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Management and Renovation of Multi-storey
Buildings in Latvia and the World
g

The Management practice of
g p
multifamily buildings in Finland

© Marja-Leena Sallin 2012
nen
Development Manager Marja-Leena Sallinen

M
Finnish national wealth 2010

BUILDINGS

BUILT
LAND
© Pertti Huhtanen 2012
n

Helsingin Sanomat 6.12.2011: Kansanvarallisuustutkimus 2010, Statistics Finland, National Land Survey of Finland

Real estate services next most important
”…group 70, Real estate services… was next most
important… group of domestic final use in Finland´s
Finland s
national economy [11,6%].” Most important was
45, Construction work [ , %], then g oup 85, Health
5, Co s uc o o [14,7%], e group ea
and social work services [10,7%], then 15, Food
p
products and beverages [ , ], then 75, Public
g [6,9%], ,
administration and defence; compulsory social security
services [6,2%] and group 80, Education services
g
[5,6%].

“Domestic final use i comprised of fi l consumption
“D ti fi l is i d f final ti
expenditure and gross capital formation.”

n
Official Statistics of Finland (OSF): Input-output [e-publication]. ISSN=1799-201X. 2007. Helsinki: Statistics Finland [referred: 15.2.2012].
http://www.stat.fi/til/pt/2007/pt_2007_2010-06-23_tie_001_en.html

Housing Companies

41 % of owner-occupied dwellings (~ 600.000) are
owned and managed b h
d d d by housing companies
i i
(~ 80 000).

Housing company dwellings are mainly in terraced
g p y g y
houses or in blocks of flats.

1/3 of population (~ 2.000.000) lives in blocks of flats.

http://www.ara.fi/default.asp?node=1495&lan=en

Ownership of Housing Companies
The shares in a housing company confer on their owner
the right of possession of a specific apartment.

The shares are treated as personal
property and can be sold and
used as collateral for a loan.

http://www.ara.fi/default.asp?node=1495&lan=en

Limited Liability Housing Companies Act
Housing Company is a legal entity managed by
• General meeting (owner’s annual meeting)
(owner s
• Board
• M
Managing Di t (P
i Director (Property Manager)
t M )

A Housing companies’ rules are documented in it’s
company-in-law and policies are defined by residents
at open General meetings.

In English: http://www.finlex.fi/fi/laki/kaannokset/2009/en20091599.pdf

Limited Liability Housing Companies Act
The company is responsible for the management and
maintenance of the building and j
g joint facilities.

Owners pay a regular maintenance charge to the
housing company to cover maintenance costs,
heating costs and the water supply
supply.
2010 average maintenance charge was 3,55 € / m2

The maintenance charge is proportionate to the living
area of each dwelling.

In English: http://www.finlex.fi/fi/laki/kaannokset/2009/en20091599.pdf

Division of Liabilities
The obligation to ensure proper maintenance of
buildings and apartments is shared between the
g p
housing company and its shareholders.

"Housing Companies - Maintenance and Repair
Responsibilities
Responsibilities" is a booklet created by The Finnish
Real Estate Federation (FREF).
It shows in a tabular form what responsibilities
stakeholders themselves have in terms of
maintenance and repair and what responsibilities
housing companies have.

http://web.kiinkust.fi/kirjakauppa/default.aspx?product=345

The booklet defines in more
detail the division of liabilities
concerning the various parts
and devices in apartments.
The distribution of responsibilities
has been clarified with
illustrations and explanatory
texts.
The booklet is
Th b kl t i meant f all
t for ll
shareholders, residents, board
members,
members property managers
and other people with
responsibilities in housing
companies.


The division is derived
directly from Housing
Companies Act.

The division of
responsibilities can be
p
changed by changing
the company-by-law of
a housing company.
Some changes require
g q
approval from all
stakeholders.


Documents related to property management
General Terms on Property Management, ISE 2007
https://www.rakennustieto.fi/kortistot/kh/kortit/00404

Ethical Code of Property Management Hyvä
Management,
isännöintitapa http://www.isannointiliitto.fi/taloyhtiolle/isannointipalvelut/isannoinnineettisetohjeet/
Quality Requirements of Property Management Management,
KiinteistöRYL 2009, Chapter 1 Operative
Property Management
https://www.rakennustieto.fi/kiinteistoryl/fi/kiinteistoryl.html.stx
• Life
Lif cycle strategy
l t t
• Condition assessment (KH 90-00293)
• Condition survey (eg By 42)
(eg.
• Renovation plan

n
Property manager’s toolkit

Management, maintenance and society
Housing Companies
Overview of the most central documents related to
property management
technical maintenance
Examples of the most central documents related to
Presentation of Kiinko
Presentation of Kiinko courses
n

Documents related to technical maintenance
General Terms on Building Maintenance, KP YSE 2007
https://www.rakennustieto.fi/kortistot/kh/kortit/00405

Quality Requirements of Property Management Management,
KiinteistöRYL 2009 https://www.rakennustieto.fi/kiinteistoryl/fi/kiinteistoryl.html.stx
• Ch t 3 Building Technical S t
Chapter B ildi T h i l Systems Operation and O ti d
Maintenance
§ Maintenance Manual (KH RakMK-10341), e-version
M i t M l R kMK 10341) i
§ Energy Certificate (YM 765/2007)
§ Inspection of Electrical Installations (KTM 1187/91)
§ Lift regulations https://www.rakennustieto.fi/kortistot/kh/kortit/00263
§ Fire regulations (KH SM 10476)
SM-10476)
§ Indoor environment (eg. air S1-S3)

n
Building Technical Inspection

Condition
survey
Maintenance
manual
Condition
C Energy
Condition
assessment 
certificate® certificate
Annual building
management plan

§

(Humidity, )
(Humidity …)
n

measurements

Finnish Real Estate Federation

STRATEGY

SETTING MAINTENANCE QUALITY LEVELS

FORMULATING SERVICE PACKAGES

GENERAL AGREEMENT GUIDELINES

SETTING SELECTION
CRITERIA FOR THE SERVICE PROVIDERS
TENDERING DOCUMENTS TO
SERVICE PROVIDERS

TENDERING
CLIENT
AGREEMENT NEGOTIATIONS

SERVICE PROVIDER

n
DRAFTING AND SIGNING THE AGREEMENT
CLIENT AND
SERVICE PROVIDER

PROPERTY AND MAINTENANCE MANAGEMENT PURCHASING PROCESS

CONDITION
ASSESSMENT
GUIDELINES
n

RESIDENTIAL
CONDITION
INSPECTION
GUIDELINES

n
Condition
certificate ®

n

Condition certificate® system classification

renewal within 1 5 years
1-5

repair within 1-5 y renewal within 6-10 years

light repair within 1-5 years
15
or repair within 6-10 years

light repair within 6-10 years

no activities needed within next 10 years

n
n

n
Property manager’s toolkit

Management, maintenance and society
Housing Companies
property management
Examples of the most central documents related to
Presentation of Kiinko
Presentation of Kiinko courses
n

Kiinteistöalan Koulutuskeskus Oy
KIINKO R l E t t Ed
Real Estate Education
ti
Finnish Real Estate Federation established 1907
Kiinteistöalan Koulutuskeskus Oy established 1978
Offers specialist postgraduate education and training for
asset, property and facilities management
professionals in Finland
Short intensive courses, workshops, seminars, summits
Customized company training
Corporate development programs
Corporate competence gap surveys and education plans

Consulting and recruiting services

n
Research and publishing

Kiinteistöalan Koulutuskeskus Oy owners

The Finnish Real Estate Federation
VVO Group
Finnish Real Estate Management Federation FREMF
The Finnish Association of Building Owners and
Construction Clients RAKLI
The Swedish Real Estate Association in Helsinki
SATO Corporation
Student Housing in Finland Oy SOA
The Fi i h A
Th Finnish Association of R l E t t A
i ti f Real Estate Agents SKVL
t
n

Kiinteistöalan Koulutussäätiö
KIINKO R l E t t Ed
Real Estate Education Foundation
ti F d ti

Foundation established 1989
F d ti t bli h d
Specialized vocational institute status 1993
National specialized vocational institute status 1997
Financed privately and by Ministry of Culture and
p y y y
Education
Degree or competence oriented long term programs
– Competence-based qualifications
– Registered trade mark® and KIINKO branded
degrees

Customized
C t i d company t i i training

n
Kiinteistöalan Koulutussäätiö founders

The Finnish Real Estate Federation
Finnish Real Estate Management Federation FREMF
ASRA – now part of RAKLI © Pertti Huhtanen 2012
n

Competence areas
Construction management
Corporate management
C t t
Customer service
Finance and accounting
Internationalization
Operation and maintenance
p
Property management
Real estate agents and valuators
Real estate business
Real estate ICT
Residential housing
R id ti l h i
Urban and regional planning

n
KIINKO Real Estate Education

Turnover 7,5 million euros
Own employees 40
Specialist teachers from business life 300
p
Students 3000 (intensive short) and 3000 (degree)
Own premises in Malmi and Helsinki City
Classes around Finland in conference sites
n

Real Estate Business Development for Executives/CEOs*****

Leadership and Business Administration within Real Estate Industry – Program for Executives TUJO+++

Certification Program for Postgrad Program in Asset, Workplace Making
Senior Executives in Property and Facilities Mgt PGP For 21st Century Enterprise
Property D
P t Development
l t National Certification:
N ti l C tifi ti
RAPS*** Real Estate Director KJs**** ++ *****
RAP, RAPS, INFRA***
Facility Management Executive Senior Property Manager Senior Real Estate Agent
KIJO/YEAT*
O/ * AIT®
® YKV

Facility Manager Real Estate Controller
FMA++ KITA

Technical Property Manager Professional Property Manager
ITS® -TEK+ ITS®

Specialist in Moisture Damage Junior Property Manager++++ Real Estate Accounting
Repairs KOKO ISPE KPT II

Specialist Qualification in Junior Real Estate Agent Real Estate Accounting
Technology* LKV** KPT I

Further Qualification for Further Qualification for

n
Property M
P t Manager* * Real Estate Agent*
R lE t t A t*

Official education: vocational, uni of applied sc, universities, commercial training programs, work based learning
*B d
By demonstrating vocational skills in competence tests, awarded by National Board of Education
t ti ti l kill i t t t d d b N ti lB d f Ed ti + In co-operation with universities of app. science
** Awarded by the Board of Examiners of the Central Chamber of Commerce, based on law ++ Partially eligible in Aalto University MSc/DSc
*** Awarded by FISE, Finnish certification body for construction and real estate competence +++ Also part of JyU MBA
**** Awarded by certification team elected amongst academic, business and industry associations ++++ Partially included
***** Supported by MIT and University of Reading in Haaga-Helia BBA

Maintenance and Operation
Facility Technical Repair and Certification
Services, Management Renovation Training
Training and Qualification in Training and Qualification for Energy Performance
Energy Services and Service Moisture Damage Repair Certificate Auditor (PETA)
Unit Management EKIJO Specialists KOKO

Residential Building Condition
Training and Training and Qualification for Specialist Inspector AKK, FISE
Qualification Facility and Project Managers Qualifi-
for Energy FMA cation in Building Condition Assessor
Efficiency Techno- PKA, FISE
Specialists Training and Qualification for logy
ETT Technical Property Managers TEAT
ITS®-TEK
Condition Certificate®
Assessor PKL
Training and Qualification for
Senior Property Maintenance
Foremen HMT Property Development
P t D l t Qualification for Humidity
Surveyor PKM
Training and Qualification for Training and Qualification

Junior Property Maintenance for Property Development
Foremen KTJ Representatives RAK Building Systems Contract
n

Manager (Supervisor) TATE,
LVITATE, STATE, RAUTATE,
Experience or Education YTATE; FISE
Background in Real Estate
P
Prerequisites
i it
Basics of Real Estate

Voluntary FISE Qualification System

n
http://www.fise.fi/

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