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2009

CSR report

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Contents

What is CSR? 2

Company facts 4

Editorial 5

Social responsibility 6

Environmental responsibility 10

Economic sustainability 12

Working with other interested parties 14

Good working environment 16

Definitions 18

© AB Gavlegårdarna, 2010
Production: Baringo reklam & kommunikation in cooperation with AB Gavlegårdarna
Photography: AB Gavlegårdarna, Albin Bogren (Baringo), and others

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What are Eurhonet and CSR?

European Housing Network, Eurhonet, is a network of almost 30 public


housing companies from England, France, Germany, Italy and Sweden.
Within Eurhonet, there is a strong will to work towards a sustainable
society where the impact on our shared environment is minimised through
awareness and the implementation of active measures.
The social responsibility of the companies - or csr - is extensive.
Corporate Social Responsibility, for which the English abbreviation csr
stands, is basically about taking responsibility, not only for the impacts
the company has on society which are positive, but also for those
which are negative. It is about how we voluntarily integrate social and
environmental considerations into our activities in collaboration with other
interested parties, all based on perspectives linked to social responsibility,
environmental responsibility, economic sustainability and an ethical
approach to our employees.
csr is about being proactive, credible and transparent in issues affecting
people and the environment. We publish this report to show to some of the
examples related to sustainability issues that our company is working on.
csr Report can, in principle, be translated as Sustainability Report.
We have chosen the English name because the report is produced in
cooperation with other European companies within the network Eurhonet.

Sources: CSR Sweden, International Chamber of Commerce ICC, the EU White Paper from 2002, Strategic CSR
Communication, edited by Mette Morsing & Suzanne C. Beckmann

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Company facts
ab Gavlegårdarna is Gävle’s municipal housing
company, founded in 1917. The company is one of the
largest and oldest in Sweden, and it forms part of the
group Gävle Stadshus which also includes all of the
other municipally owned companies.

AB Gavlegårdarna facts
Turnover of SEK 950 million
200 employees
15,500 flats
30,000 tenants
1,000 commercial premises

Vision
Home for you
ab Gavlegårdarna’s vision is to manage
people’s living environments by creating
housing for everyone and a “Home for you”.

Business idea
ab Gavlegårdarna’s business idea is to provide
affordable housing and commercial premises
in good environments within the Municipality
of Gävle.

Gavlegårdarna’s business plan


• People’s social needs
• Sustainable living environments
• Renew neighbourhoods and housing
• Diversity

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Editorial
For the second consecutive year we are now presenting a csr
report. The reason for this report is that we want to show
that our operation is imbued with great social responsibility
linked to the concept of sustainability.
As a public housing company, Gavlegårdarna must
be beneficial to society and operate with business like
principles. Historically, this is how the company has
always worked, but new legislation affecting the country’s
municipal housing companies will make this even more of
a focal point. We will need to be even more commercial,
but at the same time we must not lose focus on social
responsibility. One of the challenges that lies ahead for us is
to reconcile social benefit with economic viability.
The company’s social responsibility can be seen in
everything we do at the company. We aim to be climate
neutral in a number of areas by 2015. We work hard at
Gavlegårdarna to ensure that we can maintain all of the
properties in our housing stock in such a way that we can
continue to offer a high level of attractiveness together with
stable property values. We have been working for some time
on renewing and developing the districts that formed part
of the Million Homes Programme. We will be continuing
with this work. Housing democracy and integration are two Jan Hugg
key words for us on the subject of urban renewal. Managing Director
We have developed the model for this report in
cooperation with Eurhonet. One of the advantages of this
is that we can compare our csr work with that of other
companies in the housing sector, in both Sweden and other
parts of Europe. Thanks to csr cooperation, we will have
greater knowledge and better opportunities to find new
methods and ideas, to develop the company’s operations
further, and at the same time to influence the world around
us into taking social responsibility.

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1
Social
responsibility

The home and its immediate surroundings are important when it comes
creating possibilities for people to lead good lives.Through CSR, we
are helping to create good living conditions as well as a safe and secure
environment for everyone who lives and works in Gävle.

Demand for apartments has increased steadily in The company has types of housing to suit the majority
recent years and looks likely to continue to do so going of tastes and requirements; everything from rural
forward. The company must be constantly prepared to homes out in the countryside to duplex apartments in
change the type of ownership and the range of housing central areas to flats close to the sea complete with their
on offer in order to find the right housing mix. This own moorings.
means having the right choice of housing available, and
being able to meet the customers’ various requirements
and abilities to pay.

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Allocation of housing
Activities
ab Gavlegårdarna treats all customers equally and
allocates vacant flats in three different ways: Some examples of activities the company runs in its
residential areas:
Torget (Marketsquare): The vacant flats here are offered
• Language café
to those customers who have accumulated the
• Excursions
highest number of queue points.
• Help with homework
Direkt (Direct): The vacant flats here are offered to the • Cooking
first five who register their interest. • Sewing studio
Förtur (Priority rental): The vacant flats here are • Activities for children and families
offered to people with acute needs. • Musical and cultural events
These needs are based on four different perspectives:
- Medical
- Social
- Family division / separation
- Local business
You can apply for priority on local business grounds if you
have found a job in Gävle and will be moving here for at
least six months.

Social responsibility in residential areas


The company’s basic position is that diversity offers
opportunities, and the attitude is that conscientious
efforts must be made at all times to contribute to the
diversity of housing. This means that no discrimination
can occur due to gender, disability, ethnicity, religion,
age, or social status.
In the company’s residential areas, our collaborative
partners work with various activities which aim to
strengthen social cohesion in the area. They might
work with anything from children’s activities during
school holidays, for example, to helping newcomers
to make contact with such important organisations in
society as government authorities, local companies,
and so on.

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1
Social responsibility

Self-administration safe and secure, and the comfort and well-being factor is
Self-administration is an important part of being high.
able to influence one’s own accommodation and The renewal of the Östra Sätra area also began
social community. It is important that the customers in 2009. Improved lighting, new facades, better
themselves have the opportunity to get involved and that insulation, rebuilt entrances and stairwells, as well as
they can have an effect on, and take responsibility for, new balconies, are some of the changes which either
the district in which they live. have been or will be made. The windows, downpipes
There are currently five active self-administration and bathrooms will also be renovated.
groups in the company’s residential areas. These groups
cover a total of 400 flats. The objective is that Östra Sätra will be developed into:
• a secure and well functioning district
Neighbourhood Renewal • a neighbourhood where residents feel good and are
The renewal of the residential area Öster is now virtually active tenants who feel secure and involved
complete. Work on the final stages of the operation • a district in which diversity is put to use as a resource
started in 2009. The facades in the area have been and an opportunity
adorned with works of art depicting the residents in large • an area that has a low impact on the environment
format. The fundamental and most important success • a district with affordable accommodation
factor in the Öster renewal project has been the work on
housing democracy. Customers now perceive the area as

Östra Sätra
• The area consists of around
600 flats
• The properties were built
between 1965-69
• About 1,200 people live in
the area

Öster
• The area consists of around
741 flats
• The properties were built
between 1968-75
• About 1,700 people live in
the area

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Indicator Unit 2007 2008 2009 SKY average
Average area per type of residence 1 room + kitchen m 2
40 40 43 37
2 rooms + kitchen m 2
60 60 62 60
3 rooms + kitchen m 2
77 77 79 78
4 rooms + kitchen m 2
98 98 98 96
5 rooms + kitchen m 2
116 116 104 118
> 5 rooms + kitchen m 2
145 144 150 167
Average rent per type of residence 1 room + kitchen SEK/m 2
902 903 944 1 017
2 rooms + kitchen SEK/m 2
785 823 844 925
3 rooms + kitchen SEK/m 2
726 767 786 896
4 rooms + kitchen SEK/m 2
695 726 766 882
5 rooms + kitchen SEK/m 2
697 730 773 878
> 5 rooms + kitchen SEK/m 2
729 810 838 845
Operational cost development* SEK/m 2
395 414 414 473
Rental development SEK/m 2
775 800 830 889
% 1,8 3,2 3,7 3,2
Moving within housing stock (excludes
students) Total % 27,5 28,5 24 16,4
Internal % 7,8 8,1 10,7 7
Company operates a non-discriminatory hiring
Yes/No Yes Yes Yes Yes
policy
Company works to increase social cohesion in
Yes/No Yes Yes Yes Yes
its districts
Proportion of housing in the company’s stock
% 44 44 43,5 54,4
suitable for elderly and disabled people
The company works with safety and security
Yes/No Yes Yes Yes Yes
issues on an ongoing basis
New construction of rental apartments Qty 11 62 - 122
% 0,1 0,4 - 0,1
* operational costs refer to operational costs, administrative
and overall business costs

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2
Environmental
responsibility

Investing in climate and environmental issues is a matter of course


for us. As a large company with a good economy, we have the natural
strength to be able to operate long term. However, we also have a social
responsibility, and our actions do have an effect on the climate.

ab Gavlegårdarna’s ambition is to continually reduce these energy consumption analysed, leading to the implementation of
environmental effects by finding effective and environmentally measures to minimise their use of energy. In new construction,
friendly ways of working. As one of Sweden’s largest municipal we set very high demands regarding energy efficiency.
housing companies, we have a responsibility to contribute to a
sustainable living environment. • Transport
The long-term goal is to be a climate neutral company by The goal is to reduce carbon dioxide emissions, for example by
2015. This means identifying all of the emissions (mainly planning better when driving and using more environmentally
carbon dioxide) and giving priority to efforts to reduce them friendly vehicles. Employees contribute to this by car-pooling to
where the impact is greatest. meetings and by using trains and buses more for business trips.
During the year, the focus has been on following the
structure of the company’s environmental management system. • Waste
Among other things, a special forum has been created to address All customers have access to household waste separation
issues that promote a sustainable living environment. facilities nearby. Work on improving and developing waste
management is continuing with our business partners. We are
Focus areas for environmental work even reviewing the use of paper within the company, the goal
• Increased knowledge being to reduce the amount we use.
The company’s customers have become more knowledgeable
on such matters, as we have distributed information on, • Indoor environment
for example, waste management and energy conservation. All of our properties have now been checked for the
Contractors and suppliers have also received more knowledge environmentally toxic substance PCB. Energy inspections have
and information at special meetings regarding the also been performed. Prioritisation plans have been drawn up
environmental standards the company sets when procuring based on what the company’s customers think is important for
materials and chemicals. Most of our employees have been the indoor environment, such as temperature and ventilation for
trained in eco-driving, the goal being that they drive in a example.
more environmentally friendly way.
• Chemicals
• Energy and water The goal is to minimise the use of environmentally hazardous
The goal is to reduce consumption of both water and energy. products and find environmentally friendly alternatives wherever
All types of oil heating have been phased out and converted possible. Our Work Environment Officer is carrying out a chemical
to, for example, district heating. Our buildings have had their inventory check which will result in further improvements.

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Indicator Unit 2007 2008 2009 SKY average
Does the company work actively with environmental
Yes/No Yes Yes Yes Yes
improvement measures
Does the company impose environmental
Yes/No Yes Yes Yes Yes
requirements during public procurement
Amount of energy consumed by the property kWh/m² 178 176 174 182
portfolio
Amount of greenhouse gas emitted by the housing kg/m² 3,3 3,3 2,7 16,4
stock
Proportion of renewable energy company uses % 95 98 95,3 83,6
Carbon dioxide emissions from company vehicles Ton CO2/year 420 340 195 141,4
Development of water consumption in stock Total m³/m² 1,49 1,51 1,52 1,75
Hot l/m² 492 500 500 594
Cold l/m² 998 1 014 1 002 1 209
Company engaged in shaping public opinion regarding Yes/No Yes Yes Yes Yes
environmental concerns
Amount of waste produced in the housing stock Household Ton - 4 170 4 187 -
waste
Glass Ton - 333 225 -
Hard plastic Ton - 102 57 -
Soft plastic Ton - 133 83 -
Metal Ton - 89 54 -
Paper and Ton - 365 420 -
card
Newspaper Ton - 1 776 1 776 -

Comparisons within Eurhonet 2009

Unit Gavlegårdarna Eurho average Best Organisation


Energy consumed by the housing stock GBG
kWh/m² 174 176,4 102 Mannheim
GE
Amount of greenhouse gas emitted by the housing AB Gavle-
stock kg/m² 2,7 30,8 2,7
gårdarna

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3
Economic
Sustainability

CSR involves responsibility for longterm economic sustainability


based on a broader perspective than the best of our owners and
customers. We see social responsibility as a natural part of the
issues we discuss and the economic decisions we take. The term
commercially beneficial public utility fits our desired profile well.

CSR during the procurement process which enabled such major maintenance operations; overall,
As a municipally-owned company, ab Gavlegårdarna is maintenance was increased by about SEK 40 million.
governed by the Public Procurement Act which in turn is Priority was given to areas such as safety and security
based upon these fundamental EU principles: measures, as well as to energy saving measures. The
company’s rental income today is not sufficient to make
• The principle of equal treatment, from which it follows such levels of maintenance feasible, so additional funds
that the conditions necessary for potential suppliers to must be raised from sales, for example, in order to keep up a
participate must be as equal as possible. For example, reasonable pace with renewal work in the residential areas.
everybody involved must be supplied with the same
Investments
information at the same time.
• The principle of non discrimination, from which it Net investments for the year amounted to SEK 170.6
follows that it is forbidden to directly or indirectly (196.1) million. In addition to the usual improvements
discriminate against suppliers because of their nationality. in standards in conjunction with maintenance work,
• The principle of transparency means that the contract investments were also made in the following major projects:
must be characterised by both predictability and • New housing construction
transparency. • Renovation and new construction of sheltered
• The principle of proportionality means that the accommodation
requirements stipulated must have a natural connection • District renewal projects
with whatever is being procured, and must be in • Renovation of housing for the elderly
reasonable proportion to it. • Renovation of bathrooms
• The principle of mutual recognition means that • Work on facades and garden areas
certificates and testimonials issued by competent
More choice
authorities in any of the other EU member countries
must be accepted in all of the other member states. In April 2009, the More Choice system was introduced
as a further development of tenant-directed maintenance.
Maintenance Normal maintenance is included in the rent, just as
ab Gavlegårdarna increased its maintenance programme before, but under More Choice the customers have more
substantially during 2009. It was the sale of property opportunities to affect the appearance of their flats, for

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example by changing the white goods, kitchen cupboard To increase security, the majority of the common laundry
doors or the worktops. Customers can also choose to rooms are now equipped with tag locks and digital booking
waive any maintenance to which they are entitled and systems.
instead receive a rent rebate.
TV and Broadband
The tag system
ab Gavlegårdarna, along with other municipally owned
The company has invested in changing some of the existing companies in the region, has negotiated an attractive and
locks to a tag system in several residential districts. The affordable television package for all its customers. By joining
advantages of the tag system are that it is cost effective and forces, the companies have been able to drive the price down
safe for the customers. It is much easier to block a tag from for an offer that meets the needs for both the present and
being used if, for example, a customer has lost it than it is to future. All customers also have access to broadband, with
change a lock when a key has been misplaced. various speeds available.

Indicator Unit 2007 2008 2009 SKY average


Proportion of renovated flats, relative to existing
% 2,2 1,5 1,2 2,9
housing stock
Unused investment and maintenance costs
SEK million 409 350 299 480
(excluding new construction)
SEK thousand/ 26 22 19 31
flat
The company’s rate of occupancy Total % 96,4 96,5 96,6 99
Company's investment in new construction and New 77 41 54 212
land acquisition construction SEK million
Acquisition SEK million 85 - - 208
The company follows an established procurement
Yes/No Yes Yes Yes Yes
policy containing sustainability criteria

Comparisons within Eurhonet 2009

Unit Gavlegårdarna Eurhonet average Best Organisation


Proportion of renovated flats, relative to existing
% 1,2 3,2 9,67 FSM, FR
housing stock
Company’s investment in new construction Familje-
SEK
54 240 870 bostäder
million
Sthlm

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4
Working with
other interested
parties

We take a businesslike social responsibility and we would like to convey


this to our owners, partners, customers and any other interested
parties.Together we can set an example and take enormous collective
responsibility that will benefit the whole of society.

ab Gavlegårdarna places great emphasis on issues There are four different types of cooperation
which are beneficial to society, and believes strongly in agreement:
participation and influence. In addition to the fact that Collaboration
there is legislation concerning tenant influence, effort and • Cooperation that mainly benefits the children and
investment in such issues produces tangible beneficial young people of the customers.
effects in the form of, among other things, fewer tenants Subsidies
moving home and an increased feeling of wellbeing. • For companies and associations that work for the
The company receives numerous requests to sponsor benefit of society and especially for our company’s
or cooperate in various activities each year. The goal is customers.
to work with great commitment with our collaborative Tenant influence
partners in areas such as sport, the environment, and • Grants earmarked for various projects and activities
culture. The focus is on many different areas, such as sport, that benefit customers in the company’s residential
the environment, music, culture, and exhibitions. areas.
Profiling
One of the company’s goals is to constantly find new • Activity that strengthens the company’s brand
ways to create dialogue and meetings, which lead to image, where the company would like to be seen
commitment from the customers.. from the perspective of being beneficial to society.
Customer satisfaction index
A large customer survey is carried out within the
company every year. The questions are
Activities divided between, among other things,

93,8%
• Football how the customers perceive the
• Hockey company’s services, the condition of
• Try different activities, such as horseback riding the apartments, and whether or not the of our customers are
• Raffling tickets for major events in Gävle. customers feel safe. In 2009, a total of satisfied with their
housing
93.8% of our customers were satisfied
with their housing.

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Student flats Housing for the elderly and for people
The Municipality of Gävle offers students a guarantee with special needs
of accommodation, which means that all students are The Municipality of Gävle has given the assignment
guaranteed to have somewhere to live by the start of of providing comfortable and suitable housing for the
the new term. The Student Union is responsible for the elderly and sheltered accommodation for people with
procurement of student accommodation. special needs to ab Gavlegårdarna. A number of such
homes were completed during 2009.
• Quantity: 964 student flats, 196 student rooms.
• Size: 1-4 rooms and a kitchen, and student hall
accommodation.

Indicator Unit 2007 2008 2009 SKY average


The company sets up and carries out regular dialogue with
Yes/No Yes Yes Yes Yes
the tenants
Proportion of the company’s tenants who are satisfied Service-
% 78,6 79,2 79,5 82,1
with their housing index
Security-
% 74,8 75,3 77 78,4
index
The company is actively working with action plans aimed
Yes/No Yes Yes Yes Yes
at increasing the satisfaction of the residents
The company has, and follows, a sponsorship policy Yes/No Yes Yes Yes Yes
The company works to an established code of ethics Yes/No Yes Yes Yes Yes
The company has long-term goals towards which to
navigate, derived from the business plan Yes/No Yes Yes Yes Yes

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5
Good
working
environment

If the personnel of the company are to show commitment and the


desire to do a good job, it is essential that everyone is happy and feeling
well. Good working conditions are a fundamental part of a company’s
80,7%
of the company’s
social responsibility.This applies both at the individual level and from employees are
satisfied with their
a broader perspective where employees work in accordance with the place of work
company’s common values and goals.

a meeting to discuss the organisation’s core values


ab Gavlegårdarna sets great store by its and exactly what they stand for. The goal is to have
employees. That the employees are happy and an organisation that sees both its strengths and its
feeling good is a prerequisite for them feeling weaknesses, and can get its staff to raise questions that
involved and being keen to perform their tasks seem important for further development. To apply and
well. Just as the company’s customers want to be to live by our joint values is a process requiring both
able to influence their domestic environment, participation and dialogue.
the company would like its employees to have
influence regarding their work. The company Committed employees
encourages and strives for internal flexibility Every year, the company carries out a survey to find out
and alternative career paths as far as is possible. how the employees perceive their relationships with their
colleagues and managers, how much influence they feel
Core values they have and their assessment of the workplace.
ab Gavlegårdarna works according to four basic principles: In 2009, a total of 80.7% of the company’s employees
Solidarity, Heart and mind, Reliability and Ambition. responded that they were satisfied with their workplace.
During the autumn, the company’s employees held Among the things that were appreciated were the
company’s openness to new ideas and suggestions, and
the fact that employees can influence key decisions.
The work with health-promoting activities was greatly
appreciated.

Health Promotion at Work


The employees are acutely aware how import health-
promoting activities are for a healthy working life. The
company was awarded a health diploma in 2009, the
justification for this being that “Health is a part of your
organisation and operation, where there are strategies
and activities dedicated to recreation and keeping fit”.

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Some of the key players in this work are the company’s Skills development with focus
club “Korpklubb” and those members of staff who have Among other things, activities during the year focused
trained as health motivators. They have started up a project on the environment, via training in eco-driving, and
entitled “Health Kick”, offering activities including, among diversity. In addition to these, a number of additional
other things, personal development themes, how to deal vocational training course were completed, in computing,
with stress, finding balance in life, and good nutrition. personal electrical safety, housing rental law, and service
Group excursions, theatre trips and musical events during provision in English.
people’s leisure time have also helped to build a strong In total, there were four full days of training per
affinity. employee during the year.

Indicator Unit 2007 2008 2009 SKY average


Form of employment/full time employee Permanent % 95,6 97 97 90
Seasonal % 4,4 3 3 10
Is there a health and safety at work policy? Yes/No Yes Yes Yes Yes
Proportion of employees who are satisfied with
their work – well-being index % 83,3 80,5 80,7 80,9
SEK/
Education and training for staff * Outcome employee 9 804 10 101 10 362 8 227
Training hours per employee per year hours 32 32 32 24
Work-related
% 1 0,9 0,5 -
Absence from work accidents
Total % 4 3,6 2,6 -
Distribution of average monthly salary between Office
gender and category of employees workers, male SEK/month 26 800 27 841 29 256 31 980
Office
workers,
female SEK/month 23 035 24 146 25 030 27 223
Blue-collar
workers, male SEK/month 20 150 21 028 22 600 22 425
Blue-collar
workers,
female SEK/month 19 700 20 404 21 499 21 290
Special employment Trainee Qty 10 12 20 7,6
Percentage of women in manageme Board % 55 44 33 29,8
Management
Group % 31 25 31 23,5
* Course fees, excluding travel, hotel, and time off work

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Definitions

Renovation Definition of renewable energy Other renewable energy sources:


Renewable energy means a source of • Solar energy – solar cells, solar
This concept refers to flats that energy that is constantly renewing itself heating, solar panels
were, during the year, affected by and, as far as we can tell today, will • Wind power - wind farms, wind
major maintenance work, renovation, not run out in the foreseeable future. turbines
refurbishment or retrofit measures. Fossil fuels are not considered to be • Hydropower - salt and wave power,
Renovation is defined as changing a renewable. It is true that certain types of tidal power, ocean thermal power
building, part of a building, or an installation fossil fuel are renewable, but the process • Terrestrial power – heat pumps,
into a state that is, from a functionality takes a very long time; many millions of underground heating, geothermal
perspective, comparable to the condition years. Furthermore, they are being used heating, water heat exchangers
of new. The concept of “renovation of today at a rate far greater than that at • Bioenergy - fuel pellets, biofuel
flats” includes the replacement of waste which they are being renewed. Nuclear
water downpipes, so-called “relining”, power is not considered to be renewable
improvements made to seals in the either, since its production is based on
bathrooms and kitchens, new kitchen finite resources. From the sustainability
cabinets, etc. Normal maintenance, such as perspective, it is of crucial importance
wallpapering, painting, carpet replacement, whether energy is, or is not, renewable.
and the replacement of individual sanitary Solar energy, biofuels, hydropower
products, is not included. and wind power are sources of
renewable energy. Stored energy (fossil
SKY-average fuels) such as oil, coal, gas and uranium
The average figures for SKY companies are not renewable energy sources. This
in 2009 come from data supplied by: means that electricity can be considered
Bostads AB Vätterhem, ÖrebroBostäder to be renewable energy when it is
AB, Helsingborgshem, AB Stångåstaden, produced in hydro or biomass power
Gavlegårdarna plants, but not when it is produced in
samt Familjebostäder Stockholm. nuclear power plants or power plants
driven by oil or coal.
Operating costs
Operating costs refer to operational,
administrative and overall business costs.

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EURHONET
European
Housing
Network

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