Buildings belong to the most cost-effective sectors where carbon dioxide (CO2) reductions can be achieved, and urban regeneration offers a good intervention point for switching to sustainable fuel sources, as changes in energy infrastructure can be coupled with other construction, thus decreasing the cost. However, the potential energy savings that are feasible do not match the more ambitious policy targets. Based on case studies in the Netherlands, obstacles are identified in the context of urban renewal that need to be overcome if energy efficiency measures are to be implemented and space heating replaced with low-carbon technologies. The current free-market public policy instruments have not managed to address the obstacles identified in the case studies due to poor market signals, costs and payback periods, risks, and a lack of leadership on environmental targets and policies on sustainable urban renewal. The potential for stronger government intervention is examined for the effectiveness in reducing both energy consumption and CO2 generation. Legislation could produce a certain policy outcome in terms of CO2 reduction in urban renewal in the Netherlands if compliance and legitimacy are ensured, but policy consideration is also required to account for the dilemma of low-income households and the rebound effects associated with occupant behaviours.@en

In 2003 the European Commission introduced the Energy Performance of Buildings Directive (EPBD) in recognition of the importance of energy savings in the urban housing stock. One of the key elements described in the Directive is the introduction of energy certificates in a property transaction. This article discusses the anticipated efficiency and effectiveness of the application of the energy certificate on the existing building stock in the UK. The thesis for discussion is that although energy certificates as a communication instrument for household appliances have appeared to be relatively successful, the different nature of the building sector can mean their effectiveness here will be rather limited. Incentives need to be introduced to support taking up the improvements recommended by the energy certificate. Effective results can probably be expected from introducing regulations combined with energy certificate standards, but it requires a rather drastic approach and needs time to receive sufficient commitment.@en

In 2003 the European Commission introduced the EC Directive on the energy performance of buildings in recognition of the importance of energy savings in the urban housing stock. The Directive gives the member states freedom to design the different elements in practice. The energy certificate for existing buildings demanded by the EC Directive can be used as a communicative instrument, or combined with economic or regulatory principles. The authors discuss the anticipated efficiency and effectiveness of different policy approaches in the application of the EC energy certificate for the urban housing stock. They argue that, although energy certificates as a communication instrument for household appliances have appeared to be relatively successful, the different nature of the building sector may mean that their effectiveness here will be rather limited. The combination of energy certificates with tax schemes seems promising, but will have to be coupled with general income taxes or in housing-related taxes in order to prevent regressive social effects. Combination of the energy certificate with subsidies should be limited, because of the `free-rider effect¿, and subsidies should only cover innovative products at the beginning of their `learning curve¿. Effective results can probably be expected from the introduction of regulations combined with energy-certificate standards, but this requires a rather drastic approach and needs time to receive sufficient commitment, as has been the case for new buildings where there has been a gradual development of energy regulations over the last thirty years. However, an introduction of energy standards for the existing urban housing stock through the EC energy certificate offers great potential in the realisation of CO2 reductions. The introduction of an energy standard, by means of the energy certificate in combination with progressive taxes or other economic measures to reward better and punish worse energy-performance levels, seems an interesting approach that needs further research.@en

In the Kyoto Protocol, governments of the industrialised countries agreed to reduce the total 1990 level of CO2 emissions by 5.2% between 2008 and 2012, thus increasing the pressure on governments to establish CO2-reducing strategies. The largest energy end-users in absolute terms are households and the tertiary sector (EC, 2001). In the EU new housing production is 1.9 million units per year, approximately 1% of the building stock, and dwellings yet to be built will constitute 15% of the total housing stock in 2020 and 5-10% of the total housing stock in the Kyoto period 2008-2012 (NOVEM, 2002). Consequently, according to the Kyoto agreements, the existing housing stock is an important sector in reducing greenhouse gas emissions. The environment, however, continues to play only a small part in urban renewal projects (Bus, 2001). From an economic point of view, a firm or a household will invest in energy conservation up to the point where the costs no longer outweigh the financial benefits (Velthuijsen, 1997). According to Sunikka and Boon (2002) and Van der Waals et al. (2003), costs are often seen as the main barrier for adopting CO2 reduction measures in urban renewal, but this concern is related to the impression of costs at face value, rather than any consideration of the actual costs and benefits. The development of operation-focused and long-term policies that support investment in energy improvements in the existing housing stock are key in the promotion of sustainable urban renewal. Successful policies require awareness of both the practical potential and the barriers. This paper has two goals. Firstly, it examines the feasibility of CO2 reduction in post-war housing in practice, focusing on the costs. The results are set in the context of relevant policy instruments, namely developments in energy pricing. Secondly, it discusses policy instruments that could make use of this potential and overcome the barriers identified in the case study. This paper aims to answer the research questions: What is the energy saving potential of post war housing renewal? What are the required expenditures and the expected receipts? Which policy developments will make investment in energy efficiency more attractive in the near future?@en

In the Kyoto Protocol, governments of the industrialised countries agreed to reduce the total 1990 level of CO2 emissions by 5.2% between 2008 and 2012 thus increasing pressure on governments to establish CO2-reducing strategies. New housing production in the EU is 1.9 million units per year, or approximately 1% of the building stock. Dwellings yet to be built will constitute 15% of the total housing stock in 2020 and 5-10% of the total housing stock in the Kyoto period 2008-2012 [1]. Consequently, the existing housing stock is an important sector in reducing green house gas emissions according to the Kyoto agreements. In the Netherlands, a 3.6 Mton CO2 reduction could be achieved from existing housing if an average investment of ¿ 2,300 per dwelling was made and the energy tax was increased 2.5 times to shorten the pay-back time [2]. The environment, however, continues to play a small part in renewal projects [3].@en

Research motivation ¿ New housing production in the EU accounts for 1.9 billion units per year that is 1% of the total building stock. ¿ Dwellings to be built will constitute 5-10% of the total housing stock in Kyoto period 2008-2012. ¿ In the Netherlands, 3.6 Mton CO2 reduction possible in the existing housing with an average 2,300 ¿ investment per dwelling. ¿ Making adequate policies requires awareness of practical potential and barriers.@en

Although progressive government guidelines and awareness of sustainable issues exists, progress in sustainable management in the social housing sector has been slow. A market research survey and analysis of the sustainable housing management by Dutch housing associations indicates the areas and organizations where policies, instruments and practices are focussed or lacking. Longitudinal trends are established using further surveys from 1993, 1998 and 2000 as well as comparing national strategies from five European Union countries (the Netherlands, Germany, the UK, France and Finland). Results indicate that efforts in sustainable management are misplaced with emphasis on procuring new buildings, not on operation and maintenance. Several barriers at the policy and strategy level are identified, especially the perceived costs of implementing environmental management, the lack of market demand and the poor capture of benefits. Special recommendations for government, housing associations and occupants are based on the findings - widening the focus of issues on sustainability, emphasizing the existing building stock, increasing the use of voluntary agreements, recognizing different capabilities in scale of housing associations and creating market demand. Bien qu'il existe des directives gouvernementales progressives et que l'on soit conscient des questions de durabilité, le progrès en matière de gestion durable au sein du secteur du logement social a été assez lent. Une analyse et une étude de marché portant sur la gestion du logement durable menées par des associations hollandaises pour le logement indiquent les domaines et les organisations où les principes, les instructions et les pratiques sont limités ou absents. Des tendances longitudinales se dégagent sur la base d'autres études menées en 1993, 1998 et 2000 et qui comparent les stratégies nationales de cinq pays de l'Union Européenne (Pays-Bas, Allemagne, Royaume-Uni, France et Finlande). Les résultats montrent que les efforts en matière de gestion durable sont mal orientés, l'accent étant mis sur la fourniture de bâtiments nouveaux et non sur leur exploitation et leur maintenance. L'article recense plusieurs obstacles aux niveaux politique et stratégique, notamment en ce qui concerne les coûts perçus de la mise en ¿uvre d'une gestion de l'environnement, le manque de demande du marché et la capture médiocre des bénéfices. Des recommandations particulières à l'attention du gouvernement, des associations pour le logement, des occupants reposent sur ces conclusions-; il faudrait notamment élargir le c¿ur des problèmes à la durabilité, mettre l¿accent sur le parc immobilier existant, avoir recours davantage à des accords volontaires, reconnaître les différentes capacités parmi les associations pour le logement et susciter la demande du marché.@en

Although progressive government guidelines and knowledge about sustainable housing exist, progress in implementing them in practice has been slow. The perceived costs and the lack of market demand have been identified as the main barriers. A choice of fiscal instruments is essential in sustainable housing policies. This article presents an analysis of economic measures currently used to support sustainable housing in the EU and the accession countries, indicating the areas where policy instruments are either focused or lacking. Based on the country progress reports of the Third European Ministers Conference on Sustainable Housing in Belgium in 2002, the results indicate that environmental taxes and subsidies are used in the EU and the accession countries, but that they have had a low impact on the housing sector. An examination of the developments since 1996 shows that apart from energy initiatives resulting from the Kyoto Protocol, the lack of a strong driving force has kept progress slow. Conclusions are based on the analysis findings ¿ the low impact of taxation on housing, the lack of environmental criteria in the reduced VAT rate and the narrow focus of subsidies. This article argues that enlargement of the EU presents opportunities for sustainable housing in Europe, if the fiscal instruments are enforced by legal means. Copyright © 2003 John Wiley & Sons, Ltd and ERP Environment.@en

What is the environmental potential of the existing housing stock in the EU and the accession countries? How prepared are the countries to face the challenge of the existing housing stock? This article describes policies and policy instruments currently used to encourage sustainable renovation in Europe based on the national progress reports of the 3rd European Ministers conference on sustainable housing in Belgium in 2002. The research shows that policies and policy instruments focus on new construction. Sustainable renovation is encouraged, but not enforced: legislation applies to new construction and fiscal measures do not address environmental objectives in particular. An examination of policies since 1996 shows that, apart from the initiatives resulting from the Kyoto Protocol, the lack of a strong driving force has kept policy developments moderate. This article argues that current policies and policy instruments are not effective enough to take advantage of the environmental potential of the existing stock either in the EU or accession countries. Different strategies for the forefront, platoon and laggard countries are suggested.@en

Although progressive government guidelines and knowledge about sustainable building exist, sustainability measures are not adopted in large scale. Several barriers have been identified, especially the perceived costs of implementing environmental management and the lack of market demand. The choice of fiscal instruments is an important issue in sustainable building policies. This paper presents an analysis of economic measures that are currently used to support sustainable building in the European Union and accession countries, indicating the areas where policy instruments are either focussed or lacking. The research is based on the national progress reports of the 3rd European Ministers conference on sustainable housing in 2002. The results indicate that environmental taxes and subsidies are used in the EU and the accession countries, but that they have had a low impact on the building sector. An examination of the developments since 1996 shows that apart from energy initiatives resulting from the Kyoto Protocol, the lack of a strong driving force has kept progress slow. Conclusions are based on the analysis findings ¿ the low impact of taxation on building and the narrow focus of subsidies. Finally, possibilities to benefit European experiences in the Australian context are discussed.@en