pay off a loan by energy saving initiatives with an amount equal to the actual saving, one obtains. In this way the period of repayment becomes directly proportional with the energy saving.
Subventions
The state ought to expand the existing renovation pool to a multi-annual pool, focusing only on energy efficiency improvement and energy renovation.
Deduction
It must be possible to be granted a deduction in taxes for energy improvements.
Proposal 4
All houses and buildings are divided into 5 CO2 classes. The CO2 class determines the property tax. The higher the CO2 emission is from the house, the higher is the property tax you have to pay. This kind of system is already known for refrigerators and cars, where the tax or surplus tax is energy depending. For those, who wish to reduce a high CO2-emission, subvention and attractive loans should be given.
Proposal 5
Increase “Landsbyggefonden’s” yearly subvention frame in order to support documented energy renovations i Council Houseing. The current frame of 3 bn. DKR has been disposed of within the current Housing Settlement expiring in 2012. Therefore, the frame has to be increased.
Landsbyggefonden is able to borrow just as cheap as the state. Therefore, the ESCO-projects are not that interesting for the Council Housing sector. They can, if they are allowed, obtain a cheaper financing themselves!
Renovation of e.g. building envelope, water and heating installations, insulation, roof etc. is energy cost saving and is already being done to a great extent. However, there is a big lagging behind within the public sector and a wish for implementing more renovation projects, which have to wait, as the frame is exhausted.
It is important to emphasize that the precondition for implementing energy saving precautions both within the public new construction area as regarding renovation should be that it is financially profitable for each individual tenant and for the Council Housing company. That means, that an investment for e.g. isolating windows should be financed by the saved energy consumption and maybe combined with lesser maintenance.
Proposal 6
Put a stop to the pensioners’ postponement of property tax, perhaps graduated according to the fortune/income of the pensioners. In this way the weakest pensioners living in their own houses continue to have the possibility of a postponement of the property tax.
From the Nordic countries we think that the trick to regenerate the Construction Industry is to find capital or funding, which is not coming from governments, because most governments not only in the northern part of Europe but also in the rest of the EU perform these large and sometimes even astronomical budget deficits.
We need to get the real estate market going. We need to get cheap loans and mortgages in real estate. We need political instruments for people to discover the advantage of energy renovating their houses, office buildings etc.. To achieve this we may need that governments are to be found at the forefront of economic changes by making programs for energy renovation of their own building stock as it has partly happened in France, Germany and Holland. Such schemes have not been developed in the Nordic countries yet.