Mira BECELE Vloga Stanovanjskega sklada Republike Slovenije The Role of the Housing Fund of the RepubUc of Slovenia Stanovaiya Stanovanjska politika Stanovaryski sklad Slovenija Naxjedeni so osnovni podatki o Stanovanjskem sidadu, načela in razpisi za dodeljevanje kreditov tako občanom kot neprofitnim staiiovanj-skim organizacijam Sklad se zavzema tudi za dopobiitev in razširitev novih organizacijskih oblik na sta-novary'skem področju pri nas s sta-novarysko ìv-anilnico, dolgoročnimi obveznicami in zadoiževaiyem v tiyint HoLLsing Housing policy Housing Jimd Slovenia Basic data about the Housing Fund is given, ouüüiing the principles and requirements for loan allocation. Such loans are available both to individuals and non-proßt hoiLsing or-ganisatioììs. Vie Housing Fwid is making ejjbrts to supplement and extend the institutional stnicture of the housing sector by inirodLicing a housing savingsbank, by issuing long-term debenture bonds, and throi^hfore^n borrowing. Stanovanjski sklad Republike Slovenije je bil ustanovljen na podlagi določb v stanovanjskem zakonu (Ur.l. RS 18/91,19/91 in 21/94), in sicer za financiranje nacionalnega stanovanjskega programa oziroma spodbujanje stanovanjske gradnje, prenove in vzdrževanja stanovanj. Stanovanjski zakon je pričel veljati 19. 10 1991, Stanovanjski sklad Republike Slovenije (v nadaljevanju Sklad) pa je pričel poslovati 18,12. 1991, ko je Republika Slovenija na njegov račun vplačala en milijon tolarjev. Sklad je javno pravna oseba in posluje povsem samostojno. Sredstva za poslovanje dobiva: - iz republiškega proračuna; - Iz dela sredstev, ustvarjenih s prodajo stanovanj; - z namenskimi dotacijami domačih in tujih pravnih in fizičnih oseb; - iz sredstev, ustvarjenih z izdajo vrednostnih papirjev Sklada; - iz prihodkov, ustvarjenih z last-nim poslovanjem. Sredstva Sklada se uporabljajo skladno s stanovanjskim zakonom. To je za vsako leto posebej opredeljeno v finančnem načrtu in naložbeni politiki Sklada. Sklad namenja sredstva predvsem za ugodna posojila, ki jih dodeljuje fizičnim osebam in neprofitnim stanovanjskim organizacijam. Na vseh dosedanjih razpisih za ugodna posojila, ki so bila namenjena fizičnim osebam, razen na prvem, ko je šlo za poplačilo neugodnih kreditov, ki so jih najemali občani za razrešitev svojih stano- Hie Housing Fund of the Republic of Slovenia was founded pursuant to provisions of the Housing Law (Ofßcial Gazette of the Republic of Slovenia No 18/91, 19/91, 21/94) for the purpose of financing the national housing programme and encouraging the construction, renovation and maintenance of housing. Hie Law took effect on 19 October 1991, and the Housing Fund of the Republic of Slovenia (hereinafter: the Fund) itself became operative on 18 December 1991, after the Republic paid a million tolars into the Fund's account. The Fmid is a public legal entity operating in its own name and for its account Hie Fund obtains resources for its operations from: - an allocation of the Republic's budget - pai'tly, the proceeds of the sale of flats - subsidies from local and foreign legal persons - the proceeds of the sale of the Fimd's securities - income earned by the Fund's business operations. Hie resources of the Fund are used in accordance with the Housing Law and the Fund's yearly financial plans and invesbnent policy. The resources are earmarked primarily for loans with favourable terms to citizens and non-proflt housing organisations. With the exception of the first float, involving loan repayments where some citizens had taken on unfavourable terms to obtain housing, to date all loans have been floated at vanjskih problemov, je obrestna mera ZG posojila znašala R + 3 %, doba vračanja pa je bila povprečno osem let. Do konca polletja 1995 je Sklad Iz delov kupnin pridobil nekaj čez 6,6 milijard tolarjev, razdelil pa čez 9,2 milijard tolarjev, razliko je deloma pridobil z lastnim poslovanjem, deloma pa z depoziti črnograditeljev, ki jih je skladno s finančnim načrtom premostitveno uvrstil v dolgoročna posojila. Doslej je na šestih razpisih za fizične osebe Sklad dodelil 10.644 posojil, ki so znašale čez 9,5 milijard SIT. Najvišje posojilo, ki ga lahko pridobi posamezen prosilec, je 40 % vrednosti primerne stanovanjske površine, ki je odvisna od Števila družinskih članov, kvadratni meter stanovanjske površine pa se obračunava po 1200 DEM. Vsi prosilci, ki so se javili na dosedanje razpise Sklada, so upravičeno zaprosili za kreditiranje 241.067 m^, odobrena pa so jim bila posojila za 133.152 m^, kar Je le nekaj več kot polovica stanovanjske površine, za katero so upravičeno zaprosili. Ne glede na to, da cena kvadrat-" nega metra stanovanjske površine v večini krajev presega 1200 DEM/m^, zato so posojila Sklada povečini nižja od 40 % kupnine za primerno stanovanje, se vsi prosilci,, razen redkih izjem, odločijo za nakup oziroma gradnjo, tako da odobreno ugodno posojilo Sklada, kljub sorazmerno nizkim zneskom, vseeno pomeni dovolj veliko spodbudo za vključitev njihovih lastnih privarčevanih sredstev oziroma bančnih kreditov v najmanj enkrat in pol večjem obsegu od dodeljenih posojil Sklada. Sklad zaradi pomanjkanja sredstev pri dodeljevanju posojil z ugodno obrestno mero še vedno prednostno obravnava mlade družine z otroki, ki prvič rešujejo svoj stanovanjski problem, in to vedno, ne glede na način razreševanja stanovanjskega problema. Sicer pa je značilno, da si večina Slovencev po podatkih, kijih ima Sklad, razrešuje svoj stanovanjski problem z gradnjo individualne hiše, pri čemer je še posebej po- št. 28, 29/1995 an interest rate of R+3 % and with an average i-epa3nnent time of 8 ye-ai^s. By the end of the first half of 1995. the Fluid acquii-ed from parts of sales proceeds a little over 6.6 billion tolars, and dlshibuted a liltle over 9.2 billion tolars. The diilerei u.-e was partly covered by tlie Fund's own business income and pai'tly by deposits from the owners ol" illegal housing. In accordance with IJie financial plan, these resources were allocated for bridging funds for iong-temi loans. In the six floats intended for citizens so far, Uie Fund has granted 10,644 loans wiüi a total value of SIT 9.5 billion. Tlie highest amoLint available to an individual boiTower is 40 % of tlie value of tlie appropriate housing floor space detennined ac-coixling to the size of family, where the price charged per square meti'e of floor space is DM 1,200. Until now, the Fund has received legitimate loan applicalions involving 241,067 sq. m of floor space and has approved loans for 133,152 sq. m, which represents over half of the floor space sought in those applications. Since generally the cmrent price per square meü-e of floor space exceeds DM 1,200, the Fund's loan amounts actually represent less tlian 40 % of the purchase price of a siiilable flat But despite that relatively low proportion, neai-ly all applicants decide to take oLit the loan as it represents a sufficiently sti-ong incentive to use one's own savings in addition, or take a bank loan, and obtain an amount at least one and a half times larger than tlie approved loan. Since resources are scarce, tlie Fund still gives priority to young families with children who are obtaining housing for the first time, regardless of what arrangements they make. Accoixling to data available to the Fund. Slovenians generally arrange housing by building tlietr own house, noting that a particularly important fact about this data is that it includes tliose applicants who received building permits in 1990 or subsequently. no. 28, 29/1995 membno dejstvo, da so v podatkih zajeti prosilci, ki imajo izdano gradbeno dovoljenje leta 1990 ali po letu 1990. Če bi Sklad želel primerno zadovoljiti tovrstne stanovanjske potrebe, bi samo za mlade družine, ki prvič rešujejo svoj stanovanjski problem, potreboval približno 4 milijarde tolarjev na leto, kar je razvidno iz podatkov Sklada za sedmi razpis, ki je bil objavljen 17. avgusta leta 1994. KerSkladteh sredstev nima,je v dosedanjih razpisih, z izjemo sedmega, opazno, da so prosilci, ki gradijo individualne hiše, v primerjavi s tistimi, ki si rešujejo svoj stanovanjski problem z nakupom novega ali starega stanovanja oziroma s prenovo zapostavljeni. To se izraža tudi v višini odobrenih posojil in pogostosti kreditiranja individualnih hiš nasploh. Zelo pomembno področje delovanja Sklada je vsekakor tudi kreditiranje izgradnje NEPROFITNIH NAJEMNIH STANOVANJ. . Da bo v prihodnjih petih letih spodbujanje graditve najemnih stanovanj še večje, kaže, tudi gradivo za prvo obravnavo NACIONALNEGA STANOVANJSKEGA PROGRAMA, še posebej pa delitev sredstev iz proračuna za leto 1995, saj je Vlada Republike Slovenije sklenila, naj se od približno 2,3 milijarde tolarjev kar 1,473,700 tolarjev nameni za kreditiranje neprofitnih najemnih stanovanj. Prvi razpis za pridobitev najemnih stanovanj je Sklad objavil že v decembru 1993, ko je Upravni odbor Stanovanjskega sklada Republike Slovenije določi! besedilo razpisa za dodelitev ugodnih posojil neprofitnim stanovanjskim organizacijam, ki kupujejo oziroma gradijo neprofitna najemna stanovanja. Do takrat žal ni bilo mogoče kreditirati neprofitnih stanovanjskih organizacij, saj zainteresirane organizacije zaradi manjkajočega podzakonskega predpisa (Ur. I. RS 64/93) niso mogle pridobiti statusa neprofitne stanovanjske organizacije. Sklad je v prvem razpisu, ki so se ga lahko udeležile le neprofitne stano- According to data arising from the seventh loan float on 17 August 1994, the Fund would need close to 4 billion tolars a year, which sum it does not have, alone for young families who are trying to obtain housing for Uie first lime. It is evident that. Willi the exception of tlie seventh float, applicants wishing to build new houses have so far been overlooked in favour of those arranging housing by buying newly built flats or renovating old ones. Tliis is also reflected in the amount of loans approved and the frequency of providing loans for building private houses. A very important area of activity of the Fund is lending for the con-strucUon of NON-PROFIT RENTAL FLATS. Tliat the btiilding of non-profit rental flats will be boosted over the next five years is evident from the first discussion materials of the NATIONAL HOUSING PROGRAMME, and especially from Uie 1995 budget allocation in which 1.4737 billion out of a total of 2.3 billion tolars was eamiai ked for loans for non-profit rental flats. Tlie Fund issi.ied ils first announcement for nonprofit rental flats in Decerhber 1993, aRer the Management Board determined the wording of Uie invilation of bids for favourable loans to non-profit housing organisations engaging in the purchase or construction of non-profit rental flats. Before then, lending to non-profit housing organisations was not possible because of the absence of subordinate legislation (Official Gazette of Uie Republic of Slovenia 64/93) which prevented Uie relevant organisations from obtaining the status of non-profit housing organlsaUons. 'Hie fli-st invitation forbids issued by Uie Fimd, in which only those nonprofit housing organisations engaging in Uie construction or purchase of non-profit rental flats were allowed to pailicipate, was for 700 million tolai-s. The bidding was open to all non-profit housing organisations which could prove they were granted from the mimicipal budget št. 28,29/1995 vanjske organizacije, ki so gradile ali kupovale neprofitno najemna stanovanja, razpisal 700 mlfijonov tolarjev. Na razpis so se lahko prijavile vse neprofitne stanovanjske organizacije, ki so lahko dokazale, da jim je občina pod enakimi pogoji, kot posojila dodeljuje Sklad (R + 3 % na 25 let), odobrila najmanj 40 % sredstev iz proračuna in da lahko iz lastnih sredstev oblikujejo finančno konstrukcijo. Gradbeno proizvodna cena za m^ stanovanjske površine ni smela presegati 1200 DEM. Prednost so imele tiste neprofitne stanovanjske organizacije, na katere je občina brezplačno prenesla komunalno opremljeno zemljišče. Na razpis se je pri-, javilo 16 neprofitnih stanovanjskih organizacij, ki so imele izdelane projekte za izgradnjo oziroma nakup 550 neprofitnih stanovanj, zaprošenih pa je bilo za 1.071.905.427,00 SIT, zato je upravni odbor povečal razpisno maso na eno milijardo tolarjev. Odbor za gradbeno tehnične zadeve je odobril posojila 16 neprofitnim stanovanjskim organizacijam v skupnem znesku 987.862.905,00 SIT. Metodologijo za ocenjevanje vlog je po naročilu Sklada izdelala Katedra za operativno gradbeništvo Fakultete za gradbeništvo in geodezijo. Z njeno pomočjo je Sklad želel doseči, da bi se sredstva, ki jih ima na razpolago, dodelila tako, da bi: - preprečili oškodovanje stanovalcev in okolja; - določili minimalni standard -zaščitni prag glede na kvaliteto stanovanj, ki mora biti v projektu upoštevan, če naj bo ugodno kreditiran; - preprečili kreditiranje projektov, za katere je značilen visok standard; posojila naj bi namenili predvsem za projekte, ki ustrezajo povprečnemu standardu. Da bi se približali naštetim ciljem, strokovna komisija Sklada ocenjuje projekte tudi glede na: - strateško razvojni pomen naselja; - vrsto gradbenega procesa (intenzifikacija že zgrajenega naselja, zaokrožitev obstoječe zazi-dave, prenova mestnih jeder); at least 40 % of (he resoLirces under Uie same temis as the Fund (R+3 %, for a repayment period of 25 years), and that Lhey were able to complete Uie llnancial scheme from tlieir own resources. Tlie maximum production price for the construction of a square metre of floor space was fixed at DM 1,200 ($860). Priority was given lo those non-profit housing organi.saUons to which the municipality had transferred free of chai'ge building land alieady supplied with service connections. Bids were made by 16 non-profit housing organisations, incoiporating complete designs and projects for tlie constaiclion or purchase of 550 non-profit flats. As the sum requested for lending amounted to SIT 1,071,905.427, Üie Management Boai'd increased tlie total loan sum available to one billion tolars. ITie construction committee approved loans to 16 non-profit housing organisations, totalling SIT 987,862,905 (slightly above $ 10 million). nie methodology of assessment of applications was made to order by tJie Depai-tment for Operational Btiilding Consü-uctlon of the Faculty of Civil Engijieering and Geodesy to ensure that tlie available funds are allocated so as to: - preclude injuiy to tenants and tile envii'onment - set minimum standards in respect of the quality of flats which any project must observe in oixler to qualify for a favourable loan - avoid loans to high-standard pi-o-Jects since loans are primai'ily meant for average standards of consti'uction. In order to achieve the aforesaid goals, the Fund's expert commission also assesses projects on the basis of: - the stj-ategic or developmental importance of a housing estate; - the type of building process involved (upgrading of an established settlement, completion of existing construction, recon-slinction of old cities); - the suitability of easements for access; no. 28,29/1995 - primernost funkcionalnih povezav; - primernost jnfrastrul