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Samhällsfastigheter En Analys Av Samspelet Mellan Det Offentliga Och Det Privata Olof Bergvall & Henrik Von Bahr

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Samhällsfastigheter En Analys Av Samspelet Mellan Det Offentliga Och Det Privata Olof Bergvall & Henrik Von Bahr EXAMENSARBETE FASTIGHETER OCH BYGGANDE FASTIGHETSEKONOMI AVANCERAD NIVÅ, 30 HP STOCKHOLM, SVERIGE 2020 Kommunernas dilemma kring avyttringar av samhällsfastigheter En analys av samspelet mellan det offentliga och det privata Olof Bergvall & Henrik von Bahr KTH KUNGLIGA TEKNISKA HÖGSKOLAN INSTITUTIONEN FÖR FASTIGHETER OCH BYGGANDE 1 Master of Science Thesis Title Municipalities’ dilemma regarding divestments of public properties Author(s) Olof Bergvall, Henrik von Bahr Department Department of Real Estate and Construction TRITA number TRITA-ABE-MBT-20555 Supervisor Inga-Lill Söderberg Keywords Public property, municipalities, privatization, demographics, ideology, moral hazard Abstract In recent years, the number of private companies active in the public property sector has increased manifold. Public properties are those in which some form of public service is practiced. Some 85 percent of these are estimated to be owned by municipalities, regional authorities and the central government, but the share owned by private real estate companies is increasing. Hence, the aim of this study was to identify driving forces behind the market development of the public property segment, and primarily how municipalities regard the private companies’ interest in buying their properties. The method chosen for this study was both quantitative as well as qualitative, where representatives from both public and private sectors was interviewed and historical data were collected. In analyzing our results, comparisons to previous research were made and theories such as moral hazard and asymmetric information applied. This method was used to accentuate problems that might arise in transactions between public and private interests and how these cause municipalities to be wary of selling real estate. The results showed that changes in demographics and the need for investments in public property are primary causes of selling real estate, whereas municipalities’ financial performances are secondary. Ideology appeared to be a less impacting factor than the aforementioned two. Private companies consider municipalities risk-free tenants and view demographics as the key factor in their investment strategy. To prevent moral hazard problems, the study found that transparent and flexible lease contracts are needed, as well as increased responsibility-taking by the companies. The study showed that an increase in private sector influence over the public property sector is to be expected. I Acknowledgements With this thesis we finalize our master programme at KTH Royal Institute of Technology in Real Estate and Construction Management with the Real Estate Economics profile. The thesis was conducted during the spring of 2020 and fulfills 30 credits. We would like to give special thanks to our supervisor PhD. Inga-Lill Söderberg for invaluable guidance and counselling throughout the process of conducting this thesis. Also, big thanks to everyone who participated in the study, and especially thanks to interviewees; Joel Ambré CEO Vectura Magnus Edlund CEO (former) Stenvalvet Oscar Lekander Business Development Manager Samhällsbyggnadsbolaget (SBB) Mikael Lundström CEO Svefa Nils Styf CEO Hemsö Linda-Marie Anttila Mayor Hofors Municipality Mats Gerdau Mayor Nacka Municipality Cathrine Holgersson CEO Gavlegårdarna Jimmy Jansson Mayor Eskilstuna Municipality Maria Mannerholm CEO Micasa Peter Schilling Mayor Sundbyberg Municipality Per-Arne Vahlund CEO Gavlefastigheter Marino Wallsten Mayor Fagersta Municipality Thanks also to Kristina Andersson at Datscha for allowing us to use their services and especially for giving us valuable assistance in interpreting data. Lastly, we would like to thank representatives from municipalities who participated in the questionnaire. Stockholm, June 2020 Olof Bergvall Henrik von Bahr II Examensarbete Masternivå Titel Kommunernas dilemma kring avyttringar av Samhällsfastigheter Författare Olof Bergvall, Henrik von Bahr Institution Instutitionen för Fastigheter och Byggande TRITA nummer TRITA-ABE-MBT-20555 Handledare Inga-Lill Söderberg Nyckelord Samhällsfastigheter, kommuner, privatisering, demografi, ideologi, moral hazard Sammanfattning Under senare år har antalet privata aktörer verksamma inom segmentet för samhällsfastigheter, en typ av fastighet där samhällsservice bedrivs, mångdubblats. Cirka 85 procent av dessa fastigheter bedöms finnas i kommunal, regional eller statlig ägo, men allt större andel förvärvas av privata aktörer. Med bakgrund av detta ämnade denna studie att identifiera de bakomliggande drivkrafterna för utvecklingen av marknadssegmentet för samhällsfastigheter och främst hur kommuner förhåller sig till det privata investeringsintresset. Studien baserades på såväl kvantitativa som kvalitativa datainsamlingar där representanter från offentlig och privat sektor intervjuades och data insamlades. Dessa analyserades och jämfördes mot varandra för att nå ett tillfredsställande resultat. Resultatet analyserades dels genom teorier som moral hazard och asymmetrisk information, men även genom tidigare forskning på området. Detta för att belysa de svårigheter som uppkommer mellan kontraktsparter i sådana transaktioner och vad som får kommuner att vara återhållsamma i sina beslut om avyttringar. Resultatet visade att det primärt är demografiska utmaningar och investeringsbehov och sekundärt ekonomiska problem som får kommuner att avyttra samhällsfastigheter, och att politiken spelar en mindre roll. Fastighetsbolagen anser att kommuner är en säker hyresgäst och ser främst till demografin i sina investeringsstrategier. För att undvika moral hazard-problem fann studien att tydligare avtal krävs mellan parterna och ett ökat ansvarstagande av bolagen. Studien fann att ett ökat privat inflytande i segmentet för samhällsfastigheter är att vänta. III Förord Med denna uppsats avslutar vi vår masterutbildning vid KTH Kungliga Tekniska Högskolan i Stockholm inom Fastigheter och Byggande, inriktning Fastighetsekonomi. Arbetet skrevs under vårterminen 2020, omfattar 30 högskolepoäng och utgör det avslutande momentet i utbildningen. Stort tack riktas främst till handledare doktorand Inga-Lill Söderberg för ovärderlig vägledning och löpande rådgivning genom processen för denna uppsats. Stort tack också till alla de aktörer som kontaktats för arbetet och gjort det möjligt. Särskilt stort tack riktas till; Joel Ambré VD Vectura Magnus Edlund VD (f.d.) Stenvalvet Oscar Lekander Affärsutvecklingschef Samhällsbyggnadsbolaget (SBB) Mikael Lundström VD Svefa Nils Styf VD Hemsö Linda-Marie Anttila Kommunstyrelsens ordförande Hofors kommun Mats Gerdau Kommunstyrelsens ordförande Nacka kommun Cathrine Holgersson VD Gavlegårdarna Jimmy Jansson Kommunstyrelsens ordförande Eskilstuna kommun Maria Mannerholm VD Micasa Peter Schilling Kommunstyrelsens ordförande Sundbyberg kommun Per-Arne Vahlund VD Gavlefastigheter Marino Wallsten Kommunstyrelsens ordförande Fagersta kommun Tack också till Kristina Andersson på Datscha som dels låtit oss använda Datschas tjänster och framför allt för värdefull hjälp med tolkande av data. Slutligen vill vi rikta ett tack till de kommuner som svarade på frågeformuläret. Stockholm, juni 2020 Olof Bergvall Henrik von Bahr IV Innehållsförteckning 1. Inledning ...................................................................................................................... 1 1.1 Bakgrund ...................................................................................................................................... 1 1.2 Syfte och frågeställning ............................................................................................................... 2 1.3 Avgränsningar .............................................................................................................................. 2 1.4 Disposition ................................................................................................................................... 3 2. Litteraturöversikt.......................................................................................................... 4 2.1 Begrepp och koncept .................................................................................................................. 4 2.1.1 Definitionen av samhällsfastigheter .................................................................................... 4 2.1.2 Typkoder för samhällsfastigheter ........................................................................................ 5 2.1.3 Investeringar inom samhällsfastigheter .............................................................................. 6 2.1.4 Aktörer inom samhällsfastigheter ....................................................................................... 7 2.1.5 Hyresgäster för samhällsfastigheter .................................................................................... 8 2.1.6 Transaktionsmarknaden för samhällsfastigheter ............................................................... 8 2.1.7 Hyreskontrakt för samhällsfastigheter ................................................................................ 9 2.2 Den ekonomiska utvecklingen ................................................................................................. 10 2.2.1 Kommunernas soliditet, resultat och skuldsättning ........................................................ 10 2.3 Den demografiska utvecklingen ............................................................................................... 11 2.3.1 Den åldrande befolkningen ..............................................................................................
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