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A couple keeps their large apartment after their children move out. In the same neighborhood, a family is looking for an extra room, but can’t find a suitable apartment near the school that fits their budget. An elderly person wants to move out of their multi-family building without an elevator, but wants to stay near their familiar shops and friends.

Their apartments are occupied, but they no longer quite meet their needs.

A high occupancy rate reassures a landlord, and that makes sense. But it says little about the lives of the residents: Can they afford the rent? Is the apartment still suitable for them? Do they have the option of finding something else?

Social sustainability addresses these questions. Applied to housing, it means taking into account the needs of residents and their changes, without requiring that every change in life circumstances be accompanied by disproportionately large obstacles. For a housing company, property manager, or developer, this applies both to the selection of the types of apartments in a project and to the allocation of apartments, the preparation of renovations, and the handling of tenant requests.



Staying by Choice or Necessity

In a 2024 analysis, Wüest Partner estimated that 28% of Swiss households would spend more than a third of their gross income on housing if they moved to a comparable property.

This figure should be interpreted with caution. It describes what these households would have to pay if they moved, not what they are spending on their current apartment. So, a tenant may have affordable rent today but still be unable to afford an apartment that better suits their situation.

Consider a hypothetical example. A person living alone wants to move out of their long-occupied four-room apartment. They are looking for a smaller apartment in the same neighborhood, but the available two-room apartments are more expensive than their current one.

This phenomenon, known as “lock-in,” prevents them from moving: they remain in an apartment that is too large for their needs, and it does not become available for a family that is looking for more space.

Low turnover can mean that tenants are satisfied. It can also be a sign that there are no alternatives. To tell the difference, property managers need to know why tenants stay and what moving intentions were not fulfilled.

When an apartment becomes vacant in the portfolio, an internal move can be considered. The prerequisite is that the apartment is suitable and the rent is affordable for the household in question. The owner’s options also play a role.


Homes that fit the residents

A few steps at the entrance, a hard-to-reach shower, or an impractical floor plan can make daily life more difficult. The distance to shops and services also plays a role.

The 2024 Immo-Barometer survey by Wüest Partner shows that people over 50 generally prefer a classic apartment when they move in old age. They value their independence, housing costs, and access to infrastructure.

Planning homes for older people doesn’t necessarily mean building a special residence. Nor is co-living the right solution for all young households.

Before deciding on the types of apartments in a project or renovating a building, it’s important to know the target group’s needs. Which households want to live there, and what’s their budget? Do the available living spaces and floor plans meet their needs? Can the apartment be reached barrier-free from the street?

The marketing and property management teams already have some of the answers. They hear the objections after viewings, receive tenants’ wishes, and may know the reasons for moving out. If you collect this information in a structured way, the owner has a better basis for making decisions.


Even when renovating with residents, you need to think ahead

Energy-efficient renovation can increase living comfort and reduce energy demand. But for residents, it also raises questions: What kind of inconvenience can be expected? How long will access to the house be restricted? What will the costs be after the renovation? Can I stay here?

These questions need to be included in the scenario comparisons, along with technical limitations and energy goals. If renovation in occupied buildings is possible, you should start thinking about the organization during the planning phase. The financial consequences for residents should also be estimated.

The net rent is not enough to assess future living costs. You need to add the estimated additional costs, without assuming that energy savings will automatically offset rent increases.

Then the question arises: how should the tenants be informed? A clear timetable, a contact person and regular updates will help them organize their daily lives. Some restrictions will be unavoidable. If they are explained early enough, residents will have time to adjust.


Before setting up a common area, it’s important to know what it’s for

A community garden or a common room can be appreciated by residents. But their mere existence on a plan doesn’t say anything about their actual usefulness.

The way it works is just as important as the design. Residents need to know who can use the space, how to reserve it, and who is responsible for its upkeep. The rules must also protect the peace of the neighbors.

Implenia and Wincasa’s approach, which revolves around nine objectives and 33 social measures, takes into account the local context and the identification of needs. What is suitable for one neighborhood may not be of interest in another.

In the case of an existing building, a modest intervention may be more appropriate: better lighting in the entrance hall, easier access to the bike room, or clarification of the rules of use. Asking residents before investing can help you better assess what would really be useful to them.

Starting with a specific problem and checking for changes

A property management company can begin with a few pieces of information tracked over time, without having to create a complex dashboard:

  • the reasons for moves and conversions;
  • problems reported regularly by residents;
  • the time it takes to process requests;
  • satisfaction with comfort, cost, and communication;
  • the use of common areas and services.

This data requires some distance. A small number of complaints may indicate that everything is going well, but it may also mean that residents don’t know who to turn to.


Sources: 

Real Estate Market