By David Griffiths
Sat, 14 Oct 06, 07:36:00
All co-operatives should undertake periods of review and examine the continuing relevance of their co-operative structure.
This is necessary and desirable and the critical question for the co-operatives is: Do the members support the co-operative as a co-operative and what is the evidence for this support? Are members attending general meetings of the co-operative? Are members nominating for the board of the co-operative?
External pressures are also impacting on housing co-operatives and the most significant of these is the policy and approach of Government and the public servants who interpret and administer legislation and regulation on behalf of the Government - a policy that is at best paternalistic and at worst antagonistic towards housing co-operatives.
This mix of paternalism and antagonism is possible because public policy debate in Australia does not recognise the co-operative as significant and serious policy options. If a public servant, therefore, expresses an opinion that co-operatives are not sufficiently commercial, then, this reflects and reinforces the status of public policy debate and decisions on co-operatives. It also reflects and reinforces the ignorance and/or antipathy of the public servant.
Co-operative peak bodies throughout Australia are resource-weak and have found it difficult to engage in and impact on public policy debate and, therefore, reduce the isolation of housing co-operatives.
Governments throughout Australia have increasingly preferred to facilitate the development of paternalistic housing - housing for people rather than by people. Paternalistic housing is typically provided by religious and welfare agencies who are imbued with a paternalistic history and tradition.
Co-operative housing is thriving elsewhere throughout the world. Established in 1946, the Norwegian Federation of Co-operative Housing Associations (NBBL), for instance, represents 90 housing co-operative associations - 700,000 individual members and 250,000 housing units. The NBBL is the fourth largest membership organisation in Norway.
The OBOS Group in Norway was established in 1929. It is the largest co-operative building association which manages 105,000 homes and 600 rental apartments. In 2004 it had 15 wholly-owned subsidiaries and employed 600 people.
Housing co-operatives in Norway serve a population of 4.5 million people. Housing co-operative homes hold a significant share of the housing market in cities. The national average is 15% and in Oslo it is 40%.
In Sweden the Riksbyggen co-operative is owned by building unions, housing associations and national co-operative organisations. With 2300 employees, it is involved in building, property management and residential services. There are 500,000 people living in dwellings managed by Riksbyggen. Riksbyggen has been responsible for about a tenth of housing built in Sweden.
In Germany the Gdw is the national federation of 3200 housing enterprises - including 2000 co-operatives. There are 6.5 millions dwellings for 15 million people managed by these enterprises - 17% of dwellings in Germany and 30% of all flats to let.
In Canada there are 2,100 housing co-operatives with 90,000 households and 250,000 people.
Co-operative housing may have had its time in Australia but not in Canada, Germany, Norway and Sweden!
Co-operative Housing Federation of Canada
http://www.chfc.coop
GdW
http://www.gdw.de
NBBL
http://www.boligsamvirket.no
OBOS Group
http://www.obos.no
Riksbyggen
http://www.riksbyggen.se
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