Meeting was held on February 4th in spaces of Croatian Architects Chamber in Zagreb where greater number of participants were introduced to Croatian and Dutch experiences and activities at the mentioned field.
In Croatia today we have over 80% of buildings without appropriate thermal insulation and without appropriate heating and cooling systems. Because of large energy consumption in buildings, energy efficiency and low energy construction are nowadays becoming priorities in modern architecture and energetics. Buildings have already been recognized as a large potential for reducing total energy consumption in which way we can directly implicate to more comfortable living, to longer building lifetime etc. When energy politics is concerned, experiences from developed countries show that rational use and rational energy management is a basic precondition of sustainable development.
Mrs. Irena Dubravec from Energy efficiency Fund had in her presentation gave general explanations regarding Fund as well as sources form which it is financed in a goal to ensure additional funds to programs, projects and activities in the area of energy efficiency. Among other she showed till now financed projects as well as criterion which have to be fulfilled so that he user can get the financial aid from the Fund.
Mr. Branimir Bosanac from Centra za organizaciju građenja (COG) held a presentation explaining the project of renovation of existing housing units in which he mentioned bad condition of Croatian housing fund which needs enormous financial means to reach level which is energy acceptable.
Mr. Pablo van der Laan held lecture in front of Ymere. Ymere is the largest housing corporation in the Netherlands; that now manages over 85 000 rented homes, retail properties and business spaces, and develops new homes within the private and rental sector. Mr. Pablo van der Laan showed few successful projects of renovation but as well mentioned how a substantial financial means are necessary and in lot of cases achieving the best energy efficient level is financially not possible. He also made a co-called case study using the example building from City of Koprivnica where he show what steps have to be made to improve one building and make it energy efficient.
Our fourth lectured, second Dutch, was Mr. Joost Nieuwenhijzen, in front of EFL European Federation for Living. EFL is a unique Association of European organizations which is active in the field of real estate development,financing and control. Furthermore the EFL works in cooperation with research institutes,public bodies and the business community. Mr. Joost Nieuwenhijzen mentioned Dutch leagal framework and subventions which Netherlands approves for the energy efficient projects from decreasing VAT till substantial subventions as well as ways of international and co-national cooperation on energy efficient projects.
Continental tourism
15 October SHBE EREC meeting was held on October 15th with a topic Continental tourism, known as a whole year around tourism. There were presented programs of the support and credits by Ministry of tourism in the presentation e held by Ms.Dajana Kolundzic from the Ministry of tourism were we were reminded of the programs, ideas, and avaable support not just in a form of money but as well in a form of advice. Mr.Drazen Cerjanec from Ministry of agriculture, fisheries and rural development presented their types of support for rural tourism as well as announced new tender. Private ideas were presented by Mr.Davor Zdjelarevic , owner of Winery and restaurant Zdjelarevic from Brodski Stupnik and Mr.Antun Tucic who presented project of eco-village Stara Kapela.
Conclusion was that for successful project you have to have a good cooperation with the Ministry of Tourism, Ministry of Agriculture, Agencies, Tourist Boards as well as good connections between projects to make an unique experience for the visitor.
17th September in Zagreb in organization of the company Iktus as a part of SHBE EREC platform, a meeting with a topic of comparison of croatian POS and Dutch social housing model. Lecturers were Mr. Grga Ivezić, director of the Agency for incentive housing , Mr. Vladimir Kukec, director of public institution Gradski stanovi from City of Varaždin and Mr. Lex Pouw, former president of the Board of the Dutch housing organization Ymere.
Mr. Grga Ivezic had in his presentation explained when, why and with what purpose the Agency was founded, he mentioned projects, apartments built ( 4699 apartments in the period from 2000 till today) and informed us of the maximal construction and selling price (max selling price is 1109 €/m2) where plot is ensured by the local community which makes such a favourable price possible. Even though the credit loan can last for 30 years, Law clearly prescribes the size of the apartment based upon the number of household members.Especially is interesting the fact that APN also gives credits for reconstruction and construction of family houses or purchase of building material, of course under certain conditions (more can be found at www.apn.hr).
Mr. Vladimir Kukec showed different models of housing in Varaždin, from lease to sale of apartments for young families, veterans of war, social groups where they are especially trying to build them as a part of organized settlements not individual units.
Lex Pouw presented housing organization Ymere, its development, the way of functioning, history of social care in Holland which today has strictly determined target groups which include young families, starters, single mother, elderly people and handicapped persons to whom the quality and to them adjusted and in the same time favourable housing is offered. He mentioned projects that Ymere did and as well presented Dutch fund DIGH which gives assets for the projects of social construction as well as projects of renovation and energy efficiency.
Interest of the local community and Towns was exceptional; we hope it shows the will of the mentioned to solve housing needs for social groups of people in a unique and quality matter.
19th March 2009, firm Iktus, as a part of SHBE EREC circles organized international seminar with the topic of (re)financing real estates in period of crisis. Lecturers Mr. Alan Herjavec, Head of Project Finance in Societe Generale Zagreb, Mr. Peter Decker head of real estate team from the international law office Gibson, Dunn & Crutcer from Munchen as well as Mr. Don Markušić from law office Borić & partners from Zagreb presented their topics to the audience.
Mr. Herjavec described the effect of world crisis on Central and East Europe markets at which, crisis, in comparison to the west European countries has a specific consequences- from the problems with liquidity of the State, to drop or in fact negative GDP growth, problems with refinancing of foreign credits, slowing down or even stop of credit activities of the banks to the lowered investments and bad situation of some investors in the region. Real chance for the financing, as Mr.Herjavec pointed out, have just best projects of renown clients.
Mr. Decker talked about Anglo-Saxon practice which is now implemented in Germany, he talked about Loan to own and Real Estate Workout in cases of non-recourse financing, in fact in cases where for the credit payment just real estate with its revenues is reliable and what to do in the case the financial conditions are breached. The structuring of financing real estates is quite complicated process with numerous contracts and for the owner of the real estate/ debtor knowing the structure and insurance means is crucial as well as timely communication about all problems and questions with other parties involved. In many examples communication was shown to be essential.
Which are the possibilities in the case financial criterion/regulations are breached? Mr. Decker presented what are the possibilities for the owner of the real estate to avoid the loss of mortgage: cash sweep (using own available cash flow exclusively for the normal functioning of the real estate and debt servicing), import of fresh capital (increase of capital, new partner in real estate, mezzanine financing, loan form the co-owners), sale of loans- to the owner himself or third party. In most cases bank does not want to own a real estate and the owner of it is in the position to get different conditions, in fact, solutions for the credit payment.
In comparison to the German law where lender/bank can not dispose of real estates without approval of the owner, Mr. Markušić explained the difference in Croatian law where direct entering over real estate is possible. Mr. Markušić also mentioned recent opening of Croatian market to the potential buyers from EU which did not, till now, fulfilled the belief that the real estate transactions or investments will suddenly increase. One of those reasons is also restrictive immigration policy.
It was been useful to hear and exchange experiences and discuss possibilities of the implementation of western European models in Croatian conditions, especially in this period when a bad scenario is, for many projects, quite possible.
In the end of February under organization of Iktus ltd representatives of the City Koprivnica had an opportunity to visit housing organization Woongroep Holland and to get to know how the same functions. Housing organization is non-profit entity which in very efficient and sustainable way manages the apartments for rent and social housing.
But while in Croatia social housing has a negative context, examples from Holland show quite a different story where for the tenants, with the subvention from the State, and with different instruments, quality of living was raised.
The visit to the projects of this Housing Corporation as well as two day education about the system of function of it showed us that there is enough space that the same or similar model be implemented in Koprivnica, and enthusiasm of our Dutch partners as well as representatives of the City is a step in right direction.
Zlatna dob, association which aim is to ensure to the elderly people a quality housing adjusted to their needs, along with additional services that will give them a possibility to live independently as long as possible, and organize different physical and mental activities in which elderly people will be able to realize their interests in their own space with the support of Iktus d.o.o. has in November 2008 signed the letter of intent with Dutch housing organization Woongroup Holland.
Mentioned organization recognized the value of this project and its importance in the solving of housing issue of the elderly people, and the same got enormous support even from the City of Ivanić Grad where Zlatna dob after a tender acquired the right to purchase a plot for the construction of apartments for the elderly people. 9th February in spaces of the City, Zlatna dob signed the purchase agreement.
With the help of Iktus, mentioned housing corporation, City and extremely favourable credit that was given through DIGH, Dutch financial institution which goal is to support social housing in countries in development and transition with lowest possible interest rate, Zlatna dob enters new era, an era of construction of apartments adjusted to elderly people that offers all benefits of living in a community. There will be also additional facilities, like gerontology centre, doctors practice, sport facilities, tenants will also in this settlement use the services of a restaurant as well have a possibility to take part in numerous activities which mentioned association will organize.
How exactly will it go, you can read in local media as well as our web page, because we believe that Croatian real estate market, after this worthy pilot-project, will never look the same, and you will in future hear and read a lot of this topic.
19th November 2008 in Zagreb under the sponsorship of the International Project Management Company MACE another SHBE EREC seminar was held focusing on subject of shopping centers, their future development and market itself in this period of world crisis which gathered more than 50 professionals from real estate market.
Our lecturers were Mrs. Vedrana Likan from Collie rs International who presented the current market as well as gave an estimation for the years and projects to come answering on the main question is the Croatian market facing saturation, will it be able to contain all projects and how does the crisis affects future projects. Mrs.T anja Dajak director of Outlet centre Sv. Helena, first outlet in Croatia spoke about their project, the meaning of outlet, positioning in the market, value of the investment as well as expectations while representatives of MACE GROUP, Mr.Dejan Jovanović and Mrs.Gordana Gavrilović mentioned projects MACE organized all over the world and presented the idea and meaning of project management company.
Interested discussion showed that many involved in real estate market are faced with hard decisions, to start or to delay certain project, to invest or hold to money, to find a good project and have enough strength to complete and wait for the crises to stop.
Expo Real 2008, from 6th to 8th October – app. 40.000 visitors and exhibitors. 10 pavilions. Companies, institutions, countries, regions, cities from all over the world trying to promote themselves, find new partners and firm the connections with the existing ones.
The shadow overlying this event was credit crunch and uncertainty – what, who and in what magnitude will be next? The most important “spice” of doing business – confidence in the (possible) business partner(s) is on the lowest level in past years.
And the general task of the fairs is exactly that: finding a creditworthy partner.
Therefore the success of the new initiative - Holland Property Plaza (www.hollandpropertyplaza.com) was even a greater success, having in mind the current real estate circumstances. HPP – a plaza measuring more than 565 m2 was a home to SHBE European Real Estate Circles, Netherlands Foreign Investment Agency, the largest Cities in Holland Amsterdam, Rotterdam, The Hague, Utrecht and app. 20 other Dutch parties associated with the real-estate sector.
App. 2.000 people visited the stand and its participants and many also attended the expert meetings organized by HPP participants. One of them was SHBE Network picnic at the atrium of the fair – different and refreshing way of knowing new people, exchanging ideas and starting building the most important component – the trust.
As SHBE always tries to do in its activities.
Who knows, maybe that was the reason why HPP stand was one of the most visited, and most enjoyed stands of the fair..
EXPO REAL 2009 will take place from the 5th till the 7th of October. SHBE will be there again.
Answer to these and other questions as well overall view over Croatian reality gave and presented owner of a private elderly home Mr.Jozo Tolić, representative of citizens initiative Zlatna dob Mr. Dragutin Vujić, manager of elderly home in City of Koprivnica Mr.Darko Ledinski as well as CEO of management company Terra Conceptus Mr.Mauro Hervat.
Mr.Jozo Tolić presented all the problem which private person face when starting an elderly home, all legal regulative, necessary papers, regulations which can for sure prolong the work. Also investment return can be expected in 10 to 15 years while the investment in start is 40% costlier than investing in classical residential construction so for impatient investor it is quite uninteresting, even thought the demand for home, rooms and apartments, even when prices are high, is exceptional.
Waiting lists are long not just for public but also for private elderly homes which is the case also in Koprivnica County home. That home, according to Mr.Darko Ledinski is not gathering the members of the home but all elderly people across 11 municipalities in sort of a club , spaces of the home can be used by all elderly people in the County.
Activities that the club promotes and develops in cooperation with volunteers, schools and associations are bringing versatility and upraise in the quality of life. Koprivnica model is a perfect case to show that even public sector can do a lot in raising the quality and stop the idea of public elderly homes as places where you go to die.
But people should also change the idea of themselves, added Mr.Dragutin Vujić presenting the Zlatna dob concept, the idea of the association is to assure to the elderly people to live in a quality matter in their own spaces and if necessary use the help through service centre. Their project is based upon construction of residential facility with units adapted to vital seniors in whom they could raise the quality of life and housing through different social programs.
Mr.Mauro Hervat through their project of Senior City in Istria, a tourist project that will offer all exclusive facilities to the users but also through service centre take care for all clients needs, presented more exclusive kind of elderly housing.
The demand for projects of this kind is high, where they are exclusive or less exclusive but there not many who will enter in it.
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