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Domotics and Social Housing Corporations

Domotics and Social Housing Corporations. A laborious relationship drs. J. Smeets REM&D. Content. 1. Social Housing Corporations 2. Domotics 3. The process of Adoption 4. In practice 5. Closure. 1. A Social Housing Corporation. Accepted institution:

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Domotics and Social Housing Corporations

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  1. Domotics and Social Housing Corporations A laborious relationship drs. J. Smeets REM&D

  2. Content 1. Social Housing Corporations 2. Domotics 3. The process of Adoption 4. In practice 5. Closure

  3. 1. A Social Housing Corporation • Accepted institution: • Active exclusively in the domain of housing • In practice, a combined action of municipality and housing corporation

  4. 1. Social Housing Corporations (2) Societal centerfield player - Guarantee function: preservation of pluralism - Leading edge function: room for innovation - Responding function: protection of consumer interests - Service organization: create end-user values - Societal function: binding force

  5. 1. Social Housing Corporations (3) • BBSH 1993 prescribes output: • Suitable housing for target groups • Quality policy • Tenant involvement • Guarantee financial continuity • Addition 1997 • Quality of Life • Addition 2001 • Dwelling and care

  6. 1. Social Housing Corporations (4) Major housing providers for older persons % 55+ in dwellings Total NL Corporations 1998 35% 50% 2020 50% 70-80%

  7. Possible directions of development Financial-economic returns Real estate company Customer corporation Real estate people Neighborhood director Supply corporation Emancipation machine Social returns

  8. Application areas • Care • Communication • Work • Leisure • Comfort • Energy • Management

  9. 3. Adoption of innovations Rogers E.M. (1995) Diffusion of innovations Distinguishes initiation and implementation The initiation stage contains 3 phases: Knowledge Convincing Decision Willem Bouman (TeMa) applied this approach to the Adoption of domotics by social housing corporations

  10. Adoption process in domotics Knowledge stage • Environmental factors • in relation to • domotics • Technical • Economical • Juridical • Social No adoption • Perceived • characteristics • of domotics • Relative advantage • Compatibility • Complexity • Testability • Visibility • Uncertainty • Obstruction Convincing stage No adoption Decision stage No adoption Adoption Source: MSc thesis Willem Bouman

  11. Knowledge stage • Influential factors from the environment at this stage: • Recognizing needs • Reporting on domotics • Information of commercial partners • Information of non-commercial partners • Knowledge of technology • Knowledge of functionality

  12. Convincing stage (1) • Important influences from the environment at this stage: • Information received from other housing corporations

  13. Convincing stage (2) Relative advantages Advantage: increased security, safety and comfort Advantage: improved rentability (less mutations etc.) Advantage: public funding (in part) Advantage: decrease of social costs Advantage: extending independence Advantage: Imago improvement Disadvantage: high investment costs Disadvantage: increased maintenance costs

  14. Convincing stage (3) Compatibility with standards, aims and legislature In accordance with BBSH Match with requests of target group Compatible with operating procedures of care supplier Compatible with legislature Compatibility with fire department and police

  15. Convincing stage (4) • Complexity • Complexity of development / renovation / major maintenance • Complexity of outsourcing • Complexity of lack of standardization systems • Complexity of lack of integration of systems and organisations • Complexity of the habituation of the end-user

  16. Convincing stage (5) • Testability • Opportunities to experiment • Best practice, test dwelling, model dwelling • Visibility • Visible to others • Domotics mainly in the private domain • Importance of media interest

  17. Convincing stage (6) • Doubt • A number of risks • Investments • Functioning • Costs / benefits • Social acceptance

  18. Costs Simple system – active personal alarm with wireless button, electronic front-door lock, integrated video-intercom, smoke sensor = 2,500 Euro Extended system - 7,500 Euro Comes on top of uneconomic part of about 50,000 Euro

  19. Convincing stage (7) • Obstruction • Negative influence on decision making • Uncertainty about the life cycle • Uncertainty about standardisation • Uncertainty about future options • (wireless?)

  20. Decision stage • Issues of this stage: • Suitability, especially in existing dwellings • Costs • Building Services companies lack essential knowledge • Scale level • Alarm reception • Alarm pursuit

  21. 4. In practice (1) Housing corporations are in the convincing stage Many experimental projects! In 2000 temporary national funding program for Home Care Technology Stimulation: - 30% funding of technology installed - Maximal funding: Euro 1500/dwelling, Euro 150,000 / project - Other conditions: Alarm acceptance + Alarm pursuit Examples in the region of Eindhoven: HhvL/Woonbedrijf in Eindhoven Domein in Best Woonstichting Etten-Leur Evaluation in 2003

  22. 4. In practice (2) • 2003 Evaluation • Aim of housing corporation: experimenting with technology • Not target-group specific • Habituation problems among elderly • Personal alarm most successful • No need for burglary alarm with Police Security-Label • Need for flexibility, no standard solutions (demand driven)

  23. 4. In practice (3) • 2003 Evaluation • Domotics = a problem solution (security, comfort), not an independent aim • Think from the viewpoint of the end-user and his/her needs • Not all suitable technology is applicable to (existing) dwellings • Cost are high for social housing: about 7500 Euro (5% extra) • Need for flexible packages, no standard solutions • Demand driven: customer decides on the level of the package

  24. 4. In practice (4) Tenants needs demand-driven facilities / services Top 5 in a pilot: • Active personal alarm • Appliances automatically switched on/off • Opening of the front door by Alarm-Central • Viewing visitors before entering • Burglary alarm

  25. 5. Closure • Demand driven & modular • Specific to target group • Importance of actual content • Counseling and timing • Embedding in territorial policy • (‘woonservicezones’)

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